Buying a Home in Saskatoon, Warman & Martensville
Buying a home is one of the biggest decisions you will ever make, and it should feel exciting, not stressful. This guide is the online version of the Buyer Book we give every client we meet: the step-by-step home buying process, what it really costs to buy in Saskatchewan, first-time buyer programs, local tips and answers to the questions we hear most.
We are Clayton McNally and Jessica Hamel of Trusted Realty, Powered by RE/MAX Saskatoon. We help buyers across Saskatoon, Warman, Martensville and the surrounding communities, and we would love to help you too.
Get Your Free Printable Buyer Book
Prefer something you can print, share with your partner or read offline? Our Buyer Book has everything on this page in a printable format, plus our recommended local professionals and a moving checklist.
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Buyer Roadmap: 7 Steps to Buying Your Home
Here is how buying a home works in Saskatchewan, from your first conversation with us to getting the keys.
Consultation
We start with a no-pressure conversation about what you want, where you want to live, your timeline and your budget. You leave with a clear plan, our home search tools and new-listing alerts.
Mortgage Pre-Approval
Meet with a lender or mortgage broker to find out your buying power before you start viewing homes. A pre-approval sets your budget and makes your offers stronger. We are happy to recommend a great local broker.
Find Your Next Home
The fun part! We can show you any home listed on the MLS® System in Saskatoon and area, no matter which brokerage listed it, and we send you new listings that match your criteria as soon as they hit the market.
Write an Offer
When you find the one, we pull recent sold comparables to help you choose your price and write your offer with conditions that protect you, such as financing approval and a home inspection.
Negotiations
The seller can accept your offer, counter it or let it expire. If they counter, you can accept, decline or counter back. We handle the back-and-forth and keep you informed at every step.
Inspection & Conditions
While your offer is conditional, you hire a qualified, professional home inspector, finalize your financing and review any condo documents. Once you are happy, you remove conditions and the sale is firm.
Possession Day
Your lawyer finalizes the title transfer and funds, and keys are usually released around noon. We meet you at the property for a final walk-through and your “Got the keys!” photo.
Buying Costs at a Glance
| Down Payment | At least 5% of the first $500,000 and 10% of any amount above that, on homes under $1.5 million. Putting 20% or more down avoids mortgage default insurance. |
| Deposit | Paid once your offer is accepted and held in trust. It is credited toward your purchase price on possession day. |
| Home Inspection | Usually a few hundred dollars, paid to your inspector during your condition period. |
| Legal Fees | Your lawyer handles the title transfer, your mortgage and the funds. Ask for a quote that includes disbursements. |
| Land Transfer Tax | None in Saskatchewan, one of the big perks of buying here. |
| Land Titles Fees | Instead of a tax, ISC charges a title transfer fee (about 0.3% of the property value) plus a fee to register your mortgage. |
| Mortgage Insurance PST | With less than 20% down, Saskatchewan charges PST on your mortgage insurance premium. It is paid in cash at closing, not added to the mortgage. |
| Adjustments | Property taxes, condo fees and some utilities are split between you and the seller as of possession day. |
| Moving & Setup | Movers, utility hookups, home insurance (your lender requires it before closing) and any immediate repairs. |
A good rule of thumb is to set aside about 1.5% to 2% of the purchase price for closing costs on top of your down payment. Your lawyer and lender will confirm the exact amounts before possession.
Down Payment & Mortgage Basics
The minimum down payment is 5% of the first $500,000 of the purchase price plus 10% of the portion above $500,000, for homes under $1.5 million. With less than 20% down, your mortgage must be insured (through CMHC or a private insurer), and the premium is added to your mortgage.
First-time buyers with an insured mortgage can choose a 30-year amortization to lower their monthly payment. Your mortgage broker can walk you through your options, and you can estimate your payment with the mortgage calculator below.
First-Time Home Buyer Programs & Incentives
- First Home Savings Account (FHSA): save up to $8,000 a year (to a $40,000 lifetime limit) with a tax deduction going in and tax-free withdrawals for your first home.
