Buying across the border in Lloydminster
Buying a home in Lloydminster means choosing between the Alberta side and the Saskatchewan side of one city. The province where the property sits decides the land title fees, sales tax treatment, and which licence your agent needs. Dave Kadun, team leader of DK Real Estate Group, suggests asking about this before you tour.
Which side of the border is the home on?
Start here. The Alberta and Saskatchewan border runs through Lloydminster, and the answer shapes the rest of the purchase. Ask your agent to confirm the province for every home you are considering.
What does it cost to register the transfer?
Alberta has no provincial land transfer tax. It charges a land titles fee of $50 plus $5 for each $5,000 of value. Saskatchewan charges a land titles transfer fee of 0.4 percent of the value.
For example, on a $400,000 home, that is $450 in Alberta and $1,600 in Saskatchewan. Mortgage registration is a separate fee. Your lawyer will confirm the final figures.
What about sales tax?
Alberta has no provincial sales tax. Saskatchewan has a 6 percent PST, with exemptions in Lloydminster. For construction projects inside city limits, Saskatchewan says PST does not apply to construction materials or related services such as real estate commissions.
GST is federal. Resale homes sold by individuals are generally exempt, and new homes from builders are generally taxable. Ask about rebates before you commit to a new build.
What stays the same on both sides?
Both sides are one city. The City uses one property tax mill rate schedule for the whole city.
Does my agent need a licence in both provinces?
They need a licence for the province where the property is. Agents licensed in Alberta by RECA and in Saskatchewan by SREC can help with homes on either side.
Why work with a local agent?
Dave Kadun has been licensed since January 2015, holds both Alberta (RECA) and Saskatchewan (SREC) real estate licences, and leads DK Real Estate Group. $200 Million Plus in sales since 2015.
Frequently asked questions
Does buying on the Saskatchewan side change my closing costs?
It can. The land titles fee is calculated differently in each province, and other taxes may differ. Ask your lawyer for the figures on the specific home.
Do I need a different realtor for each side?
Not if your agent holds a licence in both provinces. Ask any agent you are considering to confirm.
Which side is less expensive?
That depends on the home, the fees, and your situation, so there is no single answer. Compare the full costs of the specific properties you like.
Talk with Dave
Dave Kadun, LPT Realty | 639-536-0401
Lloydminster, Alberta