Facebook
X
Pinterest
Copy Link
Some of the best investment and commercial real estate in Saskatchewan never shows up on the MLS®, on REALTOR.ca or on this website. It changes hands quietly, between an owner who does not want a For Sale sign and a buyer who heard about it from the right person. This is how off-market real estate works in Saskatoon and across Saskatchewan, why so many sellers prefer it, and how to get access to it. The short version: it starts with a phone call.
Call or text Scott directly: he usually knows about properties that are available but not advertised.
What “off market” means
An off-market property is one that is for sale, or would be for the right offer, but has not been listed on the MLS® or advertised publicly. In Saskatchewan this covers a wide range: an apartment building whose owner has said “bring me a buyer at this number,” a commercial building where the tenant does not know the landlord is thinking of selling, a portfolio being quietly shopped to a handful of qualified buyers, farmland or development land held by a family for decades, and homes where the owner would move for the right price but has no interest in showings and open houses. You will also hear the terms pocket listing, exclusive listing and quiet sale. They all mean the same thing: the property is available, but you have to know who to ask.
Why so many Saskatchewan sellers stay off market
I work with a lot of owners who will not put their property on the open market, and their reasons are consistent.
| Reason | What it looks like in practice |
|---|---|
| Tenants and staff | A building owner or business owner does not want tenants, employees or customers worrying about a sale until it is done. |
| Privacy | Many owners of multi-family and commercial property in Saskatchewan are private people and families who simply do not want their holdings, rents and finances in a public listing. |
| Price discovery without the pressure | An owner wants to know what a serious buyer would pay without committing to a listing, a sign and a deadline. |
| Competitors | A business or landlord does not want competitors knowing they are selling, or studying their rent roll. |
| Timing | Estates, partnerships splitting up, retirements and refinancing deadlines often get resolved quietly before a formal listing is ever considered. |
| Days on market | Owners of larger assets do not want a listing sitting publicly for months and looking stale; a quiet sale to a qualified buyer protects the asset’s reputation. |
None of these owners are hard to deal with. They are simply waiting for a buyer to be brought to them, which is exactly what a well-connected agent does.
Why you cannot find these properties online
Because the owner has asked that they not be advertised. I will not post an off-market property on this website, on social media or in a newsletter, and neither will any agent who wants to keep working with those owners. What I can do is match them to buyers I have talked to. That is why the “back pocket” question comes up in nearly every first conversation I have with an investor: do you know of anything that is not on the market? It depends on the week, but the answer is very often yes. The only way to find out what fits your criteria is to tell me what you are looking for.
Property type, location, price range and timing. Five minutes on the phone is enough.
What is typically available off market in Saskatchewan
Multi-family buildings and portfolios
Fourplexes, walk-up apartment buildings and multi-building portfolios in Saskatoon, Regina, Prince Albert and the smaller cities are the most common off-market asset. Owners often sell to a buyer who has already been introduced rather than go through a public listing.
Commercial buildings with tenants in place
Retail, office, mixed-use and industrial buildings where the landlord wants a clean sale without unsettling tenants. Many of these trade with vendor financing, which is easier to negotiate privately.
Industrial land and buildings
Industrial land in Saskatoon’s north end is tight, and owners of yards, shops and serviced parcels are regularly approached directly. If you need a specific size, zoning or location, a direct approach to owners is often the only way to get it.
Development land and acreages
Land on the edge of Saskatoon, Martensville, Warman and the RM of Corman Park, and infill sites in established neighbourhoods, is frequently held by owners who will sell at the right price but have never listed.
Homes and residential income property
Rental houses, suited homes and the occasional family home where the owner would sell privately for the right offer, without showings and open houses.
How off-market deals work with me
You call. We talk about what you want to own, your price range, your financing and your timing. If you are an experienced investor this takes a few minutes; if you are newer, I will walk you through what is realistic.
I check what I know about. At any given time I usually have a short list of owners who have told me they would sell, properties coming to market in the next few weeks, and portfolios being quietly shopped. If something fits, I tell you about it, with the owner’s permission on the details.
I go looking if nothing fits. For specific requirements, I approach owners directly on your behalf. This is common on industrial land, multi-family buildings in a particular area and commercial buildings with a particular tenant profile.
We write a private offer. Off-market deals are still written up properly: a conditional offer, deposits, a due-diligence period for financing, inspection, environmental and leases, and a lawyer on each side. The difference is that nobody else is bidding and the owner is dealing with one qualified buyer.
You close with the whole team. Appraisers, building condition and environmental consultants, lenders, lawyers and property managers, all people I work with regularly, so a private deal closes as smoothly as a listed one.
Selling off market
If you own a building, a portfolio or land in Saskatchewan and want to sell quietly, I can show it only to buyers I have qualified, under a confidentiality agreement where needed, without a sign, a public listing or tenants hearing about it. You keep control of who knows and when. Call me before you decide whether to list; in many cases a private sale gets you the price you want with far less disruption. See Sell Your Building for how I value and market property.
Frequently asked questions
How do I find off-market real estate in Saskatoon?
Off-market properties are not advertised, so searching online will not find them. The practical way is to talk to an agent who works with owners and investors every day and tell them exactly what you are looking for. Scott Urbanoski usually knows of multi-family, commercial and industrial properties in Saskatoon and across Saskatchewan that are available but not listed; call or text 306.202.7791.
Are off-market properties cheaper?
Not automatically. The advantage is usually less competition, more flexible terms such as vendor financing or a longer closing, and access to properties that would never be available otherwise. Price is negotiated on the numbers, the same as any deal.
Why do sellers in Saskatchewan sell off market?
Privacy, not wanting tenants or staff to know, avoiding days on market, keeping competitors in the dark, and resolving estates, partnerships and retirements quietly. Many owners of apartment buildings and commercial property prefer to be brought a qualified buyer rather than list publicly.
Can you show me what is off market right now?
Over the phone, yes, within what each owner has allowed to be shared. These properties are never posted on this website or on social media, which is why a call is the only way to find out what fits your criteria.
Can I sell my building off market?
Yes. Scott can present your property privately to qualified buyers, under confidentiality where needed, without a public listing, a sign or tenants being told. Many of his sales are completed this way.
Does it cost more to buy off market through an agent?
No. Commission on a sale is normally paid by the seller, whether the property is listed publicly or sold privately. On City of Saskatoon lots the City pays the buyer’s agent. Ask Scott how it would work on a specific deal.
Off-market availability changes week to week and details are shared only with each owner’s permission. This article is general information, not legal or financial advice. Last updated October 2026 by Scott Urbanoski, CENTURY 21 Fusion.
Pick up the phone
Multi-family, commercial, industrial, land or a home: tell Scott what you want to own and he will tell you what he knows about that is not on the market.
Call or text 306.202.7791 or email scott.urbanoski@century21.ca.