- RRSP Home Buyers' Plan: withdraw up to $60,000 from your RRSP tax-free toward your purchase and repay it over 15 years.
- First-Time Home Buyers' Tax Credit: a $10,000 federal credit worth up to $1,500 at tax time.
- Saskatchewan First-Time Homebuyers' Tax Credit: an additional provincial credit on your Saskatchewan return.
Rules and limits change, so confirm your eligibility with your mortgage broker or accountant.
Saskatoon-Specific Things to Know Before You Buy
- Possession is usually at noon. Leave some breathing room when booking movers in case funds or the seller's move-out run late.
- Winter inspections: snow can hide roofs, grading and decks. Ask your inspector what they could not see and plan for it.
- Older neighbourhoods: in areas like Nutana, City Park and Caswell Hill, a sewer line camera inspection is worth considering.
- Utilities: depending on your address, power comes from Saskatoon Light & Power or SaskPower, natural gas from SaskEnergy, and water and sewer from your city or town.
- Condos: review the bylaws, financial statements, meeting minutes and reserve fund study during your condition period.
- Mortgage helpers: thinking about a suite? Browse our income properties with suites and duplexes.
Why Have Your Own Buyer's Agent?
The listing agent represents the seller. As your buyer's agents, our job is to represent you: finding the right home, researching what similar homes sold for, negotiating on your behalf, keeping your information confidential and tracking every deadline until possession.
It pays off, too. Jessica's buyers have saved an average of $8,447.72 off the purchase price of their homes.
In most Saskatoon sales the buyer's agent is paid from the seller's proceeds, and we always explain exactly how our compensation works before you start.
Don't Stress About It: 10 Tips for a Smoother Purchase
Choose agents you connect with
Buying a home is a financial and an emotional decision. Pick a REALTOR® who is highly skilled and a good fit for your personality.
Don't try to time the market
There is no perfect time to buy. Second-guessing rates or prices can cost you the right home, and good homes don't stay on the market long.
Limit the opinions
Focus on the wants and needs of the people who will actually live in the home. Too many voices make the decision harder.
No house is perfect
Make a list of your top priorities, focus on what matters most and let the minor things go.
Negotiate, but don't overplay it
Trying to “win” with an extra-low offer or refusing to budge can cost you the home you love. Negotiation is give and take.
Look beyond the house
Noise, commute, schools and amenities affect daily life as much as the kitchen does. Not sure which area fits? Take our Neighbourhood Match Quiz.
Plan ahead
Get pre-approved, price out home insurance and plan your move before you make an offer. An offer with fewer loose ends is more attractive to sellers.
Budget for upkeep
Every home, even a brand-new one, needs maintenance. Set money aside so small issues never become big ones.
A little buyer's remorse is normal
It usually passes. Remember why you wanted to buy and what made you fall in love with the home.
Buy a home you love first
Real estate has historically built equity over time, but a home's most important job is to be a comfortable, safe place to live.
Rent vs. Buy: What 10 Years of Rent Really Costs
Rent never builds equity. At $1,500 a month with an average 3% increase each year, here is what you would pay a landlord over the next decade:
- Year 1: $18,000
- Year 2: $18,540
- Year 3: $19,092
- Year 4: $19,668
- Year 5: $20,256
- Year 6: $20,856
- Year 7: $21,480
- Year 8: $22,128
- Year 9: $22,788
- Year 10: $23,472
That is $206,280 in rent over 10 years with nothing to show for it at the end. A mortgage payment pays down a home you own. Run your own numbers with the calculator below.
Our Team of Trusted Professionals
These local professionals have given our clients excellent service. You are under no obligation to use them, and we are happy to suggest other options.
Sarah Sloane, Mint Mortgage
Mortgage broker
306-612-4498
[email protected]
Clara Bitzer, Naidu Legal
Real estate legal services
306-954-3528
[email protected]
Neil Herrington, Prairie Building Inspections Ltd.
