Whether you are a friend of someone going through a separation, or the person navigating the separation yourself, there is something valuable here for you. A separation brings no shortage of difficult decisions, and one of the biggest is what to do with the family home. Selling and dividing the proceeds may be the right answer, but it is not the only one. If one spouse wants to stay, a spousal buyout may make it possible to purchase the other person’s share and place the home and mortgage in the remaining spouse’s name.

To the friend who knows someone separating

You may be the first person they turn to for a listening ear or practical advice. Sharing clear information about options like a spousal buyout can reduce overwhelm and help them see that keeping the family home is sometimes achievable. Pointing them toward experienced guidance early can make a meaningful difference at a stressful time.

To the person going through a separation

You do not have to figure this out alone. Experienced brokers and agents work with these situations regularly and can walk you through the numbers, the paperwork, and the realistic possibilities so you know what options exist. There are solutions available, and having the right support can bring a measure of certainty when so much else feels uncertain.

More than a standard refinance

In a conventional refinance, homeowners are generally limited to borrowing up to 80% of their home’s value. A qualifying spousal buyout may instead be treated as a purchase transaction, potentially allowing financing above that limit through an insured mortgage.

For example, on a home valued at $600,000:

• A conventional refinance would generally be limited to $480,000, or 80% of the home’s value.

• A qualifying spousal buyout could potentially provide up to $565,000 before the mortgage-insurance premium.

• That could make up to $85,000 in additional financing available to complete the buyout or address eligible joint debts included in the separation agreement.

For illustration, at a mortgage rate of 4.50% and a 25-year amortization, the monthly payment would be approximately $2,657 under the conventional refinance limit, compared with about $3,252 if the maximum spousal-buyout amount and mortgage-insurance premium were financed.

These figures are for illustration only, as the amount available and monthly payment will depend on the home’s appraised value, the required buyout, the existing mortgage, applicable insurance premiums and the rate available when the financing is arranged.

The funds are generally used to pay out the existing mortgage and the departing spouse’s agreed share of the equity. Depending on the lender and mortgage insurer, certain jointly held debts addressed in the separation agreement may also be included.

What lenders will consider

The spouse keeping the home must still qualify for the new mortgage based on their income, credit, other debts and the applicable mortgage stress test.

Child or spousal support received may help with qualification when it is properly documented and expected to continue. Some lenders may use 100% of qualifying support income, while others apply different limits or documentation requirements. Support payments being made must also be included when the lender assesses the borrower’s obligations.

Lenders will typically ask for:

•  A signed separation agreement setting out the division of the property, debts and any support obligations;

• Documentation supporting the transfer and agreed buyout amount;

• An appraisal confirming the home’s current value; and

• The legal transfer of the departing spouse’s interest in the property.

A signed separation agreement can also be important if either spouse plans to purchase another home. A signed separation agreement can also be important if either spouse plans to purchase another home. Requirements will vary by lender and province, and a signed agreement documenting the borrower’s financial obligations may be needed before completing financing connected to a separation..

There may also be mortgage-insurance premiums, legal fees, appraisal costs and, depending on the province and circumstances, land-transfer or registration costs. Any penalty for breaking the existing mortgage must also be included in the calculation.

This may sound complex, but you don’t have to navigate it alone. I have the knowledge and resources to guide you through the financing process, explain what documentation is needed and help keep the transaction moving at each stage.

Start the conversation early

If you or someone you know is going through a separation, reach out before finalizing the agreement or making decisions about the property. I can confidentially review the estimated buyout, qualification requirements and potential monthly payments so you have a clearer picture of what may be possible.

Connect with Candice

Candice Carr | Mortgage Broker

(306) 531-6880
candice@candicecarr.ca
https://candicecarr.ca

Every Regina neighbourhood has its own rhythm, personality, and housing story. In each edition of The Neighbourhood Edit, we’re exploring one pocket of the city, from the homes and market activity to the local businesses, hidden gems, and little details that make people want to stay awhile. First up, is Cathedral.

The Market Snapshot

Cathedral has never been a neighbourhood that fits neatly into one price range or one type of buyer. A compact bungalow needing some imagination can sit a few blocks from a beautifully restored character home, while apartments and townhouses add another layer to the market entirely. That variety is part of its appeal, but it also means the average price never tells the whole story.

During the first half of 2026, 67 properties sold in Cathedral, an increase of nearly 29% compared to the same period last year. More homes came to market and more buyers made a move, yet prices remained relatively steady.

