Saskatchewan offers some of the most attainable investment real estate in Canada: apartment buildings, commercial property, industrial land and rental homes at prices and cap rates that are hard to find in the larger markets. Scott Urbanoski, CENTURY 21 Fusion, works the investor side of this market every day, on deals from $200,000 to over $5 million, and brings the whole team you need to one phone call.
Who Scott works with
First-time investors
Buying your first rental house, condo or fourplex. You get a plain-language walk-through of how a deal is analyzed, how financing works, what the conditions in an offer protect, and what owning a rental in Saskatchewan actually involves, before you commit.
Experienced investors & developers
Adding to a portfolio, trading up to larger buildings, or buying land to build. You get deal flow on and off the market, underwriting that matches what your lender will do, creative structures including vendor financing, and portfolio and multi-building sales handled start to finish.
Out-of-province & international buyers
Buying in Saskatchewan from Alberta, B.C., Ontario or overseas. Scott is your person on the ground: video walk-throughs, inspections and report coordination, a property manager lined up before closing, and a closing you do not have to travel for.
How it works
Strategy call
What you want to own, your budget and financing picture, your return targets and timeline. Fifteen minutes by phone is usually enough to set the criteria.
Sourcing
On-market listings across the province plus the off-market and coming-soon properties Scott hears about through owners, investors and other agents.
Underwriting
Rent roll, operating statement, cap rate, debt coverage, price per door or per square foot, deferred maintenance. You see the numbers the way a lender and an appraiser will before you decide.
Offer & conditions
Price, deposits, closing date and conditions for financing, inspection, environmental, leases and estoppels, structured so you are protected while the work gets done.
Due diligence & financing
Appraisal, building condition assessment, Phase I environmental and lender requirements coordinated with Scott’s contacts so the financing condition is met on time.
Close & manage
Lawyer, insurance, utilities, tenant notices and a property manager in place for possession day, then a plan for the next one.
What you get
Deal sourcing
Access to on-market listings across Saskatchewan plus off-market opportunities that come through an active investor and owner network.
Underwriting support
Rent rolls, operating statements, cap rates and financing structure reviewed before you write an offer, so the numbers hold up with your lender.
Financing know-how
Conventional commercial mortgages, CMHC-insured multi-family financing including the MLI Select program, vendor take-backs and the structures that make a deal work.
Negotiation and closing
Offers, conditions, due diligence, environmental and building inspections, and the long multi-family financing process managed start to finish.
Portfolio sales
Experience selling multiple buildings at once, structuring the sale so each asset gets full value and the closing timeline works for both sides.
Residential too
Rental houses, condos and your own home. Scott is as active on the residential side as the commercial side, so one agent covers your whole picture.
Your whole team, one call
Most investment deals in Saskatchewan need six or seven professionals to close, and finding the right ones from outside the province, or for the first time, is where deals stall. Through a large number of investment transactions Scott has built working relationships with the people lenders and investors rely on, and he will connect you with the right ones for your deal.
Appraisers
Accredited commercial and residential appraisers whose reports Saskatchewan lenders accept.
Building condition assessments
Engineers and inspectors who prepare the BCA and reserve-fund reports commercial and CMHC lenders require.
Environmental consultants
Phase I and Phase II environmental site assessments, ordered early so they never hold up a closing.
Lenders & mortgage brokers
Banks, credit unions, commercial mortgage brokers, CMHC-insured multi-family lenders and private lenders for the right situation.
Property managers
Managers for single rentals, apartment buildings, commercial property and multi-building portfolios across the province.
Lawyers & accountants
Real estate lawyers for commercial and residential closings, and accountants for holding-company and tax structure.
Insurance
Commercial and rental property insurers who understand multi-family and mixed-use buildings.
Contractors & inspectors
Trades, renovation contractors and inspectors for pre-purchase reviews, suite turnovers and capital projects.
Investor inquiry
Tell Scott what you want to own and he will come back to you with what is on the market, what is quietly available, and what it would take to get there. Replies usually within one business day.
Property types
Multi-family
Apartment buildings, fourplexes, townhouse complexes and portfolios.
Commercial
Retail, office, industrial and mixed-use buildings for sale or lease.
Land and development
Commercial lots, industrial land and infill sites in Saskatoon and surrounding communities.
Business premises
Buying or leasing the right space for a business, including businesses sold with their building.
