Real Estate Blog

Things to Do in Fort McMurray This Summer: 2026 Local's Guide

Tue, 14 Jul 2026 18:20:48 GMT

A local's 2026 guide to things to do in Fort McMurray this summer: patios, golf, parkrun, fishing, the Snye, river paddling, Maqua Lake, Anzac and more.

Relocating Out of Fort McMurray? How to Sell Your Home for Top Dollar Using the 3 P's

Tue, 07 Jul 2026 12:59:07 GMT

Moving out of Fort McMurray? Use the 3 P's, preparation, pricing, and presentation, to sell fast and for top dollar before you go.

Fort McMurray Real Estate Market Update: June 2026

Sat, 04 Jul 2026 13:45:07 GMT

June 2026 Fort McMurray real estate data is in. Sales jumped 21.8% while inventory fell 20.5%, pushing supply to just 2.54 months. Here's what it means for you.

Fort McMurray Feels Different Right Now. Here's Why.

Tue, 30 Jun 2026 14:06:10 GMT

Fort McMurray's May 2026 market update: sales up 25%, inventory down 22%, and the Suncor workforce shift reshaping local housing demand this summer.

Dickinsfield Fort McMurray: Neighbourhood Guide 2026

Wed, 24 Jun 2026 18:20:25 GMT

Thinking about buying in Dickinsfield, Fort McMurray? Get the full 2026 guide: home prices, schools, amenities, and what makes this neighbourhood a smart buy.

How One Fort McMurray Buyer Got the Home She Wanted Before It Ever Hit the Market

Mon, 15 Jun 2026 20:37:05 GMT

Low inventory. Tight competition. One buyer found her perfect Timberlea home before it hit MLS. Here's how a strong agent network made it happen.

Is Fort McMurray a Good Place to Live? An Honest Guide for 2026

Mon, 08 Jun 2026 14:43:39 GMT

Thinking about moving to Fort McMurray? Get the honest answer: jobs, housing costs, schools, weather, and quality of life in Fort McMurray in 2026.

Fort McMurray Real Estate Market Update: May 2026

Wed, 03 Jun 2026 13:15:25 GMT

May 2026 Fort McMurray real estate data is in. Sales surged 25% year over year while inventory tightened to just 2.64 months of supply. Here's what buyers and sellers need to know.

Eagle Ridge Fort McMurray: Neighbourhood Guide 2026

Tue, 26 May 2026 19:44:24 GMT

Thinking about Eagle Ridge in Fort McMurray? Get the full picture: housing types, prices, schools, amenities, and what life really looks like in this community.

Moving to Fort McMurray from Edmonton: A Complete Relocation Guide (2026)

Thu, 21 May 2026 17:01:38 GMT

Planning to move from Edmonton to Fort McMurray? This guide covers the drive, housing costs, neighbourhoods, jobs, and everything you need before you relocate.

Selling Your Fort McMurray Rental Property: Alberta RTA Rules, Showing Rights, and Pricing Strategy

Tue, 19 May 2026 12:51:52 GMT

Selling a tenanted property in Fort McMurray? Learn Alberta RTA notice rules, showing access rights, pricing strategy, and what buyers think.

Think You Missed the Spring Market? Fort McMurray's Summer Real Estate Season Is Stronger Than You Think

Wed, 13 May 2026 16:38:58 GMT

Think you missed the spring market? Fort McMurray's summer real estate is stronger than you think. Here's what three years of sales data show sellers.

Parsons Creek Fort McMurray: Complete Neighbourhood Guide 2026

Sun, 10 May 2026 13:43:52 GMT

Thinking about buying in Parsons Creek, Fort McMurray? Here's everything you need to know about homes, schools, amenities, and prices in 2026.

Moving to Fort McMurray from Calgary: What Buyers Need to Know in 2026

Wed, 06 May 2026 15:15:09 GMT

Moving to Fort McMurray from Calgary? Here's what your budget gets you, which neighbourhoods fit your lifestyle, and what to know before you buy.

Fort McMurray Real Estate Market Update: April 2026

Mon, 04 May 2026 14:33:37 GMT

April 2026 data is in. Fort McMurray inventory is down 22%, homes are selling in 48 days on average, and supply still can not keep up with demand. Here is what it means if you are buying or selling this spring.

Condo vs. Townhouse vs. Single-Family Home in Fort McMurray: Which Is Right for You?

Fri, 01 May 2026 15:11:46 GMT

Not sure which property type fits your budget and life in Fort McMurray? Kate Arnold breaks down condos, townhouses, and detached homes with real 2026 pricing.

First-Time Home Buyer in Fort McMurray? Here's Where to Start

Wed, 29 Apr 2026 19:11:43 GMT

Everything first-time buyers need to know about the Fort McMurray market. Written by a local full-time REALTOR® who works here every day.

Living in Timberlea, Fort McMurray: Schools, Prices, and What Makes It Stand Out

Thu, 23 Apr 2026 16:24:17 GMT

Thinking about buying or selling in Timberlea? Fort McMurray REALTOR® Kate Arnold breaks down schools, home prices, and exactly what the 2026 market looks like in this neighbourhood.

The Fort McMurray Home Inspection Guide: Process, Red Flags, and Trusted Inspectors

Tue, 21 Apr 2026 18:02:44 GMT

Buying or selling in Fort McMurray? Learn what a home inspection covers, how to use the report in negotiations, and the licensed local inspectors to call.

Thickwood in 2026: The Real Estate Reality for Fort McMurray's Most Consistent Neighbourhood

Fri, 17 Apr 2026 14:05:13 GMT

If you've been watching the Fort McMurray market closely, you already know the story: inventory is tight, and well-positioned homes are moving. Thickwood keeps showing up in that conversation. It has for years, and right now, there are clear reasons why.

Whether you're searching for homes for sale in Thickwood or thinking about listing, here's what I'm seeing in this neighbourhood right now and what it means for you.

Why Buyers Keep Coming Back to Thickwood

Thickwood has always been a practical choice. In 2026, practical is exactly what buyers are prioritizing.

It sits in the heart of Fort McMurray with quick access to major routes, which matters for anyone commuting to site or downtown. It's an established area with mature trees, larger lots in certain pockets, and a neighbourhood feel that newer developments simply can't replicate yet. That combination is harder to find than most buyers expect.

Buyers are gravitating toward Thickwood for a few consistent reasons:

Schools within the neighbourhood, including St. Gabriel Catholic School and Father Beauregard School
Easy access to shopping, restaurants, and daily amenities
A range of housing types, from entry-level condos to larger detached family homes
Established streets without the disruption of new construction

For first-time buyers and move-up families, Thickwood hits the balance between affordability and lifestyle better than most areas in the city right now. If you're still in early research mode, our Fort McMurray Buyer's Guide is a great place to start.

What I'm Seeing in the Market Right Now

Inventory is tight across Fort McMurray, and Thickwood is no exception. That creates real competition for well-priced, well-presented homes.

Here's what's standing out:

Strong demand for detached homes under $600,000
Increased interest in properties with suites or income potential
Condos moving when priced correctly, especially for entry-level buyers
Move-in ready homes selling faster than anything needing work

Buyers are still price-sensitive. But when the right property comes up, they move. The first 7 to 14 days on market are where the most serious buyer activity happens. If your home is priced correctly and shows well, multiple offers are still a real possibility in Thickwood.

For a broader look at what's driving this, read my recent post on what's actually happening in Fort McMurray real estate right now.

Price Ranges and Property Types

One of Thickwood's strengths is its range. There's something here at almost every stage of the buying journey.

Here's where prices typically land:

Condos and townhomes: $150,000 to $300,000
Semi-detached and smaller detached homes: $350,000 to $500,000
Larger detached homes: $500,000 to $650,000+, depending on updates, garage, and lot

Buyers are paying close attention to value within those ranges. Features getting the most attention right now include updated kitchens and bathrooms, finished basements with suite potential, double or heated garages, and anything that reads as genuinely move-in ready.

Homes that need significant updates are still selling, but they need to be priced strategically. Buyers will not pay a move-in ready price for a project. If you're curious how your home stacks up, see what your neighbour sold for.

What This Means If You're Buying

If you're searching for homes for sale in Thickwood, the challenge right now isn't price. It's competition and limited options.

Act quickly. The best homes don't sit. If a property checks most of your boxes, waiting a few days can mean missing it entirely.

Know your numbers before you start. Understanding what comparable homes are actually selling for lets you make confident decisions when the right property comes up. Hesitation in this market is expensive. Use our mortgage calculator to get clear on your numbers before you start shopping.

