We have just listed this great property at 3721 Caen AVE in Regina.
Welcome to 3721 Caen Ave. This excellent home is in a prime location, steps away from Kiwanis waterfall park, Lakeview park, Wascana park, Lakeview Elementary school, and so much more! The house is a cool three bedroom wartime build, with a open living room, dining area, kitchen and 4 piece bath all on the mail floor. The second floor contains two large bedrooms, and storage. The basement is fully finished, with a large family room, another bedroom, and the utility/laundry area. The yard is fully fenced, with a deck, lawn front and back, and plenty of parking. Numerous upgrades have been done to the home, including trenchless sewer line replacement, main plumbing stack, high efficiency furnace, sump pump, backflow valve and much more. Don't miss this fantastic home in a spectacular location.
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We have just listed this great property at 3515 Lang AVE in Regina.
Welcome to 3515 Lang Avenue. This 1961 built, 960 square foot, 4 bedroom 2 bathroom bungalow sits on a 55'x110' lot in Regina’s Coronation Park Subdivision. It's close to 3 schools, restaurants, a grocery store, a pharmacy and bus routes. You enter this home into the bright, fully renovated open concept living room and kitchen with LED pot lights on a dimmer throughout. The beautiful new Samsung stainless steel fridge, stove, dishwasher and microwave are all included in the white ikea kitchen with tile backsplash. There is also under cabinet lighting, live edge wooden shelves, and soft close drawers and doors. The house is also equipped with central air conditioning, a central vacuum and a high efficiency furnace. The other half of the main floor is made up of the primary bedroom, 2 other bedrooms and the main 4 piece bathroom that has been upgraded with white tile, modern fixtures, a dual flush toilet and floating vanity. The exterior and interior doors have all been replaced. Downstairs you have a living area, a utility room with 100 amp electrical, a storage room as well as another bedroom and 3 piece bathroom. The washer and dryer are also included with the home. Outside in the back you have a 24’x14’ detached drive through garage that is split down the middle and has car storage on one side and a workshop with 220 amp power on the other. The spacious yard is partially fenced with a patio and garden space. The front yard is xeri scaped for your convenience. The exterior of the house is made of vinyl siding making it very low maintenance.
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We have just listed this great property at 395 Cavendish ST in Regina.
Welcome to 395 Cavendish St. This 1972 built, 850 square foot, 3 bedroom 2 bathroom bungalow sits on a 42'x100' lot that is backing a green space in Regina's Glencairn subdivision which is close to schools, restaurants, bus routes and shopping. You enter this home into the bright living room that is connected to the dining room as well as the kitchen with included fridge and stove. The other half of the main floor is made up of the primary bedroom, the main 4 piece bathroom as well as 2 kids rooms. The basement is fully finished with a large rec room, a den, a 3 piece bathroom as well as the laundry in utility room and a cold room. The back yard of this home has a large south facing deck overlooking the green space and has been well maintained.
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We have just listed this great property at 301 1545 Neville DR in Regina.
Welcome to #301 - 1545 Neville Drive. in the Villagio condo complex which is located in Regina's East Pointe Estates subdivision which is close to bus routes, and plenty of restaurants and shopping. You take the elevator to this top floor, south facing 850 square foot, 2013 built, 2 bedroom, 1 bathroom apartment style condo. You enter the unit into the porch that has a storage and laundry room with included front load washer and dryer and on one side and the open concept kitchen, dining room, living room area that all share hardwood flooring. The kitchen has a beautiful tile back splash, quartz counter tops and included stainless steel fridge, stove and dishwasher. The dining room leads to the living room and there is a door in the living room that will take you to the sunny south facing balcony. The secondary bedroom is a good size and has a walk-in closet. The primary bedroom also has a walk in closet and is directly across from the 4 piece bathroom. Condo fees of $348.68 at the Villago are quite inclusive as they include heat, water/sewer, common area maintenance, exterior building maintenance, garbage, snow removal, lawn care as well as access to the amenities room which has a club house, exercise area and indoor pool/hot tub!
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We have just listed this great property at 235 Cambridge AVE in Regina.
Located in Glencairn directly across the street from Milford park is this original owner home built in 1965. This home has been well taken care of over the years and comes with the original floor plan from Cairns Homes. This is a good solid home for anyone looking to make some updates to make this home perfect for themselves. Good space on the main level with three bedrooms and full bathroom, large living room dining area and kitchen. The kitchen sits in the front corner of the house and has a large walk in pantry. Downstairs there is a large rec-room bedroom and additional bathroom. Nice sized yard with a double detached garage. This home is located nice and close to shopping and amenities on Victoria Avenue and everything in Regina’s east end. It is also a quick walk to high schools, elementary both public and catholic.