Where
Saskatoon is home base, with regular work in Regina, Prince Albert, Martensville, Warman, Humboldt, Yorkton, Weyburn, Melville and smaller centres across Saskatchewan. Out-of-province investors are a large share of clients; viewings, inspections and closings can be handled without you travelling.
Common questions
Is Saskatchewan a good place to buy investment property?
Saskatchewan offers some of the lowest purchase prices per door in Canada alongside strong rental demand in Saskatoon and Regina, which is why investors from Alberta, British Columbia and Ontario make up a large share of buyers. Cap rates are typically higher than in the larger Canadian markets. Each deal still has to be checked on its own numbers.
How do I buy an apartment building in Saskatoon?
Start with your financing: lenders treat buildings of five or more units as commercial, and CMHC-insured multi-family financing has its own requirements. Then define your criteria (unit count, location, condition, price), review the rent roll and expenses on candidate buildings, and write a conditional offer that leaves time for financing, inspection and a review of leases and estoppels. Scott walks clients through each of these steps.
Do you work with first-time investors?
Yes. Many clients start with a single rental house, a condo or a fourplex and build from there.
How do I finance a multi-family building, and how should the deal be structured?
Financing drives the structure of most multi-family deals in Saskatchewan. Buildings of five or more units are financed as commercial mortgages, and the strongest option for many buyers is CMHC-insured financing, including the CMHC MLI Select program. MLI Select rewards buildings that meet affordability, energy-efficiency or accessibility criteria with higher loan-to-value ratios, longer amortizations and lower insurance premiums, which can mean a smaller down payment and better cash flow than conventional financing. Scott is very familiar with CMHC multi-family financing and the MLI Select program, and works with buyers and their lenders or mortgage brokers from the first look at a building: confirming the rent roll and operating numbers support the loan, setting the conditional period so there is time for the CMHC process, and structuring the offer, deposits and closing date around the financing. For buyers using vendor take-back financing, partnerships or holding companies, Scott helps map out the structure before the offer is written so there are no surprises at closing.
Who looks after the building once I own it?
Scott has good working relationships with property managers across Saskatoon and Saskatchewan and can introduce you to managers who fit the size and type of building you are buying, whether that is a single fourplex or a multi-building portfolio. For out-of-province and international investors this is often the first question, and having a manager lined up before closing makes the takeover of tenants, leases and maintenance much smoother.
What is vendor financing, and do you handle vendor-financed deals?
Vendor financing, also called a vendor take-back (VTB) mortgage, is when the seller lends part of the purchase price to the buyer and is paid back over time, usually secured by a mortgage on the property. It can bridge the gap between what a lender will advance and what a buyer has for a down payment, let a seller command a stronger price or spread out the tax on a sale, and get a deal done that conventional financing alone would not. Scott has extensive experience structuring and closing vendor-financed transactions on commercial and multi-family properties across Saskatchewan: the amount and term of the take-back, the interest rate, how it ranks behind the first mortgage, and the conditions both sides need to feel protected. If you are a buyer who needs a seller to carry part of the price, or an owner considering carrying paper to sell your building, Scott can walk you through how it would work on your deal.
Do you have contacts for environmental audits, building condition assessments and appraisals?
Yes. Commercial and multi-family lenders typically require a Phase I environmental site assessment, a building condition assessment (BCA) and a commercial appraisal before they will fund, and the timing of those reports often decides whether a deal closes on schedule. Through a large number of investment property transactions, Scott has built strong working relationships with the environmental consultants, building inspectors and engineers, and accredited commercial appraisers that lenders in Saskatchewan rely on. He can connect you with the right firms early, help you order the reports your lender will actually accept, and keep them moving so your financing condition is met on time.
Are you aware of any off-market multi-family or commercial buildings for sale?
It depends on the timing, but there is a good chance the answer is yes. Because Scott works with investors and building owners every day, he usually has a few “back pocket” properties at any given time: owners who have said they would sell at the right price but have not put the building on the MLS, portfolios being quietly shopped, and buildings coming to market in the weeks ahead. These are never advertised on the website. The best way to find out what might fit your criteria is to call or text Scott directly at (306) 202-7791 with the type of property, the location and the price range you are looking for, and he will tell you what he knows about.
Can you help me sell my building?
Yes. See Sell Your Building for how listings are priced, marketed and closed, or request a free valuation.
Ready to invest in Saskatchewan?
Call or text (306) 202-7791, email scott.urbanoski@century21.ca, or send a note through the contact page. Browse the current commercial listings while you are here.