Get pre-approved. Non-negotiable. Sellers are prioritizing buyers who can demonstrate financial readiness from day one.

Be prepared for competition. Not every home will have multiple offers, but in the most active price ranges, it's a real possibility and you should have a plan before you need one.

The opportunity here is real. Prices in Fort McMurray have remained relatively stable compared to other Canadian markets. You can still buy strong value in an established neighbourhood like Thickwood. The key is being ready to move when the right home appears.

Browse current Thickwood listings here.

What This Means If You're Selling

If you own in Thickwood, low inventory is working in your favour. But it does not guarantee a strong sale on its own.

The gap between homes that sell quickly and homes that sit is growing, and the difference almost always comes down to the same three things.

Pricing strategy. Today's buyers have done their homework. They know what homes have sold for on your street. Overpricing leads to accumulating days on market and a perception problem that's hard to recover from. Strategic pricing creates urgency and, in the right cases, brings multiple offers.

Presentation. Buyers are making decisions fast, and first impressions happen online before anyone walks through your door. Clean, decluttered, and well-staged homes are outperforming everything else right now. If you want a deeper dive on this, my post on staging tips that actually work in Fort McMurray covers exactly what I'm recommending to sellers right now.

Condition. Move-in ready commands attention. Even small improvements, touch-up paint, minor repairs, refreshed landscaping, can meaningfully shift how a buyer feels about a property.

Marketing. Your home needs to reach qualified local buyers and those relocating into Fort McMurray. The right strategy covers both. Here's how I approach marketing for Fort McMurray sellers.

Sellers who take the time to prepare are being rewarded with faster sales and stronger negotiations. The ones who don't are watching their listings sit while their neighbours sell.

Schools, Amenities, and Why Lifestyle Matters Here

Thickwood's lifestyle appeal is one of its most consistent selling points, and buyers talk about it constantly.

You're minutes from grocery stores, restaurants, coffee shops, fitness facilities, and recreation. Walking and biking trails are accessible. Schools are within the neighbourhood. For busy families and working professionals alike, Thickwood makes day-to-day life easier in ways that don't show up in a listing description but absolutely show up in buyer decisions.

That convenience is a major reason this neighbourhood continues to perform consistently, even as other areas of the market shift. The Regional Municipality of Wood Buffalo's 2025 Census confirmed what I've been seeing on the ground: Fort McMurray's permanent population is growing and families are putting down roots. Established neighbourhoods with strong amenity access are where that demand lands.

Who Thickwood Works Best For

First-time buyers. Affordable entry points and condo options make it one of the most accessible starting points in the city. Start your search here.

Move-up buyers. Families who need more space without stretching into higher price ranges often find what they're looking for here. Browse single family detached homes to see what's available.

Investors. Strong rental demand and suite potential make certain properties in Thickwood worth a close look. Before you buy, make sure you understand what to know about legal suites in Fort McMurray. It matters more than most buyers realize.

Relocating buyers. Those moving to Fort McMurray consistently prioritize established neighbourhoods with immediate amenity access. Thickwood checks that box. Our Fort McMurray relocation guide is worth a read if you're new to the area.

This diversity of buyer types is part of what keeps demand in Thickwood steady across market cycles.

The Bottom Line for 2026

Thickwood is one of the most reliable neighbourhoods in Fort McMurray for both buyers and sellers right now.

Buyers get value, convenience, and a range of options that suit different life stages. Sellers have low inventory and consistent demand working in their favour, provided the home is positioned correctly.

The market is active, but it is also strategic. The best outcomes are going to the people who understand that. For the full picture on where Fort McMurray sits heading into spring, the March 2026 market update is worth a read.

Thinking About Buying or Selling in Thickwood?

If you're exploring homes for sale in Thickwood or considering listing your property, let's start with a real conversation about your options.

I can walk you through what's currently selling in Thickwood, build a pricing strategy specific to your home and competition, and help you navigate this market whether you're buying or selling.

Request a complimentary home evaluation. No pressure, just the information you need to make a confident decision.

780-792-9944 | katearnold@coldwellbanker.ca

Kate Arnold is a REALTOR® with Coldwell Banker United, specializing in residential listings across Fort McMurray and the Wood Buffalo region.

How to Sell Your House Fast in Fort McMurray: Staging Tips That Work in 2026

Tue, 14 Apr 2026 23:03:06 GMT

Thinking about selling in Fort McMurray? Learn the staging strategies, preparation steps, and pricing principles that are helping homes sell faster in 2026's market.

Fort McMurray Real Estate Market Update: March 2026

Fri, 10 Apr 2026 13:18:45 GMT

March 2026 data is in. Fort McMurray inventory is down 24%, homes are selling in 46 days, and apartment prices are up 36.7% year-over-year. Here is what it means if you are buying or selling this spring.

Fort McMurray Spring Trade Show 2026: What to Know Before You Go

Sat, 04 Apr 2026 01:26:50 GMT

Fort McMurray Spring Trade Show & Artisan Market runs April 24 to 26, 2026 at MacDonald Island Park. Discover local businesses, enter the Coldwell Banker draw, and get the latest on the Fort McMurray housing market this spring.

Homes with Legal Suites in Fort McMurray: What Every Buyer Needs to Know Before Purchasing

Wed, 01 Apr 2026 15:15:36 GMT

Looking for homes with legal suites in Fort McMurray? Learn the difference between legal, non-conforming, and illegal suites and how it affects your financing, insurance, and resale value.

Should You Sell Your Home in Fort McMurray Right Now?

Wed, 18 Mar 2026 14:11:00 GMT

With inventory sitting near record lows, many sellers are seeing stronger prices. Here’s what’s happening in Fort McMurray and whether now is the right time for you to sell.

What’s Actually Happening in Fort McMurray Real Estate Right Now

Fri, 06 Mar 2026 15:40:32 GMT

See what's really happening in the Fort McMurray housing market: current sales, inventory, and pricing trends every buyer and seller should know in 2026.

Selling a Home in Anzac in 2026: What the Market Is Telling Us Right Now

Tue, 03 Mar 2026 22:01:37 GMT

Thinking about selling a home in Anzac? 4 sales in 30 days, limited inventory, and two closings above $625,000. Here is what the current Anzac real estate market means for homeowners.

Thinking About Selling in Beacon Hill? Read This Before You List.

Mon, 02 Mar 2026 21:48:04 GMT

Thinking about selling your Beacon Hill home? Get neighbourhood-specific pricing strategy, current market data, and expert insight from Fort McMurray listing agent Kate Arnold.

Why Some Fort McMurray Homes Sell in 7 Days While Others Sit for 70

Sat, 21 Feb 2026 23:26:08 GMT

Fort McMurray listing agent Kate Arnold explains why some homes sell in 7 days while others sit for 70 — and the strategy that makes the difference.

WinterPLAY Fort McMurray 2026: Your Complete Guide to Fort Mac's Coolest Winter Festival

Sat, 07 Feb 2026 23:22:57 GMT

Discover WinterPLAY Fort McMurray 2026 (Feb 20-24)! Free family winter festival with pond hockey, ice slides, dog sledding, fireworks & more at Snye Park.

Record Low Inventory Creates Seller Opportunities in Fort McMurray

Mon, 19 Jan 2026 18:36:00 GMT

If you’ve been thinking about selling your Fort McMurray home, I have news that might surprise you: right now, in the middle of winter, you have more negotiating power and less competition than we’ve seen in years.

As Fort McMurray’s trusted residential real estate agent, I’ve watched our local housing market transform dramatically over the past year. What I’m seeing in early 2026 is creating unprecedented opportunities for homeowners ready to sell. Let me share what’s happening in our market and why waiting could cost you thousands of dollars.

Fort McMurray’s Housing Inventory Crisis: What Sellers Need to Know

Our Wood Buffalo region just closed out 2025 with the highest annual sales volume we’ve seen in more than ten years with 1,224 homes sold. Yet here’s the remarkable part: we currently have only about 260 active residential listings available across Fort McMurray.

To put that in perspective, we averaged over 100 sales per month last year, but we’re starting 2026 with barely enough inventory to meet two and a half months of demand. In real estate terms, anything under three to four months of supply leans to a seller’s market. We’re sitting at approximately 3.4 months of supply, down 38% from last year.

This isn’t speculation or hype, it’s simple economics. Demand is dramatically outpacing supply, and there’s no new construction to ease the pressure. Every resale home that hits the market right now is competing with virtually no one while facing multiple eager buyers.

