Ever heard the term non-conforming use in real estate? 🏡 It refers to a property being used in a way that doesn’t align with current municipal or provincial zoning by-laws.

Understanding this can be important when buying, selling, or renovating—since it may affect what changes can (or can’t) be made to the property.

Thanksgiving is just a few weeks away! It’s a time to gather with family and friends, reflect on gratitude, and, of course, enjoy a comforting feast. Are you someone who likes to keep things traditional while still adding a little something to zhuzh up the meal? I gathered some recipes together to help do just that (yes, there’s maple syrup involved!).

Herb-Roasted Turkey with Gravy

Prep Time: 30 minutes

Cook Time: 3–3.5 hours

Ingredients

• 1 whole turkey (12–14 lbs), thawed

• 1/2 cup butter, softened

• 2 tbsp olive oil

• 4 cloves garlic, minced

• 2 tbsp each fresh rosemary, thyme, and sage (chopped)

• 1 lemon, halved

• 1 onion, quartered

• 2 carrots + 2 celery stalks, chopped

• 4 cups chicken or turkey stock

• Salt & pepper

Gravy:

• 1/4 cup drippings, 1/4 cup flour, 3 cups stock

Instructions:

1. Preheat oven to 325°F (165°C).

2. Rub turkey with butter, oil, garlic, herbs, salt, and pepper.

3. Stuff cavity with lemon, onion, herbs; lay veggies in pan.

4. Roast, basting every 45 min, until thigh reaches 165°F (74°C).

5. Rest 20–30 min. For gravy: whisk drippings + flour, slowly add stock, simmer until thick.

Creamy Garlic Mashed Potatoes

Prep Time: 10 minutes

Cook Time: 20 minutes

Ingredients

• 4 lbs Yukon gold potatoes, peeled/cubed

• 4 garlic cloves, peeled

• 1/2 cup butter

• 1 cup warm milk or cream

• Salt & pepper

Instructions

1. Boil potatoes + garlic in salted water until tender.

2. Mash with butter, adding milk gradually.

3. Season to taste.

Maple-Roasted Brussels Sprouts & Carrots

Prep Time: 10 minutes

Cook Time: 25–30 minutes

Ingredients

• 1 lb Brussels sprouts, halved

• 3 carrots, sliced

• 3 tbsp olive oil

• 3 tbsp maple syrup

• 1 tbsp Dijon mustard

• Salt & pepper

Instructions

1. Preheat oven to 400°F (200°C).

2. Toss veggies with oil, maple, Dijon, salt & pepper.

3. Roast 25–30 min, tossing halfway, until caramelized.

Classic Sage Stuffing

Prep Time: 15 minutes

Cook Time: 45 minutes

Ingredients

• 10 cups cubed day-old bread

• 1/2 cup butter

• 1 onion + 2 celery stalks, diced

• 2 cloves garlic, minced

• 2 tsp sage, 2 tsp thyme

• 2 cups chicken stock

• 1 egg

• Salt & pepper

Instructions

1. Preheat oven to 350°F (175°C).

2. Sauté onion, celery, garlic in butter. Add herbs.

3. Toss with bread, stock, egg.

4. Bake covered 30 min, uncovered 15 min.

Cranberry Sauce with Orange Zest

Prep Time: 5 minutes

Cook Time: 10 minutes

Ingredients

• 12 oz (340 g) cranberries

• 1 cup sugar

• 1/2 cup orange juice

• Zest of 1 orange

Instructions

1. Simmer cranberries, sugar, juice until berries burst.

2. Stir in zest, cool before serving.

Harvest Salad with Apple & Pecans

Prep Time: 10 minutes

Ingredients

• 6 cups greens

• 1 apple, sliced

• 1/2 cup toasted pecans

• 1/4 cup dried cranberries

• 1/4 cup goat cheese

Dressing: 3 tbsp olive oil, 1 tbsp apple cider vinegar, 1 tsp Dijon, 1 tsp honey, salt & pepper

