Houses for Sale in Edmonton

AUDREY ABUAN - RE/MAX Real Estate REALTOR®

Cell: 780-910-5179
Email: aabuan@remax.net

 

I have listed a new property at 417 10311 111 ST in Edmonton. E4071773,
Welcome to Railtown, a highly sought-after condominium complex with a fantastic downtown location! This bright, top floor one bedroom plus den unit includes a titled underground parking and a large storage cage. The well laid-out floor plan includes a spacious living-dining room and an open kitchen with tons of cupboards and a great functional kitchen island. The spacious master bedroom offers a walk through closet and a 4 piece ensuite. The den is also a very good size, and easily serves as a home office or a guest room! This home also has a spacious in-suite laundry/storage area. The large west facing balcony features a perfectly retro downtown Edmonton view with a gas line hookup for summer Bar-b-ques. Building amenities include exercise room, social room, guest suite and loads of visitor parking. Condo fee includes heat and water. Fantastic location! Walking distance to City Centre, Grandin LRT Station, resterants, shopping, River Valley and MacEwan University is right across the street!
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 The official city description a garage suite is "a self-contained accessory dwelling above or attached to a rear detached garage, on a single detached lot which usually comes in the form of an apartment-sized living space, with its own kitchen, bathroom, and living space, on the second floor of your garage".

 

The city’s description of a garden suite is "an at-grade self-contained, accessory dwelling located in a building that is physically separate from the principal dwelling." Typically, garden suites are single storey structures built in the back yards of single detached homes and must have their own kitchen, bathroom, and living space.

 

There are several benefits of purchasing a house with a garage or garden suite or bulding on an existing house in Edmonton including ...

Garage and garden suites are great ways to add some rental income to your property to help pay down your mortgage. It eliminates the shared interior space the way you would with a basement suite. These smaller living spaces are also a great way to add some diversity to your neighbourhood because they allow a different demographic access to housing options on your street.

Garage and garden suites can keep family members near by, yet allows for more personal space. It can be a great option for keeping your parents or your children close, while still maintaining some privacy by ensuring everyone has their own space. Alternatively, some aging empty nesters have decided to downsize into their own garden or garage suite, and allow their children’s family to live nearby, in the main house.

As with any good infill project, it’s all about creating more flexible living options so every Edmontonian can choose the neighbourhood that suits them best.  For more information on Garage and Garden suites, visit the city of Edmonton's Infill website.

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Another House sold by Audrey Abuan - RE/MAX Real Estate, in Fulton Place Edmonton.

 

Congratulations Jing and Marc an the purchase of your new home. Fulton Place, Edmonton is one of the best and most desirable commnities in our city. It is a beautiful bunglow!

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Audrey Abuan, Remax Real Estate has sold another condominium property at Skyview Landing.

Property Photo: 206 15211 139 ST in Edmonton
 
Find your dream home condo in northwest edmonton.
Carefree living can be yours at Skyview Landing in Cumberland. Situated on the second floor, this is a fantastic 1 bedroom condominium unit. Cheerfully decorated with modern colors, this bright and spacious home features a open floor plan ideal for entertaining family & friends. Kitchen offers plenty of counter space with breakfast bar, oak cabinets & black appliances. Living room focal point is the sunny balcony with south west view. Master bedroom is huge and has walk-through closet with pocket door to the bathroom. Other features are beautiful dark laminate throughout the main area, insuite laundry, secure storage locker & energized parking stall. A bonus, complex includes fitness & rec rooms for your enjoyment. Conveniently located close to walking trails, public transit, Edmonton Military Garrison & all amenities. Attractively priced, this home would be excellent for the first-time home buying professional. Don't miss out.
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Another House sold by Audrey Abuan - RE/MAX Real Estate, in Sifton Park Edmonton.

 

An extremely well kept two bedroom bilevel duplex in Sifton Park Edmonton. Sorry, this duplex property is now sold. 

 

View more houses and duplexes for sale in North Edmonton.

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I have sold another home in Grange Pointe on Guardian Road in Edmonton.

