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

Spring is just around the corner in Regina (for real this time!) and by now we are all ready to ditch the parkas and enjoy some sunshine and warmer weather! If you’re like me, we all like to refresh, purge and organize our homes after our frigid winters. Here’s a short list to get you started! 

P.S. Remember to check your grading around your home! This is your biggest defence against seepage in your basement. 

EXTERIOR

Clean Gutters and Downspouts
Removing debris from winter helps ensure proper drainage during spring rain.

Power Wash Exterior Surfaces
Driveways, decks, patios, and siding can collect dirt and grime over the winter months.

Inspect the Roof and Eaves
Look for missing shingles or damage caused by ice and snow.

Tidy Landscaping Beds
Remove dead plants, trim shrubs, and add fresh mulch to instantly improve curb appeal.

Clean Outdoor Furniture and Deck Areas
Wash furniture, sweep decks, and prepare outdoor spaces for the warmer months ahead.

INTERIOR

Wash Windows + Window Tracks
After a long winter, windows collect dust and salt residue. Cleaning both the glass and the tracks instantly brightens your home and lets in more natural light.

Declutter Closets and Storage Areas
Rotate out winter gear and donate items you no longer use. This makes spaces feel larger and more organized.

Deep Clean Floors and Baseboards
Salt, sand, and dirt from winter can accumulate along baseboards and flooring. A good wash or steam clean can make the whole home feel refreshed.

Clean Kitchen Appliances
Pull out the fridge and stove to clean behind and underneath them. This is often overlooked but makes a big difference.

Refresh Soft Surfaces
Wash throw blankets, pillow covers, and area rugs. These fabrics hold onto dust and can make the home feel less fresh over time.

MAINTENANCE

Replace Furnace and HVAC Filters
This improves air quality and keeps your system running efficiently.

Test Smoke and Carbon Monoxide Detectors
Replace batteries and make sure all alarms are functioning properly.

Check Caulking Around Windows and Doors
Resealing small gaps helps with energy efficiency and prevents moisture issues.

Inspect the Sump Pump
With spring melt and rain, ensuring the sump pump works properly can prevent basement flooding.

Service Your Air Conditioner
Scheduling maintenance before summer ensures it’s ready when temperatures rise.

I’m excited to share today’s blog with you because it comes from someone whose expertise I truly value.

One of my favourite parts of working in real estate is collaborating with incredible professionals who help make the entire process smoother for our clients. Today, I’ve invited Candice Carr, an award winning Mortgage Broker with Kindred Mortgage Co, to share their insight on Mortgage Renewals.

If you’ve ever wondered about your mortgage renewal and interest rates, this post is going to be incredibly helpful.

Here’s Candice to walk you through it.

Sincerely, Samantha

The coming months are expected to mark one of the largest mortgage renewal waves Canada has seen in decades, and for many homeowners, the outcome will depend on how early they start planning. According to Canada Mortgage and Housing Corporation, about 1.15 million mortgages are set to renew this year, representing roughly 60% of all outstanding mortgages. 

Many of those mortgages were originally set up when interest rates were much lower. As a result, renewal is top of mind for a lot of homeowners right now, especially those trying to understand what their next payment might look like.

That’s why timing matters. Renewal is one of the few moments when you can make changes to your mortgage without penalty, and starting early can make the process far less stressful than waiting until the last minute.

Most lenders now send renewal notices several months before maturity, and in some cases up to six months in advance. While that may seem early, it creates an opportunity. The more time you have, the more flexibility you may have to review your options carefully rather than feeling rushed into a decision. Even if nothing changes, having a plan in place early removes uncertainty and puts you back in control.

Understanding payment shock and your options

One of the biggest concerns at renewal right now is payment shock, the increase in monthly payments that comes with higher interest rates. Before making any decisions, it helps to see the numbers clearly. What would your payment look like at today’s rates, and how does that fit into your budget?

If the new payment feels tight, there may be ways to help ease the transition. Extending your amortization can lower your monthly payment by spreading it over a longer period. While this can increase interest costs over time, it can provide short-term breathing room.