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We have just listed this great property at 4245 Wascana RIDGE in Regina.
Welcome to this spectacular two story home in the desirable Wascana View neighbourhood. This sensational home features over 2500 square feet of living space, and is perfect for a growing family, entertaining friends, and so much more! The main floor welcomes you in with a grand foyer spanning both floors, and features a spectacular staircase. Continuing on, you'll venture into a large living room, which flows directly into the formal dining area. Through the doors, you'll find the voluminous kitchen with its own casual dining area, and of course a sunken family room, which boasts a cozy gas burning fireplace. The main floor is finished off with an office/study, and a convenient two piece bath. Heading up the staircase, you find the vast second floor, which contains three large bedrooms, an enormous master suite with its own five piece bathroom, as well as another four piece bath. The basement is fully finished, with an expansive family/games room, another den, a three piece bath, a cold storage room, utility room and much more! The yard is carefully maintained, fully fenced, and contains a large deck, shed, and plenty of trees and shrubs. This is one property you should not miss. Come take a look today!
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We have just listed this great property at 85 Mackenzie MEWS in Regina.
Welcome to 85 Mackenzie Mews! If you are looking for a home that is completely renovated, and absolutely low maintenance, look no further. This fantastic condo features a spacious main floor with a bright living room, large kitchen with dining area, and a convenient two piece bath. The second floor has three good sized bedrooms, and a four piece bathroom. The basement is partially finished with a laundry, storage, and rec room area. Outside you'll find an electrified parking stall, fenced yard with patio which backs a greenspace and school! According to the seller, the entire unit has been renovated in the past, including all new wiring throughout, new switches plugs and panel box, drywall, flooring, paint, upgraded kitchen cabinetry and fixtures, bathroom cabinetry & fixtures, interior doors, trim and baseboards as well as new PVC windows & front and back doors. Don't miss this fantastic property. Call to view it today!
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We have just listed this great property at 51 Trudelle CRES in Regina.
Welcome to 51 Trudelle Cr. This 1973 built 850 square foot 3 bedroom, 2 bathroom bungalow is in Regina's Normanview West neighborhood. You enter the front door into the porch that leads to the bright east facing living room with laminate flooring. There is a large cut out between the living room and kitchen to make this home a lot more of an open concept. The kitchen has a tile backsplash and includes a fridge and stove. The main floor also has a refinished 4 piece bathroom, the primary bedroom and 2 additional bedrooms. The basement was recently renovated and has a large rec room, a large laundry in utility room with included front load washer and dryer, a 3 piece bathroom, as well as a den. This home also has an oversized 18’x27’ single detached garage and a good sized deck inside the fully fenced back yard.
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We have just listed this great property at 409 Mullin AVE E in Regina.
Located in the heart of the family friendly neighbourhood of Arnhem Place, is this excellent fully updated bungalow. Boasting a plentiful 828 square feet on the main floor, this home features two good sized bedrooms, large living room, kitchen with convenient dining area, and a four piece bath. The basement contains a large family room, another big bedroom, utility/storage and a three piece bath. Excellent private yard is fully fenced, with a front deck, back patio, single detached garage, lawn front and back, and long driveway. The home has seen numerous updates throughout the years, including paint, flooring, insulation between floors, plumbing stack, boiler, basement windows, kitchen cabinets, shingles, siding, and much, much more! Don't miss this awesome property. Call to view today!
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We have just listed this great property at 4738 Hames CRES in Regina.
Welcome to 4738 Hames Crescent! Conveniently located in the family neighbourhood of Harbour Landing, this awesome 1410 Square foot bungalow shows pride of ownership throughout! The home welcomes you in with large windows, and spacious nine foot ceilings throughout the entire main floor. The floor plan boasts a large kitchen with plenty of cabinets and upgraded backsplash, open dining area, and huge family room with a gas burning fireplace. Further down the hall, you'll find two good sized bedrooms, a four piece bath, and a master ensuite featuring double sinks for your convenience! The basement is fully finished with a massive family room, two more bedrooms (one without a closet) another three piece bath, and utility and storage space. The yard is fully landscaped, with a deck, patio, fence and turf, so you don't have to worry about any major yard maintenance! This is a great home, don't miss it! Call today!
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How to Bridge the Appraisal Gap in Today’s Real Estate Market