Property Photo: 507 2430 Guardian RD in Edmonton

Rare Find! 3 Bedrooms with 3 parking spaces located conveniently in the Grange and close to Lewis Estates Golf Course. As you enter the foyer of this home, you are greeted by the open floor plan immersed with warm summer tones. Stepping through the spacious main living area onto the balcony, you will be overlooking all of the convenient near by amenities high above the residential family homes watching evening sunsets. Other features include Hunter Douglas window coverings, upgraded lighting & faucets, insuite laundry & storage, plenty of visitor parking plus there are two titled parking stalls (one tandem). This west facing unit is spacious, bright and welcoming! Meticulously Kept! Check out our other West Edmonton homes for sale.
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Another Idylwlyde Edmonton Home sold by Audrey Abuan - RE/MAX Real Estate

 

Missed this bunglow for sale in Idylwlyde Edmonton?

 

View more properties for sale in the desirable community of Idylwlyde.

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I have listed a new property at 304 10720 84 AVE in Edmonton. E4062864,
Rare find!!! Over a thousand square foot, renovated, top floor, 3 Bedroom condominium in sought after Garneau within walking distance of U of A, Whyte avenue and the River valley. Upgrades include appliances, espresso kitchen cabinets with wine rack and granite counter tops, beautiful dark hardwood flooring with contrasting ceramic tile.. Also included are in-suite laundry, 2 Parking stalls, and a sizeable storage room just outside the suite in the common hall. A huge master with a 2 peice bathroom and walk-in closet.
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I have sold another house in Belle Rive Edmonton!

Property Photo: 8344 159 AVE NW in Edmonton
Miss the tropics? Come visit our bamboo home! Step into our glamorous living room featuring a large south facing window with maximum sunlight exposure all year long. The spacious eat-in kitchen, perfect for large family dinners, has plenty of counter space, a pantry & newer ceramic floor which accents to this homes appeal. Upstairs, the master bedroom includes a "hers" walk-in closet and a "his" walk-in closet. Two big bedrooms and a full bathroom completes this level. Completely unspoiled, the basement has rough-in for another bathroom and is ready for your personal finishing and features a brand new furnace (2017). Off the kitchen back door is a 20'x10' raised deck, fenced yard, garden shed & 22'x22' double car garage. Located close to shopping, public transit and one block from the park in desirable Belle Rive. Situated in a cul-de-sac, this 3 bedroom, 2 storey, home has so much to offer and is a perfect house for your family to call home. This awesome Belle Rive house is now Sold. View more Belle Rive Edmonton homes here.
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I have sold another property in Canon Ridge Condominiums at 5 1404 Hermitage RD NW in Edmonton T5A 0P5. E4061848.

 
Property Photo: 5 1404 Hermitage RD NW in Edmonton
Relax and enjoy the ambiance of this meticulously maintained 3 bedroom, 3 bathroom, fully finished home and it's breathtaking seasonal views and proximity to the River Valley Hermitage. (picnic sites, boating, fishing, walking and cycling trails, large off leash dog and cross country skiing area). As you step into the foyer, from the front veranda of this perfect starter property, you are greeted by beautiful dark laminate flooring which flows throughout the main living area to the dining area patio doors onto a second deck in the back overlooking green space and a child's playground. The basement is fully finished with a 3rd bathroom, plenty of storage space, a massive H20 tank and a second family room which could easily be converted into a fourth bedroom. There is also extra visitor parking and this unit comes with two parking stalls right. Welcome Home!
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Audrey Abuan & Mike Muranetz have sold another house in Gibbons Alberta

Property Photo: 3946 51 ST in Gibbons
Located on a quiet street, this 3 bedroom 4 level split home has plenty of features throughout. Main floor entry opens to living room and flows to the dining area and full kitchen with all included appliances. Upstairs are the 3 good size bedrooms and full bathroom. Downstairs is the large family room with 2 bright windows, wood detail work & corner wet bar. Perfect family room! Basement is divided into 2 rooms - large laundry & utility room with included washer and dryer & on the other side a storage room which could be converted to a hobby room or a man cave! The double car garage measures 24' x 24' has double doors, is insulated and has 220 VAC panel, perfect for a workshop. Full fenced yard completes this home. If you are looking for an excellent starter home in the family community of Gibbons, this should be ranked number one on your must see list!
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Should I get title insurance in place of a real property report?

If possible, it is still best to have a current Real Property Report with compliance when buying or selling a home to ensure all property buildings are within the municipality guidelines. If an RPR is not an option, title insurance is a good substitute.

Title insurance without a Real Property Report and compliance is acceptable by most major mortgage lenders and will often provide coverage for the lender for known defects. Unlike other insurance products, there is only one premium paid at the time of closing which provides coverage to the owner throughout their ownership of the property. It also offers a wide range of protection for issues that are not covered by an RPR and compliance.

