Most homes don't fail because of the market. They fail because of the plan.

The difference between a home that sells in three days and one that sits for three months has nothing to do with the house itself. It has everything to do with the thinking that happened before it ever went live. I see it play out across Edmonton constantly — in Crestwood, in Parkview, in Glenora, in Westmount — at every price point.

9503 142 Street is a good example of what I mean.

Selling a Home in Edmonton Starts With Knowing It Deeply

Before I recommend a price, brief a photographer, or move a single piece of furniture, I walk through a home and learn it. I notice what stops you. What makes you slow down. What you reach out and touch. What you open. What you feel before you've consciously decided anything.

Then I build the entire strategy around those moments.

For 9503 142 Street — a 2023-built home in Crestwood with a dark marble gas fireplace, fluted wood doors, light oak floors, a bonus room, and the only attached double garage in the active Edmonton market — I knew exactly which features would make the right buyer fall in love. My job was to make sure they discovered those features in the right order, at the right moment, in the right light.

I told the sellers to close every fluted door before each showing. Not to tidy up. Because I wanted buyers to have to open them. To touch them. To discover what was on the other side. That moment of discovery is not an accident — it's choreography.

Edmonton Home Staging: Where the Sale Is Won

Buyers decide in the first five seconds inside a home. That moment is created deliberately, or it isn't created at all.

I staged this home using the sellers' existing furniture, brought in additional pieces, art, and decor, and made deliberate decisions room by room. I painted two walls — not as a decorating choice, but because new construction listings in Edmonton all look the same. Bright, white, empty. This home needed to stop the scroll the moment the first photo loaded, and it did.

Every light was on. Every window covering was positioned exactly as I specified. Every toilet seat was down. These are not details. They are the difference between a buyer who feels something and one who doesn't.

Strategic Pricing for the Edmonton Market

This home had history. It had been listed before, at a lower price, and hadn't sold. For some, that history becomes a reason to be cautious. To underprice. To apologize for the location in the listing notes.

The pricing strategy was built on a full competitive analysis of every relevant sale and every active listing in Crestwood, Parkview, and Laurier Heights. I needed to know what Edmonton buyers had actually paid, what argument a buyer's agent would make across the table, and how to hold the line when they made it.

We listed at $1,274,500. Above the previous list price. Above the active competition on the same street. Because the work had been done.

Marketing That Reaches the Right Edmonton Buyer

Magazine-quality photography. A cinematic video. Drone footage that told the story of the community. Paid social campaigns targeting local Edmonton professionals and buyers relocating from BC and Ontario — a growing segment who see Edmonton real estate as exceptional value and move quickly when the right home appears. A coming-soon campaign before we went live. A dedicated landing page. A lifestyle blog feature. Professional measurements. An open house on launch weekend that was packed.

Every element was built for the specific buyer I had already identified — before a single photo was taken.

The Result We Planned For

Unconditional offer. Opening weekend.

What This Means If You're Selling Your Home in Edmonton

I work this way with every listing, in every Edmonton neighbourhood, at every price point. The preparation, the choreography, the marketing — none of it scales down based on price. A buyer walking into a home in Laurier Heights or Westmount or Rio Terrace deserves the same five seconds of certainty as a buyer in a $1.4M Crestwood infill.

If you are thinking about selling, the question is not what your home is worth. It's what your home needs to become — and who needs to feel it.

That's where I start. Every time.

Caitlin Heine is a REALTOR®, the owner of Iconic YEG | RE/MAX Real Estate, and a 2025 RE/MAX Chairman's Club Award recipient. She works with buyers and sellers across Edmonton, from first homes to luxury infill.

📞 587-336-3176 ✉️ caitlin@iconicyeg.com 🌐 iconicyeg.com

And What Actually Drove the Result

14019 88 Avenue NW | Listed for $1,600,000 | Sold for $1,620,000

That’s the result.

What matters more is how we got there.

Understanding the Property

14019 88 Avenue is not a typical home in Parkview.

It sits on a 12,000 sq ft pie lot on the Valleyview side, offers over 4,000 sq ft of developed living space, and includes a level of garage capacity that is rarely seen in central Edmonton.

Before anything else, we took the time to understand exactly what it was, who it would appeal to, and how it would be compared in the market.

That becomes the foundation for everything that follows.

Preparing the Home for Launch

Before a home hits the market, there are two separate processes happening.

One is preparing it for photos.
The other is preparing it for people.

They are not the same.

For photos, I’m focused on how the home reads through a lens. Buyers are seeing it first online, so every angle matters. We adjust furniture, remove visual distractions, and make decisions based on how each space will translate in a photo.

I’m looking at sight lines, depth, light, and how the eye moves through each image. What feels natural in person doesn’t always work in photos, so we refine until it does.

Once photography is complete, the focus shifts.

Now it’s about how the home feels in person.

We pay attention to temperature, lighting, scent, sound, and how each space transitions. Doors open or closed. Lights on or off. Curtains positioned intentionally.

Texture matters. Small details matter.

The goal is to create an environment where buyers can move through the home without distraction and understand it clearly.

Pricing with Context

We didn’t price this home based on what it “could be worth.”

We priced it based on how buyers are actually making decisions in this segment.

That meant looking at recent sales in Parkview, Crestwood, and Laurier, understanding the influence of location, lot size, and renovation level, and being realistic about how buyers compare options.

The objective was to position the home where buyers could step in confidently, not where they felt resistance.

Building the Marketing Around the Property

Once the positioning is clear, everything else aligns with it.

We measure the home properly.
We build a detailed feature sheet.
We create a dedicated landing page with full information.
We write a long-form blog to give context to both the property and the neighbourhood.

We produce lifestyle video and photography that reflects how the home actually lives, not just how it looks.

Social media is used to introduce the property in stages — highlighting key features like the garage, the lot, and the overall scale — so that interest builds before the home is even available.

At the same time, we engage directly with the local agent community. In neighbourhoods like Parkview, that network matters.

We also incorporate traditional print marketing, because the right buyer isn’t always coming from one channel.

Everything is intentional. Nothing is random.

Showings and Open Houses

Once the home is live, we don’t leave showings to chance.

We schedule them in a way that creates energy and awareness. When buyers know there is activity, it changes how they approach the property.

