Understanding how to read a St. Albert MLS listing can make a major difference when buying or selling a home in Alberta. Whether you’re browsing homes in St. Albert, Edmonton, or Sturgeon County, knowing how to interpret the details will help you compare properties, spot red flags, and ask the right questions. Below is a clear guide to help you read an MLS listing like a pro.
What Is the MLS?
The Multiple Listing Service (MLS) is a cooperative database used by Canadian real estate professionals. In Alberta, MLS data is managed by the Canadian Real Estate Association (CREA) and regional boards such as the REALTORS® Association of Edmonton. The MLS provides accurate, up‑to‑date property information used by licensed REALTORS® to help buyers and sellers.
Key Sections of a St. Albert MLS Listing
Every MLS listing follows a fairly consistent structure. Here’s how to understand each part.
1. Basic Property Information
- Address: The property’s full civic address in St. Albert or the surrounding area.
- MLS Number: A unique ID used to track the listing.
- Price: The current list price — this may change if the seller adjusts their strategy.
- Status: Active, Pending, or Sold.
2. Property Description
This section offers a narrative overview written by the listing agent. It often highlights:
- Key features (renovations, upgrades, lot size)
- Neighbourhood highlights (proximity to trails, schools, transit)
- Unique selling points such as a large backyard or finished basement
The best descriptions reflect features that matter most in Alberta communities, including energy efficiency, garage space, and proximity to local amenities.
3. Home Specifications
- Square Footage: Usually measured above grade only, as per CREA guidelines.
- Bedrooms and Bathrooms: Note whether bedrooms are above grade or in the basement.
- Year Built: Important for understanding building codes and mechanical system lifespans.
- Style: Bungalow, 2‑storey, split‑level, etc.
4. Lot and Exterior Details
- Lot Size: Provided in square metres or square feet; important in St. Albert where lot sizes vary significantly by neighbourhood.
- Zoning: Municipal zoning rules from the City of St. Albert influence what you can do with the property.
- Parking: Attached garage, detached garage, driveway size, RV parking.
5. Room Measurements
Listings include measurements for each major room. Keep in mind:
- Measurements must follow CREA measurement standards.
- They may differ from buyer measurements, so verify if exact size matters.
6. Features and Inclusions
This section lists what comes with the home. Common inclusions are:
- Kitchen appliances
- Washer/dryer
- Window coverings
- Built‑in shelving
If something is not listed, assume it may not be included — always clarify with your REALTOR®.
7. Condo or HOA Details (if applicable)
If the St. Albert property is a townhouse or condo, the MLS listing will include:
- Condo fees
- What fees cover (heat, water, reserve fund contributions)
- Special assessments
- Parking stall details
8. Additional Remarks and REALTOR® Notes
This section is often overlooked but can be valuable. It might include:
- Occupancy restrictions
- Notice requirements for showings
- Updates not reflected in public property records
9. Neighbourhood Data
Many St. Albert MLS listings integrate local insights such as:
- Proximity to St. Albert public and Catholic schools
- Distance to Servus Place, parks, or trail systems
- Transit information via Edmonton Metro Transit
Tips for Reading an MLS Listing Like a Pro
- Compare similar homes: Look at active and sold comparables in St. Albert neighbourhoods like Erin Ridge, Akinsdale, or Oakmont.
- Watch for vague language: Phrases like “handyman special” or “as‑is” usually signal extra work.
- Verify details: When in doubt, your REALTOR® can confirm measurements, ages, or permits.
- Look for updates: Alberta buyers often value new roofing, windows, furnaces, and hot water tanks due to climate considerations.
Final Thoughts
Reading a St. Albert MLS listing becomes easier once you understand how each section works. With the right REALTOR® and a clear sense of what matters most to you, MLS listings become a powerful tool for navigating the real estate markets in St. Albert, Edmonton, and Sturgeon County.