Title Insurance Benefits include

  • Intervening registrations – Anything registered on title between the time the lawyer submits to the Land Titles Office and the time of actual registration.
  • Unknown Liens, encumbrances, tax arrears or defects in the title to a property.
  • Unknown special assessments on condos that were implemented prior to closing.
  • If an RPR or compliance is not obtained, it covers any defects that would have been revealed by an accurate up-to-date RPR and compliance.
  • Forced removal of an existing structure with the exception of a boundary wall or fence where there is only limited coverage
  • Forced compliance with work orders or deficiencies on an existing building permit.
  • Loss of priority due to matters such as construction liens, agreements on title, and other mortgages.
  • Another party claims an interest in the property.
  • Protection against title defects or encumbrances that were unknown or undiscovered at the time of closing.
  • Protection against identity theft, mortgage fraud, and fraud against the title.
  • Cost savings. Typically, the cost for title insurance is far less than the cost of an RPR and compliance and is available on short notice

Drawbacks of Title Insurance

  • It is an insurance product.  This means when an issue arises, it may not be covered by the policy and if there is coverage the insurer can decide the method used to solve the issue which may not be the preferred choice of the insured party.
  • There is a lack of disclosure and certainty, especially for the buyer, at the time of closing. If an issue is discovered later, it is more difficult to pursue the seller for a fix after closing.
  • There is no coverage for known defects, except for some coverage for the lender only.
  • There must be some form of enforcement or government action to trigger coverage in most cases.  For example, the previous owner did renovations that do not meet the requirements of the building permit or development permit.  The title insurance will only pay for the cost to fix these deficiencies if there is some form of enforcement and not simply due to the deficiencies.
  • It does not guarantee that all structures will remain ‘as is’. For example, if the municipality mandates the alteration or destruction of a certain structure, the title insurance company may pay for the cost of appealing that decision however they cannot guarantee a favourable result.
  • The coverage of Title Insurance is for the buyer only (not the seller).
  • If a buyer or their lawyer purchases a lender only policy that is sufficient to close the deal however the buyer still has no title insurance protection.  
  • There is no specific protection or coverage for the seller.  If a claim is made and the title insurance company determines it is the seller who created the deficiency, the title insurance company can pursue the seller for recovery of the costs they have paid.
  • In most instances, title insurance only defers the need to deal with a particular issue.  It does not solve it.  The issues will still be there when the property is resold.
  • Title insurance cannot be passed onto a new owner.  Every new owner must purchase their own policy.

Read more on Real Property Reports
Read more on Non-Compliance and Non-Confirmation
Read more on Title insurance

 

 

 

 

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What Happens if your Real Property Report does not Comply?

 If you are selling or buying a home and have been told that there is no compliance or you have a non-confirming property, Don't panic. Below is a list of benefits and drawbacks with a non-confirming property which will help you make a more informed decision.

Benefits of Non-Compliance or Non-Conformation

  • It provides documentary evidence supporting the warranties in a real estate purchase contract, and regarding issues of compliance with land use and development bylaws.
  • It provides certainty for both the buyer and seller at the time of closing regarding compliance with development issues.
  • It provides the opportunity for the buyer to have the seller remedy any deficiencies in this regard prior to or in conjunction with the closing.  
  • If a buyer decides to accept a certain deficiency, it provides both the buyer and the seller with the certainty of knowing exactly the eficiencies they are accepting.
  • It can be used to address of the above issues regarding the structures and other matters shown on the RPR, even if a compliance certificate or letter is not current (the RPR is missing structures that have been added or altered since the RPR was prepared).
  • It  can be reused, provided there are no changes to the property, the buyer can use the same RPR with compliance when they sell the property. Even where there have been changes, the same compliance can be used to support the warranties in the AREA contract to the extent of all the s
  • tructures and other matters on the existing RPR with compliance.

Drawbacks of Non-Compliance or Non-Confirmation

  • It only provides information on compliance with municipal land use and related bylaws for the exterior dimensions of structures on the land.  
  • It does not provide any information that allows a municipality to confirm or deny compliance with any interior developments.
  • It does not provide any assurance of compliance with restrictive covenants on title and compliance with any other municipal bylaws aside from the exact bylaws covered by the compliance stamp or letter.
  • A request to the municipality for a certificate may lead to a requirement for substantial alterations, relocation or destruction of certain structures.
  • Depending on the nature of the deficiencies, the buyer may not be able to recover any costs for required alterations or destruction from the seller.
  • Many municipalities will only offer a limited form of compliance or non-conformance, and Some municipalities no longer provide compliance or
  • non-conformance stamps or certificates.
  • Under the AREA contract, the warranties provided by the seller only relate to development issues and not building code issues; and while there is some debate amongst lawyers on this issue, most take the view that any building code deficiencies including the lack of building code permits are the responsibility of the buyer.
  • Can take several weeks to obtain and even if a rush fee is paid, it can still take several days.

