If you’re a first-time buyer in Calgary, or you’ve been out of the market for a bit, there’s one program you definitely want to have in your back pocket: the Home Buyers’ Plan. With the recent bump to a $60,000 withdrawal limit, it’s become one of the most powerful tools for getting into your first place.

Think of this as your go-to walkthrough. How it works, who qualifies, how to avoid the common mistakes, and how to actually use it like a pro without getting yourself into trouble with the CRA.

What the Home Buyers’ Plan Actually Is

At its core, the HBP lets you take money out of your RRSP to help with your down payment, completely tax-free as long as you follow the rules. It’s basically an interest-free loan to yourself that you have up to 15 years to repay.

You can use it for your own home or to help a relative with a disability. And since April 2024, the limit increased to $60,000 per person. For couples, that means up to $120,000 you can use tax-free toward your down payment.

One thing to keep in mind: if you pull out more than the $60,000 limit, the extra gets treated like regular taxable income. So stay within the lines here.

Who’s Eligible to Use It?

To keep your withdrawal tax-free, you’ll need to meet a few conditions.

You have to be considered a first-time buyer, which basically means you (or your partner) can’t have owned a home you lived in during the past four years. There are exceptions for those buying for a disabled relative or people who are recently separated.

Your RRSP contributions also need to sit in the account for at least 90 days before you take them back out. And yes, you’ll need to complete Form T1036 before you withdraw anything.

There’s a deadline too. You must buy or build your home by October 1 of the year after your first withdrawal. And you do need to actually move into the place within a year, unless you’re buying for a disabled family member.

Smart Ways to Use the HBP

Here’s where you can really make the HBP work for you.

One common strategy is the 90-day move. If you’ve got savings sitting around, you can contribute them to your RRSP, wait 90 days, then pull them out under the HBP. You get the tax refund, and still use the money for your down payment.

Just don’t pull anything out before the 90 days are up. Contributions made within 89 days may not be tax deductible, and that’s where a lot of buyers get caught.

You can also pair the HBP with an FHSA, which lets you pull out up to $40,000 completely tax-free and without any repayment requirements. That means a single buyer can access up to $100,000 tax-free between the two. Couples can tap into as much as $200,000.

Before you drain your RRSP, think about the trade-off. You’re pulling money out of an account that grows tax-sheltered, but if it helps you reach a 20 percent down payment and skip mortgage insurance, it may still be worth it.

If you’re short on cash, some people even take out an RRSP loan, contribute the funds, wait the required time, then withdraw under the HBP and pay the loan back right after. Just make sure you understand the repayment terms before doing this.

How Repayment Works

Once you use the HBP, repayment starts slowly. You’ll owe one-fifteenth of your withdrawal each year over 15 years.

There’s a special grace period too. If you withdrew funds between 2022 and 2025, you don’t have to start repaying until year five.

Each year, the CRA will tell you exactly how much you need to repay through your Notice of Assessment or your CRA account. You repay by contributing to your RRSP and designating that contribution as an HBP repayment.

And remember, these repayments aren’t tax deductible. If you miss a year, the amount you were supposed to repay gets added to your taxable income.

A Few Special Situations to Be Aware Of

Sometimes life changes the plan.

If you pass away before finishing repayment, the remaining balance is usually added to your final tax return. The exception is if your spouse chooses to take over your HBP repayment.

If you turn 71, you’re no longer allowed to contribute to an RRSP. That means you’ll either repay the remaining balance in full or claim it as income for that year.

And if you leave Canada, things depend on timing. Leaving before buying your home means you may have to cancel your HBP. Leaving after you’re already living there usually means you continue repayment or include the remaining balance as income.

Combining the HBP and FHSA

This is the ultimate power move for first-time buyers.

You can pull $60,000 from your RRSP with the HBP and $40,000 from your FHSA, all tax-free. Since FHSA withdrawals don’t need to be repaid, it gives you a huge boost without long-term obligations.

For couples, that’s up to $200,000 of tax-free buying power. It’s one of the biggest opportunities new buyers have right now, and most people barely scratch the surface of it.

Don’t Forget the GST Rebate

If you’re buying a new build or a substantially renovated home, the GST Rebate is another perk worth looking into. It gives you back part of the 5 percent GST you paid on the property.

Depending on the purchase price, this can mean thousands of dollars back. Stack this with your HBP and FHSA, and you’re creating savings most buyers never even tap into.

Should You Use the HBP?

If you’re buying in Calgary and want to boost your down payment without paying tax, the HBP is one of the best tools available. With the new $60,000 limit, it’s more useful than ever, as long as you follow the rules.

A Final Strategy to Save Years on Your Mortgage

Using the HBP to get into your first home is smart. But you can take things even further.