The median property sold for $258,500 and spent 22 days on the market. Nearly one in three properties sold at or above asking price, showing that buyers were still willing to compete when the right home came along.

The homes attracting the strongest attention tended to be well-presented detached properties with character, functional layouts and thoughtful updates. Cathedral’s market is active, varied and a little selective. In other words, very Cathedral.

Why Buyers Love Cathedral

Buyer’s love Cathedral for the architecture, walkability, mature trees, community atmosphere, proximity to downtown, and the personality the neighbourhood holds. Every home is so unique. If Cathedral had a personality, it'd be the friend who owns a century-old home, knows every local coffee shop by name, and somehow convinces everyone that original hardwood is worth protecting at all costs. It's one of Regina's most unique neighbourhoods, and buyers continue to see the value in its character.

What to Know Before Buying 

Buying in Cathedral is a little different than buying in one of Regina's newer neighbourhoods, and that's part of its charm. Many of the homes here are close to, or well over, 100 years old. You can expect the occasional creaky floor, uneven doorway, or staircase that's been well-loved over the decades. Lot sizes also tend to be smaller, property lines are often tighter, and garages can be a little more... optimistic when it comes to fitting today's vehicles.

You'll find a variety of foundation types throughout the neighbourhood. While many homes have poured concrete foundations, others have block or fieldstone foundations that have stood the test of time with proper maintenance.

The key isn't focusing on a home's age. It's understanding how it's been cared for. Well-maintained mechanical systems, thoughtful renovations, a solid roof, and a healthy foundation matter far more than the year the home was built. Character is part of the package, but so is knowing what to look for behind the walls.

The Local Edit

Ask ten people for their favourite Cathedral business and you'll probably get ten different answers. That's part of what makes this neighbourhood so special. Cathedral is home to dozens of incredible locally owned businesses, cafés, restaurants, and boutiques that Reginans have loved for years. It was nearly impossible to narrow this list down, so consider these just a few of my favourites to help you start exploring.

🍦 For A Sweet Treat | Elle's Café
Known for its soft serve, colourful patio, and the perfect excuse to slow down for an afternoon.

☕ For Your Morning Coffee | 13th Ave Coffee House 
A Cathedral staple that’s been serving great coffee and homemade baking for years.

🍔 When You're Craving Comfort Food | The Mercury Café & Grill
Serving hearty comfort food and friendly service, The Mercury Café & Grill has earned its place as a neighbourhood favourite.

👗 Treat Yourself | Bella Chic
A locally owned boutique filled with stylish clothing, accessories, and unique finds.

🍻 Patio Pick | Shannon's Pub & Grill
A neighbourhood favourite for an authentic Irish Pub experience, friendly faces, and one of Cathedral's best patios.

⛳️ For a Fun Night Out | The Range Indoor Golf
Who says golf season has to end? Grab some friends, take a few swings, and enjoy a fun night out. No sunscreen required.

🪴Bring Home Some Green | Sparrow on 13th
Plants have a way of making a house feel more like home. Sparrow on 13th is a beautiful little shop where you'll find healthy houseplants, stylish pots, and a carefully curated collection of fashion.

Did I miss one of your Cathedral favourites? I'd love to hear about it! Cathedral is home to so many incredible local businesses that it was impossible to feature them all. Leave your favourite in the comments so others can discover a new spot to visit.

Currently For Sale in the Neighbourhood 

One of the things I love most about Cathedral is its variety. Whether you're searching for a beautifully preserved character home or a thoughtfully designed infill, there's something here for almost every buyer. Browse the homes currently for sale and imagine your next chapter in one of Regina's most iconic neighbourhoods.

Take a Walk Through History

One of the best ways to experience Cathedral is simply by slowing down. Grab a coffee from 13th Ave Coffee House, wander the tree-lined streets, and admire the architecture that has made this neighbourhood one of Regina's most recognizable. If you're a history buff, or simply curious about the stories behind these beautiful homes, the City of Regina offers a free self-guided Cathedral Walking Tour that highlights many of the neighbourhood's historic landmarks and heritage properties. It's a wonderful way to see Cathedral from a whole new perspective.

Cathedral is more than just one of Regina's oldest neighbourhoods. It's a place where history and creativity come together, where local businesses thrive, and where every walk down the street seems to uncover something you hadn't noticed before. Whether you're thinking about making Cathedral home or simply looking for a new corner of the city to explore, I hope this little edit inspires you to spend an afternoon getting to know everything this incredible neighbourhood has to offer.

