Highway 16A west
Mortgage broker services for Stony Plain
Our office at 4990 92 Ave NW #105 in Edmonton is about 35 minutes east of you, and most of the work happens by phone, video and e-signature. Compare 30+ lenders with one application and one credit check.
This form doesn't check your credit. If a lender needs to later, Daniel will explain it and ask first. No obligation.
The Edmonton region, as of August 2026
- Average residential price
- $469,602
- +1.8% year over year
- Benchmark (MLS® HPI)
- $426,900
- −0.6% year over year
- Detached
- $575,575
- +1.0% year over year
- Townhouse
- $298,238
- −1.0% year over year
These are board-wide figures for the whole Edmonton metropolitan region, which includes Stony Plain. They aren't a Stony Plain benchmark. We won't publish a community-level price until we can source one.
August 2026 · REALTORS® Association of Edmonton via CREA Statistics Source(opens in a new tab)
Edmonton office
RECA licensed
Daniel De Sousa, Mortgage Associate · Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage. Verify our licence on RECA ProCheck(opens in a new tab)
30+ lenders
One application and one credit check. Daniel will tell you if staying put makes more sense.
Your data stays in Canada
Applications and documents are stored in Canadian data centres.
Stony Plain
When a manufactured home qualifies for a mortgage
Local notes on the housing, the market and the lenders that matter when you buy in Stony Plain.
Stony Plain shares the Parkland County catchment with Spruce Grove, but it's older and smaller, and it has a lot more manufactured and ready-to-move (RTM) housing.
That difference in housing stock is the biggest financing issue in the region, and one of the least discussed. Whether a home gets a mortgage or a chattel loan follows set rules, and the answer changes the rate, the amortization and sometimes whether the deal happens at all.
A manufactured or ready-to-move home is financed as real property, with an ordinary mortgage, only when 2 conditions are met. The unit has to carry CSA A277 certification (or CSA Z240 for an older mobile, which is a weaker position). And it has to sit on a permanent foundation, on land the borrower owns or holds on a long, registered lease. Meet both and you're looking at mortgage rates and ordinary amortizations. Miss either and you're looking at a chattel loan, with a higher rate, a shorter term and far fewer lenders.
This catches people out because the home looks the same either way. To a lender, a CSA A277-certified modular on a full basement is a house. The same unit on blocks in a land-lease park is a loan against a depreciating asset, and the default insurance rules are different too.
The CSA plate decides whether it's a mortgage or a chattel loan. Find it before you look for financing.
So find the CSA plate before you look for financing. It's usually inside a cupboard or on the outside near the service connections. Take a photo and send it to us with the listing. It takes 2 minutes and saves 2 weeks of wondering.
Otherwise, Stony Plain follows the Parkland pattern: acreages where most lenders value about 10 acres plus the house and garage, well and septic questions, and longer appraisals. The older housing stock also means more renewal, switch and renovation files than first purchases.
Lender notes
Manufactured and RTM files have the shortest lender list of anything we do in the Edmonton metro. The certification, the foundation and the land tenure decide which lenders will look at it, before rate comes up at all.
Land transfer tax
Stony Plain has no land transfer tax
Alberta doesn’t charge one, and no Alberta municipality does either. Instead, you pay Land Titles Office registration fees: $50 plus $5 for every $5,000 of value, once on the property transfer and again on the mortgage registration.
On a $500,000 home with a $400,000 mortgage, that’s $550 + $450 = $1,000. The same purchase in Ontario carries $6,475 in provincial land transfer tax, and $12,950 in Toronto once the municipal tax is added.
| Where you buy | Land transfer tax | Registration fees | Total |
|---|---|---|---|
| Stony Plain, Alberta | None | $1,000 | $1,000 |
| Anywhere in Ontario | $6,475 | — | $6,475 |
| Toronto (provincial + municipal) | $12,950 | — | $12,950 |
The Alberta fees went up on October 20, 2024. They used to be $2 per $5,000 on a transfer and $1.50 on a mortgage, so plenty of calculators and blog posts still show the old numbers.
With no tax, there’s no first-time buyer rebate to apply for here. Alberta also doesn’t charge provincial sales tax on the default insurance premium. In Ontario, that tax has to be paid in cash at closing and can’t be added to the mortgage.
Alberta figures computed from the Land Titles Act ss. 64.1 and 102.1 fee schedule in force from October 20, 2024. Ontario and Toronto figures computed from the current provincial and municipal land transfer tax brackets, before any first-time buyer rebate. Estimates for comparison only. Your lawyer’s statement of adjustments governs.
Mortgages in Stony Plain
Find the mortgage that fits your move
We've put these in order for Stony Plain. The first card is what people here ask about most.
Best for: your first or your next
Buying a home
Get a pre-approval number before you write an offer. It includes the stress test, default insurance and Alberta closing costs.
Best for: Parkland, Leduc, Sturgeon and Strathcona counties
Acreage & rural
Most lenders value about 10 acres plus the house and garage. For a manufactured home, CSA A277 certification and a permanent foundation decide it. About half the lender list drops out on these files, and we know which lenders are left.