Once you’ve reduced your mortgage amount with a stronger down payment, small changes to your repayment plan can shave years off your amortization. Things like switching to accelerated bi-weekly payments or throwing your tax refund straight onto your principal make a much bigger dent than most people realize.

When you combine smart down payment planning with a strong mortgage payoff plan, you’re not just buying a home. You’re setting yourself up for long-term financial freedom and cutting years off your journey to becoming mortgage-free.

If you think the HBP could help you get into your first home and want to learn more, feel free to reach out. I’m always happy to help.

Going the For Sale By Owner (FSBO) route has definitely gained traction over the last few years. On paper, it sounds pretty appealing: skip the REALTOR®, save some money, and take full control of the process. But like most things in real estate, there’s a little more to it.

Before you decide to tackle the sale on your own, here’s a breakdown of the good, the bad, and the "maybe don’t do that."

Pros

1. You Save on Commission: Let’s be honest, this is the big reason most sellers consider FSBO. By selling without a REALTOR®, you avoid paying the listing-side commission, which can mean thousands of dollars saved. More money in your pocket is always a nice thought.

2. You’re in Full Control: From pricing to marketing to negotiations, every decision is yours. If you like being hands-on and want complete control over how your home is sold, FSBO can feel empowering.

3. You Deal Directly With Buyers: No middleman and no waiting for updates. You get to talk directly to interested buyers and answer their questions on the spot. For some sellers, this creates a more personal and transparent experience.

4. Flexible Scheduling: You’re not working around a REALTOR®’s calendar. Showings and open houses happen when you want them to, which is perfect if you’ve got a busy or irregular schedule.

5. You Know Your Home Best: No one knows the quirks, upgrades, and history of your home better than you do. Being able to share that firsthand can be a real advantage when someone’s viewing the property.

FSBO can be a good fit for sellers who are confident, organized, and willing to take the reins. If you enjoy being involved and want maximum control, the DIY route can check those boxes.

Cons

1. Limited Exposure: This is the biggest downside. REALTORS® have access to marketing tools, databases, networks, and strategies that get your home in front of way more eyes. FSBO listings typically don’t receive the same level of visibility, which can slow down the sale and limit your pool of buyers.

2. Lack of Professional Expertise: Real estate isn’t only about showing a home. There are contracts, legal requirements, negotiations, conditions, and timelines to manage. Without professional guidance, it’s easy to make expensive mistakes or overlook important details.

3. Pricing Can Be Tricky: Setting the right price is more nuanced than checking what your neighbour sold for. REALTORS® rely on deep market data, experience, and analysis. Overpricing can scare away buyers, while underpricing leaves money on the table. FSBO sellers often misprice their homes without realizing it.

4. It Can Get Emotional: When it’s your home, it’s easy to take feedback personally or make decisions based on emotion instead of strategy. A REALTOR® brings objectivity and helps keep things calm, especially during negotiations.

5. It’s a Lot of Work: Marketing, staging, showings, photography, paperwork, coordinating appointments, reviewing offers. FSBO means you’re doing it all. It’s basically a part-time job on top of whatever life already looks like.

FSBO isn’t impossible, but it requires time, patience, and a strong understanding of the process. Without professional support, the workload and risks can outweigh the savings.

Conclusion

Selling your home without a REALTOR® can absolutely work for the right person. If you’re comfortable taking charge, confident in your ability to price and market the home, and ready to invest the time, FSBO can be a valid option.

But for many sellers, the reduced exposure, added stress, and legal complexities make professional representation the smoother and more profitable route.

Whichever path you choose, the key is being honest with yourself about the time, knowledge, and energy you’re able and willing to commit.

So, you listed your home a while ago… and crickets. No offers, maybe a few showings, but nothing that’s moved the needle. It’s frustrating, especially when you’ve cleaned, decluttered, and done what you thought were all the right things.

But before jumping to the classic “let’s drop the price,” let’s slow down for a second. Price might not be the issue at all. There are a few other things to look at first.

Start by Understanding the Real Issue

Many homeowners assume the price is the problem, but that’s not always true. Sometimes it comes down to the way the home is presented, the strength of the marketing, the condition of the property, or simply timing in the market.

This is where taking a step back helps. Review what has recently sold in your neighbourhood. How do those homes compare to yours in terms of condition, size, updates, photos, and overall impression? A real estate professional can show you the hard data, also known as comparables, so you can clearly see where your home fits in the current market.

Pricing Your Home Realistically

Your home has personal value to you, but the market determines its price. A buyer searches based on their budget. If your home is priced even slightly above where most buyers are looking, they may never see it at all. On the other hand, pricing too low can send the wrong message and lead buyers to think something is wrong with the property.

Your goal is to price in the range that attracts the right buyers, while still protecting your bottom line. Your agent can recommend a strategy based on real data, not guesswork.