For homeowners with sufficient equity, refinancing at renewal may also be worth exploring. In some cases, refinancing can help consolidate higher-interest debt, improve cash flow, or restructure your mortgage so it better fits your current situation. These options aren’t right for everyone, but they’re worth reviewing before locking into a new term.

Why renewal is more than just the rate

At renewal, it’s natural to focus on the rate. But mortgage features such as prepayment options, penalties and portability can all affect how well your mortgage works over the next few years. In some situations, a slightly higher rate with better flexibility can offer more peace of mind.

Renewal is also a chance to reset and make sure your mortgage still fits your goals. Starting early gives you time to ask questions, explore options, and move forward with confidence.

Renewal doesn't have to feel overwhelming. A simple review of your numbers and options can provide clarity and direction. If your mortgage is coming up for renewal this year, I'm happy to walk through it with you and provide an overall analysis so you can move forward with confidence. Whatever you do, don't leave it too late or let your mortgage automatically renew with your lender as this can be costly for you. Give me a call right away so I can help alleviate stress and save you money.

Selling your home is emotional. Moving out of it? That’s next level. 

As much as we love the idea of fresh starts and new spaces, the reality is that moving can feel overwhelming, exhausting, and strangely sentimental all at once.

I guide my clients through buying and selling every day, and I’ll tell you this: the smoothest moves aren’t the ones without stress - they’re the ones with a plan.

Let’s talk about what actually matters.

1. Start Packing Earlier Than You Think You Need To

 I know. You look around and think, “We don’t have that much stuff.”

You have more than you realize you do.

 Start with:

    •    Seasonal items

    •    Decor

    •    Storage rooms

    •    Closets (yes… even that one)

Packing early does two powerful things:

    1.    It makes your home show better.

    2.    It gives you breathing room.

When your home is on the market, we want it feeling spacious, clean, and neutral - not like you’re mid-transition. A little pre-packing doubles as staging. 

2. Understand Your Possession Day Timeline

Here’s something many sellers don’t realize:

On possession day, you do not receive keys to your new home at midnight. Funds have to be transferred from the buyer’s lawyer to your lawyer before possession is officially completed.

If there’s a delay (it happens occasionally), keys can be released later in the day.

That’s why I always recommend:

    •    Book movers for the next day.

    •    Have a backup plan for pets and kids.

    •    Keep essentials accessible (coffee maker included - trust me).

Moving day is smoother when expectations are realistic.

3. Declutter Before You Pack 

If you haven’t used it in 5 years, you probably don’t need to move it.

Moving is expensive. Time is valuable. Energy is limited. 

Use this as your reset:

    •    Donate

    •    Toss

    •    Sell

    •    Simplify 

Your next home deserves a fresh start - not boxes of “maybe someday.” 

4. Label Like a Professional

Future you will thank present you.

Label:

    •    The room

    •    A quick summary of contents

    •    “Open First” boxes

I always suggest one clearly marked “First Night” bin with:

    •    Bedding

    •    Toiletries

    •    Phone chargers

    •    Paper towel

    •    Garbage bags

    •    Snacks

There is nothing glamorous about digging through 27 boxes at 9pm looking for toothpaste.

 5. Emotion Is Normal

 You may feel:

    •    Excited

    •    Relieved

    •    Sad

    •    Nervous

    •    All of it in one hour

 That’s normal.

Homes hold memories. Kids grow up in them. Holidays happen in them. Big life conversations unfold in them.

 Moving doesn’t erase that. It just makes space for what’s next.

 6. Trust the Process (And Your Team)

 My role isn’t just negotiating your sale price.

 It’s:

    •    Managing timelines

    •    Communicating with lawyers

    •    Tracking conditions

    •    Protecting your interests

    •    Preparing you for what’s ahead

You don’t have to carry all of it alone. 

When you work with me, you’re not just getting someone to list your home. You’re getting guidance from the first showing to the final signature - and yes, even the “where did I pack the scissors?” text.

Final Thoughts

Moving is work. Real work.

But it’s also a milestone.

And when done right - with preparation, clarity, and the right support - it becomes less chaotic and more intentional.

If you’re thinking about selling and wondering what the moving process really looks like behind the scenes, let’s chat. I’ll give you the honest version.

Coffee optional. Strategy included.

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.