Backpacks are packed. Lunches are hopefully figured out. And somehow, we’re already back to asking one of the most important questions of the school year:

Wait… do the kids have school that day?

I’ve got you. 🫶🏽

I created these fun, full of colour 2026–2027 elementary school calendars for Regina families, with separate versions for Regina Public Schools and Regina Catholic Schools.

They’re designed as postcard-sized prints, perfect for the fridge, bulletin board, or wherever your family keeps track of all the moving pieces. Because between PD days, holidays, school breaks, and the occasional random Tuesday that catches every parent completely off guard, having the whole year in one place makes life just a little easier.

Want a printed copy? Just reach out and let me know which calendar you need. I’d be happy to get one into your hands (and hopefully save you from at least one “Wait… there’s no school tomorrow?!” moment).

Regina Public Elementary School Calendar 2026–2027

Save it to your phone, print it for the fridge, send it to Grandma, or keep it somewhere handy for the next time you're trying to book an appointment and wondering whether the kids are actually in school.

Regina Catholic Elementary School Calendar 2026–2027

Same idea, different school division. All those important no-school days together in one quick reference.

Prairie Valley School Calendar 2026–2027

Public High School Calendar 2026–2027

Regina Catholic High School Calendar 2026–2027

A quick note: These calendars are intended as a convenient reference for Regina families. Dates can change throughout the school year, so please confirm important dates with your school or school division.

One Less Thing to Keep Track Of

As a mom, I know September somehow feels like both a fresh start and complete chaos.  New routines, activities starting up again, lunches every. single. day. and approximately 47 forms that need to be signed.

So consider this my tiny contribution to making the school year a little easier. Save the calendar you need, share it with another Regina parent, and come back anytime you inevitably think:

“I swear they just had a day off…”

They probably did. 😉

Here’s to a great 2026–2027 school year, Regina! 🫶🏽

Sincerely, Samantha

If you’re buying or selling a home in Saskatchewan, there’s a good chance you’ll hear your REALTOR® mention a PCDS, which stands for Property Condition Disclosure Statement.

It sounds very official. And very real estate-y. But the concept itself is actually pretty simple.

A PCDS gives a seller the opportunity to share what they personally know about the condition and history of their property with a potential buyer. Is it helpful? Absolutely. Is the absence of one automatically a giant red flag? Not necessarily. Let’s break it down.

So, What Exactly Is a PCDS?

A Property Condition Disclosure Statement, or PCDS for short, is a questionnaire completed by the seller about what they know about the property. And that distinction matters. It isn't an inspection report, and it isn't a guarantee that everything in the home is in perfect working order. It's the seller saying, “Here is what I know about this property based on my experience and knowledge of it.”

The form asks about quite a bit, including:

• water and sewer services

• insulation

• zoning, permits and other potential property compliance issues

• liens, assessments and encroachments

• plumbing, electrical, heating and cooling systems

• built-in appliances and attached fixtures

• past or present water or moisture damage, including roof leaks, plumbing leaks, flooding and sewer backups

• damage from things like wind, fire, hail or pests

• structural defects

• fireplaces, woodstoves and chimneys

• renovations or alterations completed without required permits

• environmental concerns such as mould remediation, asbestos, vermiculite, lead water pipes, cardboard sewer lines, knob-and-tube wiring and aluminum wiring

There are also additional questions specifically for condominiums and rural properties, including things like special assessments, wells, septic systems, cisterns, soil or slope instability and environmental concerns.

For each applicable question, the seller generally has the option to answer Yes, No, Do Not Know or Does Not Apply.

And that “Do Not Know” option is important.

A seller isn't being asked to investigate the house or become an expert on every component of it. They're being asked to answer based on what they actually know. If they genuinely don't know the answer, they're instructed to say so rather than guess.

What If the Seller Doesn't Provide a PCDS?

This happens more often than you might think, and it isn't automatically a red flag. Sometimes the seller has never actually lived in the property. Maybe it's been a rental for years. Maybe it's an estate sale. Maybe the seller simply doesn't have enough firsthand knowledge of the home to confidently answer all of the questions. In those situations, a seller may choose not to provide one.

