Airdrie, Alberta
Airdrie is the most residential tax base in Alberta — 88.4% of its $19.7 billion of assessment is housing — and the hardest of these five cities to see into: no open roll, a permit dataset that records 267 dwelling units in fourteen years, and no CMHC housing-starts series at all because the province counts it inside Calgary.
7 buildings · 4 with an owner established · 10 sources · 2 tier B · 5 tier A · prepared 2026-10-03
The register is Alberta's and so is the price: SPIN2's public product catalogue sells a Current Certificate of Title for $10.00 as an Acrobat file, charges the same for an online view, and strips the owner name out of every bulk product it sells — its volume Front of Title and Front-and-Back files "are not certified nor do they contain owner name (due to new privacy policy)", and owner-name access on a title preview "only applies to Registry Agents, Internal LTO and Government Staff, SPIN 2 System Administrators and Municipalities - No Others". From 29 May 2025 the same titles can also be bought through the Alberta Registry for Land Online, and ARLO becomes the system of record when SPIN2 retires in December 2026. Airdrie publishes no assessment roll. Its open data site carries 39 datasets — parks, playgrounds, picnic tables, firepits, contours, bus stops, land use districts — and a 25,687-record address and property parcel layer with no value and no owner in it. It does publish a building and trade permit layer naming the contractor on each permit, which is more than Edmonton does, but that file records only 267 dwelling units across 6,000 permits spanning 2012 to July 2026, in a city that issued 1,951 residential permits in 2025 alone. So in Airdrie both halves of the question are closed: the value is not open and the owner is paid.
- alta.registries.gov.ab.ca — “"The user agrees to the terms and conditions set out in the Copyright and Disclaimer statement." The product catalogue restricts the owner-name field to "Registry Agents, Internal LTO and Government Staff, SPIN 2 System Administrators and Municipalities - No Others."”
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| Kingsview Market Highway 2 at Yankee Valley Boulevard 119,428 sq ft |
Retail | Melcor Developments Ltd. The largest named retail property in Airdrie that any filing states. Melcor's 2025 Annual Information Form lists Kingsview Market under Southern Alberta at 119,428 sq ft of GLA, acquired in stages 2010-2020, 100% leased in both 2025 and 2024, and Kingsview Commercial at a further 17,066 sq ft, also 100% leased, acquired 2020 and held through a joint arrangement. Melcor's own leasing site places Kingsview Market in Airdrie at Highway 2 and Yankee Blvd with space from 1,200 to 50,000 sq ft. Full occupancy across both in a year when Melcor's company-wide occupancy was 81.1% says something about commuter-town retail. |
Public company | —B |
| Melcor's Airdrie land bank Airdrie, Alberta 433 acres |
Land | Melcor Developments Ltd. Melcor's 2025 AIF breaks its 9,003-acre raw land inventory down by municipality, and the Airdrie line is unusual: 433 acres, all of it residential, with zero commercial or industrial acres — the only municipality in Melcor's entire Alberta book with that profile. Calgary by comparison is 507 residential and 39 commercial; Lethbridge 528 and 177. A land bank with no employment land in it is a precise description of what Airdrie is for. |
Public company | —A |
| Bayside, Bayview and Canals Landing west Airdrie |
Residential | Genesis Land Development Corp. Genesis Land Development Corp. (TSX: GDC) names Airdrie as one of its four development areas and lists three communities there on its own site: Bayside (established and growing, "offers access to waterways, walking paths and beautiful sunsets"), Bayview (growing, "Centred around winding canals and walking paths") and Canals Landing (completed). Its own Airdrie page claims "the last 30 years planning and creating... award-winning communities" in the city and refers to "the Genesis Place recreation centre" as a Bayside amenity. Its Q2 2026 release reports 108 residential lots sold across the Calgary Metropolitan Area in H1 2026, not broken out by municipality. |
Public company | —B |
| Airdrie Postal Station 2945 Kingsview Boulevard SE 423 m2 |
Industrial | Canada Post One of only two Crown-owned federal parcels in Airdrie, per the Directory of Federal Real Property: 0.91 ha of Crown-owned land at 2945 Kingsview Boulevard SE carrying 423 m2 of building. The entire federal footprint in a city of 92,544 people is four parcels and 0.9 hectares — the post office, and the RCMP's leased district office at 2 Highland Park Way NE (3,921 m2) with a leased storage unit at 127 Kingview Road. |
Government | —A |
| RCMP Airdrie District Office and Detachment 2 Highland Park Way NE 3,921 m2 |