And as always, if you’re thinking about buying or selling in Cathedral, I'd be happy to help you navigate the neighbourhood with local insight, honest advice, and a strategy tailored to your next chapter.

When you're viewing homes, it's easy to focus on kitchens, bathrooms, and beautiful finishes. But one of the most important rooms in the house is often the one buyers spend the least amount of time in: the mechanical room.

While it may not be the most exciting space, the mechanical room contains many of the systems responsible for your home's comfort, air quality, and hot water. Understanding what you're looking at can help you feel more confident when purchasing a home.

Here are some of the most common components you may find.

Furnace

The furnace is responsible for heating your home during Saskatchewan's colder months.

Most modern furnaces are natural gas and use a blower to distribute warm air through ductwork throughout the home. Furnaces typically have a lifespan of 15 to 25 years, depending on maintenance and usage.

When viewing a home, it's worth noting:

• The age of the furnace

• Whether it has been regularly serviced

• Any visible rust, corrosion, or signs of neglect

Hot Water Tank

A hot water tank stores and heats the water used for showers, laundry, dishes, and faucets throughout the home.

Most tanks have a lifespan of approximately 8 to 15 years. As they age, they become more susceptible to leaks and reduced efficiency. Depending on your water quality, they may require some additional maintenance. 

Many buyers ask:

• How old is the tank?

• Is it owned or rented?

• Has it been replaced recently?

These are great questions to ask your REALTOR®.

HRV (Heat Recovery Ventilator)

An HRV helps improve indoor air quality by exchanging stale indoor air with fresh outdoor air while recovering heat from the outgoing air. This is especially common in newer homes that are built to be more airtight.

Benefits include:

• Improved air quality

• Reduced humidity issues

• Better energy efficiency

• Less condensation on windows

If you've ever wondered why a newer home feels fresher inside, the HRV is often part of the reason.

Humidifier

A furnace-mounted humidifier adds moisture to the air during the winter months when indoor air can become very dry.

A properly functioning humidifier can help:

• Reduce dry skin and irritated sinuses

• Protect hardwood flooring and wood furniture

• Improve overall comfort in the home

These systems require regular maintenance, including changing filters or cleaning components.

Reverse Osmosis System

A reverse osmosis system is designed to improve drinking water quality by removing impurities through a specialized filtration process.

Typically installed under a kitchen sink, some systems may have equipment located in the mechanical room.

Benefits can include:

• Improved taste and odour

• Reduced minerals and contaminants

• Cleaner drinking water

Not every home will have one, but they're becoming increasingly common.

Water Softener

A water softener removes minerals such as calcium and magnesium from the water supply.

Homes with hard water may benefit from a water softener because it can:

• Reduce mineral buildup on fixtures

• Extend the life of appliances

• Improve soap and detergent effectiveness

In some areas, a water softener is considered a valuable upgrade.

Boiler

Unlike a furnace, a boiler heats water rather than air.

The heated water is circulated through:

• Radiators

• Baseboard heaters

• In-floor heating systems

Boilers are common in some older homes and luxury properties with heated floors.

They are known for providing consistent, comfortable heat but require their own maintenance and servicing schedule.

Sump Pump

If the home has a basement, you may find a sump pump in the mechanical room or utility area.

Its job is to remove groundwater that collects beneath the foundation and pump it away from the home.

A sump pump can provide important protection against water intrusion, particularly during spring runoff or heavy rainfall.

Electrical Panel

While technically not part of the heating and cooling system, the electrical panel is often located in the mechanical room.

The panel distributes electricity throughout the home and is one of the key systems a home inspector will review.

Buyers should pay attention to:

• Panel capacity

• Signs of amateur electrical work

• Available space for future additions

Why the Mechanical Room Matters

The mechanical room tells a story about how a home has been maintained.

A clean, organized mechanical room with well-maintained equipment can provide valuable insight into the overall care of the property. While these systems may not be as exciting as a renovated kitchen, they can represent some of the largest expenses a homeowner will face.

If you're buying a home and aren't sure what you're looking at, don't worry. Part of my job is helping buyers understand not only the home they love, but also the systems that keep it comfortable and functioning every day.

Because when it comes to homeownership, knowledge is just as important as curb appeal.

Sincerely, Samantha

Scrolling Facebook Marketplace, driving through a neighbourhood, or hearing about a home through a friend can sometimes lead buyers to a property that isn't listed on the MLS® System.

At first glance, buying directly from a homeowner may seem like a great way to simplify the process. Some buyers even assume they'll save money by avoiding REALTORS® altogether.

