A lot of clients come to us having already narrowed their search to two options: stay inside Edmonton city limits, or build in Sherwood Park. Both are great choices — but they’re not interchangeable, and the differences matter more than most people expect going in.
We’ve built in both. This is an honest comparison of what changes when you cross the border from Edmonton into Strathcona County — and what stays the same.
| “The home you build will cost roughly the same to construct in either location. What changes is the land, the fees, the rules, and the feel of the community.” |
The Short Answer
Building in Sherwood Park vs. Edmonton involves the same construction process and the same quality of home. The differences come down to: lot cost, permit fees and timelines, lot sizes, community character, and a handful of zoning rules that are specific to Strathcona County.
Neither is objectively better. The right choice depends on what matters most to you — proximity to the city, lot size, school zones, or community feel. This post helps you weigh those factors clearly.
1. Lot Availability and Size
Edmonton
Edmonton has a wider range of lot types: new community lots on the outskirts (Windermere, Keswick, Crystallina Nera), infill lots in mature neighbourhoods (Glenora, Westmount, Bonnie Doon), and everything in between. Standard new community lots in Edmonton run 32–40 ft wide. Infill lots can be narrower but are often in more established, walkable areas.
Sherwood Park / Strathcona County
Sherwood Park lots tend to be more generous in size — 36–50 ft wide is common in established areas, with larger lots available in newer developments like Summerwood, Emerald Hills, and Aspen Trails. If you want a larger home footprint or a bigger backyard without going full acreage, Sherwood Park often delivers more land per dollar.
Acreage lots within Strathcona County (outside the urban service area) are also a realistic option — 5 to 20 acres within a 20-minute commute of Edmonton’s core.
2. Lot Cost Comparison
This is often the deciding factor. Here’s a realistic range for serviced residential lots in each area in 2025:
| Factor | Edmonton (City) | Sherwood Park / Strathcona County |
| New community lot | $120,000–$200,000 | $130,000–$220,000 |
| Established area lot | $200,000–$400,000+ | $160,000–$280,000 |
| Infill / urban lot | $250,000–$500,000+ | Less common |
| Acreage (5+ acres) | $200,000–$500,000+ | $180,000–$400,000 |
In new communities, lot prices are fairly comparable. Where Edmonton tends to run significantly higher is infill and mature neighbourhood lots, where land values reflect proximity to the urban core.
3. Permit Fees and Timelines
City of Edmonton
Edmonton’s permit process is well-established but can be slow during peak periods. Residential building permit review typically takes 4–8 weeks, sometimes longer. Development permit fees and levies in the City of Edmonton are generally higher than in surrounding municipalities.
Budget $12,000–$25,000 for permits, levies, and utility connection fees on a standard Edmonton build.
Strathcona County (Sherwood Park)
Strathcona County’s permit process tends to move faster — residential permit review often takes 2–4 weeks. Fees are generally lower than Edmonton’s. Utility connection fees in newer developments are typically pre-paid through lot servicing agreements, which can simplify the process.
Budget $8,000–$18,000 for permits and connection fees in most Sherwood Park developments.
4. Zoning and Land Use Rules
Both municipalities follow Alberta’s Land Use Framework, but each has its own Land Use Bylaw (LUB) with specific setback rules, height restrictions, garage regulations, and secondary suite allowances.
Key differences to know:
- Secondary suites (legal basement suites or garage suites) are permitted in most Edmonton residential zones, subject to registration. Strathcona County has its own rules — confirm with the county before designing with a suite in mind.
- Sherwood Park has some architectural control requirements in certain developments — exterior finish standards, roofline requirements, and garage door restrictions. Know these before you finalize your exterior design.
- Acreage development in Strathcona County is subject to separate agricultural and country residential zoning — very different rules than urban lots.
We review zoning bylaws for every lot we build on, in both municipalities. It’s part of what we do before a contract is signed.
5. Commute and Location Factors
Sherwood Park is often described as a “bedroom community” of Edmonton — most residents commute into the city for work. With that said, Sherwood Park has grown significantly and has its own commercial core, schools, and amenities.
- approximately 25–35 minutes by vehicle (longer during rush hour on Whitemud or Yellowhead).Sherwood Park to downtown Edmonton:
- Anthony Henday Drive now connects Sherwood Park to the south and west sides of Edmonton efficiently.
- No LRT access to Sherwood Park currently — residents are car-dependent for city commutes.
If daily commute matters and you’re working in the city core, factor in the drive. If you work in the southeast or on the Henday, Sherwood Park’s location may actually be more convenient than many Edmonton neighbourhoods.
6. Schools, Amenities, and Community Feel
Edmonton
Edmonton offers access to the full public school system (Edmonton Public and Edmonton Catholic), a wide range of private and charter schools, post-secondary institutions, and a mature urban amenity base. Neighbourhood character varies enormously — from dense inner-city infill to quiet suburban streets.
Sherwood Park
Sherwood Park has its own Elk Island Public Schools and Elk Island Catholic Schools systems — both well-regarded. The community is generally quieter and more suburban in character, with newer infrastructure and high lot standards. It tends to attract families who value space and community cohesion over urban density.
Many clients who build in Sherwood Park specifically cite the school reputation and the “room to breathe” as the deciding factors.
7. The Build Process: Is It Different?
No — not from a construction standpoint. The trades we use are the same. The materials are the same. The standards we hold ourselves to are the same. We’ve built comparable homes in both Sherwood Park and Edmonton at identical quality levels.
What differs is the administrative side: the permit office, the development authority, and the specific rules we’re navigating. We know both.
So: Edmonton or Sherwood Park?
Here’s how we generally frame it for clients who are genuinely undecided:
| Factor | Edmonton (City) | Sherwood Park / Strathcona County |
| Lot size priority | Infill or tighter lots | More space per dollar |
| Commute priority | Shorter city commute | Longer, but manageable |
| Budget (lot cost) | Higher in mature areas | Often more competitive |
| School system | Edmonton Public / Catholic | Elk Island — well-regarded |
| Pace of permit process | Slower on average | Generally faster |
| Acreage option | Limited and expensive | Realistic within 20 min |
| Community character | Urban to suburban range | Predominantly suburban |
There’s no wrong answer. Both produce excellent custom homes. The difference is in which trade-offs matter most to your family.
We Build in Both — Let’s Talk About Your Lot
Whether you’re leaning toward a Sherwood Park community lot, an Edmonton infill, or an acreage in Strathcona County — we can help you evaluate what’s realistic for your budget and your goals.
Landry Homes has built custom homes across Edmonton, Sherwood Park, St. Albert, Leduc, Fort Saskatchewan, and Spruce Grove. We know the rules, the lots, and the process in each area.
Let’s find the right lot for your build.
☎ 780-257-8642 | jamie@landryhomes.ca | Book a Free Consultation →
