Closing Costs in Alberta, Saskatchewan and Manitoba (2026 Comparison)
On a $450,000 home, transfer costs are $970 in Alberta, $2,050 in Saskatchewan and $6,778 in Manitoba. Full closing-cost breakdowns for the Prairie provinces.
The three Prairie provinces handle the transfer of a home three different ways. Alberta charges small land-titles fees, about $970 on a $450,000 purchase with 10% down. Saskatchewan charges a 0.4% title fee plus a mortgage registration fee, about $2,050. Manitoba charges a true land transfer tax on brackets up to 2%, $6,778 at the same price, with no first-time buyer relief. Saskatchewan and Manitoba also charge PST on mortgage insurance premiums; Alberta has no PST at all.
Figures come from the CostToClose guided buying flow.
Transfer costs at common prices
Assuming 10% down; mortgage fees are calculated on the insured mortgage (including the CMHC premium), which is the amount registered on title.
| Price | Alberta | Saskatchewan | Manitoba |
|---|---|---|---|
| $300,000 | $680 | $1,450 | $3,778 |
| $450,000 | $970 | $2,050 | $6,778 |
| $600,000 | $1,260 | $2,900 | $9,778 |
| $900,000 | $1,840 | $4,350 | $15,778 |
Computed with the CostToClose calculator, 14 September 2026. Sources: Alberta land titles fee schedule; ISC Saskatchewan; Manitoba Finance.
Alberta
No transfer tax. Land titles fees of $50 plus $5 per $5,000 on the transfer and the same on the mortgage, both since October 2024. No PST, so the CMHC premium carries no sales tax. Legal fees run $1,200 to $2,000. Alberta property tax is collected by the municipality; many buyers see a tax adjustment on closing if the seller has prepaid. See Buying a home in Alberta.
Saskatchewan
No transfer tax, but the title transfer fee of 0.4% of value is closer to a small tax than to Alberta's flat fees. Mortgage registration is tiered from $200 to $1,000. PST of 6% applies to the mortgage insurance premium and is paid in cash at closing: $837 on a $13,950 premium.
Manitoba
A genuine land transfer tax: 0% on the first $30,000, 0.5% to $90,000, 1% to $150,000, 1.5% to $200,000 and 2% above, plus a $128 registration fee. Manitoba is the only province with brackets and no first-time buyer relief of any kind. PST of 7% applies to the insurance premium: $977 on a $13,950 premium.
Worked example from the calculator
$450,000 house, 10% down ($45,000), mortgage $405,000, CMHC premium $12,555 (3.10%):
| Item | Alberta (Calgary) | Saskatchewan (Saskatoon) | Manitoba (Winnipeg) |
|---|---|---|---|
| Transfer tax / title fee | $500 | $1,800 | $6,650 |
| Mortgage registration (AB on $417,555 insured) | $470 | $275 | $128 |
| PST on CMHC premium | $0 | $753 | $879 |
| Legal fees (estimate) | $1,600 | $1,500 | $1,300 |
| Title insurance and inspection (estimate) | $975 | $975 | $975 |
| Appraisal (estimate) | $400 | $400 | $400 |
| Tax adjustment (estimate) | $780 | $780 | $780 |
| Closing costs | $4,725 | $6,483 | $11,112 |
| Cash needed with down payment | $49,725 | $51,483 | $56,112 |
What changes the number
- 20% down removes the premium and its PST in Saskatchewan and Manitoba.
- Price matters most in Manitoba, where the 2% band starts at $200,000.
- Property tax rates are higher in Winnipeg and Regina than in Calgary, which shows up in the adjustment and the monthly cost, not the transfer line.
- New construction adds 5% GST in all three, less the federal rebate; Manitoba and Saskatchewan do not charge PST on new homes.
Frequently asked questions
How much are closing costs in Alberta?
About 1% to 1.5% of the price: land titles fees of roughly $1,000 on a $450,000 home, legal fees of $1,200 to $2,000, title insurance and inspection, and any tax adjustment. No transfer tax and no PST.
Does Manitoba have a first-time home buyer land transfer tax rebate?
No. Manitoba's land transfer tax applies in full to every buyer.
Is there PST on CMHC insurance in Saskatchewan and Manitoba?
Yes: 6% in Saskatchewan and 7% in Manitoba, paid in cash on closing. Alberta has no PST.
What is the Saskatchewan land title transfer fee?
0.4% of the property value, plus a mortgage registration fee of $200 to $1,000 depending on the mortgage amount.
Which Prairie province is cheapest to close in?
Alberta by a wide margin: about $5,800 less than Manitoba on a $450,000 home, and $8,500 less at $600,000.
Sources
- Government of Alberta, Land Titles fees — checked 14 Sept 2026
- Information Services Corporation (Saskatchewan), fees — checked 14 Sept 2026
- Manitoba Finance, Land Transfer Tax — checked 14 Sept 2026
- Saskatchewan Ministry of Finance and Manitoba Finance, PST on insurance premiums — checked 14 Sept 2026
- CMHC, mortgage loan insurance premiums — checked 14 Sept 2026
This guide is general information for Canadian home buyers and sellers, checked against the sources listed above on the date shown. It is not legal, tax, or mortgage advice. Rules and rates change; confirm current figures with your lawyer or notary, your lender, or the government office that administers the tax before relying on them.