But before you approach a For Sale By Owner (FSBO) property without representation, there are a few important things to consider.

The Seller Knows More Than You Do

This isn't meant to suggest sellers are dishonest.

It's simply reality.

The seller has lived in the home. They know its history, quirks, repairs, upgrades, and challenges. They've likely spent time researching values and determining their asking price.

As a buyer, you're stepping into a transaction with significantly less information than the person on the other side of the table.

Having a REALTOR® helps level the playing field.

Who Is Looking Out for Your Interests?

In a traditional sale, the seller often has professional guidance helping them navigate the transaction.

In a private sale, buyers sometimes assume they'll be fine handling things themselves.

But who is advising you on:

• Market value?

• Offer strategy?

• Conditions?

• Contract terms?

• Property disclosures?

• Potential risks?

When you're unrepresented, the answer is often no one.

And unfortunately, many buyers don't realize what they should have asked until after the deal is complete.

Price Isn't Always Value

One of the biggest misconceptions about FSBO properties is that they are automatically a better deal.

Sometimes they are.

Sometimes they're not.

Without access to comparable sales and local market data, it can be difficult to know whether the asking price reflects actual market value.

A REALTOR® can help evaluate:

• Recent comparable sales

• Current market conditions

• Property-specific factors affecting value

• Potential resale concerns

Paying less than asking doesn't necessarily mean you got a good deal.

Paying market value for the right property usually does.

Contracts Matter More Than Most Buyers Realize

A real estate transaction involves much more than agreeing on a price.

The contract outlines important protections for both parties, including:

• Financing conditions

• Home inspection conditions

• Possession terms

• Deposit requirements

• Included and excluded items

• Deadlines and obligations

Missing or misunderstanding one clause can have significant consequences.

Having someone who understands the paperwork can help ensure you're protected before you sign.

What About Things Like Title Insurance, Surveys, and Permits?

These are often the details that don't get discussed until late in the process.

Questions that should be addressed include:

• Is there a current survey or real property report?

• Were renovations completed with permits where required?

• Are there encroachments or property line concerns?

• Will title insurance be recommended?

• Are there easements affecting the property?

These issues aren't necessarily deal breakers, but they're important to understand before closing day.

The Cost of a Mistake Is Usually Much Greater Than the Cost of Representation

Many buyers avoid professional representation because they're focused on saving money.

The irony is that one overlooked issue can cost thousands of dollars after possession.

A foundation repair.

An unpermitted renovation.

A title issue.

An insurance problem.

A missed condition.

These are the types of risks buyers often don't see coming.

The Bottom Line

For Sale By Owner properties can absolutely be great opportunities.

But buying one without professional guidance can expose buyers to unnecessary risk.

The seller already knows the property. The seller already knows their goals.

The question buyers should ask themselves is simple:

Who's making sure someone is looking out for mine?

Whether you're buying a private sale, a new build, or a listed property, having an experienced REALTOR® in your corner can provide clarity, protection, and confidence throughout the process.

Because buying a home isn't just about finding the right property.

It's about making sure you're making the right decision.

Sincerely, Samantha

Buying a home comes with plenty of paperwork, legal documents, and terms you've probably never heard before. One of the most common questions I receive from buyers is:

"Do I really need title insurance?"

The short answer? Yes. In fact, if you're obtaining a mortgage, your lender will almost always require it. But title insurance isn't just there to protect your lender. It can protect you, too. Let's break down what title insurance is, why lenders insist on it, and why it's one of the best investments you can make when purchasing a home in Saskatchewan.

What Is Title Insurance?

Title insurance is a one-time insurance policy purchased during the closing process that protects against certain issues related to the ownership, title, and legal status of a property. Unlike home insurance, which protects you from future events such as fire, theft, or water damage, title insurance protects you from problems that may already exist but haven't yet been discovered.

The policy remains in place for as long as you own the property.

Why Do Mortgage Lenders Require Title Insurance?

When a bank lends hundreds of thousands of dollars to finance a home purchase, they want to ensure their investment is protected. If an issue arises that affects ownership of the property or impacts the property's value, it could also affect the lender's ability to recover their money if the mortgage goes into default.

Title insurance helps protect against risks such as:

• Errors in public records

• Undiscovered liens registered against the property

• Fraud or forgery affecting title ownership

• Survey or boundary disputes

• Encroachments onto neighbouring properties

• Unknown title defects

Because these risks could affect the lender's security, most mortgage lenders require a title insurance policy before funding a mortgage.

But Doesn't a Real Property Report Cover This?

