The Quick Answer
The showhome price is not the price. Here's what the builder's marketing doesn't tell you.
— John Carle, St. Albert REALTOR®
On this page
Key Takeaways at a Glance
- 5% GST on the final purchase price (including upgrades).
- Without them: 2-4°C hotter inside, AC runs 40% more, furniture fades.
- Builder says "June 15 possession." Reality: August 15.
"John Carle says:" — The Hidden Costs of Buying New in Jensen Lakes & Erin Ridge North (2025)
"You have specific needs (accessibility, multigen, specific layout) — resale can't deliver"
— John Carle, St. Albert REALTOR® in the market since 1999
The showhome price is not the price. Here's what the builder's marketing doesn't tell you.
The Showhome Price vs. Reality
| Line Item | Showhome Price | Actual Cost | Notes |
|---|---|---|---|
| Base Price | $629,900 | $629,900 | Includes standard finishes only |
| Lot Premium | — | +$15,000-$50,000 | Corner, pie, walkout, ravine, quiet street |
| Design Centre Upgrades | — | +$40,000-$120,000 | Flooring, cabinets, counters, backsplash, hardware, lighting, plumbing fixtures |
| Structural Changes | — | +$10,000-$60,000 | Extended garage, bonus room, dropped ceiling, window changes |
| GST (5%) | — | +$34,000-$42,000 | On final price (incl. upgrades). |
| Landscaping | — | +$25,000-$50,000 | Sod, fence, deck/patio, trees, irrigation. Builder = rough grade only. |
| Window Coverings | — | +$5,000-$15,000 | Blinds, shutters, drapes. West-facing = critical. |
| Appliance Upgrade | — | +$5,000-$20,000 | Builder package = basic. Most upgrade. |
| Legal Fees | — | +$2,500-$3,500 | New build = more complex (builder docs, warranty, GST). |
| Moving/Temp Housing | — | +$5,000-$15,000 | Possession delays = 30-90 days common. |
| TOTAL ALL-IN | $629,900 | $771,400-$1,010,400 | +22% to +60% over showhome price |
The GST Trap
5% GST on the final purchase price (including upgrades). You pay it at closing, so budget for the GST on that price.
Confirm the GST and any rebate with an accountant or the Canada Revenue Agency before you rely on one. The CRA's guide is the GST/HST New Housing Rebate.
The Landscaping Reality
Builder provides: rough grade (clay), maybe topsoil. That's it.
| Item | Typical Cost | Timing |
|---|---|---|
| Sod (2,500 sq ft) | $3,500-$5,000 | Spring/fall only |
| Fence (150 lin ft, 6 ft) | $8,000-$12,000 | Anytime (frozen ground = surcharge) |
| Deck (12x16, composite) | $15,000-$25,000 | Spring booking = 8-12 week wait |
| Patio (20x20, pavers) | $12,000-$18,000 | Spring booking = 6-8 week wait |
| Trees (3-4, 2" caliper) | $2,000-$4,000 | Spring/fall |
| Irrigation System | $4,000-$7,000 | Before sod |
| Grading Correction | $2,000-$8,000 | Often needed (builder grade settles) |
| TOTAL | $46,500-$79,000 | 6-18 months post-possession |
Pro tip: Get 3 quotes before possession. Book contractors now for spring. The best are booked 6 months out.
The Window Covering Crisis
West-facing rear yards in Jensen Lakes/Erin Ridge North = brutal summer heat.
| Solution | Cost (Main Floor) | Timeline |
|---|---|---|
| Custom blinds (cellular, motorized) | $8,000-$15,000 | 4-6 weeks |
| Shutters (polywood, full height) | $12,000-$20,000 | 6-8 weeks |
| Exterior solar screens | $3,000-$5,000 | 2-3 weeks |
| Builder "package" (basic vinyl) | $2,500-$4,000 | At possession |
Without them: 2-4°C hotter inside, AC runs 40% more, furniture fades. Budget $8K-$15K. Do it before first summer.
The Possession Delay Reality
| Builder | Typical Delay | Longest Seen (2023-24) | Cause |
|---|---|---|---|
| Coventry | 30-60 days | 120 days | Municipal inspections, grading |
| Jayman | 30-45 days | 90 days | Supply chain (windows, appliances) |
| Stepper | 45-90 days | 150 days | Custom changes, labour |
| Homes by Avi | 15-30 days | 60 days | Standardized product |
| Cardel | 30-60 days | 100 days | Municipal, landscaping bonds |
Your lease ends June 30. Builder says "June 15 possession." Reality: August 15.
