Start with the money. The federal minimum down payment is 5 percent on the first $500,000 of the purchase price and 10 percent on anything above that, so at the Saskatoon benchmark of $444,700 the minimum works out to roughly $22,235. Under 20 percent down you carry default insurance through CMHC, Sagen or Canada Guaranty, and Saskatchewan charges provincial sales tax on that premium in cash at closing, which is the line first-time buyers never budget for.
Two accounts do most of the heavy lifting for savers. The Home Buyers' Plan lets you withdraw up to $60,000 from an RRSP, and the First Home Savings Account allows $8,000 a year to a $40,000 lifetime limit with a deduction going in and no tax coming out. A good agent asks whether you have used either before showing you a single house.
After that it is process. Joel walks buyers through financing and inspection conditions, budgets a $400 to $600 home inspection into the offer, and sets a possession date that lines up with the end of a lease. You can verify any Saskatchewan agent's licence through the Saskatchewan Real Estate Commission register before you sign anything, and you should.