Quick answer: Alberta has no land transfer tax. Buyers pay two Land Titles Office (LTO) registration fees instead: a transfer-of-land fee ($50 + $5 per $5,000 of property value, or any fraction) and a mortgage registration fee ($50 + $5 per $5,000 of mortgage principal, or any fraction). Combined with legal/notary fees ($800-$1,500), title insurance ($150-$400), property-tax adjustments, inspection, and possibly 5% GST on new builds, Alberta closing costs are typically 1.5% to 3% of the purchase price — much lower than BC or Ontario.
What this means: A $500,000 resale home in Calgary or Edmonton has total closing costs of roughly $4,000-$6,000 in cash above the down payment — vs roughly $15,000-$20,000 for the same purchase in BC or Ontario. The absence of land transfer tax is Alberta’s biggest cost-of-purchase advantage.
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Why Alberta has no land transfer tax
Most Canadian provinces (Ontario, BC, Quebec, Manitoba, etc.) charge a land transfer tax (LTT) or property transfer tax (PTT) on every property purchase. Alberta does not. Alberta has historically funded the land titles system through fixed registration fees rather than a percentage tax on transfers.
The result: a $500,000 purchase that would attract roughly $13,000 of PTT in BC, or roughly $6,475 of LTT in Ontario (after $4,000 first-time buyer rebate), attracts roughly $1,000 of total Alberta Land Titles fees. The difference is the single biggest cost-of-purchase advantage Alberta has over those provinces.
Alberta Land Titles Office (LTO) registration fees
Two LTO fees apply at registration. Both follow a $50 base + $5 per $5,000 (or any fraction) formula under the 2026 Service Alberta Land Titles fee schedule, administered through accredited registry agents:
| Registration | 2026 fee formula | Example at $500,000 / $400,000 mortgage |
|---|---|---|
| Transfer of land | $50 base + $5 per $5,000 of property value (or any fraction) | $50 + (100 × $5) = $550 |
| Mortgage registration | $50 base + $5 per $5,000 of mortgage principal (or any fraction) | $50 + (80 × $5) = $450 |
| Total LTO fees | — | $1,000 |
Worked examples (2026):
- $300,000 home with $240,000 mortgage: $50 + 60 × $5 = $350 transfer fee; $50 + 48 × $5 = $290 mortgage fee. Total: $640.
- $500,000 home with $400,000 mortgage: $550 transfer fee + $450 mortgage fee = $1,000.
- $750,000 home with $600,000 mortgage: $50 + 150 × $5 = $800 transfer fee; $50 + 120 × $5 = $650 mortgage fee. Total: $1,450.
Both fees are paid through your real estate lawyer at closing as part of the legal-disbursement statement.
Legal fees
Alberta purchases are closed by a real estate lawyer. Typical 2026 fees for a single residential purchase:
- Lawyer fee: $800 to $1,500 for a standard purchase. Refinances or complex purchases (multi-title, assumption, assignment) cost more.
- Disbursements: courier, postage, registration submissions ($100-$250).
- Land Titles fees as above ($600-$1,500+ combined depending on property and mortgage size).
Total lawyer + disbursements + LTO fees: typically $2,000-$3,500 for a standard Alberta purchase.
Title insurance
Alberta title insurance is optional but routinely required by lenders. Typical 2026 cost: $150 to $400 for a one-time premium, depending on insurer (FCT, Stewart Title, Chicago Title) and property value. Title insurance protects against title fraud, undiscovered encumbrances, and surveying issues. Some Alberta lawyers use title insurance to replace a Real Property Report (RPR) with compliance, saving the cost of an RPR.
Property-tax and utility adjustments
At closing, your lawyer reconciles property taxes, condo fees (where applicable), and utility bills with the seller. Alberta municipalities typically bill property tax annually in late spring or summer; the closing date determines who pays what share.
If the seller has paid annual property tax already, you reimburse them for the post-closing portion (a debit to you). If the seller has not yet paid, you receive a credit for the seller’s pre-closing share. Typical Alberta property-tax adjustment range at closing: $500 to $3,000, depending on closing date and municipal tax schedule.