Open houses are planned, not just held. They’re designed to reflect the property and attract the right type of buyer.

We’re not trying to get as many people through as possible. We’re focused on getting the right people through.

Creating Momentum and a Decision Point

Interest on its own isn’t enough. It needs structure.

We build momentum through the first few days on market, then set a clear timeline for offers.

This gives buyers a framework. They know when decisions are being made, and they can act accordingly.

Without that, interest can fade. With it, buyers engage more directly.

The Result

The home sold in days, with multiple offers, at $1,620,000.

That outcome wasn’t created at the end.

It was created through preparation, positioning, and execution before and during the first few days on market.

What This Means for Sellers

Every home is different, but the process should never be random.

Understanding the property, preparing it properly, positioning it correctly, and bringing it to market with intention is what drives results.

Not assumptions. Not timing. Not luck.

Thinking About Selling?

If you’re considering selling and want a clear, thoughtful approach to how your home is prepared, positioned, and brought to market, I’m always happy to have that conversation.

Free Home Evaluation

Caitlin Heine
Iconic YEG Real Estate Team
RE/MAX Real Estate
587-336-3176

Be honest.

You're not just looking to buy any house in Crestwood.

You're buying where your kids go to school. You're buying who your neighbours are. You're buying how it feels when someone asks where you live. You're buying the version of your life you've been building toward, the one you've earned, and the one you’ve always deserved.

Crestwood Doesn't Wait. And Neither Do Its Buyers.

Crestwood is not a neighbourhood people stumble into. It is a neighbourhood people choose deliberately.

The schools are exceptional. The streets are mature. The neighbours have been there long enough to know each other. The North Saskatchewan River Valley is at your doorstep.

This is the Edmonton address that signals something, and everyone in your world knows exactly what.

You’ve Seen the Alternatives

You want new construction. But you’ve seen what most of it looks like in this neighbourhood.

Narrow lots. Tight bedrooms. Eighteen hundred square feet stretched to justify the price. Detached garages. Finishes that photograph well but feel forgettable in person.

You’ve walked through them. You already know they’re not what you’re looking for.

This Is Not That House.

What’s coming to market in Crestwood this week is not an average infill. It is not a skinny.

It is a full-width home on a pie-shaped lot, which means something rare in this neighbourhood: a backyard that is a proper yard. Usable, functional, and hard to find in new construction.

It has a double attached garage because some things matter in Edmonton. Walking from your car into your kitchen in January is one of them.

Three bedrooms up. One down. Three and a half bathrooms, including an ensuite that removes any doubt.

At 2,433 square feet above grade, this home does what most new construction in Crestwood cannot. It includes a true second-floor bonus room. Room for the kids. Room for the family to retreat. Because this floor plan was designed around how a family actually lives, not around how tightly a builder could fit three bedrooms onto a narrow lot and still call it a family home.

Over 3,300 square feet of finished living space in Crestwood, for under $1.4 million.

Read that again.

The Details That Signal The Difference.

Most homes at this price point rely on finishes.

This home reflects decisions.

It starts at the exterior. Hardie board. Wood. Concrete.
Not stucco. Not standard.
This home is a statement piece.

Step inside.

The space opens immediately. A wide entry. A clear, uninterrupted sightline to the backyard. Light-toned flooring running seamlessly across the entire main level.

Nothing feels tight. Nothing feels compromised.

The fluted wood interior doors are the kind of detail that makes every other door you've ever seen feel unfinished.

The staircase sits exactly where it should. Open risers. Solid wood treads. Black steel horizontal railing. Surrounded by windows that bring natural light into the centre of the home.

It doesn’t compete with the space. It elevates it.

The living room is anchored by a full stone gas fireplace surround. It doesn’t decorate the room. It defines it. Oversized black-framed windows stretch across the back wall, maintaining a constant connection to the yard.

The kitchen is built for people who use their homes, and who entertain in them.

A waterfall island with proper seating.
A range with pot filler.
A walk-in pantry with built-in shelving, integrated lighting, and a wine fridge.

Because a pantry without them is just a closet, and you are not buying a closet.

The mudroom connects directly to the attached garage -- full-height cabinetry, built-in bench seating, storage that was designed around hockey bags and school backpacks and the reality of what a family actually brings through the door every single day.

A laundry room with a sink and storage.

An ensuite with a freestanding tub, walk-in shower, double sinks, and a walk-in closet that resets your standard the moment you see it.

Move In. Just Live.

Most new construction in this city hands you keys and a list.

A deck to build. A yard to landscape. Air conditioning to source, quote, and install during the first summer you were supposed to be enjoying your home. Window coverings to measure and wait on while you live exposed for months. A basement that looks finished on paper but requires another investment to feel complete.

This home is already done.

The landscaping is professionally completed. The composite deck is built. The gas line is in place. The backyard is ready for your first summer, not your third.

Central air conditioning is installed. Custom window coverings are installed throughout.

And the basement is fully finished with a large family room, bedroom and four piece bath. 

No additional expense.

Just move in and live.

This Is What You’ve Been Waiting For

You’ve been watching this market.

You know what’s available.
And you know how rarely a home like this comes along in Crestwood.

The lot. The layout. The square footage. The level of finish.
It almost never aligns like this.

This one does.

And it’s coming to market this week.

You’ll either move on it quick,

or you’ll spend the rest of the year comparing everything else to it.

For more information or to view the property before it hits the market, contact Caitlin Heine of Iconic YEG.

Caitlin Heine
Iconic YEG of RE/MAX Real Estate
587-336-3176
caitlin@iconicyeg.com

In Real Estate, any agent can write an offer.

That’s not the job.

The contracts are standardized. The forms are templated. The process itself is teachable, and most agents learn it quickly. Writing an offer is not what separates someone in this industry.

What happens after the offer is written is where the real job begins.

Real Estate Is Not Just a Transaction

Real estate is a high-pressure environment where money, timelines, uncertainty, and human emotion all collide at once.

And when that happens, people don’t show up as their most logical, composed selves.

They show up as humans.

And humans are complex.

You are not just working with a buyer or a seller. You are working with everything that person is carrying that day; and most of it has nothing to do with the house.