Not entirely. In Saskatchewan, some sellers may provide a Real Property Report (RPR) or Surveyor's Certificate showing the location of structures on the property. While these documents can be valuable, they only provide information that was accurate at the time they were prepared.

They do not protect you from:

• Title fraud

• Registration errors

• Undisclosed liens

• Clerical mistakes

• Legal defects affecting ownership

Many buyers assume they need either a Real Property Report or title insurance. In reality, they often serve different purposes and can complement one another.

What Does Title Insurance Protect Homeowners Against?

Every policy is slightly different, but common homeowner protections include:

Title Fraud

Although uncommon, title fraud does happen. If someone fraudulently transfers ownership or registers a mortgage against your property, title insurance can help cover legal expenses and losses associated with restoring ownership.

Unknown Liens

Imagine purchasing a property only to discover a previously undisclosed lien attached to the title. Title insurance may help cover the costs associated with resolving the issue.

Boundary and Encroachment Issues

If a fence, deck, garage, shed, or other structure crosses a property line and creates a legal issue after possession, title insurance may provide coverage.

Errors in Public Records

Mistakes happen. A clerical error at a land titles office or an improperly discharged mortgage can create unexpected complications. Title insurance can help address these situations.

Permit and Compliance Issues

Certain policies may provide coverage for issues related to building permits, zoning compliance, or work completed by previous owners without proper approvals.

How Much Does Title Insurance Cost?

One of the biggest advantages of title insurance is that it's a one-time cost. Unlike home insurance, there are no monthly premiums or annual renewals. The cost varies based on the property's value but is often only a few hundred dollars and is typically arranged through your lawyer as part of the closing process. Considering the protection it provides, many buyers find it to be a worthwhile investment.

Do I Recommend It?

Absolutely. Even if a lender didn't require title insurance, I would still encourage buyers to seriously consider it. The reality is that most title issues are discovered after possession when resolving them becomes far more stressful and expensive. For a relatively small one-time cost, title insurance can provide peace of mind that your ownership rights are protected and that you're covered if an unexpected issue arises down the road.

Final Thoughts

Buying a home is one of the largest financial investments most people will ever make. While title insurance may not be the most exciting part of the process, it is one of the most important protections available to homeowners. If you're buying a home in Saskatchewan and have questions about title insurance, real property reports, or what to expect during the closing process, I'd be happy to help.

No pressure. Just guidance, education, and someone in your corner every step of the way.

Sincerely, Samantha

A Quick Note: This article is intended to provide general information and should not be relied upon as legal advice. While I strive to share helpful guidance throughout the buying process, every situation is different. I always recommend speaking with your lawyer regarding title insurance, real property reports, and any legal questions related to your home purchase.

There’s something exciting about walking into a house and instantly picturing your life there. The morning coffee spot. Where the Christmas tree would go. Whether your dog would claim the sunny corner in the living room before you even unpack. And, I get it. Most buyers naturally focus on the things they can see first. Kitchens, flooring, paint colours, light fixtures, all the fun stuff.

But after years in real estate, I can confidently say this: some of the most important things about a home are usually the things buyers don’t notice right away.

Pretty kitchens are easy to spot. Expensive surprises usually are not.

Especially here in Regina, there are a few things I always encourage buyers to pay attention to before falling head over heels for a home.

Preserved Wood Foundations (PWF)

Ah yes. The infamous PWF conversation.

If you’ve looked at homes in Regina long enough, you’ve probably heard someone whisper “preserved wood foundation” like they’re discussing a true crime documentary.

The truth is, a PWF is not automatically a deal breaker. But it is something buyers should fully understand before purchasing. Financing and insurance can sometimes become more complicated, and some lenders are more hesitant than others. Additionally, if it ever needs reinforcement (which is likely due to our soil) it can be very costly and challenging to find a contractor who will take on the project.

This is where education matters. Not panic.

I always encourage buyers to learn about the history of the home, drainage, maintenance, moisture control, and any repairs or reports available. A beautifully renovated interior does not always tell the full story underneath.

Grading + Drainage

Not the sexiest topic in real estate. I know. But truthfully? One of the most important.

Regina soil likes to keep us humble. Poor grading and drainage can contribute to water issues and foundation movement over time, and these are the kinds of things buyers rarely notice when they’re busy admiring quartz countertops and imagining where their sectional will go. Grading is one of your best defences against your foundation to prevent structural concerns. 

When I walk properties with clients, I’m constantly paying attention to things outside too:

• Does the yard slope away from the house?