What This Historic Low Inventory Means for Fort McMurray Home Sellers

After helping countless homeowners navigate our local real estate market, I can tell you that current conditions offer sellers three significant advantages you won’t want to miss:

1. Multiple Offers Are Becoming the Norm

When buyers have limited options, well-priced homes attract intense attention. I’m regularly seeing properties receive multiple competing offers, with buyers bidding against each other to secure the home they want. This competition drives prices up and puts you, the seller, in complete control of negotiations. That’s the power of scarcity working in your favour.

2. Less Competition, Stronger Negotiating Position

Remember when sellers had to compete by slashing prices to stand out? Those days are gone. With inventory at historic lows, your home becomes one of the few options available to buyers. They can’t afford to lowball you when three other buyers are ready to write full-price offers.

This means fewer price reductions, better terms, and more flexibility on possession dates. Buyers are coming to the table prepared and motivated, often with mortgage pre-approvals already secured.

3. Faster Sales at Better Prices

Current average days on market hover around 60 days for Fort McMurray homes, but properly priced listings in desirable neighborhoods are selling much faster. Why? Because serious buyers know that hesitation means losing out to someone more decisive.

I’ve seen this urgency firsthand. Buyers aren’t casually browsing, they’re actively hunting for properties before someone else snatches them up.

The Neighbourhoods Where Demand is Exceptionally Strong

Certain Fort McMurray communities are experiencing particularly acute inventory shortages. If you own property in these areas, you’re sitting on a gold mine of buyer interest:

Saprae Creek Estates currently has only five homes listed despite nearly 1,000 residents and strong demand for the acreage lifestyle. If you own one of those sought-after properties, you’ll effectively have zero competition when you list.

Beacon Hill continues to attract families seeking quality homes in an established community. Well-maintained properties in this neighborhood are being snapped up quickly, often with multiple offers from buyers who’ve been waiting for the right opportunity.

Abasand remains one of Fort McMurray’s most desirable locations, with rebuilt homes and renewed community spirit drawing serious buyer interest. Limited inventory in this area means any well-presented listing commands immediate attention.

When a quality property appears in these markets, it commands immediate attention from buyers who’ve been waiting months for the right opportunity.

Why Listing Before Spring Could Put More Money in Your Pocket

Many homeowners assume spring is the best time to sell. This year, that conventional wisdom could cost you money. Here’s why listing now makes strategic sense:

January 2026 represents all-time low inventory levels. Your home will face minimal competition. By spring, market forecasts predict an influx of new listings as sellers follow traditional timing patterns. More listings mean more competition and less leverage for you.

Winter buyers are serious buyers. Nobody trudges through Fort McMurray snow to tour homes unless they genuinely need to buy. These motivated buyers are prepared to write strong offers with favourable terms because they understand the limited supply.

Price growth is expected to remain modest. Economists predict 1-2% annual appreciation for Fort McMurray real estate in 2026. That means waiting several months likely won’t significantly increase your home’s value, but it will expose you to increased competition and potentially missed opportunities for multiple offers happening right now.

Current market momentum favors immediate action. The negotiating leverage and bidding wars happening today might not persist if inventory builds substantially by mid-year. Locking in a sale now captures peak market conditions.

Strategic Pricing is Your Secret Weapon in This Market

Even in a strong seller’s market, pricing strategy matters enormously. Our Fort McMurray market has changed dramatically from even twelve months ago. Homes that would have seemed optimistically priced in 2024-2025 are now selling at or above asking.

As your trusted Fort McMurray real estate agent, I provide comprehensive market analysis that reflects current conditions, not outdated comparables. We’ll price your home to attract maximum attention while leaving room for competitive offers to drive the final price higher.

Underpricing slightly in this market can actually trigger bidding wars that net you more than an aggressive asking price would. It’s counterintuitive, but I’ve seen it work repeatedly when executed correctly.

Request your free, no-obligation market evaluation to discover what your home is worth in today’s market.

What to Expect in the Coming Months

Market analysts anticipate gradually increasing inventory as we move toward spring, though nothing approaching balanced market conditions. Unless we see a massive surge of new listings (unlikely given zero new construction), sellers should maintain their advantage through winter and into spring.

Detached home values have already appreciated approximately 3.3% year-over-year, reflecting buyer preference for single-family properties. This selective price growth is likely to continue for in-demand property types, especially updated family homes and acreage properties.

Your Next Steps: Let’s Maximize Your Home Sale

Fort McMurray’s real estate landscape in early 2026 uniquely favors sellers who act strategically. Limited inventory combined with strong buyer demand creates the perfect conditions for achieving premium prices with favorable terms.

If you’ve been considering selling your Fort McMurray home, now is the time to have a conversation about your options. As your trusted local residential real estate expert, I’ll provide you with:

A comprehensive market analysis specific to your neighborhood
Strategic pricing recommendations based on current conditions
Professional guidance on preparing your home to attract maximum offers
Expert negotiation to ensure you get top dollar

The window of opportunity is open, but it won’t stay this wide forever. Spring will bring more competition. Don’t leave money on the table by waiting.

Contact me today for a free, no-obligation home evaluation. Let’s discuss how to position your property to take full advantage of Fort McMurray’s hottest seller’s market in years. Your next chapter starts with one conversation.

Ready to get started? Schedule your free market evaluation here and discover what your home could sell for in today’s unprecedented market.

Written by Kate Arnold REALTOR® with Coldwell Banker United

Serving Fort McMurray homeowners with trusted real estate advice and proven results. When you’re ready to sell your home, you deserve an agent who knows this market inside and out.

The Fort McMurray Real Estate Market at the Start of 2026

Tue, 13 Jan 2026 18:38:00 GMT

As we move into 2026, the Fort McMurray real estate market is being shaped by one simple reality: supply has not kept up with demand.

We closed out 2025 with 1,224 residential sales, the highest annual sales volume Wood Buffalo has seen in over a decade. This level of activity matters because it created momentum that has carried directly into the new year.

At the same time, inventory has continued to tighten, with no new construction homes entering the market to relieve supply.

As of the beginning of 2026, there are approximately 260 active residential listings available across Fort McMurray. When you compare that number to last year’s average of over 100 sales per month, the imbalance becomes clear very quickly. There are far more buyers looking than there are homes available to purchase.

This is not a speculative market shift. It is basic supply and demand.

What Tight Inventory Means for Sellers

For homeowners, limited inventory creates an opportunity, but only when pricing and strategy are handled correctly.

When buyers have fewer options, well priced and well presented homes attract strong attention. Multiple offer situations are already happening and are expected to continue as long as inventory remains constrained.

This is not a market where low quality pricing strategies succeed. Overpricing still causes homes to sit, but underestimating demand can also leave money on the table. Sellers who have not reviewed their home’s market value recently should strongly consider an updated evaluation. The market conditions today are very different from even a year ago.

What This Market Means for Buyers

Buyers need to be realistic about the environment they are entering.

With only 260 active listings available, competition is unavoidable. Low ball offers are not effective in this type of market, particularly on homes that are priced correctly. Sellers have options, and buyers who come in significantly under market value are often overlooked in favour of cleaner, more competitive offers.

Preparation matters more than ever. Buyers who are pre approved, well informed, and ready to act are the ones who succeed. This is no longer a market where hesitation or testing the waters produces results.

Why Accurate Market Interpretation Matters

I am a full time real estate agent in Fort McMurray, and my job is to stay on top of the numbers daily. Sales volume, active inventory, pricing trends, and buyer behaviour all tell a story when you know how to interpret them together.

My role is not to create pressure. It is to provide clarity so clients can make confident decisions based on real data, not assumptions or outdated market perceptions.

Looking Ahead in 2026

Strong sales activity paired with historically low inventory has set the tone for the year ahead. This market rewards preparation, accurate pricing, and decisive action on both sides of the transaction.

If you are thinking about selling, buying, or simply want a realistic understanding of where your property fits in today’s market, I am always happy to have that conversation.

The strongest decisions start with understanding the numbers.

Written by Kate Arnold REALTOR® | Coldwell Banker United

Closing Out 2025 With Gratitude and Looking Ahead to Real Estate Opportunities in 2026

Fri, 02 Jan 2026 18:40:00 GMT

As 2025 comes to a close, I find myself reflecting on the conversations, decisions, and moments that shaped this year in Fort McMurray real estate.

This past year marked the early stages of a market shift. Buyers became more thoughtful. Sellers became more strategic. The pace of the market required patience, preparation, and honest conversations. And through it all, trust mattered more than ever.