Instructions

1. Toss greens, apple, pecans, cranberries, goat cheese.

2. Whisk dressing, drizzle before serving.

Pumpkin Pie with Maple Whipped Cream

Prep Time: 15 minutes

Cook Time: 55 minutes

Ingredients

• 1 pie crust

• 1 can (398 mL) pumpkin puree

• 3/4 cup brown sugar

• 1 tsp cinnamon, 1/2 tsp nutmeg, 1/2 tsp ginger, 1/4 tsp cloves, 1/2 tsp salt

• 2 eggs

• 1 cup evaporated milk

Maple Whipped Cream:

• 1 cup heavy cream

• 2 tbsp maple syrup

Instructions

1. Preheat oven 425°F (220°C).

2. Mix pumpkin, sugar, spices, eggs, milk. Pour into crust.

3. Bake 15 min, reduce to 350°F (175°C), bake 40 min.

4. Whip cream + maple syrup, top pie slices.

Let me know if you try any of these recipes and what you think of them. I also wouldn’t be opposed to leftovers! Happy Thanksgiving!

Hello valued clients,

As your trusted Calgary realtor, I am often asked about investing in residential rental properties here in our vibrant city. Calgary offers excellent opportunities for investors, but there are important considerations to keep in mind before making a purchase. In this month’s educational piece, I want to share some key points to help you make informed decisions when stepping into the rental market.

1. Understand the Local Market and Rental Demand

Calgary’s neighbourhoods vary greatly in rental demand. Areas close to the downtown core, universities, and major employment hubs tend to have higher demand for rental units. Research the vacancy rates and rental prices in different neighbourhoods to identify where your investment might generate the best return.

2. Know the Rules and Regulations

Alberta has specific rules governing rental properties, including tenant rights and property standards. Familiarise yourself with the Residential Tenancies Act and local bylaws in Calgary related to property management, rent increases, and landlord obligations to ensure compliance and avoid costly legal issues.

3. Assess the Property’s Income Potential

Calculate potential rental income based on current market rents for similar units in the area. Be realistic about vacancy rates and consider additional costs such as property management, maintenance, and repairs. Having a clear financial plan will help determine if the investment is viable.

4. Inspect and Evaluate the Property Thoroughly

Please conduct a comprehensive property inspection before purchasing. Pay special attention to the structure, roof, HVAC system, plumbing, and electrical. Older properties may require significant upgrades, which can impact your return on investment.

5. Understand the Costs and Taxes

In addition to the purchase price, budget for property taxes, insurance, condo fees (if applicable), and possible strata or reserve fund contributions. Be aware of any development charges or local improvement taxes that might apply in specific neighbourhoods.

6. Plan for Property Management

Decide if you will manage the property yourself or hire a professional manager. Self-management offers more control but requires time and expertise. Hiring a property management company can save you time and ensure that tenants are well cared for, although it comes with additional costs.

7. Review Financing Options

Secure financing early and explore different mortgage options. Keep in mind that lenders typically view investment properties differently from primary residences. Usually, investment loans require a larger down payment—generally at least 20%—and the interest rates are often higher. Lenders scrutinize these loans more closely, making qualification slightly more challenging than for financing a home you plan to live in personally.

8. Timing of Returns and Equity Growth

It’s essential to have realistic expectations about your investment. Many investors will need to contribute extra money each month to cover mortgage payments, maintenance, and vacancies until the property’s equity increases. Patience and a long-term perspective are often crucial for building wealth through rental properties.

9. Expenses and Tax Deductions

As a property investor, you can claim various expenses that homeowners living in the property cannot. These include mortgage interest, property management fees, property taxes, insurance, maintenance, repairs, and travel related to managing or inspecting the property. Keeping detailed records of these costs will help lower your taxable rental income or capital gains tax when you sell.

10. Selling Your Investment Property

When you sell a rental or investment property, realtor fees and other selling costs can be deducted from your sale proceeds to reduce your capital gains tax liability. These costs are considered selling expenses and include realtor commissions, legal fees, and other related expenses. Proper accounting for these costs can significantly enhance your after-tax returns.

