Edmonton Real Estate Services

Why Edmonton Buyers Work With Haupt Phaneuf Real Estate Team

Most realtors hand you keys. We hand you a rebate and financing strategy before you write an offer — so nothing is left on the table at closing.

$0 — Land Transfer Tax in Alberta (saves thousands vs. Ontario or BC)
Up to $50,000 — Federal First-Time Home Buyer GST Rebate on qualifying new builds
95% LTV — Available through CMHC MLI Select for eligible multi-family investors
25% back — CMHC Eco Plus premium refund on energy-efficient homes

Our Services

1. CMHC Insurance & Eco Plus Rebate — Edmonton & Alberta

What Is CMHC Mortgage Default Insurance — and What Does It Cost You?

CMHC (Canada Mortgage and Housing Corporation) mortgage default insurance is required any time you purchase a home in Alberta with less than 20% down. The premium is added directly to your mortgage, and the rate depends on your loan-to-value ratio.

In 2026, CMHC premium rates range from 0.60% to 4.00% of the insured loan amount. On a $500,000 purchase with 5% down, that's up to $19,000 added to your mortgage. We walk every buyer through exactly what they're paying, why, and whether any rebate programs reduce that cost.

The CMHC Eco Plus Rebate — 25% Back on Your Premium

One of the most underused programs available to Edmonton buyers is the CMHC Eco Plus rebate: a 25% refund on your CMHC insurance premium when you purchase or build an energy-efficient home that meets the required energy rating. We help clients identify qualifying properties and coordinate the rebate application from start to finish.

CMHC Programs We Navigate for Edmonton Buyers:

CMHC mortgage default insurance — when it applies and how to calculate your premium
CMHC Eco Plus rebate — 25% premium refund on energy-efficient homes
CMHC Green Home program in Alberta
CMHC premium refund on sale or when porting your mortgage
How to avoid CMHC insurance in Alberta (20%+ down strategies)
CMHC MLI Select for 5+ unit multi-family properties
CMHC mortgage calculator Alberta — we walk you through exact figures before you make an offer

A note on CMHC refunds after selling: When you sell a home with CMHC insurance still on the mortgage, the insurance doesn't automatically transfer or refund. There are specific scenarios where a partial rebate or portability option applies. We explain this clearly before you list — not after.

📞 Ask us about CMHC insurance, premiums, and the Eco Plus rebate.

2. CMHC MLI Select — Multi-Family Financing for Edmonton Investors

50-Year Amortization. Up to 95% LTV. Lower Debt Coverage Requirements.

MLI Select is CMHC's points-based insurance program for multi-residential properties with 5 or more units. It's the most powerful financing tool available to Edmonton rental property investors — and most investors don't know how to use it, or how to source deals that actually qualify.

How the MLI Select Points System Works

MLI Select awards financing advantages based on a points system tied to three categories:

Affordability Points — Units rented at or below the area's median market rent earn points toward higher LTV ratios and better amortization terms. The more affordable units in your building, the more points — and the better your financing.

Energy Efficiency Points — Buildings that meet defined energy performance thresholds through EnerGuide ratings or Step Code compliance unlock additional MLI Select points. We connect investors with qualified energy consultants early in the process.

Accessibility Points — Units designed with accessibility features for seniors or people with disabilities contribute to your points total and unlock improved financing terms.

MLI Select Key Numbers:

Up to 50-year amortization — the longest available in Canada
Up to 95% loan-to-value on eligible purpose-built rentals
Lower debt coverage ratio requirements when sufficient points are achieved
Minimum 5 units required to qualify

How Haupt Phaneuf Real Estate Team Fits In

We source Edmonton multi-family opportunities where the MLI Select points stack is achievable. We coordinate with commercial mortgage brokers who specialize in CMHC multi-family underwriting in Alberta, and we help investors model the deal at 50-year amortization before they make an offer — so you know the numbers work before you're committed.

Whether you're looking to acquire an existing building, refinance with MLI Select, or develop purpose-built rental in Edmonton, Sherwood Park, or surrounding communities — we're the investor-friendly realtor you need in your corner.

📞 Talk to an MLI Select specialist at Haupt Phaneuf Real Estate Team.

3. GST New Housing Rebate — Edmonton New Construction & Pre-Sales

Don't Pay Full GST on Your New Edmonton Home

New homes in Alberta are subject to 5% federal GST. But most buyers purchasing new construction or a pre-sale condo qualify for a partial or full rebate — and the amount can be substantial. We flag your GST rebate eligibility as a standard step in every new construction purchase, not as an afterthought at closing.

GST Rebate Programs We Cover:

Federal First-Time Home Buyer GST Rebate — Up to $50,000 The 2025 federal First-Time Home Buyer GST Rebate eliminates the GST on qualifying new homes priced up to $1 million for eligible first-time buyers. This is one of the largest new federal buyer incentives introduced in years and applies to new builds and eligible pre-sale condos purchased through qualifying builders. We confirm your eligibility before you sign anything.

Standard GST New Housing Rebate For buyers who don't qualify for the full FTHB rebate, the standard GST New Housing Rebate recovers up to 36% of the GST paid on homes priced below the threshold. We calculate your rebate and factor it into your budget from the start.

NRRP Rebate — New Residential Rental Property Investors purchasing new construction for long-term rental use may qualify for the New Residential Rental Property rebate — a federal GST rebate available on purpose-built rental housing in Alberta. We help investors understand NRRP eligibility before purchasing pre-sale or new-build units as rentals.