Institutional | Not established a paid title search would answer it The federal register records the RCMP's interest in its own Airdrie detachment as "Lease or Licence" over 3,921 m2 — the largest federal floor area in the city is rented, and the landlord is on a certificate of title at $10.00. The RCMP also leases units 207 and 209 at 127 Kingview Road as a storage site. |
Not established | —A |
| Airdrie's largest assessed property not published |
Land | Not established the register is open, but this building was not matched There is no answer available. Airdrie publishes no assessment roll and no parcel-value layer; its open data site's 39 datasets include an address and property parcel layer of 25,687 records with no value field, land use districts, building footprints, contours and park furniture, but nothing from the assessor. Calgary, Edmonton and Lethbridge all publish per-parcel assessed value; Airdrie, a city of 92,544 people twenty minutes up Highway 2 from Calgary, publishes none, so the single most valuable property in it cannot be identified at all — not for a fee, not by a search, not by any route open to the public. |
Not established | —A |
| Airdrie's 2025 institutional construction Airdrie, Alberta |
Institutional | Not established the register is open, but this building was not matched Worth stating because it is the shape of a commuter town catching up with itself: in 2025 Airdrie issued 24 institutional building permits worth $106,555 thousand — an average of $4.44 million each, and more value than its commercial (74 permits, $53,403 thousand) and industrial (7 permits, $19,251 thousand) permits combined. Schools and recreation, not offices or warehouses. Which buildings and whose they are is not published. |
Not established | —A |
The core land
The most valuable ground in the city, and what the public record says about it.
Airdrie is the most lopsidedly residential tax base of the five Alberta cities in this section: 88.4% of its equalized assessment is housing, against 83.0% in Canmore, 79.6% in Edmonton, 78.9% in Lethbridge and 76.5% in Medicine Hat. Its machinery and equipment assessment is $5.1 million — one 116th of Medicine Hat's on a population a third larger. It is a dormitory with a tax base to match, and it grew 4.3% in a single year.
Who owns the town
At this scale the significant owner is rarely a trust or a fund: it is one or two local holding companies, a family in its second or third generation, and often the land around the town rather than the buildings in it.
Airdrie's ownership question has an unusually clean answer at the top and no answer at all below it. The two largest landholders anyone can document are both TSX-listed land developers who file: Melcor, with 433 acres of residential raw land and 136,494 square feet of fully leased retail, and Genesis Land Development, with three named communities. Beneath them the record stops dead — no assessment roll, no parcel values, no owner field, and a permit dataset that records 267 dwellings in fourteen years. The city's own land, its school boards' land and its 30,385 dwellings are nowhere in any open register, and the federal Crown owns 0.91 of a hectare.
| Name | Type | Holdings |
|---|---|---|
| Melcor Developments Ltd. The largest documented landholding in Airdrie. Melcor's 2025 AIF puts Airdrie at 433 acres of its 2,480-acre Southern Alberta raw land bank and 9,003 acres company-wide, and uniquely among its municipalities records nil commercial or industrial acres there. Melcor is 102 years old, Edmonton-headquartered and listed, and publishes this breakdown municipality by municipality every year, which is the only reason the number exists. |
Public company | 433 acres of residential raw land, all residential; 136,494 sq ft of retail at 100% occupancyA |
| Genesis Land Development Corp. Genesis's own Airdrie page claims thirty years of development in the city and names the three communities; its investor page confirms the TSX listing (GDC), a multi-year land base, a $105 million secured revolving credit facility announced 11 February 2026, and special dividends declared in 2025 and 2026. Its nine named partner builders — Broadview Homes, Calbridge Homes, Cedarglen Homes, Genesis Builders, Logel Homes, McKee Homes, Partners Homes, Sterling Homes and Trico Homes — are effectively the roster of who builds on Genesis land in Airdrie. No Airdrie acreage is published, so none is stated. |
Public company | Bayside, Bayview and Canals Landing — three communities over roughly 30 yearsA |
| Canada Post From the Directory of Federal Real Property. Two property records at the same address, both Crown Owned with no restriction on interest, carrying 423 m2 of building between them. |
Government | 0.91 ha at 2945 Kingsview Boulevard SE — the only Crown-owned federal land in the cityA |