They could be navigating a strained relationship.
They could be under financial pressure they haven’t shared.
They could be grieving something quietly.
They could be celebrating something privately.
They could be afraid of making the wrong decision.

Loss. Love. Fear. Worry. Anger.

All of it walks into the room with them.

Pressure Changes People

Add a real estate transaction on top of that, and things shift quickly.

Deadlines tighten.
Decisions feel heavier.
Money becomes real.

And people react.

They second-guess themselves.
They become anxious.
They argue.
They overshare.
They look for certainty where there isn’t any yet.

This is not a flaw in the process.

This is the process.

The Job Is Not What People Think

Most people think a real estate agent’s job is to manage the deal.

It’s not.

The real job is to manage the environment the deal exists in.

A great real estate agent is the leader in the room. They set the tone. They control the pace. They create stability in moments where things could easily become unstable.

This is what we do every day.

Clients are not hiring us because we know how to fill out a contract. They are hiring us because of our experience and our ability to navigate situations that feel uncertain, emotional, or complex.

They are hiring us to lead.

People Respond to What They Feel

People don’t respond only to what is said.

They respond to what is felt.

Whether they realize it or not, people are constantly reading the environment around them. They are assessing safety, certainty, and control through tone, pace, body language, and presence.

If the person leading the situation feels rushed, uncertain, or reactive, it creates tension. It makes everything feel less stable, even when the situation itself is manageable.

If the person leading the situation is grounded, clear, and steady, the opposite happens.

People settle.
Conversations stay productive.
Emotions don’t escalate.

This is not about personality.

It’s about regulation.

You Set the Temperature of the Room

In real estate, whether you realize it or not, you are setting the temperature of every interaction.

A great agent understands that and takes responsibility for it.

They do not match the chaos in the room.
They do not get pulled into emotional reactions.
They do not create urgency where it does not exist.

They slow things down.
They simplify.
They guide.

They hold it together.

Most Things Are Not Emergencies

Most situations in real estate are not actually emergencies.

They just feel like they are.

A lender pushing back on a clause is not a crisis.
A lawyer questioning wording is not a deal breaker.
An unexpected issue is not the end of a deal.

There is almost always a solution.

The difference is whether someone is calm enough to find it.

This Is the Work

This is the job.

Not just moving a deal from point A to point B, but carrying people through a process that can feel overwhelming and making it feel controlled, manageable, and handled.

It is understanding that behind every decision is a human being navigating far more than what is written on paper.

It is recognizing that this work is not just transactional.

It is psychological.

It is emotional.

It is perfectly human.

The Difference

Any agent can write an offer.

But not every agent can hold it together.

If you’re looking for a Edmonton real estate experience that feels clear, steady, and handled from start to finish, that’s exactly how we operate.

You don’t need to have everything figured out. You just need the right person leading you through it.

Caitlin Heine 587-336-3176
Iconic YEG Real Estate Team
RE/MAX Real Estate

View All Edmonton and Area Listings

CONTACT ICONIC YEG

How Strategic Marketing Delivered Multiple Offers and a $770,000 Sale

Selling a home successfully in Edmonton isn’t about luck.

It’s about strategy, preparation, and visibility.

The recent sale of 9226 154 Street NW in Sherwood, Edmonton is a perfect example of how the right preparation and marketing approach can create momentum, attract serious buyers, and generate multiple offers.

Listed at $749,900, this exceptional home sold for $770,000 after just three days on the market — with multiple offers and multiple backup offers.

But the real story begins long before the home ever hit the MLS.

Preparing 9226 154 Street for the Market

At Iconic YEG Real Estate Team, we believe great results happen before buyers ever step through the door.

When preparing this Sherwood property for sale, our focus was simple:
make the home impossible to ignore.

This meant carefully planning how the property would be presented to the market.

Strategic Pre-Listing Preparation

Before listing day, we worked closely with the sellers to ensure the home was positioned to stand out from competing properties in West Edmonton.

Preparation included:

✔ Strategic pre-listing consultation
✔ Light staging and design guidance
✔ Professional photography
✔ High-quality video marketing
✔ Detailed digital marketing plan

Each step was designed to highlight the property’s strongest features and create excitement among buyers before showings even began.

Creating Maximum Exposure for Buyers

Today’s buyers search for homes online first. That means the first impression happens digitally, often before a buyer ever schedules a showing.

For 9226 154 Street, our marketing strategy ensured the home reached the widest possible audience.

Professional Real Estate Photography

Professional photography is one of the most important tools when selling a home.

High-quality, bright images showcased the property’s space, natural light, and layout — helping it stand out on platforms like:

• REALTOR.ca

• Google search

• MLS listing sites

• Social media feeds

When buyers scroll through dozens of homes online, visual presentation is what stops them.

Video Marketing That Attracts Buyers

Video tours allow buyers to emotionally connect with a property before they ever visit in person.

For this listing, we produced a professional video walkthrough, allowing potential buyers to explore the home’s layout and features from anywhere.

Video marketing is particularly powerful for:

• Relocation buyers

• Out-of-town purchasers

• Busy professionals researching homes online

Social Media and Digital Reach

Marketing a home today goes far beyond MLS.

Through Iconic YEG’s digital marketing network, the listing reached thousands of potential buyers across multiple platforms, including:

• Instagram

• Facebook

• YouTube

• Buyer email networks

• Private client databases

The goal was simple:

Generate excitement before the first showing.

The Result: Strong Buyer Activity

The response was immediate.

Within days of launching the listing, the home attracted strong buyer interest.

The result?

✔ Multiple showings
✔ Multiple offers
✔ Multiple backup offers
✔ SOLD above list price

For sellers, this is the ideal outcome — buyers competing for the property rather than negotiating down the price.

Why February Can Be the Best Time to Sell a Home in Edmonton

Many homeowners assume spring is the best time to sell.

But in reality, late winter can be one of the strongest opportunities.

February listings often benefit from:

• Fewer competing homes on the market

• Serious, motivated buyers

• Less inventory creating stronger demand

• Buyers who have been watching the market all winter

That combination can lead to stronger offers and faster sales.

The sale of 9226 154 Street is a perfect example of this timing advantage.

Why Preparation Matters When Selling Your Home

Many sellers believe the market alone determines their result.

But the truth is that presentation and strategy influence price more than most people realize.