GST on Assignment Sales & Pre-Sale Condos GST on assignment sales is a complex and frequently misunderstood area. Whether you're assigning a pre-sale condo or buying on assignment in Edmonton, we make sure your GST exposure and rebate entitlement are clearly calculated before any offer is written.

Our Approach: We discuss GST rebate eligibility at the offer stage — not at closing. Many buyers discover their rebate entitlement too late to factor it into their purchase price or budget. We fix that.

📞 Ask us about GST rebates on new homes, pre-sales, and investor purchases in Edmonton.

4. First-Time Home Buyer Programs — Edmonton & Alberta

Alberta First-Time Buyers Have the Best Rebate Stack in Canada

Ontario buyers pay up to 2% in provincial land transfer tax, plus Toronto's municipal land transfer tax on top. BC buyers face similar costs. Alberta has neither — which means your closing cost advantage starts before any rebate program even kicks in.

Here is every tool available to Alberta first-time buyers, and how we help you use them:

First Home Savings Account (FHSA) The FHSA lets first-time buyers contribute up to $8,000 per year — with a lifetime maximum of $40,000 — in tax-deductible savings that grow tax-free and can be withdrawn tax-free for a qualifying home purchase. We help buyers use the FHSA strategically alongside their mortgage pre-approval and Home Buyers' Plan.

Home Buyers' Plan — $60,000 RRSP Withdrawal The federal Home Buyers' Plan allows first-time buyers to withdraw up to $60,000 from their RRSP, tax-free, for a qualifying home purchase. The withdrawal must be repaid to the RRSP over 15 years. We walk buyers through the repayment timeline and how to coordinate the HBP with an FHSA for maximum impact.

Home Buyers' Tax Credit (HBTC) — Up to $1,500 The federal First-Time Home Buyers' Tax Credit provides up to $1,500 in federal tax relief in the year you purchase your first home. It's claimed on your tax return — automatic, but only if you know it exists. We mention it to every first-time buyer we work with.

Federal First-Time Home Buyer GST Rebate — Up to $50,000 First-time buyers purchasing qualifying new construction priced up to $1 million may receive up to $50,000 in federal GST relief under the 2025 FTHB GST Rebate. This applies to new homes and eligible pre-sale condos. We confirm eligibility before you make an offer.

City of Edmonton — Attainable Homes Program Edmonton's Attainable Homes program offers qualifying buyers access to below-market homes in Edmonton with deferred land payments. We help buyers assess eligibility and navigate the application process alongside a standard purchase.

No Provincial Land Transfer Tax in Alberta Alberta has no provincial land transfer tax. On a $500,000 home, that's approximately $6,475 more in your pocket compared to an Ontario buyer — before a single rebate program is applied. This is one of the most significant structural advantages of buying in Alberta, and we work it into every first-time buyer conversation from day one.

Combined Savings Available to Alberta First-Time Buyers

Between the FHSA ($40,000 lifetime), the Home Buyers' Plan ($60,000 RRSP), the HBTC ($1,500 tax credit), the FTHB GST Rebate (up to $50,000 on qualifying new builds), and zero land transfer tax — an Alberta first-time buyer has access to one of the most favourable purchase environments in Canada. We help you use every tool available, in the right order, at the right time.

📞 Talk to a first-time buyer specialist at Haupt Phaneuf Real Estate Team — Edmonton's rebate-smart real estate team.

How We Work — From Search to Keys in Hand

Every buyer and investor gets a clear plan before we ever look at a property.

Step 1 — Rebate & Financing Audit We assess which CMHC programs, GST rebates, and first-time buyer incentives apply to your specific situation before anything else.

Step 2 — Property Search & Deal Sourcing We search with your rebate eligibility in mind — flagging new builds, energy-efficient homes, and multi-family opportunities that maximize your incentives.

Step 3 — Offer Strategy We negotiate knowing the full cost picture, including GST, CMHC premiums, and any applicable rebates. No surprises at closing.

Step 4 — Close & Collect We coordinate with your lawyer, lender, and any applicable program administrators to make sure every rebate is filed and every dollar is accounted for.

Areas We Serve

Haupt Phaneuf Real Estate Team serves the entire Edmonton Capital Region. Whether you're buying your first home in Spruce Grove or acquiring a multi-family building in Leduc — we know the local market.

Looking for an investor-friendly realtor in Edmonton for commercial or multi-family acquisitions? We work across the province for the right deal. Contact us to discuss your search area.

Ready to Make Your Move?

Book a free, no-pressure consultation with Haupt Phaneuf Real Estate Team. We'll review your situation, identify every rebate and program you qualify for, and build a plan — before you ever see a property.

📞 Phone: (587) 600-3688
📧 Email: sold@hauptrealty.com
🌐 Website: edmontonrealto.ca

Haupt Phaneuf Real Estate Team — Edmonton, Alberta Serving buyers and investors across Edmonton, Sherwood Park, St. Albert, Spruce Grove, Leduc, Beaumont, and the Greater Capital Region.

Information on this page is for general guidance only and does not constitute financial or legal advice. Rebate eligibility depends on individual circumstances. Speak with our team for a personalized assessment.

Edmonton Real Estate Services

CMHC Insurance, MLI Select Financing & Home Buyer Rebates in Alberta