11. Home Insurance Costs

Home insurance is another important consideration — for a rental property like this, you should budget approximately $2,500 annually. Proper coverage protects your investment from potential risks, including damage and liability claims, and is essential for safeguarding your financial future.

12. Know Your Exit Strategy

Have a clear plan for your investment: Will you hold onto the property long-term for steady cash flow, or do you plan to sell in a few years? Understanding your exit strategy will influence which property you purchase and how you manage it.

Scenario: Purchasing a Revenue Property in Calgary

Let’s consider an example of a buyer aiming to invest in a revenue property—a single-family detached home with a rentable basement suite. Imagine it’s a one-level bungalow with three bedrooms and 1.5 bathrooms, including a full bathroom in the basement with a separate entrance, making it an ideal rental unit.

Purchase Details:  

- Purchase price: $700,000

- Typical down payment for a revenue property: around 50%, so $350,000, because most lenders require a minimum of 50% down for investment properties

- Mortgage amount: $350,000

Expected Expenses at Purchase:  

- Realtor fees: Approximately 5% of the purchase price, around $35,000 (usually paid by the seller, but relevant for overall market insights)

- Legal fees and disbursements: About $2,000 to $3,000 for the lawyer’s review, registration, and closing costs

- Inspection & appraisal fees: Roughly $500 to $700

- Homeowner’s insurance: Around $2,500 annually—crucial for protecting your investment against risks like damages or liability

- Initial repairs/updates: Budget $5,000–$10,000 for repairs or cosmetic updates needed to make the property rental-ready

Ongoing Monthly Expenses:  

- Mortgage payments: Based on a 25-year amortization, interest rates, and lender terms, roughly $1,750 to $2,000 per month

- Property taxes: Typically $4,000–$5,000 annually, or about $330–$420 per month

- Homeowner’s insurance: Approximately $2,500 per year, or about $208 per month

- Maintenance and repairs: Budget at least 1% of the property’s value annually (around $7,000/year), which is about $583 per month

- Utilities: If the tenant pays utilities such as heat and electricity, your responsibility for these costs will be reduced. It’s generally recommended that tenants pay for heat and hydro themselves, as they tend to be more responsible with these utility expenses when they are directly paying for them. If utilities are included, expect to pay around $200–$300 per month for bills not covered by the tenant.

- Property management (if applicable): Around 8–10% of rental income, if you choose to enlist a property manager

Rental Income:  

- Main level (3 bedrooms, 1.5 baths): $2,000–$2,300 per month

- Basement suite (with separate entrance): $900–$1,200 per month

Net Cash Flow:  

- After deducting all expenses from rental income, your goal is to generate positive cash flow or at least break even, ensuring the investment is financially viable.

Additional Notes:  

- Because most lenders require around 50% down for revenue properties, your initial investment will be higher, but it often results in better financing terms and lower interest costs.

- Remember the tax advantages: expenses such as mortgage interest, property taxes, insurance, management fees, repairs, and utilities (if your tenants pay for some) can be deducted, which helps lower your taxable rental income or capital gains tax upon sale.

Investing in a revenue property can be a rewarding way to build wealth in Calgary, but success depends on thorough research and careful planning. I’m always here to help you crunch the numbers, evaluate properties, and guide you through the process.

Please feel free to reach out to me at your earliest convenience to discuss your investment goals. 

Let’s make your Calgary real estate investment a success!

Nestled in the southeast quadrant of Calgary, Chaparral has become one of the city’s more desirable suburban neighbourhoods. Founded in the mid-1990s, it blends recreational amenities, natural beauty, and modern residential development.

What It Feels Like to Live There

Chaparral offers a lifestyle that combines suburban calm with appealing outdoor amenities. At the heart of the neighbourhood is a 32-acre artificial lake surrounded by a 21-acre park, complete with waterfalls. The Bow River Valley and Fish Creek Provincial Park offers plenty of trails, wildlife, and river views to explore.

The community is divided into distinct sub-areas: Lake Chaparral, Chaparral Valley, and Chaparral Ridge; each offering different home styles, views, and price points. Buyers looking for lake access or estate lots can find premium options, while more affordable properties are available farther from the water.