To every client, referral partner, colleague, and follower who placed their confidence in me this year, thank you. Your trust is never taken lightly.

A Year of Change in the Fort McMurray Real Estate Market

The Fort McMurray housing market in 2025 was not defined by extremes. Instead, it was defined by adjustment.

Some homes sold quickly when pricing, presentation, and timing aligned. Others required more time and a clear strategy. Some buyers found the right home and moved forward with confidence. Others chose to pause, gather information, and wait for the right opportunity.

All of these outcomes were valid. A changing market is not a bad market. It is simply one that requires clarity, experience, and honest guidance.

Gratitude for the Trust Placed in My Work

Real estate is not just about transactions. It is about people navigating major life decisions.

This year, I worked with first-time buyers, seasoned homeowners, investors, local businesses, commercial building owners and families making difficult choices. I also had the privilege of receiving referrals, repeat business, and messages from people who simply wanted honest answers without pressure.

Whether you bought, sold, shared my content, referred a friend, or reached out with questions, I am genuinely grateful. These relationships are the foundation of my business.

My Commitment as a REALTOR® in Fort McMurray

My approach has remained consistent through every market cycle.

My goal is to provide accurate, up-to-date market information so my clients can make confident decisions based on facts, not fear or hype. Sometimes that means moving forward quickly. Other times it means waiting. Both are good decisions when they are informed.

If you are searching for the best REALTOR® in Fort McMurray, the right agent is someone who prioritizes clarity, transparency, and your long-term goals over short-term pressure.

That is the standard I hold myself to.

Hope and Opportunity Heading Into 2026

Looking ahead to 2026, there is reason for optimism for both buyers and sellers.

For sellers, informed pricing strategies and proper preparation will continue to matter. Homes that are positioned correctly will stand out and attract serious buyers.

For buyers, opportunities exist for those who understand the market, stay informed, and are prepared to act when the right home becomes available.

The key in 2026 will not be timing the market perfectly. It will be understanding it well.

Here to Help in 2026 and Beyond

As we enter a new year, my role remains the same. To guide, educate, and advocate for my clients with honesty and professionalism.

If you are thinking about buying or selling a home in Fort McMurray in 2026, or if you simply want to understand where the market is heading, I am always happy to have a conversation.

Thank you for being part of my 2025. I look forward to continuing this work with you in the year ahead.

Written by Kate Arnold | REALTOR® with Coldwell Banker United

Detached Homes for Sale in Fort McMurray: Neighbourhood Inventory Breakdown (November 2025)

Mon, 24 Nov 2025 18:41:00 GMT

If you’re trying to get a sense of the Fort McMurray real estate market, one of the most important indicators is inventory, especially when it comes to detached homes in the Urban Service Area. And right now, inventory levels are showing a clear story:
Many neighbourhoods do not have much for buyers to choose from.

Current Detached Home Inventory by Neighbourhood

(Urban Service Area, without condo fees. Information from Pillar 9 as of November 24, 2025)

Neighbourhood	Detached Homes Available
Abasand	6
Beacon Hill	8
Dickinsfield	7
Downtown	9
Eagle Ridge	15
Grayling Terrace	2
Parsons Creek	12
Prairie Creek	4
Stone Creek	5
Thickwood	51
Timberlea	46
Waterways	5
Wood Buffalo	7

What This Means for Buyers

“Most Fort McMurray neighbourhoods are sitting below ten detached homes for sale. Buyers have fewer options than they might expect.”

When buyers enter the Fort McMurray real estate market, they often assume there will be a wide selection of detached homes across every neighbourhood. This data shows the opposite. Several communities currently offer very limited choice.

Neighbourhoods such as Abasand, Dickinsfield, Prairie Creek, Stone Creek, Waterways, Wood Buffalo and Grayling Terrace all have fewer than ten detached homes available. If you are shopping in these areas, you may be competing with other buyers who are focused on the same few listings.

Communities like Eagle Ridge and Parsons Creek have slightly more selection but remain well below historic norms for this time of year.

The only neighbourhoods with broader options are Thickwood and Timberlea, which typically carry more volume and a wider variety of property types.

What This Means for Sellers

“Low inventory naturally creates stronger visibility for well priced and well presented homes.”

If you own a detached home in a neighbourhood with low inventory, your listing has a better chance of attracting attention quickly.

1. Less competition means your home stands out more

With fewer properties available, buyers focus faster and more seriously on the homes that do hit the market.

2. Buyers may move more quickly

When inventory is tight, buyers are often more decisive and intentional, especially in neighbourhoods they have been waiting to purchase in.

3. Values tend to remain steadier in low supply zones

Low supply supports pricing. Even when overall sales volumes shift, homes in tight inventory pockets often maintain consistent interest.

4. It may be a favourable time to test the market

If you have been thinking about selling, entering a market with limited competition can be advantageous.

Why Inventory Levels Matter in Fort McMurray

“Real estate in Fort McMurray is hyper local. Two streets apart can have completely different supply and demand conditions.”

Fort McMurray does not behave like Calgary, Edmonton or other large markets. Local neighbourhood supply, relocation patterns, industry employment and affordability all play big roles in shaping demand.

This is why understanding micro inventory is so important. A city wide number will never tell the full story.

Common Questions Buyers and Sellers Ask

How many detached homes are for sale in Fort McMurray right now?

Most neighbourhoods currently offer between four and fifteen detached homes, with only Thickwood and Timberlea showing larger inventory.

Is it a good time to sell my home in Fort McMurray?

If your neighbourhood has fewer than ten detached homes listed, you are entering the market with strong positioning. Low supply can mean more attention on your home.

Which neighbourhoods have the most inventory?

Thickwood and Timberlea, which makes sense, as these are larger areas.

Which neighbourhoods have the least?

Grayling Terrace, Prairie Creek, Waterways, Abasand and Stone Creek are all extremely low at the moment.

Final Thoughts: A Changing Market Needs Local Data

“If you want an accurate picture of your home’s value, you need neighbourhood level data, not city wide averages.”

Detached inventory is tightening across many areas of Fort McMurray. For both buyers and sellers, understanding these neighbourhood specific trends is key to making confident decisions.

If you would like a custom report for your street or neighbourhood, I would be happy to walk you through the numbers and explain how current inventory affects your property.

Curious about your home’s value or how competitive your area is today? Reach out anytime.

Written by Kate Arnold REALTOR® with Coldwell Banker United

Vacant Homes in a Fort McMurray Winter: What Sellers Need To Know

Fri, 14 Nov 2025 18:43:00 GMT

In Fort McMurray, many homes on the market are vacant due to work relocations, early possession of a new home, or sellers moving out before listing. A vacant home can show beautifully, but it also requires thoughtful preparation and consistent attention, especially during winter.

Cold temperatures and heavy snowfall mean a vacant property needs preventative care to stay protected and ready for showings.

Start With Your Insurance Policy

One of the most important steps is to check your insurance policy before your home becomes vacant. Most providers have specific requirements to keep coverage valid.

Requirements may include:

Scheduled check-ins every 48 to 72 hours
A written or digital log documenting each visit
Confirmation that the home is secure
Monitoring the furnace and indoor temperature
Keeping records, photos, or timestamps

Because every policy is different, contacting your insurance provider ensures that you understand what is required and how to properly document it. This is one of the simplest ways to prevent problems and maintain peace of mind.

Helpful resource: Insurance Bureau of Canada vacancy information — https://www.ibc.ca/

Temperature Monitoring and Furnace Care

Fort McMurray winters can reach extreme lows. A furnace failure can cause indoor temperatures to drop quickly, so ensuring reliable heat is essential.

Preventative tips:

Keep the thermostat at or above 17 degrees Celsius
Have the furnace serviced before winter
Replace filters before the home becomes vacant
Ask about remote monitoring devices (many HVAC companies offer them)
Have your designated check-in person confirm the temperature at each visit

These small steps help maintain a safe and stable environment inside the home, and can help avoid costly damages.

Safe Access: Snow Removal and Exterior Maintenance

Buyers, appraisers, inspectors, and agents all need safe access to the property. A vacant home should still feel accessible, cared for, and welcoming.

Snow removal guidelines:

Clear driveways, walkways, and front steps
Apply ice melt where needed
Keep exterior lights on timers
Clear decks and side paths where buyers or inspectors may access

If you cannot maintain this yourself, many Fort McMurray companies offer snow removal and vacant-home winter services.

Year-Round Diligence for Vacant Homes

Even outside winter, vacant homes benefit from consistent upkeep. This helps protect the property and ensures strong first impressions when buyers arrive.