Homes that sell quickly and above list price typically have three things in common:

1. Strategic Pricing

Pricing must attract buyers while still protecting the seller’s value.

2. Professional Marketing

Photos, video, and digital exposure ensure the property stands out.

3. Proper Preparation

Small improvements, staging guidance, and thoughtful presentation can significantly increase buyer interest.

At Iconic YEG, these elements are built into every listing strategy.

Thinking About Selling Your Home in Edmonton?

If you’re considering selling your home in Edmonton — whether in Sherwood, West Edmonton, or another community — preparation and marketing can make a significant difference in your final sale price.

The right strategy can help you:

• attract more buyers

• generate multiple offers

• sell faster

• maximize your home’s value

Every property deserves a tailored marketing plan designed to showcase it at its best.

Work With Iconic YEG Real Estate Team

At Iconic YEG Real Estate Team, we focus on strategic marketing, strong negotiation, and thoughtful preparation to help our clients achieve exceptional results.

If you’re curious about:

• your home’s current value

• how the Edmonton real estate market is performing

• or what a custom selling strategy might look like for your property

I would be happy to help.

Contact Caitlin Heine

Iconic YEG Real Estate Team
RE/MAX Real Estate
Edmonton, Alberta

📞 587-336-3176
🌐 iconicyeg.com

Let’s create a strategy that gets your home noticed — and sold.

There’s something special about finding a home that doesn’t just check the boxes—but actually supports the lifestyle you want to live.

For many buyers entering the next chapter of life, the priorities shift. Less maintenance. More freedom. A sense of community. And ideally, a home that keeps you connected to everything you need without sacrificing space or independence.

This beautifully maintained 1-bedroom condo in a vibrant 55+ community offers exactly that.

A Home That Makes Everyday Living Easier

From the moment you walk in, the layout feels open and practical. The open-concept kitchen, living, and dining area is filled with natural light, creating a bright space that works just as well for quiet mornings with coffee as it does for hosting friends or family.

The kitchen has been updated with all new appliances, making meal prep simple and efficient while maintaining a clean, modern feel.

The primary bedroom is generously sized, offering direct access to the patio and a walk-through closet that leads to a newly renovated 3-piece bathroom complete with a walk-in shower and built-in seat.

You’ll also find:

• New in-suite laundry appliances

• An oversized storage room

• Heated underground parking

• A private storage cage

These thoughtful features make daily life easier—especially during Edmonton’s winters.

A Building Designed Around Community

What truly sets this property apart is the lifestyle offered by the building itself.

This well-established 55+ community is known for its welcoming atmosphere and exceptional amenities, giving residents plenty of ways to stay active, social, and engaged.

Residents enjoy access to:

• A fitness room

• Billiards and games area

• A library

• A spacious social room for gatherings

• A guest suite for visiting friends or family

• A convenient car wash in the parkade

For many residents, these shared spaces become the heart of the building—where neighbours become friends and social connections form naturally.

Walkable Convenience at Your Doorstep

Location plays a major role in quality of life, and this condo delivers on that front as well.

Situated just steps from essential amenities, residents enjoy easy access to:

• Grocery stores

• Restaurants and cafés

• Medical clinics and pharmacies

• Banks

• The Edmonton Public Library

• Public transit

• The future LRT expansion

Everything you need is close by, making it easy to stay independent without relying on long drives across the city.

A Smart Option for Downsizing

Many buyers looking at 55+ communities are searching for something that offers less maintenance without sacrificing quality of life.

This condo provides exactly that balance.

Instead of worrying about yard work, snow removal, or ongoing home maintenance, residents can focus on enjoying their time—whether that means traveling, spending time with family, or simply enjoying a quieter, more manageable home.

A New Chapter, Without Compromise

Homes like this are about more than square footage.

They’re about creating a space where life becomes simpler, more social, and easier to enjoy.

For those considering the next step in downsizing or adult living in Edmonton, this condo offers a fantastic opportunity to step into a community that supports both independence and connection.

View Listing Here

Interested in seeing it in person?

Contact:
Caitlin Heine
Iconic YEG Real Estate Team | RE/MAX Real Estate
📞 587-336-3176

Discover 14019 88 Avenue NW – Luxury Living on a 12,000 sq ft Lot

Some homes stand out because of their finishes. Others because of their location. And occasionally, a property comes along that offers something far rarer — space, privacy, and scale in one of Edmonton’s most established neighbourhoods.

Welcome to 14019 88 Avenue NW, a beautifully renovated residence on the coveted Valleyview side of Parkview. Set on an extraordinary 12,000 square foot southwest-facing pie lot, this home combines over 4,000 square feet of developed living space with the kind of land and infrastructure that has become increasingly difficult to find in central Edmonton.

In a neighbourhood where redevelopment has often meant smaller lots and vertical builds, this property offers something different: room to breathe without sacrificing luxury.

A Home Designed for Both Everyday Living and Entertaining

Originally built in 1964 and extensively renovated with a major addition completed in 2009, the home blends timeless architecture with thoughtful upgrades that support modern living.

Inside, the home offers four bedrooms and three and a half bathrooms, along with a layout designed to balance open entertaining spaces with comfortable areas for daily life.

The heart of the home is the kitchen — a space designed not just for cooking, but for gathering. Anchored by a dramatic 12-foot granite island, the kitchen overlooks the backyard through a wall of windows, filling the main floor with natural light and connecting indoor living with the private outdoor setting.

Double ovens, a custom glass backsplash, and generous workspace make it equally suited to hosting large dinners or preparing family meals.

Throughout the home, four fireplaces create warmth and atmosphere, while site-finished hardwood floors and high-quality finishes reinforce the sense of craftsmanship.

Spaces That Elevate Everyday Life

Beyond the main living areas, the home includes a number of features that make daily living both more comfortable and more functional.

The lower level is designed as a true entertainment retreat. A sound-insulated media room features heated floors, theatre lighting, and built-in speakers — creating a cinematic experience without leaving home.

Adjacent to the media space is a dedicated gym and recreation area, offering flexibility for workouts, hobbies, or additional gathering space.

A spacious laundry room with sink provides convenience, while the custom mudroom includes built-in cabinetry and a second sink — ideal for managing busy family life or returning home after outdoor activities.