If you’re searching for drama, don’t limit yourself to Netflix. Instead, tune in to the real estate market, where the competition among buyers has never been fiercer. And with homes selling for record highs,1 the appraisal process—historically a standard part of a home purchase—is receiving more attention than ever. 

That’s because some sellers are finding out the hard way that a strong offer can fizzle quickly when an appraisal comes in below the sales price. Thus, many sellers favour buyers who can guarantee their full offer price—even if the property appraises for less. For the buyer, that could mean a large down payment or extra cash on hand to cover the gap.

Whether you’re a buyer or a seller, it’s never been more important to understand the appraisal process and how it can be impacted by a quickly appreciating and highly competitive housing market. It’s also crucial to work with a skilled real estate agent who can guide you to a successful closing without overpaying (if you’re a buyer) or overcompensating (if you’re a seller). Find out how appraisals work—and in some cases, don’t work—in today’s unique real estate environment.


An appraisal is an objective assessment of a property’s market value performed by an independent licensed appraiser. Mortgage lenders use appraisals to lower their risk of loss in the event a buyer stops paying their loan. It provides assurance that the home’s value meets or exceeds the amount being lent for its purchase.

In certain circumstances, an appraisal can be avoided. For example, when a buyer purchases mortgage insurance because they have a down payment of less than 20%. In that instance, the mortgage insurance would cover the lender’s loss in a case of default. Or, if a buyer makes a large down payment, a lender may waive their right of appraisal.2

Additionally, sometimes a lender will use an automated valuation model (AVM) to estimate a property’s value. According to the Appraisal Institute of Canada, “AVMs are computer programs that provide real estate market analysis and estimates of value.” If the sales price falls comfortably within the AVM’s range of value, a lender may skip the formal appraisal.3

However, in the event a formal appraisal is required, it will need to be conducted by a licensed and authorized appraiser. In most cases, the appraiser will analyze the property’s condition and review the value of comparable properties that have recently sold. Using this information, they will determine the home’s current market value. Mortgage borrowers are usually expected to pay the cost of an appraisal.2


Problems can arise when the appraisal comes in lower than the sales price. And while low appraisals are not common, they are more likely to happen in a rapidly appreciating market, like the one we’re experiencing now.4 That’s because appraisers use comparable sales (commonly referred to as comps) to determine a property’s value. These could include homes that went under contract weeks or even months ago. With home prices rising so quickly, today’s comps may be lagging behind the market’s current reality. Thus, the appraiser may be basing their assessment on stale data, resulting in a low valuation.5

According to Kevin Lonsdale, Executive Director of the Canadian National Association of Real Estate Appraisers, the best valuations should be based on “data, not emotion. This emotional process where people are outbidding each other creates a disconnect and that then becomes a comparable six months down the road. It’s very difficult to value properties based on what the market wants to pay for them.”6


In a balanced market, a financing condition is a standard inclusion in a home purchase offer. It enables the buyer to make the closing of the transaction dependent on their ability to secure a mortgage. And in many cases, the loan is contingent on a satisfactory appraisal, wherein the value of the property is at or near the purchase price. 

But in today’s market, sellers often hold the upper hand because the current demand for homes exceeds the available supply. That’s why many buyers are choosing to exclude the financing condition altogether, as a way to sweeten their offer in a competitive bidding process.5 

However, this approach can leave a buyer vulnerable if the appraisal comes back lower than expected. Without a financing condition, the buyer will be obligated to come up with enough cash to bridge the gap between the contract price and the appraised value—or be forced to walk away from the transaction and potentially lose their deposit.

It may seem, then, that a buyer carries the sole risk of a low appraisal. However, the sellers will have wasted time and money with little to show for it. And they run the risk that the market may have cooled or interest in their home may have waned by the time they relist.