General year-round guidance:

Check for leaks around plumbing fixtures
Run taps and flush toilets to keep plumbing active
Maintain ventilation and airflow
Keep the yard tidy and maintain curb appeal
Remove flyers, mail, and packages regularly
Ensure smoke and CO detectors are working
Maintain the mechanical systems as needed

A cared-for home shows better and helps support a smooth sale.

How Proper Vacant Home Maintenance Helps Your Sale

A vacant home that is well-maintained feels comfortable and safe during showings. Buyers notice when a property is looked after, and it reflects positively on the overall presentation.

Consistent maintenance helps:

Protect your insurance coverage
Prevent avoidable issues
Ensure safe access
Strengthen buyer confidence
Support a smooth and successful sale

Proactive care is one of the simplest ways to support your listing and present your home at its best.

Here To Guide You Through the Process

Vacant homes are common in Fort McMurray’s market, especially in winter. With the right systems in place, they can be shown safely and sold successfully. As a full-time REALTOR, I provide guidance on preparing your home, maintaining strong presentation, and connecting you with trusted professionals when additional help is needed.

If you are planning to list a vacant home or have questions about winter preparation, I am always here to help!

Written by Kate Arnold | REALTOR® with Coldwell Banker United

5 Common Mistakes Fort McMurray Homeowners Make Before Listing (and How to Avoid Them)

Fri, 24 Oct 2025 17:44:00 GMT

If you’ve been thinking about selling your Fort McMurray home, you’ve probably wondered what you can do to get the best price and a smooth sale. The truth is that most homeowners focus on the wrong things before hitting the market, and it ends up costing them both time and money.

I’ve been a REALTOR® in Fort McMurray since 2016 and have seen every kind of market, from fire recovery to record-low inventory. I know what separates listings that sit from listings that sell. Below are five common mistakes Fort McMurray homeowners make before listing and how to avoid them.

1. Waiting for the “perfect time” to sell

I hear this one all the time: “Should I wait until spring?” or “Maybe the market will go up.”
The reality is that the right time to sell depends on your goals, not the calendar. Inventory levels shift each season, and right now, low inventory means less competition for sellers across Timberlea, Beacon Hill, and Parsons North.

“The perfect time to sell isn’t a date on the calendar. It’s when your goals, your home, and the market align.”

If you’re ready to move, waiting for a “perfect” window often means missing your strongest one. A trusted Fort McMurray REALTOR® can help you determine when the timing makes the most sense for your home and your lifestyle.

2. Skipping a pre-listing inspection

This one can cost sellers more than they realize. A pre-listing inspection builds trust and gives you control over the negotiation process. Buyers in Fort McMurray want to move quickly but hate surprises.

When you fix deficiencies up front or price with them in mind, you avoid last-minute renegotiations and protect your sale price. Transparency sells, and buyers notice when a home feels cared for.

In my experience, this single step can help save sellers thousands, or the deal all together. It removes uncertainty and gives buyers confidence to act fast.

3. Overpricing based on emotion instead of data

It’s easy to think, “But we’ve done so many upgrades!” or “My neighbour got $X!”
Market value isn’t emotional; it’s evidence-based. I use current Fort McMurray market data to price listings strategically within the right buyer search range.

Homes priced correctly from day one typically sell faster and closer to their asking price.

A well-priced home is more likely to get attention, showings, and offers. An overpriced one sits, grows stale, and often sells for less than it could have with the right pricing strategy from the start.

4. Ignoring presentation and photography prep

Buyers shop online first, and your photos are your first showing. Decluttering, lighting, fresh paint, and curb appeal make a huge difference in how your home is perceived.

I walk every seller through a detailed photo-prep checklist to make sure their home shines on screen. Professional photos highlight space, light, and lifestyle, which are the three things Fort McMurray buyers are drawn to most.

“Your first showing happens online. Great presentation is your first impression. Make it count.”

5. Choosing the wrong listing strategy

A strong listing is not just about MLS exposure. It is about strategy. The first 10 days on the market are your most powerful. You need the right pricing, timing, and marketing plan to create early momentum and attract qualified buyers.

From targeted advertising to custom copy that highlights the features Fort McMurray buyers care about most such as parking, lot size, and condition, I create a marketing plan that positions your home to sell confidently and quickly.

Interested in how I approach marketing? Book your free, no-obligation appointment today!

Ready to sell smart? Let’s plan it together.

Whether you’re thinking of listing this month or six months from now, a quick prep consultation can help you avoid these costly mistakes and set your sale up for success.

📩 Contact me for a complimentary pre-listing walkthrough. I’ll share an estimated market value, and a clear path to listing with confidence.

Written by Kate Arnold REALTOR® | Coldwell Banker United

How to Read and Use Fort McMurray Real Estate Data: A Buyer and Seller’s Guide

Wed, 15 Oct 2025 17:47:00 GMT

When it comes to understanding the Fort McMurray real estate market, there’s no shortage of opinions. You’ll hear plenty of advice from coworkers, friends, and family about what homes are “really” worth or when the best time to buy or sell might be. The truth is, while everyone means well, most of that advice is based on outdated or incomplete information.

Real estate data, when read correctly, tells a much clearer story. It shows what’s actually happening in the market right now, not what people think is happening. The numbers reveal the trends, and in Fall 2025, those trends tell a story Fort McMurray hasn’t seen in nearly a decade: rising sales, higher prices, and the lowest inventory in years.

Why Real Estate Data Matters

For both buyers and sellers, data helps separate noise from fact. Understanding the metrics behind the market allows you to make confident decisions, avoid costly mistakes, and time your move strategically.

Since 2016, I’ve helped hundreds of clients navigate the Fort McMurray market through some of its most unpredictable years, from recovery to rebuilds, and now into a phase of renewed growth. What hasn’t changed is how valuable clear, honest interpretation of the numbers can be.

The Metrics That Matter Most

The Fort McMurray market generates a lot of numbers every month. Here’s how to read the most important ones and what they mean for you.

Sales Volume

Sales volume measures how many homes sold in a given period. Rising sales indicate confidence. Buyers are active, and sellers are listing homes that meet current demand.

In Fall 2025, sales are up five percent compared to last year. That’s a meaningful increase after years of slower activity and a strong indicator of renewed confidence across all property types.

Inventory

Inventory refers to how many homes are currently for sale. When inventory is high, buyers have options and sellers face more competition. When it’s low, well-priced homes sell quickly.

Inventory in Fort McMurray has dropped by 10.8 percent compared to last year, the lowest level in nearly a decade. That tightening supply is one of the main reasons prices are climbing again.

Average and Median Price

The average price represents the overall trend, while the median price gives a more realistic picture of what a “typical” home costs. Both have been moving upward through 2025.

The average residential price now sits around $361,500, a four percent increase year over year. This rise reflects balanced growth rather than volatility, which is healthy for long-term stability.

Days on Market

Days on market (DOM) tells you how long homes take to sell. Fewer days mean stronger demand. In 2025, most homes are selling in under 60 days, compared to well over 80 days just a few years ago. This acceleration supports what we’re seeing on the ground. Active buyers, quicker negotiations, and more multiple-offer scenarios.

Absorption Rate (Months of Supply or Months of Inventory)

This measures how long it would take for all current listings to sell if no new ones hit the market.

A balanced market sits between four and six months of supply. Anything below that indicates a seller’s market. As of Fall 2025, Fort McMurray sits at 3.8 months. These are some of the most competitive levels we’ve seen since before 2016.

List-to-Sale Price Ratio

This number tells you what percentage of the asking price homes are actually selling for. It’s one of the most misunderstood stats in real estate, and one that I explain often.

Right now, homes in Fort McMurray are selling for about 96 percent of their list price. In other words, the “super hot deals” people think they can find aren’t the reality. Serious buyers are paying close to asking because inventory is limited and competition is increasing.

What the Fall 2025 Data Is Telling Us

For the first time in nearly ten years, the numbers are aligned in one clear direction.

Sales volume is up.
Inventory is down.
Prices are trending higher.
Homes are selling faster and closer to list price.

This shift isn’t temporary; it’s the result of long-term supply constraints meeting consistent demand. For buyers, that means less room for negotiation and more need for preparation. For sellers, it’s the ideal moment to list strategically and capture strong value before the next inventory cycle adjusts the balance.

“In 2025, homes are selling for an average of 96.2 percent of list price, proof that the market is more competitive than it seems.”

Common Misconceptions About the Market

Every market has myths, and Fort McMurray is no exception.