Estate-Scale Outdoor Living in Central Edmonton

Perhaps the most remarkable feature of this property is the land itself.

At approximately 12,000 square feet, the southwest-facing pie lot provides an outdoor setting rarely found this close to Edmonton’s river valley and downtown core.

The yard has been thoughtfully designed to maximize privacy and usability. Mature trees create a natural canopy, while irrigation systems support the lawn and gardens. A concrete patio provides space for entertaining, and a wood-burning outdoor fireplace adds warmth and atmosphere to evenings spent outdoors.

In a city where many central lots have been subdivided over time, a property of this scale offers something increasingly rare: estate-style outdoor living in the heart of the city.

A Garage Configuration Rarely Seen in Central Edmonton

For collectors, hobbyists, or anyone who values workspace and storage, the garage infrastructure at 14019 88 Avenue is exceptional.

The property includes:

• An oversized attached double garage

• A heated 16’ × 39’ detached four-car garage

Together, they provide six enclosed parking spaces, a configuration rarely found in mature neighbourhoods like Parkview.

The detached structure offers flexibility beyond vehicle storage. With its size and layout, it could easily function as a workshop, studio, creative space, or additional recreational area.

For buyers who appreciate vehicles, tools, or projects, this kind of infrastructure represents a unique opportunity.

Infrastructure That Supports Long-Term Comfort

Luxury homes are defined not only by their finishes, but also by what lies behind the walls.

This property includes a number of important upgrades designed for long-term comfort and efficiency:

• Hardie Board siding

• Triple-pane windows

• Tankless hot water system

• EV charger

• Two high-efficiency furnaces

• Integrated sound system

• Security system with cameras

• Central vacuum

These improvements reflect a thoughtful investment in the home’s longevity and functionality.

Living in Parkview

Beyond the property itself, the surrounding community is one of Edmonton’s most desirable.

Parkview has long been recognized as one of the city’s premier residential neighbourhoods. Its tree-lined streets, large lots, and architectural diversity create a character that newer communities simply cannot replicate.

Located just minutes from downtown, Parkview offers an ideal balance between urban access and quiet residential living.

Residents enjoy immediate proximity to:

• Edmonton’s River Valley trail system

• Buena Vista Park

• The Valleyview shopping area

• Top-rated schools

• Golf courses

• River Valley scenic viewpoints

For those who value outdoor recreation, the nearby trail network offers year-round opportunities for walking, cycling, and exploring one of North America’s largest urban park systems.

The Valleyview side of Parkview, where 14019 88 Avenue is located, is particularly sought after for its proximity to the river valley and its established streetscape.

A Rare Opportunity in a Mature Neighbourhood

As central Edmonton continues to evolve, properties that combine large original lots, extensive renovations, and modern infrastructure are becoming increasingly rare.

14019 88 Avenue offers all three.

For buyers seeking luxury living without sacrificing land, privacy, or garage space, this property presents an opportunity that is difficult to replicate.

Explore the Property

14019 88 Avenue NW
Parkview, Edmonton
Offered at $1,600,000

For more information, private viewing opportunities, or full property details, contact:

Caitlin Heine
Iconic YEG Real Estate Team
RE/MAX Real Estate
587-336-3176
caitlin@iconicyeg.com

A Rare Multi-Generational 7 Bedroom Estate Offering Nearly 4,800 Sq Ft of Finished Living Space

Some homes are built for living.

Others are built for gathering.

And a rare few are designed for families who choose to live together — comfortably, privately, and with room to grow.

Welcome to 9226 154 Street NW in Sherwood, Edmonton — a custom-built, nearly 4,800 sq ft estate offering 7 bedrooms, 5 full bathrooms, and a layout that is increasingly difficult to find in West Edmonton.

Offered at $749,000, this property delivers exceptional scale, flexibility, and long-term functionality in one of Edmonton’s most established and convenient communities.

A Home Designed for Multi-Generational Living in Edmonton

As housing evolves, more families are choosing to live together across generations. Whether it’s aging parents, adult children, blended families, or long-term guests, the need for privacy and independence under one roof has never been greater.

This home answers that need.

Main Floor Private Suite

One of the most valuable features of 9226 154 Street is the massive main floor bedroom complete with its own private ensuite and walk-in closet.

No stairs required.
No shared bathrooms.
True autonomy within the home.

This makes it ideal for:

• Grandparents living with family

• Guests who need extended stays

• A live-in caregiver

• Or a private executive home office

Four Oversized Bedrooms Upstairs — Including Two Private Ensuites

The upper level was thoughtfully designed with privacy in mind.

You’ll find:

• A spacious primary retreat featuring an opulent 5-piece ensuite and walk-in closet

• A second bedroom with its own private ensuite and walk-in closet

• Two additional oversized bedrooms connected by a Jack & Jill bathroom

That means three separate bathroom spaces serving the upper level alone — something rarely found in Sherwood homes.

For large families, this layout dramatically reduces morning congestion and increases daily comfort.

A Fully Finished Basement That Functions Like Its Own Level

The professionally finished basement adds another 1,541 sq ft of developed living space, bringing the total to nearly 4,800 sq ft.

Downstairs you’ll find:

• Two additional large bedrooms

• A full bathroom

• A custom bar area

• A theatre room

• Expansive open living space

This lower level works beautifully for:

• Teenagers seeking independence

• Extended family quarters

• Long-term guests

• Recreation and entertaining

The separation across three levels allows everyone to have space — without sacrificing connection.

A Gourmet Kitchen Built for Real Family Life

At the center of the home sits a spacious and functional gourmet kitchen featuring:

• Granite countertops throughout

• Oversized island with seating

• Gas stove

• Stainless steel appliances

• Massive walk-in pantry

• Rich cabinetry with timeless appeal

This kitchen isn’t just beautiful — it’s practical.

It was built for holiday gatherings, large dinners, weekend baking sessions, and everyday family routines.

The oversized island becomes the hub — where homework happens, conversations unfold, and memories are made.

Grand Living Spaces with Soaring Ceilings

The two-storey living room is one of the home’s most striking features.

• Dramatic vaulted ceilings

• Floor-to-ceiling windows

• Abundant natural light

• Gas fireplace with black rock surround

• Hardwood flooring and architectural pillars

The space feels elevated without being cold. Spacious without being overwhelming.