But here's the important part: not completing a PCDS doesn't give a seller a free pass to stay quiet about defects they actually know about. A seller's decision not to complete a PCDS does not remove their legal obligation to disclose known defects where disclosure is legally required.

So, as a buyer, am I concerned when there isn't a PCDS? Generally, not really. I consider a PCDS a bonus piece of information, rather than something I want my buyers to rely on completely.

After all, it's based on what the seller personally knows about the property. There may be things happening in a home that even the seller isn't aware of. Which brings me to something I consider much more important...

A PCDS Is Not a Home Inspection

This is probably the biggest thing I want buyers to understand. The PCDS tells us what the seller knows. A home inspection gives us the opportunity to have a qualified professional actually examine the home.Those are two very different things.

A seller could genuinely have no idea that there's an issue hiding in the attic, behind a wall, underneath flooring or within one of the home's systems. They can't disclose something they don't know exists.

That's why I never look at a clean PCDS and think, Perfect. We know everything.

And I don't necessarily look at the absence of one and think, Uh oh.

Instead, I look at a PCDS as one piece of the puzzle.

A good home inspection can tell us a lot about the property regardless of whether the seller has lived there for 30 years, rented it out for 10, or never lived in it at all.

If We Have One, We're Still Going to Read It

Just because I don't consider a PCDS the be-all and end-all doesn't mean we're ignoring it. If it's available, I want my buyers to actually read it. Not skim it. Not see a bunch of “No” boxes and assume we're good. Read it. If something catches our attention, we talk about it. Maybe the seller discloses that there was water in the basement several years ago. That doesn't necessarily mean we run for the hills. Instead, we ask more questions. What caused it? What was done to repair it? Has it happened again? Are there invoices or documentation available?

Sometimes an answer simply gives us another question to ask. And that's exactly what good due diligence is supposed to do.

If You're Selling, Answer Carefully and Truthfully

If you decide to complete a PCDS as a seller, my advice is pretty simple: Answer what you know, and answer it honestly.

This isn't the place to guess, minimize something or try to come up with the answer you think a buyer wants to see. And remember, a past problem isn't necessarily a deal breaker. A roof that leaked eight years ago and was professionally repaired tells a very different story than an active leak nobody has addressed.

Context matters.

In many cases, being able to explain what happened, what was done to repair it and provide documentation can actually help a buyer feel more comfortable with the property.

The Bottom Line

Would I rather have a PCDS than not have one? Absolutely. More information is always helpful. But I also don't want buyers to put a false sense of security into one piece of paper. A PCDS is based on what the seller knows. It isn't a warranty that nothing is wrong with the house, and it isn't a replacement for doing our own due diligence.

So if the house you love doesn't have one, don't panic. We'll ask questions. We'll look at the information we do have. We'll bring in the appropriate professionals when needed. And, in most cases, we'll learn a whole lot more about that house through the inspection process anyway.

Buying a home shouldn't require you to understand every piece of real estate paperwork before you start. That's my job. I'll explain what we're looking at, what actually matters and when we need to dig a little deeper.

Because there are enough acronyms in real estate already. You shouldn't have to Google your way through them, too.

Sincerely, Samantha

There is a common misconception that getting a home ready for sale means spending thousands on renovations. Fresh kitchen? Not necessarily. Brand new flooring? Probably not. Renting a storage locker the size of a hockey rink? Let's hope it doesn't come to that.

The reality is much simpler.

Preparing your home for sale isn't about making it look like someone else's home. It's about helping buyers see themselves living there. Every decision you make before listing should have one goal in mind, creating a space that feels welcoming, well cared for, and easy to fall in love with.

After years in real estate, and with a background in design, I've seen firsthand that it's rarely the biggest renovation that makes the biggest impact. More often, it's the thoughtful details that quietly transform the way buyers experience a home.

First Impressions Start Before the Front Door

Before buyers ever notice your beautiful kitchen or spacious primary bedroom, they've already formed an opinion.

It starts when they pull up to the curb.

Is the lawn trimmed? Are weeds taking over the flower beds? Does the front door feel inviting? Is the house number easy to read? These may seem like small details, but together they create a first impression that sets the tone for the entire showing.