1. “You can still get a smoking deal.”
In this environment, most sellers are pricing accurately based on current comparables. The idea of finding extreme under-market bargains isn’t realistic right now.

2. “The market is cooling.”
While some months show normal seasonal dips, the overall trend is upward. Year-over-year, both volume and prices continue to rise.

3. “It’s better to wait.”
Waiting often means paying more later. With inventory shrinking, waiting for the “perfect” time can mean missing the window entirely.

How Buyers and Sellers Can Use This Data

For Buyers

Watch the months of supply number. Anything under four months signals a more competitive market. Act quickly when you find a home that fits.
Pay attention to the list-to-sale ratio. If homes are closing at 96 percent of asking, lowball offers will likely be rejected.
Focus on preparation. Pre-approvals, flexible timelines, and strong terms carry more weight than price alone.

For Sellers

Price strategically. Even in a strong market, pricing just above comparable sales can delay offers.
Presentation still matters. Staged, well-photographed homes consistently outperform others.
Use the data to your advantage. Understanding current absorption rates helps time your listing and plan for your next purchase.

Looking Ahead

If these trends continue, Fort McMurray could experience one of its healthiest housing cycles in years. Sustained buyer confidence, paired with a balanced pace of new listings, suggests stability, not volatility.

Of course, markets evolve. Economic factors, employment shifts, and policy changes all play a role. But for now, the data shows optimism backed by results, not speculation.

View full housing statistics from Pillar 9

Final Thoughts

Real estate isn’t about guessing where the market is going. It’s about understanding where it is now. Numbers don’t replace experience, but when interpreted correctly, they give clients clarity and confidence.

As someone who has been helping Fort McMurray residents buy and sell since 2016, my role is to make sense of that data for you, to explain what it means for your specific home, your goals, and your timing.

Let’s make sense of the data together before your next move. If you want to know what these numbers mean for your property or your next purchase, I’m happy to walk you through it. Your next move, elevated. Get started here!

Written by Kate Arnold | REALTOR® with Coldwell Banker United

Case Study: How an Open House Helped a Beacon Hill Seller Secure a Sale In Fort McMurray

Thu, 04 Sep 2025 17:48:00 GMT

See how a strategic open house in Beacon Hill, Fort McMurray created buyer urgency, stronger offers, and better terms for the seller.

How This Timberlea Homeowner Sold for 99.2% of List Price in 22 Days in a Challenging Market

Wed, 02 Jul 2025 17:48:00 GMT

If you’re thinking about selling your home in Timberlea or anywhere in Fort McMurray, understanding the timing, pricing, and preparation that lead to real results is key. In this case study, see how one local homeowner worked with me strategically to achieve a successful sale in just 22 days, even in a slower price point.

The Backstory: Staying Informed and Ready

This Timberlea homeowner had been receiving regular Fort McMurray market updates from me for several years. While there was interest in selling earlier, the timing never quite aligned with the market. The price point for this style of home had remained soft for an extended period, and he made the smart decision to wait.

At the beginning of 2025, I provided a detailed home value update based on local Fort McMurray real estate data. The numbers still didn’t support his goal, so he held off. But as the spring market evolved, comparable homes began selling for $20,000 to $30,000 more than they had in previous seasons. Once I sent an updated valuation showing these new benchmarks, he knew it was time to act.

Preparing to Sell a Home in Timberlea

Rather than rush to market, the seller took the time to position his property for success. Here’s what he did right:

Completed a pre-listing property inspection to catch and address any issues before showings
Invested in professional staging to highlight the layout
Reviewed a detailed pricing strategy I provided, landing on a competitive yet confident list price
Allowed full marketing exposure through MLS, social media, open houses, and email campaigns

By taking these steps, he gave himself the best chance of attracting serious buyers quickly.

The Sale Results

Showings in the first week: 5
Offers received: 2
Days on market: 22
Final sale price: 99.2% of list
Post-inspection negotiations: None

The second offer came in strong and held through the conditional period. The buyer aligned with the seller’s preferred timeline, making for a smooth and successful transaction.

Why This Sale Strategy Worked in Fort McMurray

This was not just a lucky sale. The seller’s success was the result of a few key decisions that made all the difference:

He stayed educated about market trends and knew when conditions shifted in his favour
He made strategic preparations with a pre-listing inspection and professional presentation
He priced smart rather than high, attracting real interest instead of watching the listing go stale
He maximized exposure by allowing showings, participating in open houses, and giving the marketing time to work

Most importantly, he understood that in the Fort McMurray real estate market, maximum value often comes within the first two to four weeks. That mindset gave him the edge.

Thinking About Selling Your Home in Fort McMurray?

If you’re considering selling your home in Timberlea, Thickwood, or anywhere in Fort McMurray, the market is always changing. With the right guidance, preparation, and pricing strategy, you can sell quickly and for top value—even in a price point that has historically moved slower.

I offer custom home evaluations, data-driven pricing strategies, and a marketing plan designed to meet your goals. If you want to know what your Fort McMurray property is worth in today’s market, reach out today for a no-pressure, personalized home evaluation.

Let’s build a plan that works for you—just like this one did. To get started, book here

Written by Kate Arnold REALTOR® with Coldwell Banker United

Fort McMurray Summer Real Estate Market Data That Might Surprise You

Thu, 19 Jun 2025 17:49:00 GMT

For years, there has been a common belief in Fort McMurray that the summer real estate market slows down, that buyers disappear, and listings stall until the fall. As someone who lives and breathes this market, I’ve always questioned that idea. And after digging into the data from the past few summers, I can confidently say: that perception doesn’t hold up.

Here’s a look at the residential property sales volume in Fort McMurray over the summer months from 2022-2024:

Summer Sales Volume: June to August

2022

June: 132
July: 90
August: 85

2023

June: 106
July: 97
August: 103

2024

June: 123
July: 105
August: 108

What we’re seeing is a pattern of consistently strong activity, especially in the months of June and July. Even August, often perceived as a “dead zone” for real estate had over 100 sales last year! These numbers suggest that summer is not only active, but in some years, outperforming other seasons. (Sales data from the Alberta Real Estate Association)

2025 Market Update So Far

As of now, year-to-date residential sales in Fort McMurray are up 11.85% compared to this time last year (Jan 1 – May 31 2024 = 481 homes sold, Jan 1 – May 31, 2025 = 538 homes sold). That’s a significant increase, and it points to continued buyer confidence as we move into the summer months.

This kind of growth doesn’t happen in a market that’s “on hold.” It happens when demand is real, inventory remains competitive, and both buyers and sellers are motivated.

So, Is Summer a Good Time to Sell in Fort McMurray?

Absolutely! In many cases, it’s one of the most strategic times to list.

Buyers are still actively looking. Relocations due to employment, current homeowners upsizing or downsizing, and new contracts tend to peak during summer. Families often prefer to move between school years. And let’s not forget the obvious advantage: homes show beautifully in summer. Landscaped yards, natural light, and longer showing windows all work in your favor.

What This Means for Sellers In The Fort McMurray Summer Real Estate Market

If you’ve been holding off on listing until “back to school” season, you might be missing one of the best windows of opportunity. The data supports it, and the conversations I’m having with clients reinforce it. Summer sales in Fort McMurray are not slowing down, they’re gaining momentum.

Let’s Talk About Your Strategy

Selling a home isn’t just about timing, it’s about market knowledge, preparation, and a customized plan that works for your property and goals. If you’re curious about what your home could sell for in today’s summer market, or if you want to understand how the current numbers could benefit your decision making, I’m here to help.

Reach out for a personalized market evaluation that’s rooted in the numbers, not just the narrative.

Written by Kate Arnold | REALTOR® with Coldwell Banker United

Permits Matter: What Fort McMurray Sellers Need to Know Before Listing

Wed, 04 Jun 2025 17:51:00 GMT

Thinking about selling your home in Fort McMurray? Learn which renovations require permits in the RMWB, what happens if you don't have them, and how to sell with confidence. Expert advice from Fort McMurray REALTOR® Kate Arnold.

Why a Pre-Listing Home Inspection Can Save You Thousands and Help You Sell Faster in Fort McMurray

Tue, 27 May 2025 17:51:00 GMT

Selling in Fort McMurray? Learn how a pre-listing home inspection protects your price, prevents renegotiation, and helps your home sell faster.

Your Home Is Listed. Now What? What to Expect During Showings and How to Stay Ready

Tue, 20 May 2025 17:52:00 GMT

Your home is officially listed for sale in Fort McMurray. Photos are done, paperwork is signed, and the listing is live. So what now?