Sellers should keep this in mind when evaluating offers. The offer price should never be the sole consideration. We weigh a range of factors when advising our clients, including a buyer’s conditions, mortgage qualifications, financial resources, and deposit size, among others.

According to Lonsdale, overheated blind bidding in Canadian real estate means that there is additional pressure on everyone involved in the transaction. With a tight timeline, there’s not always enough time for proper due diligence, putting stress on the transaction and on the buyer and seller involved.6


There’s never been a market quite like this one before. That’s why you need a master negotiator on your side who has the skills, instincts, and experience to get the deal matter what surprises may pop up along the way. If you’re a buyer, we can help you compete in this unprecedented market—without getting steamrolled. And if you’re a seller, we know how to get top dollar for your home while minimizing hassle and stress. Contact us today to schedule a complimentary consultation.


  1. Financial Post -
  2. -
  3. Appraisal Institute of Canada -
  4. Teranet–National Bank House Price Index™ -
  5. The Globe and Mail -
  6. Personal Interview: Kevin Lonsdale, Executive Director, Canadian National Association of Real Estate Appraisers. 4 Jun 2021.
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We have just listed this great property at 3538 Hazel GROVE in Regina.
Welcome to 3538 Hazel Grove! This magnificent home has been in the same family since it was built in 1993, and pride of ownership is evident in every corner! Built by Summerville Homes, this 1641 square foot bungalow is in absolutely immaculate condition from the gleaming hardwood floors to the vaulted ceiling. The main floor welcomes you in with a spacious foyer, and leads you into a comfy living room with massive windows. Down the hall, you'll find a formal dining room, a spacious kitchen with convenient breakfast area, and a large family room with gas burning fireplace. Further on, you'll find a full four piece bathroom, convenient laundry room, two good sized bedrooms, and a master suite with walk in closet and three piece ensuite bath. The basement is fully developed, with a family room featuring another gas fireplace, a massive bedroom, three piece bath, utility and plenty of storage. Outside is a nice private yard, fully fenced and landscaped with a deck, patio, shed, trees and shrubs and is ideal for those warm summer evenings! The property has seen numerous upgrades over the last few years, including Quartz countertops throughout, shingles in 2015, windows in 2016, fence in 2019, and much much more. Don't miss this perfect family home! Come see it today!
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We have just listed this great property at 354 5th AVE in Pilot Butte.
Welcome to 354 5th Ave, Pilot Butte! This 2013 built, 1250 square foot 3 bedroom, 2 bathroom bungalow and its triple attached heated and insulated garage sit on a 54'x115' end lot beside green space in the town of Pilot Butte just minutes east of Regina. The exterior of this home is low a low maintenance stucco and stacked stone. The yard is beautifully fully landscaped, the back yard is fully fenced and features garden boxes, a firepit area and a deck. You enter this home into the porch and continue from there into the bright open concept living room / dining room / kitchen with south facing windows, hardwood flooring, and patio doors to that lead to the deck. The beautiful kitchen has quartz counter tops, a large pantry, a corner sink that overlooks the back yard and included stainless steel fridge, stove and dishwasher. The main floor is completed with main floor laundry with included stacked front load washer and dryer, the main 4 piece bathroom with tile flooring, 2 good sized bedrooms and finally the master bedroom that has an ensuite bathroom with a huge bathtub as well as a shower, and a walk-in closet. The basement is open for future development and is where the hi-efficiency furnace and water heater are, as well as the HRV, 100 amp electrical panel, and roughed in plumbing for a future bathroom.
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We have just listed this great property at 67 Sibbald CRES in Regina.
Great family home located in Mount Royal close to the Devonian pathway. Nice sized kitchen with eat in dining area next to a large living room with east facing picture window for plenty of natural light. There are three bedrooms upstairs and a full bathroom as well as a two piece bathroom off the master. Downstairs the large open basement has been refinished nicely with spray foam insulation and features a rec-room, additional bedroom and three piece bath. The south side of the home features a covered area and there is a double detached garage located off the back lane in the large private yard with chain link fencing. There are many nice features in this home, book your personal viewing today!
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We have just listed this great property at 338 MONTREAL ST in Regina.