Think of it like meeting someone for the first time. You could have the funniest personality in the world, but showing up with toothpaste on your shirt isn't exactly setting yourself up for success.

A tidy yard, a swept front step, a fresh welcome mat, and perhaps a couple of seasonal planters can completely change how buyers feel before they even step inside.

Declutter, But Don't Depersonalize

One of the biggest pieces of advice you'll hear is to declutter. That's absolutely true, but there is an important distinction between clutter and personality.

Your home shouldn't feel empty. It should feel lived in, just not overcrowded.

Buyers aren't counting how many family photos you have displayed. They're trying to picture where their furniture would go. When every shelf is packed, every countertop is full, and every closet is overflowing, the home begins to feel smaller than it actually is.

My design background has taught me that negative space is just as important as what fills it. A room with breathing room feels larger, calmer, and more inviting. Sometimes removing a single oversized chair or clearing off a kitchen counter does more for a space than buying new décor ever could.

Design Isn't About Following Trends

This is probably where my design side starts getting excited.

Every home has its own personality. My goal isn't to erase it. It's to highlight its best features.

That doesn't mean every wall needs to be painted white or every room needs to look like it belongs in a magazine. Buyers are becoming increasingly savvy. They appreciate homes that feel authentic, well maintained, and thoughtfully presented.

Instead of chasing trends, I focus on balance. Rearranging furniture to improve flow. Adding light where a room feels dark. Removing décor that distracts from beautiful architectural features. Layering simple textures that make a space feel warm rather than staged.

Sometimes we borrow accessories. Sometimes we move artwork from one room to another. Sometimes we simply take half the items off a bookshelf.

Design isn't always about adding. Quite often, it's about editing.

Don't Renovate Without a Strategy

One of the questions I hear most often is, "Should we renovate before we sell?"

My favourite answer?

Maybe.

Not every renovation increases value, and not every dollar spent comes back at closing. I've seen sellers spend tens of thousands of dollars on projects buyers barely noticed, while overlooking simple updates that would have had a much bigger impact.

Before spending money, it's worth asking whether the improvement will help buyers perceive more value or simply satisfy your own personal taste.

Sometimes replacing dated light fixtures, touching up paint, updating cabinet hardware, or professionally cleaning carpets delivers a stronger return than an expensive renovation.

This is where personalized advice matters. Every home, neighbourhood, and price point attracts different buyers, so the right recommendations should always be tailored to your property rather than pulled from a generic checklist.

Preparation Creates Confidence

The homes that tend to generate the strongest interest aren't always the newest or the most expensive.

They're the homes that feel ready.

When buyers walk through a home that feels clean, bright, well maintained, and thoughtfully presented, they're able to focus on the possibilities instead of creating a mental list of projects waiting for them after possession.

Preparation builds confidence. Confidence encourages stronger offers. Stronger offers often create better results for sellers.

That's why preparing your home isn't just another item on the to do list. It's one of the most important investments you can make before your listing goes live.

Thinking About Selling?

Every home is different, which means every preparation plan should be too.

When we work together, I'll walk through your home with you and provide personalized recommendations based on your property, your budget, and your goals. Sometimes that means suggesting a few simple updates. Other times, it means telling you not to spend another dollar.

If you're curious where to start, I'd be happy to help. No pressure, no obligation, just practical advice to help your home make the very best first impression.

Sincerely, Samantha

First Impressions Happen Fast

You've probably heard the saying, "Don't judge a book by its cover."

Real estate buyers completely ignore that advice. Before they've toured your kitchen, measured the bedrooms, or peeked into the basement, they've already started forming an opinion. Sometimes before they've even put the car in park.

Your home's exterior sets the expectation for everything that follows. If the outside feels neglected, buyers naturally wonder what maintenance has been skipped inside. If it feels welcoming and well cared for, they walk through the front door expecting good things.

That's why curb appeal isn't just about making your home look pretty. It's about creating confidence before the showing even begins.

It's Not About Spending More, It's About Choosing Better

One of the biggest misconceptions about curb appeal is that it requires a huge budget. It doesn't.