Inspection and appraisal
- Home inspection: $400-$700 for a single-family home in Calgary or Edmonton, less in smaller markets. Optional but strongly recommended.
- Appraisal: $300-$600. Often required by the lender when the down payment is large or the property is unique. Sometimes waived by the lender for high-ratio insured mortgages.
- Real Property Report (RPR): if not provided by seller, $400-$800. Alberta-specific document showing property boundaries and improvements; often replaced by title insurance in practice.
GST on new construction
A newly built home (or a substantially renovated home) is subject to 5% federal GST on the purchase price. Alberta does not add provincial sales tax (Alberta has no PST).
The federal GST New Housing Rebate can recover part of the GST when the purchase price is below specific thresholds:
- Full rebate (36% of GST paid, up to $6,300) on new homes priced up to $350,000.
- Partial rebate phasing out between $350,000 and $450,000.
- No federal rebate above $450,000.
Resale homes are not subject to GST. Filed via CRA Form GST190 (purchaser-applied rebates) or built into the builder’s pricing where the builder is paid the rebate directly under Form GST191.
Worked example: $500,000 Calgary resale, $400,000 mortgage
| Closing cost item | 2026 estimate |
|---|---|
| Land transfer tax | $0 (Alberta has none) |
| Land Titles transfer-of-land fee | $550 |
| Land Titles mortgage registration fee | $450 |
| Legal fee + disbursements | $1,200 |
| Title insurance | $250 |
| Property-tax adjustment (mid-year close) | $1,200 |
| Home inspection | $550 |
| Appraisal (if not waived) | $400 |
| RPR (if not provided) | $500 |
| GST (resale, no GST) | $0 |
| Total closing costs (cash above down payment) | ~$5,100 |
That works out to roughly 1.0% of the purchase price — still well below the 3%-5% rule of thumb commonly cited for closing costs across Canada. The same $500,000 resale in Toronto would attract roughly $6,475 in Ontario LTT alone (after $4,000 first-time buyer rebate), bringing total Ontario closing costs to roughly $12,000-$15,000.
Common mistakes
- Assuming Alberta has a land transfer tax. It doesn’t. The two LTO fees are the only government registration costs.
- Forgetting GST on new construction. The 5% GST applies on new homes and substantially renovated homes; it does not apply on resale. Check the agreement of purchase and sale carefully.
- Skipping title insurance to save $250. Title insurance often eliminates the need for a Real Property Report ($400-$800), so it can be net cheaper. Confirm with your lawyer.
- Not budgeting for property-tax adjustments. A mid-year purchase in Calgary or Edmonton can mean a $1,500+ debit on closing day.
- Overestimating closing costs. The common “budget 3-5% of purchase price” rule overstates Alberta closing costs by 2-3x. Alberta closes cheaply.
Frequently asked questions
Why doesn’t Alberta have a land transfer tax?
Alberta has historically chosen to fund its land titles system through registration fees rather than a percentage tax on every property transfer. This is a provincial policy decision; no other province has fully matched it.
What are the exact 2026 Alberta Land Titles fees?
The 2026 formula is $50 base + $5 per $5,000 of property value (or any fraction) for the transfer of land, plus $50 base + $5 per $5,000 of mortgage principal (or any fraction) for the mortgage registration. Both fees are paid through the buyer’s lawyer at closing.
Is there a first-time home buyer rebate in Alberta?
Alberta has no provincial first-time home buyer rebate (because there is no land transfer tax to rebate). First-time buyers can still use the federal First Home Savings Account (FHSA), the RRSP Home Buyers’ Plan (HBP), and the federal GST New Housing Rebate on new construction.
Do I pay GST on a resale home in Alberta?
No. GST applies on new construction and substantially renovated homes, not on resale. Resale homes in Alberta are GST-exempt.
What is the total cash I need above my down payment?
For a typical $500,000 Calgary or Edmonton resale: roughly $4,500-$6,000. For a new-construction home of the same price (with GST and rebate): roughly $17,000-$22,000.