Welcome to 338 Montreal St! This affordable and cute 1952 built, 542 square foot, 2 bedroom, 1 bathroom bungalow and its 14'x24' single detached garage sit on a 25'x125' lot in Regina's Churchill downs subdivision. You enter this house into the living room, beside it is the larger of the 2 bedrooms. The house then leads you through the kitchen with tile flooring and included fridge and stove to the second bedroom. At the rear of the home is the laundry in utility room with high efficiency furnace, upgraded 100amp electrical panel and included stacked front load washer and dryer, and finally the 4 piece bathroom. The back yard has a deck, is fully fenced and has additional parking beside the garage.
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We have just listed this great property at 2065 Montreal ST in Regina.
Welcome to 2065 Montreal St. This awesome bungalow is conveniently located across from a playground and Thomson Elementary school, a short drive to all east Regina amenities or a quick walk to downtown. The bright main floor welcomes you in with a convenient foyer, good sized living room, convenient dining area, bright kitchen, two good sized bedrooms, and a four piece bath. The basement features the laundry, utility area, and could be developed for extra living space. The exterior walls are framed, poly'd and drywalled. The yard is fenced, contains a deck, single detached garage and parking pad. The house has seen numerous updates over the years, including attic insulation, soffits and facia, upgraded electrical, some updated plumbing, high efficiency furnace, deck front and back, paint and flooring throughout, full kitchen and bathroom reno, new front door, and much more. This is a perfect starter or excellent low maintenance investment property. Don't miss it, come check it out today!
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We have just listed this great property at 455 Forget ST in Regina.
Welcome to 455 Forget St. This spacious 994 Square Foot bungalow features a very bright and open main floor, with three large bedrooms, main floor laundry, convenient dining area, and good sized kitchen. The basement is developed and contains a family room, kitchenette, utility/laundry and two more big bedrooms. The front yard is zeroscaped for low maintenance, and the back features lots of space for parking and relaxing on summer days. This property boasts numerous upgrades in the last few years, including plumbing, electrical, backflow valve, sump pump, gas dryer, furnace, paint, flooring and much more. Don't miss this great deal, come see it today!
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We have just listed this great property at 2816 Grant RD in Regina.
Great potential in this 1000 square foot plus bungalow on a large 5900 sq ft lot in a great family area in Whitmore Park walking distance to Grant Road School. This home features 3 bedrooms upstairs with newer windows as well as a nice 4 piece bathroom. The Kitchen has oak cabinets and is located on the back side, in the middle is the formal dining room and spacious living room at the front. This home features cathedral ceilings and can be a very beautiful home. The yard is very large and has plenty of room for a future garage.
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We have just listed this great property at 1434 Ellice ST in Regina.
New Build 1424 Square Foot two-storey home located in Mount Royal, a quick drive to all north end amenities. This home is a quick walk over to the Devonian Pathway. Nicely finished home, ready to move in. The main floor is bright and open with plenty of natural light. There are three good sized bedrooms upstairs with a 4 piece en suite off the master bedroom. The laundry room is located on the top floor. This home features two full bathrooms as well as a half bathroom on the main floor. The basement also has roughed in plumbing for an additional bathroom and is open for future development with room for an additional bedroom as well. Plenty of room in the yard for a future garage and extra parking.
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We have just listed this great property at 4625 Padwick CRES in Regina.
Welcome to 4625 Padwick Cres. This 2011 built, 1,466 square foot, 3 bedroom, 3 bathroom, 2 story former Northridge showhome with a 19'x24' double attached insulated and heated garage sits on a 33.5'x115' lot in Regina's Harbour Landing subdivision close to schools, parks, restaurants and shopping. The low maintenance exterior of this home has beautiful stacked stone on the front and vinyl siding on the rest. The back yard is completely fenced in and has a nice sized east facing deck and brick patio as well as some lawn, a garden area and storage shed. You enter this home into the porch with tile floor and direct access to the garage that leads past the 2 piece bathroom and main floor laundry room with included washer and dryer to the open concept kitchen / living room / dining room area that all share hardwood flooring and overlook the backyard. The kitchen has maple cabinets a corner pantry, plenty of counter top space and included fridge, gas stove and dishwasher. The second floor of this home has a large master bedroom with 4 piece ensuite bathroom with corner jet tub and walk in closet. The second floor is completed with 2 more good sized bedrooms and the main 4 piece bathroom. The basement of this home is open for future development and has roughed in plumbing for a future bathroom. This home also features central air conditioning and an enlarged driveway.
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