| 1,054 distinct contractors on the City's permit layer Included as a negative finding rather than a positive one. The City of Airdrie publishes a permit layer with a contractor name, a construction value and a residential-dwelling-units field on every record — the right schema — and the file contains 4,038 accessory permits, 1,344 basement developments and 241 house applications. 1,010 permits worth $12,874,802 name the contractor as "Owner". The 2023-2026 slice of the file records a single dwelling unit. It is published, machine-readable, and not a record of who builds Airdrie. |
Private company | 267 residential dwelling units and $136,087,069 of stated construction value across 6,000 permits, 2012 to July 2026A |
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
Airdrie has the thinnest public record of homebuilding of any city in this batch, and the gap is worth naming precisely. There is no CMHC housing-starts series for Airdrie at all — the Alberta Regional Dashboard's Housing Starts file, which covers Edmonton, Lethbridge, Medicine Hat and Canmore back to the 1970s, has no Airdrie rows, because CMHC counts it inside the Calgary census metropolitan area. The City does publish a building and trade permit layer that names the contractor on every permit, which Edmonton does not, but across 6,000 distinct records from January 2012 to July 2026 it records 4,038 "Accessory" permits, 1,344 basement developments and just 241 "House" applications, with 267 residential dwelling units created in total and essentially none in the 2023-2026 rows. In a city that issued 1,951 residential permits in 2025 alone, that dataset is not a record of homebuilding. The builders below are therefore named as contractors appearing in the City's own permit file, with the counts that file states, which are floors and not totals.
| Name | Type | Units / permits named in the City's permit layer, 2012-2026 (undercount) |
|---|---|---|
| Mattamy (Airdrie) Limited The most-named contractor by permit count and construction value in Airdrie's own permit layer, under a dedicated Airdrie corporate entity. Canada's largest privately held homebuilder registering through a per-city company, as it does in Calgary. These figures are what the City's dataset records, not the company's output. |
Family / private | 35 units / 156 permits / $13,779,798A |
| McKee Homes Ltd The highest dwelling-unit count in the City's permit layer. McKee Homes is also one of the nine builders Genesis Land Development names as its partner builders, alongside Broadview, Calbridge, Cedarglen, Genesis Builders, Logel, Partners, Sterling and Trico. |
Private company | 38 units / 109 permits / $10,460,602B |
| Vesta Properties (Williamstown) Ltd Named through a single-community entity — Williamstown is an Airdrie neighbourhood — which is the standard Alberta structure: a numbered or community-named limited company per project, which is also why a title search names a company and not a builder. |
Private company | 24 units / 106 permits / $7,383,110A |
| Excel Homes Limited Partnership The highest units-per-permit ratio among Airdrie's named contractors in the City's file, at 0.72 against Mattamy's 0.22 — a different mix of work rather than a different scale of company. |
Private equity | 23 units / 32 permits / $6,131,319A |
| Genesis Builders Group Inc The homebuilding arm within Genesis Land Development Corp. (TSX: GDC), which Genesis's filings abbreviate as GBG and to which the parent sells lots. Genesis's Q2 2026 release states that its residential lot revenues "Include... residential lot sales to GBG" — a land developer and a builder inside one listed company, which is a different animal from the family firms around it. |
Public company | 8 units / 34 permits / $2,018,274B |
| Shane Homes Limited, Trico Homes Inc, Sterling Homes (Calgary), Sabal Homes LP, Douglas Homes Ltd, Sovereign Custom Homes Ltd Grouped because the City's own figures are too small to rank meaningfully: the whole file records 267 units across 1,054 distinct contractor names. The useful content is the membership, not the order — these are the Calgary-region volume builders that operate in Airdrie, most of them also on Genesis Land's named partner-builder list. |
Private company | 16, 15, 13, 13, 9 and 16 units respectively in the City's permit layerA |
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Airdrie's non-residential assessment is $2.18 billion, 11.0% of its tax base and the lowest non-residential share of any city in this batch. There is no enclosed regional shopping centre in it: Primaris's 26-centre leasing table lists Marlborough, Northland and Sunridge in Calgary, Sherwood Park and St. Albert near Edmonton, Peter Pond in Fort McMurray, Medicine Hat Mall and Park Place in Lethbridge — and nothing in Airdrie. The largest named retail asset in the city, on any opened filing, is 119,428 square feet.
