Buying a Home in Lloydminster, Saskatchewan

Which side of the border is the home on?

Streets in Lloydminster run east and west, and avenues run north and south. Homes east of 50 Avenue are on the Saskatchewan side, and Saskatchewan addresses use postal codes that start with S9V. Alberta addresses use postal codes that start with T9V. A street that crosses 50 Avenue can have homes in both provinces.

Aurora and Larsen Grove are neighbourhoods on the Saskatchewan side. See the neighbourhood guides: Aurora and Larsen Grove.

Who regulates real estate in Saskatchewan?

Agents who trade in Saskatchewan real estate must be registered with the Saskatchewan Real Estate Commission (SREC). SREC sets the rules for registrants, requires them to carry errors and omissions insurance, and runs the Real Estate Assurance Fund. You can check any registrant in SREC's public inquiry search. On the Alberta side, the regulator is the Real Estate Council of Alberta (RECA). Dave is licensed with both.

Buying on the Saskatchewan side, step by step

1. Get a mortgage pre-approval. A lender tells you how much you can borrow before you start touring homes.
2. Sign a buyer agency agreement. In Saskatchewan, a valid agency agreement has one expiry date that is less than 12 months away, shows the total commission and how it is calculated, and you must be given a true copy. Commission is negotiable. Dave goes through the terms with you before you sign.
3. Make an offer on the mandatory form. When a registrant writes a residential offer in Saskatchewan, a mandatory form is used. The offer sets out the price, the deposit, the possession date and any conditions, such as financing, a home inspection, or the sale of your current home. The deposit is held in trust.
4. Conditions and acceptance. A contract becomes binding once the conditions are met or removed. A counteroffer ends the earlier offer.
5. Inspect the home. Saskatchewan does not require sellers to give a property condition disclosure statement, but sellers must tell you about known hidden defects. Buyers are expected to look carefully, so a home inspection is a good idea.
6. Your lawyer completes the purchase. Your lawyer searches title, checks for liens, judgments and easements, and registers the transfer and your mortgage.
7. Take possession on the agreed date.

Your spouse and The Homesteads Act

Saskatchewan's Homesteads Act protects the interest of a spouse who is not on title in the family home. When you buy, the seller either has a non-owning spouse consent to the sale or signs an affidavit explaining why consent is not needed, for example because the seller has no spouse. Your lawyer checks this. Alberta has a similar law, the Dower Act, with its own steps.

The title transfer fee

When the title moves into your name, Information Services Corporation (ISC), which runs the Saskatchewan land titles registry, charges a fee based on the value of the property. As of April 15, 2026, the fee is $0 up to $500, $25 from $500.01 to $6,300, and 0.4% of the property value for anything over $6,300. For example, 0.4% of a $400,000 value is $1,600.

In Alberta, the land titles fee for a transfer of land is $50 plus $5 for every $5,000 of value, so the same $400,000 value works out to $450. Fee schedules change, so confirm current amounts with your lawyer.

Property taxes

The City of Lloydminster sends property tax bills for homes on both sides of the border and publishes one residential mill rate table for the whole city. The bill includes an education tax. Ask for the current tax amount on any home you are considering, because taxes are adjusted between buyer and seller on closing.

What is the same on both sides of 50 Avenue

• One city council and one set of city services for the whole city, under the Lloydminster Charter.
• One residential mill rate table for property taxes.
• The same two school divisions, Lloydminster Public School Division and Lloydminster Catholic School Division, serve the whole city.

What is different from Alberta

Always confirm details with your lawyer.