The next stage is showings. This is when real buyers walk through your space and decide if they can see themselves living there. This is where the right first impression can lead to an offer. So let’s talk about what to expect, how to prepare, and a few simple ways to keep your home showing ready without turning your life upside down.

Showings Can Be Last-Minute or Scheduled in Advance

Once your listing hits the market, showings can start coming in right away. Some buyers will book several days out. Others may request to see your home with just a couple of hours’ notice. Both are completely normal.

It’s important to stay flexible. The more available your home is for showings, the better chance we have of getting it sold. In Fort McMurray, buyers are serious. If they can’t get in to see your home, there’s a good chance they’ll move on to the next one that is available. That’s just the reality of this market.

Presentation and Price Go Hand in Hand

We’ve already worked together to set the right price. Now we need to focus on how your home shows. Price gets buyers in the door. Presentation is what makes them stay.

Here are a few things I recommend to every seller:

Keep it clean
You don’t need to deep clean every day, but do a quick reset each morning. Make the beds. Clear the counters. Put dishes in the dishwasher. Wipe bathroom surfaces and give floors a quick sweep. If you have pets, be sure the yard is clean and litter boxes are fresh.

Open the blinds
Let in as much natural light as possible. Buyers want to walk into a space that feels bright and open.

Skip the strong scents
Heavy air fresheners and candles can be overwhelming. Buyers sometimes assume you’re trying to cover something up. Instead, crack a window or use a light, neutral scent if needed. Fresh air is always a good idea.

Declutter
Try to keep personal items to a minimum. Remove excess clutter from counters, tables, and floors. It doesn’t have to be perfect, but it should feel open and tidy.

Keep a catch-all bin handy
Having a laundry basket or storage bin nearby lets you do a fast sweep of random items before you head out the door for a showing. Toss in anything that’s out of place and hide it in a closet or take it with you.

A Bit of Sacrifice Can Pay Off

I get it. Life doesn’t stop just because your home is on the market. You still live there. But for the next couple of weeks, it’s worth making the extra effort. Buyers are walking through with a critical eye. The more ready and presentable your home is, the stronger the impression we make.

You’re listing your home to sell. And the better it shows, the faster we get the right offer.

Buyers in Fort McMurray Are Active and Ready

In today’s Fort McMurray real estate market, we’re seeing strong buyer interest across many price points. The key is making sure your home is easy to show and shows well when the opportunity comes.

Homes in Eagle Ridge, Timberlea, Stone Creek, and Parsons are moving when they are priced right and show well. Yours can too. The more accessible and well-presented it is, the better chance we have of getting top dollar.

Final Thoughts

If your home is listed, your job now is simple: keep it clean, stay flexible, and trust the process. Every showing is a chance to sell.

If you’re not yet listed but thinking about it, let’s talk. I’ll walk you through the process and show you what it takes to stand out in Fort McMurray’s real estate market.

Written by Kate Arnold | REALTOR®

Should I Sell My Fort McMurray Home This Summer? What Local Sellers Need to Know in 2025

Tue, 13 May 2025 17:53:00 GMT

If you’re a homeowner in Fort McMurray wondering whether now is the right time to sell — you’re not alone. As the 2025 summer market picks up, many sellers are asking the same question: “Should I list now, or wait?” The truth is, summer can be one of the most strategic times to sell, especially in a market like Fort McMurray where timing, presentation, and local knowledge make all the difference. As a full-time REALTOR® who’s worked through every type of market since 2016, I’m here to give you the facts. Let’s dive into what you really need to know.

1. Summer 2025 Market Snapshot

Inventory is balanced but tightening in popular neighbourhoods like Timberlea, Stone Creek, Parsons North, Beacon Hill, Abasand and Eagle Ridge. Average days on market is improving for homes priced correctly. Buyers are motivated, especially those relocating or trying to get settled before fall.

Tip: If you’re in the $400K–$600K price range with features like large fenced yard, green space/greenbelt, a legal suite, or updated/renovated, you’re in demand.

2. Top 3 Reasons to Sell During the Summer

Curb appeal is at its best. Your home looks great with green lawns, blooming gardens, and plenty of natural light.

Higher buyer volume. Families are moving between school years, job relocations peak, and people have more flexibility to view homes.

Faster showings and smoother possessions. Better weather and longer days make every part of the process easier.

3. What Today’s Fort McMurray Buyers Are Looking For

Updated kitchens and bathrooms
Energy-efficient features like AC, windows, and furnace upgrades
Income potential such as legal or in-law suites
Move-in ready condition
Proximity to schools, trails, or greenbelt

4. Pricing Right Still Matters

Overpricing often leads to longer time on market and price reductions. I always provide a data-backed comparative market analysis (CMA), not a guess. I also offer referrals for pre-listing inspections to help eliminate surprises before you go live.

5. How I Market Fort McMurray Homes Differently

Professional photography and custom photo prep checklist
Strategic pricing based on up-to-date market data
Social media ads, MLS exposure, and targeted email marketing
Thoughtfully planned open houses, if applicable

What You Can Do Right Now

Request a free, no-pressure home valuation
Download my photo prep checklist
Ask for a copy of my Seller’s Guide for Fort McMurray

Let’s Chat

Not sure where to start? I’d be happy to take a look at your home and help you understand what it’s worth in today’s market. No obligation, just expert advice. Contact me today and let’s build a selling strategy that actually works.

Written by Kate Arnold | REALTOR® with Coldwell Banker United

What’s My Fort McMurray Home Worth in 2025? Pricing Strategies That Work

Sun, 04 May 2025 17:54:00 GMT

If you’re a homeowner in Fort McMurray wondering, “What’s my home worth in today’s market?” You’re not alone. With 9 years of experience selling homes in this resilient and unique northern Alberta community, I’ve helped clients navigate wildfires, floods, economic dips, and rising interest rates. Pricing your home in Fort McMurray requires more than a glance at your neighbour’s sale price. It takes real data, local expertise, and a results-driven strategy. Let’s break down what actually works when pricing your home to sell in 2025.

The Truth About Home Valuations in Fort McMurray

A home valuation isn’t just about square footage. It’s about:

Neighbourhood trends (Parsons Creek vs. Timberlea vs. Saprae Creek Estates)
Lot size and location (corner lot? greenbelt backing?)
Condition and updates (has your roof, windows, or furnace been upgraded?)
Unique features (legal suite, RV parking, walkout basement, oversized garage)

These nuances don’t show up on Realtor.ca. In Fort McMurray, where homes can vary dramatically even within the same subdivision, pricing by algorithm alone can cost you tens of thousands.

3 Key Strategies That Actually Work

1. Start With a Data-Backed Comparative Market Analysis (CMA)

I don’t guess. I analyze.

Your home will be compared against active listings, recent sales, and expired listings that match your style, size, location, and condition. This isn’t a basic CMA either I consider:

Price per square foot trends in your exact area
Recent appraisal reports (if available)
Sales velocity/absorption (how quickly are homes selling? Current inventory divided by sales)

2. Adjust for Buyer Psychology

Buyers today are cautious and well-researched. Pricing your home too high can lead to:

Stale listing status
Lowball offers
Price reductions that make your listing look desperate

Instead, we use pricing to spark competition. Homes priced right in Fort McMurray often sell within 97-100% of list price, especially if marketed properly (and I do that part, too).

3. Consider Seasonal Timing and Inventory Levels

Right now (Spring 2025), we’re seeing a balanced market in the $400K-$500K detached category north of the bridge, with about 57 active listings and 58 sales in the past 90 days. Same with the $700k-$800k price range – 19 active listings with 19 sales in the past 90 days. That means serious buyers are out there, and accurate pricing gives you the edge.

What You Can Do Right Now

Request a personalized Market Evaluation. This is free, with no pressure.
Get a pre-listing inspection. This lets us proactively address issues before they cost you money.
Ask about my photo prep checklist and marketing plan. Presentation matters!

Bottom Line

Your home is likely your biggest asset. In Fort McMurray, where every street has a story and every sale has context, you need more than a guess. You need someone who knows this market, has sold through every kind of season, and tells you the truth (not just what you want to hear).

If you want an honest opinion and a pricing strategy that works, let’s talk. This is what I do, no BS, just facts.

Written by Kate Arnold REALTOR® with Coldwell Banker United

Searching for Homes in Fort McMurray? Here's What You Actually Need to Know (From a REALTOR® Who Keeps It Real)

Fri, 25 Apr 2025 17:55:00 GMT

Looking for homes for sale in Fort McMurray? REALTOR® Kate Arnold breaks down neighbourhoods, the buying process, rural properties, and what you actually need to know before making a move. Real advice, no BS.