As someone with a background in design, I can confidently say that thoughtful choices almost always outperform expensive ones. Great design isn't about adding more flowers, more décor, or more colour. It's about knowing where to focus your attention so every detail works together.

A freshly painted front door, updated house numbers, clean landscaping, and a welcoming front entry can completely change how a home feels. Buyers may not consciously notice every improvement, but they'll absolutely notice the overall impression.

Sometimes the homes that feel the most inviting are also the simplest.

The Details Buyers Notice Without Realizing It

When I walk up to a home, I'm looking at it through a buyer's eyes.

Are the windows sparkling?

Does the walkway naturally guide you to the entrance?

Are the shrubs trimmed instead of swallowing the front windows?

Is there peeling paint, overflowing recycling bins, or cobwebs hiding in the corners?

None of these things are expensive to fix, but together they tell a story.

The goal is to remove distractions. Every little thing that pulls a buyer's attention away from your home's best features is competing with your sale.

Design Is More Than Decoration

One thing I love bringing to my clients is my design background.

I'm not simply checking boxes or suggesting trendy updates. I'm thinking about balance, proportion, colour, texture, and how someone experiences a space from the moment they arrive.

Your front entrance should naturally draw buyers toward the door. Landscaping should frame your home instead of hiding it. Exterior lighting should feel warm and inviting, especially for evening showings. Even something as simple as replacing dated light fixtures or adding matching planters can create a more polished, cohesive look.

Good design isn't about showing off. It's about making buyers feel at home before they've even stepped inside.

Small Changes, Big First Impressions

One of the things I remind sellers is that buyers have usually already seen every photo online before they schedule a showing.

When they pull up to your home, they're hoping it feels even better in person. That's your opportunity.

A home with strong curb appeal creates excitement. Buyers walk through the front door feeling optimistic instead of skeptical. That positive first impression often carries throughout the rest of the showing.

If you're thinking about selling, don't underestimate what a weekend of thoughtful preparation can accomplish.

Curious what I'd recommend for your home?

I'd be happy to walk through your property and point out the improvements that are actually worth your time and money. No pressure, no obligation, and no expensive renovation checklist. Just practical advice, a designer's perspective, and a strategy that helps your home make an unforgettable first impression.

Let’s connect.

Sincerely, Samantha 

One of the most common questions all buyers have is "How much money do I actually need to buy a home?" So, let’s break it down: what does it cost to buy a $400,000 home?

Most people immediately think of the down payment, but that's really only one piece of the puzzle. There are several other costs to consider before you get the keys, and understanding them ahead of time can make the process feel much less overwhelming. The last thing anyone wants is to be surprised by unexpected costs during an already exciting milestone.

Please note that the figures below are estimates for Saskatchewan and are intended for educational purposes. Your actual costs will vary depending on your financial position, mortgage, lender, possession date, and the property you purchase.

The Down Payment: $20,000 (or greater)

Your down payment is the amount you contribute toward the purchase price before your mortgage begins. It plays an important role in your financing, affecting how much you borrow and whether mortgage default insurance is required. For a $400,000 home, here's what those numbers look like:

A larger down payment reduces the amount you need to borrow, which can lower your monthly mortgage payment and the amount of interest you'll pay over the life of your mortgage. If you're able to put 20% or more down, you'll also avoid paying mortgage default insurance altogether. With this said, 5% is the most common downpayment in our market for first time home buyers.

Mortgage Default Insurance (added to your mortgage)

However, if your down payment is less than 20%, your mortgage must include mortgage default insurance. This protects the lender if a borrower defaults on their mortgage. The premium isn't usually paid upfront, instead, it's added to your mortgage and paid over the lifespan of your mortgage.

For a $400,000 purchase, the premium generally looks something like this:

PST on Mortgage Insurance: $900

In Saskatchewan, Provincial Sales Tax (PST) applies to the mortgage insurance premium. Unlike the premium itself, the PST cannot be rolled into your mortgage. Instead, it must be paid in cash as part of your closing costs.

For many buyers purchasing a $400,000 home with the minimum down payment (5%), this can amount to a $912 cost (approx.) at the lawyers. If you are putting a greater downpayment than 5%, the PST will be calculated based on the mortgage insurance premium. It's one of the most commonly overlooked expenses when budgeting for a home purchase.