Read more on Real Property Reports
Read more on Non-Compliance and Non-Confirmation
Read more on Title insurance

 

 

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Should I get a Real Property Report When I sell my Home?

Traditionally a Real Property Report (RPR) and compliance letter or stamp (or non-conformance, referred to throughout as simply compliance) has traditionally been the preferred method of providing security to a buyer.  However, as some municipalities no longer offer compliance documents, the contractual requirements to provide a RPR with compliance documents are increasingly difficult for sellers to meet.  It is important to ensure that you are aware of the alternatives, such as title insurance, and that the appropriate steps are taken to ensure that all parties involved are properly protected.

RPRs, compliance, and title insurance are all useful.  On their own, each has its distinct benefits and both buyers and sellers are best served when all three are in place.  However, this is often not practicable or possible. It is important for buyers and sellers to understand both the benefits and shortcomings of each one.

Benefits of a Real Property Report

  1. It provides a complete disclosure of all structures on the property, the exact location of property lines and the location of fences.
  2. It discloses the exact location of non-physical items such as easements and utility right-of-ways.
  3. It shows any encroachments by the subject property onto neighboring property (and vice versa), or easements and the exact imensions
  4. of the encroachments.
  5. It provides certainty to the buyer so they know exactly what they are buying and an opportunity to remedy any deficiencies such as encroachments before or concurrent with the closing of the purchase and sale.  
  6. If a buyer decides to accept a certain deficiency, it provides both the buyer and the seller with the certainty of knowing exactly the deficiency they are accepting.
  7. Provides documentary evidence to support the warranty in the standard AREA contract.
  8. Even an RPR that is not current (missing structures that have been added or altered since the RPR was prepared) can be used to address all the above issues regarding the structures and other matters shown on the RPR.
  9. The RPR can be reused provided there are no changes to the property.

Drawbacks of a Real Property Report

  1. On its own, it does not provide any disclosure or information as to the compliance issues which are warranted by the seller in the AREA contract.
  2. It does not provide any information on the interior portion of any of the structures of the property.
  3. It does not provide any information on “hidden items” on the property, such as the location of septic tanks or other items below ground level.
  4. The cost of an RPR is typically many times higher than the cost of title insurance, especially in outlying areas.
  5. During boom times in the oil industry, no matter the price someone is willing to pay, it can be extremely difficult to find a surveyor to do an RPR in certain parts of the province.
  6. It does not deal with many of the items covered by title insurance.
  7. It can take several weeks to obtain and even if a rush fee is paid, it can still take several days.

Read more on Real Property Reports
Read more on Non-Compliance and Non-Confirmation
Read more on Title insurance

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I have sold another property in Morinville Place at 401 9910 107 ST in Morinville T8R 0A3. E4060066

 
Property Photo: 401 9910 107 ST in Morinville
You will be totally impressed with this beautiful 2 bed, 2 bath, 958 sq ft top floor corner unit condo. This home features a functional galley kitchen with a newer back splash, built in dishwasher, microwave above stove and plenty of cabinet & counter space. Spacious dining area boasts loads of light from its large window and patio door. Living room is a the perfect size and has a large window that opens for plenty of natural light. Master bedroom features a walk through closet & 3 piece ensuite. Second bedroom is also a good size! See the fantastic view from this 4th floor wraparound balcony just off the dining area. Other features are newer laminate, kitchen touchless taps, insuite laundry with storage & gas BBQ line. Titled underground parking stall & one energized assigned parking stall complete this home. Complex is small pet friendly (sorry, no dogs), has a party room with kitchenette & fitness center. Just blocks from downtown Morinville & highway access, this home shows great & priced right!
View more homes for sale in Morinville Alberta.
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I have sold another single family detached house in Terwillegar Towne, Edmonton at 1840 Tufford Way T6R 2W4