Best for: the letter on your kitchen table
Renewing
Renewing with your current lender doesn't need a stress test, and switching lenders at renewal usually doesn't either. So compare before you sign the first offer.
Best for: consolidating, renovating, investing
Refinancing
Borrow up to 80% of your home's value. We'll show you the penalty and the break-even point before you decide.
How we work in Stony Plain
We serve Stony Plain from Edmonton, about 35 minutes away
Our office is in Edmonton, about 35 minutes east on Highway 16A. You can meet Daniel there, or do the whole thing by video.
- By videoApplication, documents and your rate quote, on a scheduled call with Daniel.
- By e-signatureCommitments and lender instructions are signed electronically, then sent to your own lawyer.
- In personYou can meet Daniel at the Edmonton office. It's about 35 minutes along Highway 16A in normal traffic.
Today's rates
Today's mortgage rates for Stony Plain homes
Lenders price nationally, not by postal code, so these are the same rates you'd see anywhere in Alberta. Payments assume a $500,000 mortgage over 25 years with monthly payments. Each rate shows its APR, conditions and the time we checked it.
5-year fixed
Uninsured
- Rate
- 4.09%
- APR
- 4.14%
20% or more down, or a refinance.
Hold this rate5-year variable
Insured
- Rate
- 3.55%
- APR
- 3.60%
Prime − 0.90%
Prime minus 0.90%.
Hold this rateRates shown are current as of September 21, 2026 at 9:00 a.m. MT and are subject to change without notice. Rates are available on approved credit (O.A.C.) only, are subject to the terms and conditions of the applicable lender, and may vary based on your credit history, income, down payment or equity, loan-to-value, property type and location, occupancy, amortization, and whether the mortgage is insured, insurable or uninsured.
Annual percentage rates (APR) shown assume a mortgage amount of $500,000, an amortization of 25 years with monthly payments, and include no lender or brokerage fees. Fixed rates are compounded semi-annually, not in advance, as required under section 6 of the federal Interest Act; variable rates are compounded monthly. Payment figures exclude property taxes, heating, condominium fees and default insurance premiums unless stated. Insured rates require mortgage default insurance and are available only on qualifying transactions.
Rates may contain errors or omissions and do not constitute an offer of credit, a rate hold or a pre-approval. Not all applicants will qualify. Contact Daniel De Sousa, Mortgage Associate, to confirm the rate available to you. Daniel De Sousa is licensed by the Real Estate Council of Alberta (RECA) and registered with Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage.
Stony Plain mortgage questions
Questions we get about Stony Plain files, plus the provincial rules that apply here the same way they do across Alberta.
Can I get a regular mortgage on a manufactured home in Stony Plain?
Yes, if it's CSA A277 certified and sits on a permanent foundation on land you own.
Those 2 conditions make it real property in a lender's eyes instead of a chattel. That's the difference between mortgage rates with a normal amortization and a shorter, more expensive loan. Send us a photo of the CSA plate with the listing and we'll tell you which category you're in before you write an offer.
What's the difference between a mortgage and a chattel loan?
A mortgage is secured against land and the building on it. A chattel loan is secured against the home as movable property.
Chattel loans usually carry higher rates, shorter amortizations and far fewer lenders, and the home loses value in a way a house on a foundation doesn't. If a property can be financed either way, it's worth the work to get a mortgage.
The home is in a land-lease park. Does that work?
It can, but it narrows your options a lot, and the lease terms matter as much as the home.
Lenders look at how long the lease has left to run, whether it's registered and who the landlord is. Some won't lend in a park at all. Bring us the lease with the listing, because that's the document that decides the file.
Do I have to come to your Edmonton office?
No. Most of our Stony Plain clients never do. The application, documents, signatures and closing instructions all move electronically, and Daniel calls you, so you're not left filling in a form and waiting.
If you'd like to meet in person, the office is at 4990 92 Ave NW #105 in Edmonton.
Is the rate different in Stony Plain than in Edmonton?
No. Lenders set mortgage rates nationally, not by postal code, and no lender prices Stony Plain differently from Edmonton.
The property can make a difference. An acreage, a manufactured home, a very rural address or an unusual lot can shorten the lender list and occasionally change the pricing, because of what's on the land. If that's your situation, tell us early and we'll tell you where you stand before you write an offer.
Does Stony Plain have a land transfer tax?
No. Alberta has no land transfer tax, and no Alberta municipality charges one either.
You pay Land Titles Office registration fees instead: $50 plus $5 for every $5,000 of value, charged once on the property transfer and again on the mortgage registration. On a $500,000 purchase with a $400,000 mortgage, that's about $1,000 in total.
Near Stony Plain
The licensee, lenders and provincial rules are the same. The housing stock differs from town to town, which changes the file.
Your rate
Start your Stony Plain mortgage
Answer 6 questions in about two minutes and see a rate with its APR and conditions at the end. Then decide what to do with it, or call Daniel De Sousa at (825) 797-5417.
No credit check, and no commitment.