Home inspections
306-380-3786
Exclusive Client Discounts
Our clients get access to discounts at The Brick, Dulux Paint and Home Depot blinds and installation, plus local movers, painters, handyman and home cleaning services.
Moving Day Tips & Checklist
Tap any item to check it off as you go.
Packing & Moving Tips
- Pack an “Open Me First” box with toiletries, medicine, paper towels, cleaning supplies, paper plates and a small tool kit
- Move on a weekday if you can, when banks, utilities and offices are open and movers may cost less
- Label every box with the room it goes to
- Wrap pictures and fragile items in sheets, towels and blankets, and glasses in socks
- Use wheeled suitcases for heavy items like books
- Keep hanging clothes on hangers and cover them with a garbage bag
- Photograph the back of electronics so you know which cord goes where
- Bag and tape screws and small parts to the furniture they came from
- Set up the beds first in your new home
- Purge, sell or donate before you pack
- Book a sitter for kids and pets on moving day
Services to Cancel or Transfer
- Power (SaskPower or Saskatoon Light & Power)
- Natural gas (SaskEnergy)
- Water, sewer and garbage
- Internet, TV and phone
- Home insurance
- Security system
- Pest control and lawn or snow services
Notify of Your New Address
- Canada Post mail forwarding
- Canada Revenue Agency
- SGI (driver's licence and vehicle registration)
- eHealth Saskatchewan (health card)
- Banks, loans and credit cards
- Employer
- Insurance providers
- Schools and daycares
- Subscriptions and automatic payments
What Our Buyers Say
Mila & Dalibor
“Jessica always responded to all of our inquiries promptly, within few minutes. She is very honest and we felt like she was working really hard to meet our needs. Purchasing a house can be very stressful, but she made it so easy for us. It was a wonderful experience!”
Leslie
“I made a real estate purchase from out of town and Jessica was very helpful. She met my parents at the site on numerous occasions and basically made the purchase flawless.”
Drew
“Clayton immediately sent me a large list of homes that matched my criteria, and continued finding options for me until a purchase was made. Jessica booked and arranged visits on very short notice… No complaints, job well done!”
Eunice
“Clayton McNally was the best! It felt like I was dealing with family. He made the whole process feel like he listened and that he cared about my wants and my needs.”
Explore Homes & Neighbourhoods
Ready to start looking? Jump into the listings:
Search All MLS® Listings Neighbourhood Match Quiz Saskatoon Homes Warman Homes Martensville Homes Income Properties Real Estate FAQ
Work With Clayton & Jessica
Whether you are buying your first home, moving up or investing, we will guide you from pre-approval to possession day. Call Jessica at 306-241-6029 or Clayton at 306-341-4401, or send us a message below.
Home Buyer FAQ
How do I get the printable Buyer Book?
Fill in the form at the bottom of this page and we will email it to you. It has everything on this page in a printable format, plus our recommended local professionals and a moving checklist.
Can first-time buyers get a 30-year amortization?
Yes. First-time buyers with an insured mortgage can choose a 30-year amortization, which lowers the monthly payment. Your mortgage broker can help you decide whether it makes sense for you.
Is there PST on mortgage insurance in Saskatchewan?
Yes. With less than 20% down, Saskatchewan charges PST on your mortgage insurance premium. The premium itself is added to your mortgage, but the PST is paid in cash at closing, so include it in your closing cost budget.
Can I buy a home in the winter?
Yes. Just know that snow can hide roofs, grading and decks. Ask your inspector what they could not see, ask the seller for service records, and plan for anything that could not be checked.
Should I get a sewer line inspection?
It is worth considering for older homes, especially in established neighbourhoods like Nutana, City Park and Caswell Hill. A camera inspection of the sewer line can catch problems a standard home inspection doesn't cover.
Looking for answers about Realtor fees, deposits, conditions, lawyers or possession day? See our full Saskatoon real estate FAQ.