| Name | Type | Airdrie presence |
|---|---|---|
| Melcor Developments Ltd. Kingsview Market (119,428 sq ft, 100% leased in 2025 and 2024, acquired 2010-2020) and Kingsview Commercial (17,066 sq ft, 100% leased, acquired 2020, held through a joint arrangement) from Melcor's 2025 AIF, with the Highway 2 and Yankee Blvd location from Melcor's own leasing site. Melcor's whole Southern Alberta commercial portfolio is 1,046,132 sq ft at 80% leased, so Airdrie is 13% of it and the best-occupied part of it. |
Public company | 136,494 sq ft retail GLA, 100% leased, plus 433 acres of landB |
| Genesis Land Development Corp. A TSX-listed land developer whose Airdrie position is Bayside, Bayview and Canals Landing. Its Q2 2026 release reports 108 residential lots sold across the Calgary Metropolitan Area year to date against 114 a year earlier, $11,648 thousand of residential lot revenue in the quarter, and a new $105 million secured revolving credit facility announced in February 2026; in December 2025 it announced the sale of 40% of its Hazel development in Calgary. None of it is broken out by municipality. |
Public company | Three named Airdrie communities; CMA-wide, 108 lots sold H1 2026A |
| Government of Canada (all custodians) Canada Post owns the land at 2945 Kingsview Boulevard SE (0.91 ha, 423 m2 of building); the RCMP leases its own district office and detachment at 2 Highland Park Way NE (3,921 m2) and a storage unit at 127 Kingview Road. No other federal department holds anything in Airdrie — no PSPC office, no Service Canada centre, no armoury. For a city of 92,544 that is a strikingly absent federal state, and consistent with Airdrie's residents commuting to Calgary for those services. |
Government | 4 parcels, 0.9 ha, 4,344 m2 of floor area — 0.91 ha Crown-ownedA |
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- The single most valuable property in Airdrie, and every parcel value in the city. Airdrie publishes no assessment roll and no parcel-value layer; its 39 open datasets include park benches, firepits and picnic tables but nothing from the assessor. There is no paid route to it either — Alberta sells the owner, not the value.
- Any reliable count of homes built in Airdrie by builder. The City's permit layer records 267 dwelling units across fourteen years against 1,951 residential permits in 2025 alone, and the figures given here are explicitly floors drawn from that file.
- Housing starts for Airdrie at any date. CMHC counts Airdrie inside the Calgary CMA, so the provincial Housing Starts file that covers Edmonton, Lethbridge, Medicine Hat and Canmore has no Airdrie rows at all.
- How many acres Genesis Land Development Corp. holds in Airdrie. Genesis reports lots sold across the Calgary Metropolitan Area as a whole and does not break its land base down by municipality; its older Annual Information Forms on its own site stop at 2018.
- Who owns the building the RCMP leases at 2 Highland Park Way NE — the largest federal floor area in the city and a rented one.
- Which institutions spent the $106,555 thousand of institutional permit value Airdrie issued in 2025, and on what.
- ARLO's fee schedule, and therefore the price of an Alberta title once SPIN2 retires in December 2026.
- No sale-price dataset exists for Airdrie or anywhere in Alberta below a per-parcel title purchase.
Sources
- SPIN 2 Fee Schedule and Product Catalogue — Service Alberta, Government of Alberta · openA
- Tariff of Fees Regulation, AR 120/2000 (Land Titles Act), current as of October 1, 2026 — Alberta King's Printer · openA
- Melcor Developments Ltd. 2025 Annual Information Form (raw land by municipality; Southern Alberta investment properties) — Melcor Developments Ltd. · openA
- Airdrie communities; Investors; Q2 2026 results release — Genesis Land Development Corp. (TSX: GDC) · openA
- Directory of Federal Real Property, full dataset — Treasury Board of Canada Secretariat · openA
- Airdrie_BuildingAndTradePermits (6,000 records, January 2012 to July 2026) and the Airdrie open data catalogue (39 datasets) — City of Airdrie · openA
- Property assessments by municipality (Total Equalized Assessment), 2026, and Building Permits / Housing Starts / Population / Dwelling Units — Alberta Municipal Affairs / Alberta Regional Dashboard · openA
- Leasing portfolio table (26 shopping centres, none in Airdrie) — Primaris REIT / Primaris Management Inc. · openA
- Modernizing Land Titles — December 2026 transition to ARLO — Government of Alberta · openA
- AirdrieAddress_PropertyParcel (25,687 records, no value or owner field) — City of Airdrie / GeoConnection · openA