• Are downspouts directed properly?

• Is water collecting near the foundation?

• What do the neighbouring lots look like?

These little details matter more than people realize.

Older Sewer Lines

This one is not glamorous, but neither is a surprise sewer replacement bill.

Many older Regina neighbourhoods still have aging sewer lines, including clay or cast iron. Tree roots, shifting soil, and time itself can all create issues underground that you would never know about from a regular showing.

This is why sewer inspections can be incredibly valuable, especially in mature neighbourhoods. It is one of those things buyers often do not think about until they wish they had.

And trust me, nobody has ever walked away from a sewer inspection saying, “Wow, what a waste of information.”

Aluminum Wiring

Certain homes built in specific eras may have aluminum wiring, and while that sounds scary on the internet, it does not automatically mean the home is unsafe.

What it does mean is that buyers should understand potential insurance requirements and future costs. Some insurers may require remediation work, such as pigtailing completed by a licensed electrician.

Again, this comes back to education. My job is never to create fear around a home. It is to help buyers understand what they are purchasing so they can make confident decisions.

Basement Bracing + Foundation Movement

If you buy real estate in Regina long enough, you will eventually hear the phrase “the walls have been braced.” 

Sometimes that is completely fine. Sometimes it requires a deeper conversation.

Foundation movement is common here because of our soil conditions, but not all repairs are created equal. Some homes have had excellent professional repairs completed. Others may need monitoring or further evaluation. Not only that, it’s one thing to have the engineers report with the recommendations on how to reinforce the basement, but it’s also important to get the second one that confirms the work was completed as described.

This is where experience matters. Knowing what questions to ask. Knowing what signs to look for. Knowing when something feels fairly typical versus when it deserves a closer look.

Also, fresh paint on one suspicious basement wall? I notice. Every time.

Location Matters More Than People Think

One thing I tell buyers all the time is this: real estate is hyper local.

Not just neighbourhood to neighbourhood. Sometimes block to block.

One street may feel completely different from the next. Traffic patterns, nearby development, schools, lot sizes, surrounding upkeep, future resale potential, all of those little details add up over time.

Online listings only tell part of the story. Local knowledge fills in the gaps.

The Goal Is Never Fear. It’s Confidence.

I never want buyers to feel overwhelmed by older homes, renovation projects, or homes with quirks and character. Some of the best homes have imperfections. Honestly, some of the best people do too.

But I do believe buyers deserve honest conversations beyond the pretty listing photos.

Because buying a home is not just about falling in love with how it looks. It is about understanding how it functions, what comes with it, and whether it truly fits your life long term.

And sometimes the smartest decisions happen when you learn to look beyond the countertops and start paying attention to the things most people miss.

Sincerely, Samantha

Love it, hate it… it’s one of the most talked about (and often misunderstood) forms in real estate.

Form 917.

If you’ve been house hunting for even a minute, you’ve likely come across it. It’s usually attached to a listing that says something like “offers to be presented at X date and time.” And if you’re a buyer, it can bring up a mix of emotions… anticipation, pressure, maybe even a little frustration.

So let’s break it down in a way that actually makes sense.

What is Form 917?

Form 917 gives sellers the option to hold and review offers at a specific, scheduled date and time.

Instead of looking at offers as they come in, the seller is essentially saying:

“We’re going to wait. Let everyone have a chance to see the home. Then we’ll review everything at once.”

And yes… this is completely intentional.

Why do sellers use it?

From a seller’s perspective, it creates structure and (in many cases) demand.

It allows:

More buyers to view the home

More time for buyers to do their due diligence

The potential for multiple offers to come in at once

It’s about giving the property full exposure before making a decision.

But here’s the part that really matters…

Once that Form 917 is in place, it’s binding.

That means:

The seller cannot view offers early

The seller cannot accept an offer before the scheduled time

Even if an incredible offer comes in… they still have to wait

It’s written directly into their listing agreement, so it’s not flexible based on mood, pressure, or “just this one time.”

This is where a lot of confusion happens, especially for buyers who want to come in strong and try to “win” the home early.

Why it can actually benefit buyers

I know… it doesn’t always feel like it in the moment.

But Form 917 does give buyers something really valuable: time.

Time to:

Walk through the home without feeling rushed

Think through your decision

Review comparables

Get your financing and conditions in order

Instead of feeling like you need to submit something immediately just to compete, you’re given a window to be thoughtful and strategic.

And in a market where emotions can run high… that matters.

What happens if no offers come in?