It’s the kind of room that accommodates both quiet evenings and large family celebrations.

Outdoor Space Designed for Edmonton Living

The west-facing backyard offers afternoon and evening sunlight — perfect for Alberta summers.

Outside you’ll find:

• Fully landscaped yard

• Covered patio / deck

• Mature trees

• Oversized double drive-through garage

Whether you’re hosting summer barbecues, watching children play, or simply enjoying quiet evenings, the outdoor space adds another dimension of livability.

Living in Sherwood, Edmonton

Sherwood is one of West Edmonton’s most established and desirable communities.

Residents love it for:

• Mature tree-lined streets

• Larger lot sizes

• Proximity to schools

• Easy access to parks and walking trails

• Minutes to West Edmonton Mall

• Quick connections to major transportation routes

Families appreciate the balance Sherwood offers — quiet residential streets while remaining close to everyday essentials.

For buyers searching for homes near schools in West Edmonton or large family homes in Sherwood, this location consistently remains in demand.

Exceptional Value at $749,000

At $749,000, 9226 154 Street offers:

• Nearly 4,800 sq ft of finished living space

• 7 true bedrooms

• 5 full bathrooms

• Main floor private suite

• Multiple ensuites upstairs

• Fully finished basement

• Custom-built quality (2010)

Finding this combination of size, layout, and bathroom count in Sherwood at this price point is exceptionally rare.

For families seeking long-term flexibility, this home provides space that will grow with you for years to come.

Who This Home Is Perfect For

This property is ideal for:

• Multi-generational families in Edmonton

• Large or blended families

• Buyers needing a main-floor bedroom

• Families hosting international relatives

• Professionals who entertain

• Anyone seeking exceptional space in West Edmonton

This is not simply a 7-bedroom house.

It is a thoughtfully designed estate that supports how modern families actually live.

Explore 9226 154 Street NW with Iconic YEG

If you’ve been searching for:

• 7 bedroom homes in Edmonton

• Multi-generational homes in Sherwood

• Large family homes in West Edmonton

• Executive homes with main floor suites

This is a rare opportunity worth seeing in person.

Contact Iconic YEG Real Estate Team of RE/MAX Real Estate to schedule your private showing and experience the scale, layout, and flexibility this home offers.

Because sometimes, the right home isn’t just about square footage.

It’s about how it allows your family to live — together.

Book Your Private Showing

304 – 9336 Jasper Ave NW | Louie Pointe | $149,900

Every once in a while, a condo hits the market that simply doesn’t make sense — in the best way.

Top floor. Vaulted ceilings. 1.5 bathrooms. South-facing views. Built in 2007. And only $149,900.

In a downtown condo market filled with older 1960s–1980s concrete towers, this boutique residence in Louie Pointe stands apart.

This is not a dated high-rise unit.

This is elevated, executive-style living in a newer construction building in The Quarters on Jasper Ave.

Not an Old Building — Built in 2007

Let’s talk about what matters.

Louie Pointe was built in 2007, which means:

• More modern construction standards

• Updated design compared to older downtown towers

• Better layout efficiency

• Contemporary curb appeal with stone exterior detailing

• Boutique low-rise feel instead of a crowded high-rise atmosphere

For under $150K, finding a 2007-built condo in downtown Edmonton is rare.

Top Floor + Vaulted Ceilings = Instant Upgrade

The top-floor position means:

• No upstairs neighbours

• More privacy

• More light

The vaulted ceilings dramatically change how the space feels. The height creates openness you simply don’t find in most one-bedroom condos.

Combined with the south-facing balcony, you get:

• Natural sunlight

• Jasper Ave views

• Glimpses toward the River Valley

It feels airy, elevated, and far more premium than its price suggests.

1 Bedroom + 1.5 Bathrooms (Rare Layout)

Most one-bedroom condos in this price range offer a single bathroom.

This one offers:

• A full main bath for guests

• A private 2-piece ensuite

• A walk-in closet in the primary bedroom

That extra half bath is a luxury feature in a compact condo — and adds meaningful resale appeal.

Finishes That Feel Intentional

This former show suite includes:

• Hardwood flooring

• Granite countertops

• Slate tile backsplash

• Upgraded slate tile bathrooms

• Stainless steel appliances

• Modern lighting

• Air conditioning

Nothing feels builder-basic. It feels curated.

Location: Where Downtown Meets Nature

Living at 9336 Jasper Ave NW means you’re:

• 5 minutes to Downtown Edmonton

• 6 minutes to Rogers Place & Ice District

• 3 minutes to Louise McKinney Riverfront Park

• Steps to the River Valley trail system

• Minutes to Riverdale & Dawson Park

• 4 minutes to Riverside Golf Course

• Close to LRT and transit

You get urban energy and river valley calm in one address.

Why $149,900 Is Exceptional

At this price, buyers are typically choosing:

• 1970s high-rise buildings

• One bathroom layouts

• Lower floors

• No vaulted ceilings

• No architectural character

This condo offers:

✔ 2007 construction
✔ Top floor
✔ Vaulted ceilings
✔ 1.5 baths
✔ South exposure
✔ Boutique building
✔ Prime Jasper Ave location

For under $150K.

That combination is extremely difficult to find in Edmonton right now.

The Bottom Line

If you are looking for:

• A first home in downtown Edmonton

• A stylish condo without high-rise density

• A smart investment property

• Or simply the best-value condo in the core

304 – 9336 Jasper Ave NW deserves serious attention.

Because at $149,900, this isn’t just another listing.

It’s an opportunity.

VIRTUAL TOUR

Now Listed at $324,900 | MACCOSHAM LOFTS | Downtown Edmonton

There are condos… and then there are true warehouse lofts.
And those almost never come to market.

This authentic warehouse loft is a rare opportunity to own a piece of Edmonton’s architectural history, thoughtfully reimagined for modern urban living. Located in the heart of the Warehouse District, this top-floor, corner-unit loft delivers the kind of character, scale, and flexibility that buyers are constantly searching for and almost never find.

Authentic Loft Living, the Way It Was Meant to Be

Converted by Dub Architects, this historic warehouse maintains the soul of the original building while offering contemporary comfort. Inside, you’re greeted by soaring 13-foot exposed timber ceilings, original beams and columns, and an open layout that feels expansive, creative, and unapologetically urban.