 
Property Photo: 1840 Tufford WAY in Edmonton
1840 Tufford Way, located on a super quite street in the heart of Terwillegar Towne walking distance to the popular Terwillegar Recreation Center, perfect for families! As you step into this meticulous home from the country veranda, you are greeted in the foyer with a main floor open concept featuring a massive living room with large windows to let in the sunlight. Keep warm in the winter by the cozy fire place in the living room and cool in the summer with central AC. The gourmet kitchen includes upgraded stainless steel appliances, gas stove and large island. The spacious and bright dining area is perfect for family dinners with a view of the fully fenced, landscaped yard. This well kept home is smart wired, comes with a central vac, and features spacious walk in closet, en-suite bathroom with jetted tub in master Bedroom, custom laundry chute, back mud room and a bonus loft area. This 2 Storey, 4 bedroom, 4 bathroom home is perfect for every family and also has a warranty on the recently professional finished basement. Sorry you missed this beautiful house in South Terwillegar. Find another dream house for your your family in South Terwillegar Edmonton. Search here
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What's happening in Riverbend Edmonton?

Homes for Sale in Riverbend Edmonton Image

 

Riverbend has always been an Edmonton area high in demand and this year is no exxception. So far this year, there have been over 170 homes sold in the Riverbend and Terwillegar area. The first real estate annual quarter according to the Edmonton Real Estate board, 8 properties in Brander Gardens, 7 homes in Brookside, 9 in Bulyea heights, 3 properties in Carter Crest, 5 homes in Falconer Heights, 4 in Henderson Estates, 3 properties in Ogilvie Ridge, 8 in Ramsay Heights and Rhatigan Ridge takes the lead with 12 home sales from January to March 2017. View more homes for sale in Riverbend Edmonton.

   

 

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I have sold another condo property in Downtown Edmonton at the Monaco II  T5J 5E9

Property Photo: 503 10606 102 AVE in Edmonton
Beautiful penthouse loft condo!!! Located in a pet friendly complex, this well maintained, top floor, 2 bedroom home has plenty of great features. The kitchen has modern design maple cabinetry, all black appliances including microwave hood fan, breakfast bar/nook area then ceramic flooring throughout kitchen and dining area. Opened area has soaring 18 ft. ceiling, bright windows with custom Hunter Douglas blinds & patio doors leading to the west facing balcony. Upstairs, the loft has cozy gas fireplace with access to the terrace. Entertain family and friends on this exclusive 300 sq. ft. roof top area with exceptional downtown views. This home also comes with insuite laundry & underground heated parking stall. The Monaco II is close to Grant MacEwan College, Rogers Place, LRT, nightclubs plus the best dining which this city has to offer. Located in a prime downtown location for the most discriminating urbanite, this home should be ranked number one on your must see list! This 2 bedroom downtown Edmonton condominium in the Monaco was sold for 99% of asking price.
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I have sold another beautiful single family property in Schonsee, Edmonton.

Property Photo: 7040 174 AVE NW in Edmonton

This open concept home is in mint condition with upgraded cabinets, crown moldings, 36" upper units, spacious corner pantry, stainless steel appliance, a gorgeous elongated island with an extended eating bar, pot & pan drawers, a gourmet range vent and granite counters. The beautiful dark hardwood flows through the main floor with ceramic tile by the spacious mudroom near the garage entrance. Upstairs offers 3 large bright bedrooms with a walk-in closet w/window and a five piece ensuite in Master. This two-storey home also comes equipped with upper floor white front load washer & dryer and is decorated with custom Hunter Douglas Blinds. Outside offers a place to get away from city life and enjoy lounging on your back deck with a scenic view of mother nature's natural landscape. Missed this bueatiful home in Schonsee Edmonton?
Check out similiar homes and new homes for sale in Schonsee.
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I have sold a property in Athlone Edmonton.
This beautiful 3 bedroom bungalow is perfect for a first time buyer to begin their home ownership dream. The stylish open concept, upgraded kitchen features rich mocha cabinets with soft close doors and drawers, newer counter top, mosaic back splash, and appliances including built in dishwasher. In addition to the open floor plan, there`s plenty of storage throughout, spacious bedrooms, hardwood floors, ceiling fans, and a large laundry room. Other upgrades in this property include new wiring, windows, and the cutest bathroom ever with with newer flooring, toilet, vanity, storage cabinet, and deep soaker tub! Outside offers a large backyard with deck, low maintenance chain link fence with privacy slats, custom paved stone sidewalks, large double detached garage with drive way, and storage shed. This house in Athlone Edmonton sold for 98.5% of asking price. View near by Edmonton homes for sale in Athlone.
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