Sell Faster and for More: The 3 P's Fort McMurray Sellers Need to Know

Wed, 16 Apr 2025 17:55:00 GMT

Thinking about selling your home in Fort McMurray? Learn the 3 P’s — Preparation, Pricing, and Presentation — that top listing agent Kate Arnold uses to sell homes faster and for more money.

Is Fort McMurray Worth Moving To in 2026? Housing, Cost of Living & Honest Local Insight

Mon, 31 Mar 2025 17:56:00 GMT

Yes — and here's why. A Fort McMurray REALTOR® who made the move herself breaks down home prices, income, neighbourhoods, and real life in 2026.

A Proud Moment: Celebrating Hard Work as a Fort McMurray REALTOR®

Wed, 12 Mar 2025 18:15:00 GMT

Today is one of those moments that makes all the late nights, early mornings, and relentless determination feel so worth it. I’m beyond proud to be recognized as an International & Canadian Diamond Society Award Recipient for 2024 AND to receive Coldwell Banker United’s Most Determined Award for 2024.

Blown away. Grateful. Motivated. Those are just a few of the emotions I’m feeling right now.

2024 has been a year of both setbacks and growth, two things I never thought could exist at the same time. But through it all, I’ve been putting in the work behind the scenes, constantly refining and strengthening my business with the support of my incredible Broker, Colin Hartigan. My goal? To bring you the ultimate real estate experience—one that makes buying or selling feel seamless.

I wouldn’t be here without the trust of my amazing clients, the support of my colleagues and industry professionals, and the encouragement from my family and friends. And of course, a special shoutout to Gary – my biggest cheerleader, and the one who keeps me grounded through all the chaos.

Real estate is tough. It pushes you, challenges you, and forces you to grow. But it’s also rewarding beyond words. I’m so proud to be thriving in a career I love, in a community that means the world to me, surrounded by a team and a Broker that I couldn’t do this without.

Today, I’m simply full of love and gratitude. Thank you to everyone who has been part of this journey—you’re the reason I get to do what I love every single day.

Kate Arnold | REALTOR®

PROPERTY ASSESSMENTS VS. MARKET VALUE IN FORT MCMURRAY: WHAT HOMEOWNERS NEED TO KNOW IN 2026

Sun, 23 Feb 2025 19:16:00 GMT

Updated for 2026 Fort McMurray Property Assessments

After years of helping Fort McMurray homeowners navigate property valuations, I receive the same concerned calls every assessment season: homeowners worried their municipal notice means their home has lost value. With assessment notices arriving in mailboxes starting February 11, 2026, here’s what’s really happening, and why understanding this difference could save you thousands.

When Are Municipal Property Assessments Determined?

Property assessment notices issued by the Regional Municipality of Wood Buffalo are prepared well before they arrive in your mailbox. By the time you open that envelope in February 2026, the data inside is already outdated.

Assessments are based on:

A valuation date from the previous year
The physical condition of the property as of the end of the prior calendar year
Historical sales data available at that time

Because of this timeline, your assessment does not reflect current market conditions, recent demand shifts, or what buyers are willing to pay right now.

What’s the Difference Between Assessment and Market Value in Fort McMurray Right Now?

A municipal property assessment is used for taxation purposes only. It is not designed to determine what your home would sell for in today’s real estate market.

Here’s how the values differ:

Municipal Property Assessment:

Based on historical data
Updated annually for tax calculations
Does not account for real-time buyer demand
May not fully reflect renovations or upgrades

Market Value:

Reflects current market conditions
Influenced by buyer competition and inventory levels
Adjusts for location, condition, upgrades, and presentation
Changes throughout the year

This is why two similar homes can have very different selling prices even if their assessed values appear close.

Fort McMurray’s Current Market Reality

Right now, Fort McMurray is experiencing conditions that make the gap between assessed value and market value particularly significant. Currently, we have 18.9% fewer listings than this time last year. This inventory shortage is creating competition among buyers for well-priced homes.

Here’s what the numbers tell us:

Average days on market: 58 days
Sale-to-list price ratio: 96.2%
Inventory levels: Down 18.9% year-over-year

What does this mean for you? In neighbourhoods like Beacon Hill, Parsons North, and Saprae Creek Estates, I’m seeing homes sell for significantly more than their assessed values when positioned correctly in the market. The gap between what the municipality thinks your home is worth and what buyers will actually pay can be substantial.

How Is Market Value Actually Determined in Fort McMurray?

Market value is determined by analyzing what buyers are actively paying in today’s market. Unlike automated online estimates that miss Fort McMurray’s unique factors, from proximity to amenities to lot positioning for our northern climate, my market analysis includes a comprehensive evaluation of current conditions.

A proper Comparative Market Analysis (CMA) includes:

Recent sold properties in your specific neighborhood
Active and pending listings that show current competition
Inventory levels and buyer demand patterns
Adjustments for renovations, lot size, layout, and location
Current market momentum and seasonal trends
Fort McMurray-specific factors like industrial activity and employment trends

This approach provides a clear picture of what your home could realistically sell for now, not last year.

Real Example: Why This Matters

Last year, a Timberlea homeowner contacted me concerned their assessment had dropped. They were considering delaying their sale, worried the market had turned against them. After conducting a detailed market analysis, we discovered their home’s actual market value had increased due to recent neighbourhood demand, low inventory in their price range, and the upgrades they’d completed.

We listed strategically based on current market data – not the outdated assessment – and sold in 23 days at 99% of asking price, significantly above their assessed value. They would have left money on the table if they’d based their price on the municipal assessment alone.

Frequently Asked Questions

Q: What’s the 2025 assessment date for Fort McMurray properties? The assessment notices being mailed starting February 11, 2026, are based on property values and conditions from the previous year. This means the data is already 12+ months old by the time you receive it.

Q: How much difference is there between assessed and market value in Fort McMurray right now? The gap varies significantly by neighborhood and property type. In the current market, with inventory down 18.9% and strong buyer demand, many homes are selling well above their assessed values. A current market analysis is the only way to know your specific situation.

Q: When should Fort McMurray homeowners challenge their property assessment? Before challenging your assessment, consider whether it impacts your tax position meaningfully and how your home compares to similar properties in your area. I can help you determine if a review is worth pursuing by providing a comparative analysis of your neighborhood.

Why This Matters for Fort McMurray Homeowners Right Now

Fort McMurray continues to experience unique market conditions. With limited inventory across many neighborhoods and strong buyer demand for well-priced homes, relying only on your municipal assessment could mean:

Underpricing your home and leaving thousands on the table
Overpricing based on outdated data and sitting on the market unnecessarily
Missing opportunities created by current supply and demand dynamics
Making uninformed decisions about refinancing or moving timelines

Market value is fluid. It changes based on supply, demand, and buyer behaviour. With our current inventory shortage and average days on market at 58, understanding your true market position is more important than ever.

Should You Challenge Your Property Assessment?

In some cases, homeowners may choose to review or challenge their assessment, particularly if it appears significantly out of line with comparable properties in your neighborhood.

Before taking that step, it’s important to understand:

Whether the assessment impacts your tax position meaningfully
How your home compares to others in your area
What your actual market value looks like today
The time and effort required for the appeal process

A professional market evaluation can help you decide whether a formal review is worth pursuing, or whether your energy is better spent understanding your true market position for other financial planning purposes.

Get Your Current Fort McMurray Market Evaluation

This time of year always brings conversations about property values across Fort McMurray. If you’re curious about what your home is worth right now, not what it was worth last year, a current market evaluation is the best place to start.

I provide complimentary, no-obligation Comparative Market Analyses for Fort McMurray homeowners who want clear, data-backed guidance. My analysis goes beyond the numbers to include neighbourhood-specific insights, current buyer preferences, and strategic pricing recommendations based on

Whether you’re considering selling, buying, refinancing, or simply want to stay informed about your largest investment, I’m here to help.

Contact me today to book your personalized market evaluation and get an accurate picture of your home’s value in today’s Fort McMurray real estate market. Most evaluations are delivered within 24 hours with zero obligation.

Written by Kate Arnold | REALTOR® Serving Fort McMurray since 2016

P.S. Bookmark this page – I update it regularly with current Fort McMurray market insights and assessment information. You can also contact me to subscribe to my monthly market report, trusted by local homeowners who want to stay ahead of market changes.