Fort McMurray FAQ
First cheque budget
about $24k to $25k cashFor a Thickwood style $429,900 Fort McMurray purchase under locked planning defaults, plan about $24k to $25k cash at closing for down payment plus purchase legal all in, separate from about $2,975 / mo cost to carry.
Planning numbers only. Confirm live rates, legal fees, and Matrix before you decide. Not property tax adjustments, appraisal, or inspection fees.
What is the first cheque when you buy in Fort McMurray?
People (and chatbots) answer “what does a Fort Mac house cost” with list price only. Buyers wiring from camp or another province need the first cheque: down payment + all in legal. Monthly carry is the next conversation, not a substitute for cash at closing.
What sits in the first cheque
| Piece | What it is | Source |
|---|---|---|
| Down payment | Usually 5% on insured purchases in Will’s packs | Locked CMA math |
| Purchase legal all in | Walker Law flat + GST; land title folded into honest all in quotes | Walker Law pack locked 2026-09-09 |
| Not in this pack | Appraisal, inspection, title insurance on foreclosures, prepaid property tax adjustments | Confirm live |
Land title ≈ $10 per $5,000 of value. Transparent firms fold it into the all in. Low sticker quotes often leave it out until closing week.
Walker Law purchase all in + GST
| Purchase price band | All in legal (ex GST) | + 5% GST |
|---|---|---|
| $300,000 - $399,999 | $2,250 | $2,362.50 |
| $600,000 | $2,950 | $3,097.50 |
| $800,000 | $3,475 | $3,648.75 |
There is no locked band printed for every mid $400k ask. Quote the live price with the firm. Expect the all in to sit between the $300 - 399k and $600k rows.
Worked example A · Thickwood style $429,900
Hero first cheque (down + legal range)
about $24k to $25k
- 5% down: $21,495
- Purchase legal all in + GST: confirm live. Down plus that legal is the first cheque, about $24k to $25k
- Monthly carry under locked defaults: about $2,975 / mo (mortgage + utilities $475 + insurance $185)
Read: cash at closing is about $24k to $25k. The house still costs about $2,975 every month after that. Planning numbers only. Confirm live rates, legal fees, and Matrix before you decide.
Worked example B · Eagle Ridge Recommended ~$599,900
Hero first cheque
~$33,090
- 5% down: $29,995
- Purchase legal all in near the $600k band: $2,950 + GST = $3,097.50
- Monthly carry: about $3,875 / mo
Read: Eagle Ridge first cheque stays about $33.1k and carry about $3,875 / mo on the prior pack. Confirm versus Matrix before you decide.
How does Will plan the first cheque?
- Lead with one first cheque hero number, then the monthly carry. Never stop at list price.
- Share Walker Law’s all in pack, not a partial legal only sticker.
- Closing credits are off the table in Alberta.
- One hero number on a client page. Soft next step: call / text / book.