Natural light pours in through oversized west-facing windows, highlighting the warm wood tones and industrial details that define true loft living. This is not a reproduction. This is the real thing.

Designed for Flexibility and Creative Living

With approximately 860 square feet of open space, this loft is currently set up as a one bedroom plus den, featuring a raised sleeping loft with low ceilings that create an intimate, cozy retreat, while leaving the main level wide open for living, working, entertaining, or designing entirely to your taste.

The possibilities are endless. Whether you envision a gallery-style living room, a home office with architectural presence, or a minimalist industrial aesthetic, this space adapts to you. The only limitation here is imagination.

Thoughtful Updates, Timeless Materials

Modern upgrades blend seamlessly with historic charm. The kitchen features concrete countertops, a large island, newer appliances, and clean industrial finishes that feel both functional and design-forward. New laminate flooring runs throughout, complementing the exposed wood and steel. The bathroom has been beautifully renovated with a modern, spa-like feel.

Additional features include in-suite laundry, air conditioning, and underground titled parking, a true luxury in this part of the city.

Even better, condo fees are an exceptionally low $372.20 per month, and they include heat and water, making ownership both stylish and practical.

A Location That Defines Urban Edmonton

This loft sits at the crossroads of everything that makes downtown Edmonton vibrant. Steps from the Ice District, Brewery District, Educational District, and the core of the Warehouse District, this is a lifestyle built around walkability, culture, food, events, and energy.

Morning coffee, evening hockey games, local breweries, university campuses, and downtown offices are all part of your daily rhythm here. This is city living with authenticity and edge.

Rare. Architectural. Unrepeatable.

Units in this building rarely come available, and this is the first opportunity since 2023. That alone makes this listing notable. Combined with its top-floor position, corner exposure, preserved architectural integrity, and flexible layout, this loft stands apart in a market saturated with generic condos.

View Video Tour

Ready to Experience This Loft in Person?

Warehouse lofts like this don’t photograph the full story.
You need to feel the scale.

Book a Private Tour

Caitlin Heine
Iconic YEG | RE/MAX Real Estate

📞 587-336-3176
📧 caitlin@iconicyeg.com

If you are thinking about selling a home in Edmonton, whether that is next month or next year, 2025 made one thing very clear.

Strong outcomes did not come from reacting to the market.
They came from preparation.

After eight years in real estate, more than 300 home sales across Edmonton, and leading the Iconic YEG Real Estate Team at RE/MAX Real Estate, I spent 2025 helping sellers make decisions around timing, pricing, preparation, and risk. The sellers who felt best about their results were not the ones who rushed to list. They were the ones who planned early and sold with intention.

That pattern matters as we move into 2026.

Edmonton Seller Market Snapshot (Single Family Homes, City Only)

Before getting into strategy, here is the context every seller should understand.

• 12,036 single family homes sold in Edmonton in 2025

• Median days on market: 22

• Median sale-to-list ratio: 98.81 percent

• 26.1 percent sold over list price

This was not a market where every home sold instantly.
It was a market where well-prepared homes stood out, and underprepared ones blended into the background.

When Did Homes Sell Best in Edmonton in 2025?

Spring Rewarded the Prepared

March through May consistently produced the strongest results for sellers.

• Faster sales

• Higher sale-to-list ratios

• More committed buyers

But this is the part many sellers miss.

The homes that benefited from spring momentum were not prepared in spring.
They were prepared before spring.

What this means for sellers in 2026

• February continues to be one of my strongest listing months

• Low inventory and serious buyers create opportunity

• Waiting to “see how spring looks” often means missing the advantage

Timing helps. Preparation is what makes timing work.

Which Price Ranges Performed Best for Sellers?

The $400K–$600K Range Drove the Market

This was the deepest buyer pool in 2025.

• $401K–$500K: 3,968 sales

• $501K–$600K: 2,693 sales

This range consistently produced the most activity, but it also punished overpricing.

Seller guidance

• Correct pricing matters more here than anywhere else

• Overpricing removes momentum quickly

• Well-positioned homes still created strong outcomes

Pricing is not about guessing or chasing the market. It is about understanding buyer behaviour, competition, and risk. I break down how pricing strategy actually works in Edmonton, and why small pricing decisions often have an outsized impact here:
👉 How to Sell Your Home for Top Dollar in Edmonton

Where Homes Sold Over Asking Price in Edmonton

Homes selling over list price were not evenly spread across the city.

Communities with consistent over-list activity included:

• Summerside

• Ottewell

• Chappelle Area

• Keswick

• The Hamptons

• Terwillegar Towne

• Alberta Avenue

• Klarvatten

What this means for sellers

Over-list results came from alignment, not luck.
Pricing, preparation, and buyer fit mattered far more than broad market conditions.

Selling a Home Under $400K

Demand remained strong under $400K, but buyers were selective.

High-activity communities included:

• Alberta Avenue

• Parkdale

• Eastwood

• Montrose

• Calder

• Beverly Heights

• Kiniski Gardens

Seller guidance

• Buyers in this range are value-focused and informed

• Condition, cleanliness, and pricing discipline matter

• This segment is sensitive to affordability changes

Move-Up and Luxury Sellers: What Changed in 2025

As price rises, the market becomes less citywide and more neighbourhood-specific.

• $650K–$749K: Keswick, Aster, Glenridding Ravine

• $750K–$999K: Keswick, Windermere, Westmount

• $1M plus: Windermere, Glenora, Parkview

Seller guidance

Above $650K, outcomes depended heavily on strategy.

Buyers were informed, selective, and comparison-driven. Exposure alone was not enough. Pricing accuracy and presentation mattered.

What Made the Biggest Difference for Sellers in 2025

Preparation consistently separated strong outcomes from average ones.

That meant:

• Creating a listing preparation plan before spending money

• Understanding which improvements actually delivered a return

• Staging and curating homes for the buyer demographic

• Using professional photography, video, and targeted marketing

• Telling a clear story to the right buyer

Preparation is rarely about doing more. It is about doing the right things. I have written in detail about how proper preparation impacts sale price, buyer perception, and time on market, including what actually matters and what often doesn’t when selling a home in Edmonton:
👉 Hang It Like You Mean It: The Prep Work That Sells Your Edmonton Home for More

How Sellers Should Prepare for 2026

Start planning early.