Photos Matter More Than Most People Think

Most buyers start their search online. If the photos don’t show your home clearly, brightly, and in an inviting way, many buyers will simply scroll past it. Professional photography and a clean, staged space can completely change the first impression. Buyers should walk into the showing and feel like the home looks just as good in person as it did online.

Staging Helps Buyers See Themselves in the Space

Not everyone can visualize potential. Staging highlights the strengths of the home, makes rooms feel larger, and creates a sense of warmth. Even simple changes like removing extra furniture, keeping decor neutral, and opening up the layout can make a meaningful difference.

Market Conditions May Be Working Against You

Some factors are out of your control, including interest rates, supply levels, economic conditions, and seasonality. If you don’t need to sell urgently, your agent can help you decide whether waiting for a better moment may lead to a stronger result.

Work With an Agent Who Knows the Local Market

Selling a home is more than putting it on MLS and waiting. An experienced agent brings strategy, marketing, negotiation skills, and local insight. They understand what buyers in your area expect and what attracts them. If your listing has expired or stalled, a new approach with the right guidance can make all the difference.

Conclusion

A home that hasn’t sold doesn’t mean something is wrong. It simply means something about the current strategy needs to change. Whether it's pricing, presentation, timing, or marketing, small adjustments can create a very different outcome.

If your home is sitting on the market and you’re unsure why, I’m happy to take a look and give you a clear, honest breakdown of what’s holding buyers back and how to move forward confidently.

Thinking about buying a house but worried you might be making a very expensive mistake? Totally normal. A lot of people are asking the same question right now - is buying actually smarter than renting, or is everyone just repeating what their parents told them?

Here’s the real answer:

• Buying can be great. It can build wealth, give you stability, and help you put down roots.

• But it’s not the right move for everyone  and it totally depends on where you’re at in life.

So let’s break this down in a way that actually makes sense and if buying a home is the right move for you.

Quick Homebuying Cheat Sheet

• Plan to stay in the home for at least 5 years

• Have 5% or more saved for a down payment, plus another 3 to 6% for closing costs

• Budget 1% of the home's value per year for maintenance

• Your mortgage payment should be around 28% or less of your income

• Avoid changing jobs right before applying for a mortgage

The Pros of Buying

1. Personal Investment: Home values tend to rise over the long term. While there may be short-term ups and downs in the market, the general trend over decades has been upward. This is one of the main reasons people consider homeownership to be a strong long-term investment.

2. Stability: Owning a home can also make your housing costs more predictable. Rent often increases year after year, sometimes more than expected. With a fixed-rate mortgage, your main monthly payment remains the same, which provides consistency. Although property taxes and utilities may shift, your core cost is steady.

3. Wealth: Each mortgage payment also helps build equity. When you pay rent, the money is gone once the month is over. With a mortgage, part of your payment reduces the loan amount, meaning you own more of the property. Over time, a larger portion of each payment goes toward principal rather than interest, increasing your ownership stake.

4. Tax Benefits: There are also tax benefits available to many buyers. Depending on where you live and which programs you qualify for, first-time buyers may receive credits or refunds that help reduce the overall cost of purchasing. These incentives can make homeownership more accessible and financially rewarding.

5. It’s YOURS: Finally, owning your home gives you the freedom to personalize your space. Whether that means painting the walls, bringing home a pet, or reworking the backyard, you have the ability to create a living environment that suits your lifestyle and preferences. This control can greatly enhance how comfortable and connected you feel to your home.

The Cons of Buying

1. Buying a home is expensive: The upfront costs of buying a home can be significant. A down payment combined with closing costs adds up quickly, which makes purchasing much more expensive at the beginning than renting. In most cases, renting only requires the first month’s rent and a security deposit, so it is usually far cheaper to get into initially.

2. Homeownership is all on you: Once you own a home, maintenance and repairs become your responsibility. If something breaks, leaks, or wears out, you are the one paying for it. Routine upkeep, small fixes, and larger replacements all require ongoing funds. This means it is important to set aside money regularly to cover unexpected repair costs.

3. Less flexibility: Homeownership also works best when you plan to stay put for a while. Buying and selling come with transaction costs, so it often takes several years of living in a property before you break even or start gaining financially. If there is a chance you may need or want to move again soon, renting may be the smarter and more flexible option for the time being.

Ask Yourself These Questions

• Can I comfortably stay in the same area for at least five years

• Do I have savings left over after my down payment

• Am I prepared to handle repairs and ongoing maintenance

• Would the mortgage payment still be manageable if my income changed temporarily

If your answers feel confident, buying might be a good next step.
If any of these feel uncertain, renting could provide more flexibility while you prepare.

Conclusion

There is no one-size-fits-all approach when it comes to housing. Buying can help you build wealth and create stability when your timing and finances are in the right place, while renting can offer flexibility and breathing room as you prepare for the future. The key is to assess your situation honestly and choose the option that best supports your long-term goals.