Home + Sewer Inspection: $700-$1,000

A home inspection is one of the best investments you'll make during the buying process. While not mandatory, I strongly recommend having one completed whenever possible.

A professional home inspection generally costs between $450 and $700. It provides valuable insight into the homes condition and can uncover maintenance items or larger concerns before you finalize your purchase. Sometimes an inspection simply provides peace of mind. Other times, it can save you thousands of dollars in unexpected repairs.

Remember that sometimes a home inspection is just the starting point. Depending on the property, your home inspector may also recommend additional inspections to further evaluate specific areas of the home. While these aren't always required, it's a good idea to leave a little extra room in your budget should additional inspections be recommended.

Title Insurance: $250-$400

Title insurance is a one-time policy purchased during the closing process that helps protect you against certain issues related to the property's title. Depending on the policy, it may provide coverage for things like title fraud, errors in public records, survey or boundary issues, unpaid liens that weren't discovered before closing, and other title-related defects. The cost typically ranges from $250 to $400 and is usually arranged by your lawyer as part of your closing costs.

Also, in many cases, lenders will require title insurance as a condition of financing, so it is generally not an optional expense for buyers using a mortgage.

While it's not the largest expense you'll encounter, it provides valuable peace of mind and is a standard part of many real estate transactions.

Legal Fees & Closing Costs: $4000-$5000

Your lawyer plays an important role in your purchase by preparing the legal documents, transferring title, and ensuring everything is completed correctly before possession.

Some of the most common closing costs include:

• Lawyer Fees & Disbursements: Approximately $1,000–1,800

• Land Titles Registration: Approximately $1,800–2,000

• PST on Mortgage Insurance: Approximately $900 (if your down payment is less than 20%)

For many buyers, it's wise to budget approximately $4,000–$5,000 for closing costs, although the total can vary depending on the property and your transaction.

Before closing, your lawyer will provide a Statement of Adjustments outlining exactly what you'll need to bring on possession day, including your remaining down payment, closing costs, and any adjustments, such as property taxes.

Property Tax Adjustments (TBD)

This is another cost that surprises many first-time buyers. If the seller has already paid property taxes beyond your possession date, you'll reimburse them for your portion at closing.

The amount will depend on:

• Your possession date

• Whether the seller has already paid property taxes

• The property's annual taxes

• Whether the seller pays their taxes annually or through the City's TIPPS (Tax Instalment Payment Plan)

Some property tax adjustments are only a few hundred dollars, while others may be significantly more. Your lawyer will calculate the exact amount as part of your Statement of Adjustments, so you'll know exactly what to expect before closing.

Don't Forget These Additional Costs

Depending on your situation, you may also want to budget for:

• Moving expenses

• Utility connection fees

• Home insurance

• Changing the locks

• Professional cleaning

• Paint or small repairs before moving in

• Window coverings or furniture

• Appliances if they aren't included (more common for a new build)

These expenses will vary from buyer to buyer, but it's always a good idea to keep a little extra money set aside for those first few weeks in your new home.

So, Let’s Recap How Much Cash You’ll Actually Need

For a $400,000 home with a 5% down payment, a realistic estimate might look like this:

* Applies when your down payment is less than 20%.

Estimated Cash Required: $26,000-$30,000

For many buyers, it's wise to have approximately $26,000 to $30,000+ available before purchasing a $400,000 home. Every transaction is unique, so your exact costs will depend on the property, your lender, mortgage, and possession date.

Final Thoughts

Buying a home involves more than simply saving for your down payment. Knowing what to expect ahead of time allows you to budget confidently, avoid surprises, and focus on the exciting part: finding the right home.

If you're wondering what these numbers would look like for your budget, whether you're purchasing a $300,000 condo, a $500,000 family home, a luxury property, or something in between, it’s my pleasure to help. Every buyer's situation is different, and a personalized cost breakdown can help you understand exactly what to expect before you start shopping.

Thinking about buying a home? Let's have coffee + a conversation. I'd love to help you create a plan that fits your goals and your budget.