If the scheduled date and time passes with no offers received, the game changes.

At that point:

The seller is no longer bound to wait

Offers can be reviewed and accepted at any time

So if you’ve been watching a property and that offer date comes and goes… there may be an opportunity there.

What if there’s no Form 917 at all?

Simple.

If there’s no 917 in place, offers can be submitted at any time, and the seller can review and respond whenever they choose. However the sellers still need to respond within the acceptance time the buyer has stipulated in their offer.

No waiting. No set timeline.

My honest take

Like a lot of things in real estate… it’s not about loving or hating it.

It’s about understanding it.

Form 917 is a strategy. Sometimes it works really well. Sometimes it doesn’t. But either way, knowing how it works puts you in a much stronger position - whether you’re buying or selling.

And if you ever find yourself staring at an offer date wondering what to do next… this is exactly where having the right guidance matters.

No pressure. Just a conversation, a plan, and making sure you feel confident every step of the way.

Sincerely, Samantha

If you’re buying your first home in Regina, the right neighbourhood can make all the difference. You want something approachable in price, practical for day-to-day life, and full of long-term potential. The good news? Regina has some really solid pockets that check those boxes without feeling like a compromise.

Here are a few of my favourite go-to neighbourhoods for first-time buyers, and why they’re worth a closer look.

MOUNT ROYAL

Mount Royal is one of those quiet, underrated neighbourhoods that tends to pleasantly surprise people. It’s established, tree-lined, and full of solid homes, many with great bones and larger lots.

For a first-time buyer, this is a really nice balance between affordability and potential. You’ll often find homes that are completely livable as-is, but also leave room to slowly update and make your own over time.

Why it works:

• More space for your budget

• Quiet, residential feel

• Great option if you’re open to light renovations

UPLANDS

Uplands is one of the more popular entry-level neighbourhoods and for good reason. It offers a wide range of price points and housing styles, which makes it easier to find something that fits where you’re at right now.

It’s also super convenient. You’re close to schools, amenities, and main routes, which is something buyers really start to appreciate once they’re actually living in their home.

Why it works:

• Strong affordability options

• Convenient location

• A steady, reliable resale market

BRODERS ANNEX

If you love a little character and charm, Broders Annex has a personality you won’t find in newer developments. Think older homes, unique details, and a neighbourhood that feels lived-in in the best way.

This area is especially appealing if you’re someone who sees the vision—whether that’s cosmetic updates or a longer-term renovation.

Why it works:

• Lower entry price points

• Tons of character and individuality

• Opportunity to build equity through updates

CHURCHILL DOWNS

Churchill Downs is often a bit more budget-friendly, which can be a huge advantage when you’re just getting into the market. It offers a mix of housing styles and has been seeing gradual improvement over time.

It’s a practical choice, especially if your goal is to get into homeownership sooner rather than later, without stretching yourself too thin.

Why it works:

• Accessible price points

• Room for long-term growth

• A stepping stone into the market

REGENT PARK

Regent Park is another solid option that tends to fly under the radar. It’s a bit of a hidden gem for buyers who want something established, but still attainable.

There’s a nice mix of homes here, and depending on the pocket, you can find properties that feel tucked away while still being close to everything.

Why it works:

• Good value for the price

• Established community feel

• Variety of home options

Final Thoughts

Your first home doesn’t have to be perfect, it just needs to be the right fit for this season. The goal is to get into something that works for your lifestyle now, while also setting you up well for the future.

Each of these neighbourhoods offers a slightly different version of that… whether it’s affordability, character, convenience, or potential.

If you’re even thinking about making a move, this is where those “coffee and conversation” chats really come in handy. No pressure, just a plan that actually makes sense for you.

Sincerely, Samantha

As the snow melts and the days start getting longer, we naturally begin thinking about fresh starts. Spring has always been one of the most active times in real estate, and this year is shaping up to be no different.

If moving has been on your mind, this season often brings the perfect mix of opportunity for both buyers and sellers.

🌱 Why Spring Is a Popular Time to Move

Spring tends to bring more listings to the market, giving buyers more options to explore. At the same time, the increased activity means sellers benefit from more eyes on their homes.

Longer daylight hours, improving weather, and families planning around school schedules all contribute to the energy we typically see in the market this time of year.

🏡 For Sellers

If you’ve been considering listing your home, spring is when many buyers are actively searching.

A few small things can make a big difference right now:

• Freshening up landscaping as the snow melts

• Decluttering and simplifying spaces

• Letting in as much natural light as possible

• Fresh coat of paint

• Deep clean

Sometimes even small updates or thoughtful staging can significantly impact how your home is perceived.