Amenities & Schools

Chaparral was designed with families in mind. Local schools such as Chaparral School and Saint Sebastian Catholic School serve elementary-aged students, with middle and high schools available in neighbouring communities. Residents also benefit from the Blue Devil Golf Club, nearby retail centres like Shawnessy Towne Centre, and convenient access to daily shopping along Macleod Trail. Outdoor enthusiasts will appreciate easy access to Fish Creek Provincial Park, making it easy to balance city living with an active lifestyle.

Real Estate Snapshot

Chaparral’s housing market offers a wide range of options to suit different buyers. The average home price in fall 2025 is around $695,000, with condos and townhomes starting in the mid-$300,000s and detached single-family homes typically ranging from $600,000 to $800,000. At the higher end, estate and lakefront properties can reach $1.6 million or more, offering luxury living with premium amenities.

The community is made up primarily of single-family homes, though there are some townhouses and low-rise condos for buyers seeking a lower-maintenance lifestyle. Market conditions remain competitive, leaning toward a seller’s market thanks to low inventory levels. Homes are selling quickly, with a median of 18 to 25 days on the market, and prices have increased by roughly 5–7% year-over-year, particularly for properties with lake access or unique views.

Chaparral is a sought-after Calgary neighbourhood that blends recreational amenities, a strong sense of community, and steady real estate value. With the lake, green spaces, and family-friendly atmosphere, it remains a top choice for buyers seeking a balance of lifestyle and investment potential.

As the days get shorter, lighting becomes even more important. Bright, well-lit spaces feel warm and inviting — especially during fall showings. Open curtains during the day and add cozy lamps or warm-toned bulbs in the evenings to make your home shine. ✨

Sometimes it’s the little things that make buyers feel right at home.

There’s something magical about this season — crisp air, golden leaves, and fresh beginnings. Whether it’s a new home, a new chapter, or simply slowing down to enjoy the little things, fall is the perfect reminder to embrace change.

Real estate isn’t always about instant profit. Sometimes, the costs of owning a rental property can be higher than the income it brings in each month. When that happens, the owner has to cover the difference out of pocket — a situation investors want to avoid whenever possible.

Knowing the numbers before you buy is key to making smart, sustainable investments. 📊🏡

Adding natural elements, such as plants, to your home enhances the décor and improves your mental health by creating a more relaxing and nature-connected environment.

Incorporating natural touches into your home goes beyond style—it’s an investment in your well-being. Plants can help purify the air, reduce stress, and create a stronger connection to the calming rhythms of nature. Even a small splash of greenery can make your space feel fresher, warmer, and more inviting.

Hello everyone,

When it comes to real estate, each city has its own unique market dynamics and cultural nuances. Calgary offers a distinct experience tailored to our local economy, lifestyle, and community values. But how do Calgary buyers and sellers differ from their counterparts in larger global cities, such as New York or London, England? Let’s explore some key differences.

1. Market Size and Pace

Calgary’s real estate market is smaller and generally less fast-paced than big cities like New York or London. In Calgary, developments tend to unfold at a more measured pace, giving buyers and sellers more time to make decisions. In contrast, markets like New York and London often see rapid price fluctuations and a more competitive, high-pressure environment, with properties frequently receiving multiple offers within days of listing.

2. Buyer Preferences and Motivations

Calgary buyers tend to be more family-oriented, often valuing large yards, neighbourhood schools, and community amenities. Many are seeking spacious homes that prioritize lifestyle and outdoor activities, reflecting Calgary’s exceptional outdoor accessibility. In big cities like London and New York, buyers often focus on proximity to work, cultural attractions, or investment potential. High-rise apartments and condominiums dominate, and many buyers see real estate as a way to build wealth, viewing properties more as investments than as family homes.

3. Price Expectations and Negotiation

Calgary buyers are generally more open to negotiations, and the market can be more flexible, especially during slower periods. Sellers often expect some back-and-forth, and price adjustments are standard. In contrast, the competitive markets of New York and London often involve bidding wars, with buyers sometimes losing out due to quick offers above the asking price or strict bidding deadlines. Price negotiations tend to be more compressed and less flexible in such high-demand environments.