Early planning gives you options. It allows you to:

• Decide on timing with clarity

• Avoid spending money where it won’t matter

• Position your home intentionally rather than reactively

Preparation creates control. Control creates better outcomes.

If you want to see what proper pricing, preparation, and timing look like in practice, this is a real example from 2025:
👉 Listed, Shown, Sold in One Day

Who I Work Best With

I work best with sellers who value:

• Honest, direct advice

• Understanding the why behind pricing and strategy

• Calm guidance through high-stakes decisions

• Realistic expectations and thoughtful planning

If you are looking for pressure or shortcuts, I am likely not the right fit.

Final Thought for Sellers

The strongest sellers in 2025 were not chasing the market.
They were preparing for it.

If selling a home in Edmonton is something you are considering in 2026, even quietly, starting the conversation early allows us to plan properly and avoid unnecessary stress. There is no obligation and no pressure. Just clarity, strategy, and honest guidance so you can move forward when the timing is right.

Caitlin Heine
Iconic YEG Real Estate Team
RE/MAX Real Estate
RE/MAX Chairman’s Club Team Award 2025

If you are thinking about buying a home in Edmonton, whether that is next month or next year, 2025 offered some very clear lessons about what actually affects outcomes.

The biggest mistake I saw buyers make this year was not choosing the wrong time to buy.
It was waiting too long to start planning.

After eight years in real estate, more than 300 home sales across Edmonton, and leading the Iconic YEG Real Estate Team at RE/MAX Real Estate, I spent 2025 helping buyers navigate timing, competition, pricing, and risk. The buyers who did best were not the fastest. They were the most prepared. That pattern matters as we move into 2026.

Edmonton Buyer Market Snapshot (Single Family Homes, City Only)

Before getting into strategy, here is the context every buyer should understand about the Edmonton Real Estate Market in 2025.

• 12,036 single family homes sold in Edmonton in 2025

• Median days on market: 22

• 26.1 percent sold over list price

• 34.7 percent sold at or over list

This was not a market where everything was competitive.
It was a market where competition showed up in specific price ranges, seasons, and neighbourhoods.

When Is the Best Time to Buy a Home in Edmonton?

Spring Was the Most Competitive Period

March through May was the tightest window for buyers.

• March had the highest over-list activity, around 39 percent

• Median days on market dropped to about 15 days

• By December, only 11 percent sold over list and median days on market increased to 39 days

What this means for buyers in 2026

• Expect the most competition in spring

• Late summer and fall often provide more room to negotiate

• Spring buyers need financing, strategy, and decision clarity in place early

Which Price Range Was Most Competitive for Buyers?

The $400K–$600K Range Was the Pressure Zone

This is where the majority of buyers were active in 2025.

• $401K–$500K: 3,968 sales

• $501K–$600K: 2,693 sales

This is where multiple offers showed up most consistently.

Buyer guidance

• Below $500K, competition appears first and fastest

• Above $500K, buyers often have more room to be strategic

• Knowing which side of this line you are on matters

Where Homes Sold Over Asking Price in Edmonton

Homes selling over list price clustered in specific communities, not across the entire city.

Areas with consistent over-list activity included:

• Summerside

• Ottewell

• Chappelle Area

• Keswick

• The Hamptons

• Terwillegar Towne

• Alberta Avenue

• Klarvatten

What this means for buyers

If you are shopping in these areas, being “almost ready” can cost you.
Offer strategy matters more than speed.

Buying a Single Family Home Under $400K in Edmonton

Value still exists, but it clusters.

Communities with the most activity under $400K included:

• Alberta Avenue

• Parkdale

• Eastwood

• Montrose

• Calder

• Beverly Heights

• Kiniski Gardens

Buyer guidance

• This segment is sensitive to interest rate changes

• Condition, lot value, and inspection strategy matter more than finishes

• Planning ahead gives you leverage

Move-Up and Luxury Buyers: What Changed in 2025

Above $650K, the market became increasingly neighbourhood-specific.

• $650K–$749K: Keswick, Aster, Glenridding Ravine

• $750K–$999K: Keswick, Windermere, Westmount

• $1M plus: Windermere, Glenora, Parkview

Buyer guidance

Buyers at these levels are informed and selective.
Being clear on trade-offs matters more than urgency.

What I Focused on for Buyers in 2025

Being ready did not mean being rushed. It meant:

• Understanding financing early

• Reviewing documents and risk properly

• Knowing where competition actually existed

• Being comfortable walking away when something was not right

For condo buyers especially, document review is not a formality. It is a decision-making tool. I break down what actually matters and what to look for in Edmonton condo documents here:
👉 Condo Document Review in Edmonton: What Buyers Need to Know Before Purchasing

How Buyers Should Prepare for 2026

Start planning early.

Early planning also means understanding the buying process before pressure sets in. I have written a detailed guide that walks through what buyers need to know about rebates, programs, timelines, and realistic expectations when buying a home in Edmonton:
👉 Everything You Need to Know About Buying a Home in Edmonton in 2025

Understanding your price range, neighbourhood options, and competition before emotions enter the picture creates leverage. Leverage creates better decisions.

Before You Rely on Online Tools Alone

If you have been relying on generic online advice or AI tools to guide your decision-making, it is worth understanding what those tools miss when it comes to Edmonton real estate:
👉 What ChatGPT Doesn’t Tell You About Buying a Home in Edmonton

Who I Work Best With

I work best with buyers who value:

• Honest, direct advice

• Understanding the why behind decisions

• Calm guidance in high-stakes moments

• Realistic expectations and long-term thinking

If you are looking for pressure or shortcuts, I am likely not the right fit.

Final Thought for Buyers

The strongest buyers I worked with in 2025 were not rushing to win.
They were planning to choose well.

If you are thinking about buying in Edmonton in 2026, even if it still feels early, having a conversation sooner gives you clarity, options, and leverage. There is no obligation and no pressure. Just information, strategy, and an honest look at what makes sense for you.

When the right opportunity appears, being prepared changes everything.

Caitlin Heine
Iconic YEG Real Estate Team
RE/MAX Real Estate