🔑 For Buyers

More listings often mean more opportunity. However, Regina is still facing a very limited inventory, with many homes receiving multiple offers. Spring can be a great time to explore different neighbourhoods, property types, and possibilities.

It’s also when having a clear strategy becomes especially important - knowing your budget, being prepared for quick decisions, and understanding how to structure a strong offer can make all the difference.

🛠 Thinking Beyond the Move

One thing I’ve been helping many clients with lately is looking at homes not just for what they are now, but what they could become.

Whether that means small updates or larger renovations, sometimes the right house is simply the one with the right potential.

☕ Let’s Connect

If you're curious about what your home might be worth this spring, or if you're just starting to think about your next move, I’m always happy to chat.

Even if you're simply gathering information, those conversations can be incredibly helpful.

Wishing you a wonderful start to spring.

Sincerely, Samantha

Buying your first home is exciting… and also a little overwhelming. There’s a lot of noise out there - hot takes, timelines, pressure to “act fast” - and for first-time buyers in Saskatchewan, it can feel hard to know what actually matters.

My approach is simple: educate first, move at your pace, and make decisions that align with your life (not anyone else’s expectations). Here are a few key things I want every first-time buyer to understand before jumping in - plus a couple of unpopular opinions I think more people need to hear.

1. You Don’t Need to Have Everything Figured Out to Start

You don’t need a perfect five-year plan, a dream Pinterest board, or a crystal-clear idea of your forever home to begin the process.

What you do need is a general sense of:

    •    Your comfort level with monthly payments

    •    Your lifestyle priorities (location, commute, space, flexibility)

    •    What feels exciting vs. stressful

From there, my job is to help you explore options, ask the right questions, and fill in the gaps together - without pressure or urgency.

2. Pre-Approval Is About Clarity, Not Commitment

A mortgage pre-approval isn’t a promise to buy - it’s a tool.

In Saskatchewan, pre-approval helps you:

    •    Understand a realistic price range

    •    Lock in a rate (in many cases)

    •    Avoid falling in love with homes that don’t align financially

Unpopular opinion: just because you’re approved up to a certain amount doesn’t mean you should spend it. The “right” number is the one that lets you sleep at night and still enjoy your life.  And, the most important thing to remember with your mortgage pre-approval is it is calculated off of your gross income – not your net income. Consider what the payment looks like (plus property taxes and utilities) and then see where your comfort falls. Most home buyers after calculating this, adjust their search to a price point that provides them with more flexibility.

3. Your First Home Is a Stepping Stone - and That’s a Good Thing

Your first home doesn’t need to check every box. It’s allowed to be:

    •    A little dated

    •    A little smaller than you imagined

    •    Not your forever home

In fact, many first-time buyers use their first home as a launchpad - building equity, learning what they truly value, and setting themselves up for future options.

Unpopular opinion: waiting for the “perfect” first home often delays progress more than it protects you.

4. Inspections Matter (Even When the House Feels “Fine”)

In Saskatchewan, homes experience everything from extreme cold to shifting soil - so inspections are a big deal.

A good inspection isn’t about scaring you; it’s about:

    •    Understanding what you’re buying

    •    Identifying future maintenance

    •    Making informed, confident decisions

No house is perfect. The goal is knowing what’s reasonable, what’s manageable, and what’s a deal-breaker for you.

5. The Market Isn’t Something to Beat - It’s Something to Navigate

You don’t need to “time the market” perfectly to be a smart buyer. Markets change, interest rates move, and headlines will always have opinions.

What matters more is:

    •    Your financial readiness

    •    Your comfort level

    •    Your long-term goals

My role is to explain what’s happening right now in clear, honest language - so you can decide when (or if) it makes sense for you to move forward.

6. You’re Allowed to Take Your Time

This might be the most important one.

There is no prize for buying the fastest. There is no failure in asking questions, pausing, or deciding to wait. A no-pressure approach means:

    •    You never have to rush a decision

    •    You always understand your options

    •    You feel confident - not talked into - your next step

Whether that next step is viewing homes, getting pre-approved, or simply having a coffee and talking things through.

Final Thoughts

Buying your first home should feel empowering - not stressful. My goal is to guide and educate you so that when you do say yes, it’s because the decision feels aligned, informed, and right for you.

If you’re curious, nervous, excited, or somewhere in between - I’m always happy to have a no-pressure conversation and answer questions. No timelines. No expectations. Just clarity.