4. Market Influence: Economy and Industry

Calgary’s real estate is heavily influenced by the energy sector, with many buyers and sellers having ties to the oil and gas industries. When oil prices are high, activity increases; when they fall, the market tends to slow down. In comparison, New York’s market is driven by finance, media, and tech industries, while London’s is influenced by finance, fashion, and international business. These economic drivers create different cycles and sensitivities in each city’s housing market.

5. Cultural and Transactional Norms

Calgary buyers and sellers tend to approach real estate with a practical and community-focused mindset, often emphasizing the neighbourhood’s lifestyle and long-term stability. In London and New York, transactions can be more fast-paced and financially driven. In London, the process often involves a chain of buyers and sellers, while in New York, the purchasing process can include complex negotiations, attorney reviews, and short closing timelines.

Understanding these differences can help set realistic expectations, whether you’re buying, selling, or simply curious about how your local market compares on the global stage. As always, I’m here to help guide you through Calgary’s unique real estate landscape. 

Reach out anytime — I’d be happy to chat!

Tucked into a scenic bend of the Bow River in southeast Calgary, Deer Run is a community that perfectly blends natural beauty, family-friendly amenities, and a welcoming small-town feel. With Fish Creek Provincial Park wrapping around its eastern and southern edges, Deer Run offers residents something rare: peaceful suburban living with direct access to one of North America’s largest urban parks.

A Nature Lover’s Paradise

For anyone who loves the outdoors, Deer Run is hard to beat. The community sits right next to Fish Creek Provincial Park, where residents can enjoy year-round walking, cycling, and cross-country skiing on extensive trail networks. The popular Sikome Lake provides a sandy summer escape for swimming and picnicking, while the park’s wildlife and wooded pathways give families and nature enthusiasts endless opportunities to explore. It’s not uncommon for locals to enjoy evening strolls while spotting deer, owls, or coyotes.

Family-Friendly Living

Deer Run was designed with families in mind. The Deer Run Community Association is a hub of activity, offering everything from preschool programs to youth sports, fitness classes, and seasonal events that bring neighbours together. Outdoor facilities include tennis and pickleball courts, soccer fields, baseball diamonds, skating rinks, and even a skate park. Schools like Deer Run Elementary, Wilma Hansen Junior High, and nearby Catholic options make the community especially appealing for young families who want to stay close to home.

Convenience Meets Tranquility

Despite its serene, tucked-away feel, Deer Run has no shortage of nearby amenities. Residents can take care of daily errands at Deer Valley Market Place, shop at Southcentre Mall just a short drive away, or hop onto Deerfoot Trail for quick access to the rest of the city. Calgary Transit routes serve the community, with LRT stations like Fish Creek–Lacombe and Canyon Meadows nearby for commuters. This balance of convenience and tranquility makes Deer Run a unique pocket of the city.

A Close-Knit Community Spirit

What truly sets Deer Run apart is its strong sense of community. With only two entry points into the neighbourhood, traffic is minimal, creating a quiet and safe environment that encourages neighbours to connect. The community association organizes popular events such as seasonal clean-ups, family fun days, and ongoing food bank initiatives, making it easy for residents to feel engaged and supported. Membership is affordable and comes with perks like program discounts and access to local business savings.

Real Estate Snapshot

The Deer Run real estate market is showing strong momentum in 2025, making it a highly desirable community for both buyers and sellers. Average sold prices are hovering between $600,000 and $665,000, with active listings typically ranging from the mid-$300Ks to just under $900K. Price per square foot averages around $413–$459, depending on property type, while days on market are remarkably low—often less than three weeks and, in some cases, homes sell immediately. This reflects a competitive, fast-moving seller’s market.

Buyers can expect steady price appreciation, with recent trends showing monthly and quarterly gains of 6–11%, demonstrating Deer Run’s strong demand and investment potential. The community offers a variety of options, from affordable townhomes to larger single-family homes backing onto Fish Creek Park, making it attractive for both first-time buyers and move-up families. For sellers, the current conditions suggest excellent opportunities to list with confidence, while buyers should be prepared to act quickly and competitively when the right property becomes available.