- 2 months hotel/Airbnb: $6,000-$10,000
- Storage: $300-$500/mo
- Pet boarding: $50/day
- Buffer: 90 days post-target. Budget for it.
The Warranty Reality (What's Actually Covered)
| Warranty | Duration | Covers | Doesn't Cover |
|---|---|---|---|
| 1-Year Workmanship | 1 yr | Defects in materials/labour | Normal wear, owner damage, settling cracks <3mm |
| 2-Year Systems | 2 yr | Electrical, plumbing, HVAC delivery | Appliances (manufacturer warranty), cosmetic |
| 5-Year Envelope | 5 yr | Water penetration, roof, walls, windows | Condensation, maintenance neglect, landscaping damage |
| 10-Year Structural | 10 yr | Load-bearing: foundation, floors, roof structure | Non-structural cracks, cosmetic, finishing |
Key exclusions: Grading/settling (first 2 years), landscaping, fences, decks, driveways, cosmetic items, appliances, owner modifications.
PDI (Pre-Delivery Inspection) is your ONE shot. Bring your own inspector. Document everything. Photos, video, written. Missing items = your problem after possession.
The "Included" Upgrades That Aren't
| Marketing Says | Reality |
|---|---|
| "Hardwood included" | 3/8" engineered, 3" plank, 2 colors. Upgrade to 3/4" solid, 5" plank, wide color = $8K-$15K |
| "Quartz counters included" | Level 1 (3 colors), 2cm, standard edge. Level 3, 3cm, waterfall edge = $6K-$12K |
| "Appliance package included" | Basic Whirlpool/Frigidaire. KitchenAid/Bosch/GE Profile = $8K-$20K |
| "Smart home included" | Thermostat + doorbell. Full package (lighting, locks, garage, sensors) = $3K-$8K |
| "Landscaping allowance" | $2,000-$5,000 credit. Actual cost = $45K+. Marketing math. |
The Total Cost of Ownership (Year 1)
| Expense | Resale (Renovated) | New Build (All-In) |
|---|---|---|
| Mortgage (5% down, 4.5%) | $3,100/mo | $3,600/mo (higher price) |
| Property Tax | $350/mo | $400/mo (higher assessment) |
| Insurance | $150/mo | $120/mo (new = lower) |
| Condo/HOA Fees | $0-$450/mo | $0-$450/mo |
| Immediate Repairs/Reno | $0 (done) | $0 (warranty) |
| Landscaping/Window Coverings | $0 (done) | $5,000-$10,000/mo (cash flow) |
| GST Cash Flow Hit | $0 | $35,000-$45,000 (at close) |
| Possession Delay Buffer | $0 | $6,000-$10,000 |
Year 1 cash outlay (beyond mortgage): Resale ~$0. New build ~$50K-$70K.
When New Build Makes Sense (Despite the Costs)
- You need a warranty (risk aversion > cost)
- You have specific needs (accessibility, multigen, specific layout) — resale can't deliver
- You have the cash buffer ($70K+ liquid beyond down payment)
- You can wait (flexible possession, temporary housing sorted)
- You want modern systems (HRV, 200A, high insulation, smart rough-in) — retrofitting costs $50K+
My Advice
If you're stretching to afford the showhome price — buy resale. The hidden costs will break you.
If you have $100K+ liquid beyond down payment, want exactly what you want, and can wait — new build delivers. But negotiate: lot premium, design centre credit, landscaping allowance, and legal fee coverage. Ask an accountant whether any GST rebate applies before you treat one as part of the sale.
I've negotiated $25K-$50K in builder credits for clients. The builder rep won't offer. I will.
Book a new-build strategy call — we'll run your numbers on your lot.
Just Call John: 780-937-7534
John Carle, REALTOR® — since 1999. The showhome is a stage set. The contract is reality.
Related Posts:
- New Build vs. Resale in St. Albert: 2025 Real Numbers
- Living in Jensen Lakes: 2025 Complete Guide
- Living in Erin Ridge North: 2025 Complete Guide
Bottom Line
The showhome price is not the price. Here's what the builder's marketing doesn't tell you.
For advice grounded in your specific situation, talk to John directly.
Just Call John.