Would you like to learn more about it or other communities near by? I’d love to chat and help you explore your options in this amazing community.

As the days grow shorter and the air turns crisp, there’s something special about bringing the colours and textures of autumn into your home. Fall is the perfect season to get creative with cozy, rustic décor and you don’t need to spend a fortune at the store to capture the spirit of the season. With a few simple DIY projects, you can transform your space into a warm and inviting retreat. Here are some fun and easy DIY fall decoration ideas to try this season.

Mason Jar Candle Holders

Mason jars are a staple for fall decorating because they’re versatile and budget-friendly. To make your own rustic candle holders, simply place tea lights or small LED candles inside. For an added autumn touch, fill the jar halfway with dried corn kernels, coffee beans, or acorns before setting in the candle. Wrap twine or burlap ribbon around the rim, and you’ve got a cozy, flickering accent piece perfect for your mantel or dining table.

Leaf Garlands

Falling leaves are one of autumn’s greatest treasures, and they can easily be turned into charming garlands. Collect colourful leaves from your yard or buy faux ones from a craft store. Press real leaves between heavy books for a few days to flatten them. Then, attach them to a string with clothespins or hot glue, spacing them evenly apart. Drape your garland along stair railings, across your fireplace mantel, or over door frames to bring a touch of the outdoors inside.

Pumpkin Centrepieces

Pumpkins are the stars of fall decorating, and they’re much more versatile than just carving jack-o’-lanterns. Hollow out a small to medium pumpkin and use it as a vase for fresh flowers, dried wheat stalks, or artificial blooms in warm autumn tones. You can also paint or stencil patterns onto mini pumpkins for an easy way to dress up your table or entryway. Metallic gold or white-painted pumpkins add a modern twist while still keeping that seasonal charm.

Cozy Wreaths

Nothing says “welcome fall” like a wreath on your front door. Instead of buying one, create your own with a grapevine or foam wreath form. Add faux leaves, pinecones, dried orange slices, or mini pumpkins using hot glue. Burlap ribbon makes a perfect rustic bow to tie it all together. A DIY wreath is a simple way to showcase your creativity and greet guests with seasonal cheer.

Rustic Centrepieces with Nature’s Bounty

Bring the outdoors in by crafting a centrepiece from natural elements. Use a wooden tray or shallow basket as a base, then fill it with pinecones, gourds, small pumpkins, and sprigs of greenery. Add in candles or fairy lights to give it a soft glow. This type of centrepiece works beautifully on coffee tables or dining tables, and you can adjust it as the season progresses; simply swap in fresh items like apples or pomegranates to keep it looking fresh.

DIY Fall Signs

Handmade signs are a popular trend in farmhouse-inspired décor, and they’re easy to make at home. Pick up a wooden board from the hardware store and paint it with a seasonal saying like “Hello Fall,” “Give Thanks,” or “Pumpkin Spice Season.” You can freehand your design, use stencils, or even decoupage with patterned scrapbook paper. Lean your sign on your porch, hang it in your entryway, or add it to your seasonal vignette indoors.

Seasonal Scents with Simmer Pots

While not technically a visual decoration, a simmer pot can fill your home with the fragrance of fall. Simply simmer water on the stove with ingredients like cinnamon sticks, orange peels, cloves, and star anise. Not only does it smell amazing, but it also adds a cozy, welcoming feel to your home that pairs perfectly with your new DIY décor.

DIY fall decorations can make your home look festive and create warmth, comfort, and a sense of connection to the season. These simple projects will help you embrace autumn’s beauty in your own unique style. Grab your crafting supplies, put on a cozy sweater, and let the season inspire you.

Every home tells a story.

Some are filled with first steps and late-night laughs. Others are fresh pages, waiting to be written.

Whether you're looking for a cozy condo, a forever family home, or something in between, I’m here to help you find the right fit—not just for today, but for your future.

Let’s find the place where your next chapter begins.