Right now, homes in Spruce Meadows are sitting around a $238,900 median, which puts them about 28% below what you’d typically pay across Regina. Compare that to the citywide average of around $346,000, and you’re looking at real savings—not a scraped-together deal, but honest value for what the neighbourhood offers. The current market’s also favourable for buyers. There’s steady demand, but it’s not frenzied. You’ve got time to look, compare, and make a thoughtful decision without feeling rushed.
What makes this neighbourhood tick? It’s practical. You’re close to Sandra Schmirler Leisure Centre, Victoria Square Shopping Centre, and easy access to the East End’s industrial and commercial jobs. The schools—Jack MacKenzie and St. Gabriel—are walkable, especially if you cut through Windsor Park. And here’s the thing: Spruce Meadows has genuine safety advantages. The Arcola East crime rate runs about 40% lower than Regina’s average, which matters when you’re thinking about where your family actually lives day-to-day.
What Homes Cost Right Now
Spruce Meadows has two distinct sides, and that matters for your budget.
The west side is older—mostly single-family homes built in the 1990s arranged in crescents. You’ll find houses here, and they tend toward the higher end of Spruce Meadows pricing. Right now, there’s limited inventory, but when homes do come on the market, they’re usually priced between $250,000 and $375,000 depending on size, condition, and lot layout.
The east side is where you see the newer condo buildings with underground parking. This is the affordability sweet spot. A lot of 2-bed, 2-bath condos with decent finishes are going for significantly less than you’d pay in Creekside or Greens on Gardiner—sometimes $50,000 to $80,000 less for comparable square footage. The newer condo buildings are sitting around $299 per square foot on average, while the older stock pulls the neighbourhood average down to about $267.68 per square foot. That’s a real difference when you’re comparing quotes.
Right now, there’s about 4 active listings across the neighbourhood, ranging from $238,900 to $375,000. So inventory’s tight—that’s typical for a strong market—but it’s not impossible to find something. The one-bedroom or starter two-bedroom condos? Those are moving. Larger houses on the west side move slower, but they’re also a different buyer profile.
How Prices Have Changed
Spruce Meadows didn’t jump around like some neighbourhoods did during the pandemic swings. It’s tracked pretty steadily with East Regina overall. Homes here have appreciated consistently, which tells you something: this neighbourhood’s fundamentals are solid. You’re not buying on hype. You’re buying where people actually want to live because it makes sense.
Regina itself saw about a 5.5% year-over-year increase in January 2026, and the forecast for this year is another 2% climb. Spruce Meadows tracks with that because it’s part of the East Regina story—it’s become the go-to neighbourhood for people who want East Regina’s location and feel without the premium prices of Greens or Creekside.
If you’re thinking about this as an investment—whether that’s your primary residence or a rental property—the price appreciation has been steady. Not dramatic, but real. And that steadiness is actually a good sign. It means the market’s baked in the neighbourhood’s value. You’re not overpaying for potential; you’re paying fair market price for a neighbourhood that’s already proven itself.
How Fast Homes Sell Here
Condos in Spruce Meadows are moving pretty briskly. Days on market is averaging around 37 days for condo units, which is solid. That’s faster than some neighbourhoods, slower than the absolute hottest streets—but it’s consistent.
For houses, it depends a bit on price point and condition. The west-side homes tend to take a little longer, mostly because the buyer pool for a $300,000+ house is smaller than the buyer pool hunting for a $240,000 condo. But even then, you’re probably looking at 40-50 days if the price is right.
Over the past six months, roughly 30 to 40 homes have sold in Spruce Meadows. That might sound low, but it actually tells you something important: there’s genuine demand without oversupply. The market’s balanced. Homes sell when they’re priced fairly and shown well. Nobody’s sitting with a For Sale sign up for eight months.
What You Get at Different Price Points
Here’s where it gets practical:
In the $130,000 to $250,000 range, you’re looking at condo units, mostly. One-bedroom and two-bedroom options with decent finishes. Underground parking (that’s a big deal in Regina winters). Some of these units are older, built in the late 1990s or early 2000s, but they’re solid. Condo fees vary, but you’re typically paying $200 to $300 monthly. That covers maintenance, building insurance, and snow removal. If you’re a first-time buyer or looking to downsize without leaving East Regina, this is your sweet spot.
In the $250,000 to $375,000 range, you’ve got options: larger condos with more square footage, or the west-side single-family homes. The houses give you a yard, more privacy, and no condo fees—but you’re handling your own maintenance and snow removal. Some of the newer or recently updated houses in this range offer genuine value compared to similar homes in Greens or Creekside. You’re getting space and location at a price that makes sense.
Both ranges have something worth mentioning: older HonestDoor estimates for the neighbourhood average around $264,340. That’s actually not that far from current market prices, which suggests the market’s pricing things fairly and not inflating values artificially.
Is It a Buyer’s or Seller’s Market?
Right now, Regina’s running at about 2.88 months of supply, which is technically a seller’s market—but don’t let that spook you. A seller’s market just means there’s more demand than inventory. It doesn’t mean you’re powerless as a buyer.
In Spruce Meadows specifically, the market’s steady. There’s consistent demand from people looking for affordability and East Regina access, which means homes that are priced fairly and shown well move consistently. But you’re not in a bidding war situation every single time. You’ve got some breathing room to negotiate, ask for inspections, and make a thoughtful offer.
The reality is pretty straightforward: if you’re selling, this is a decent market. If you’re buying, there’s less to choose from, but what’s available is priced reasonably. Neither side’s getting a handout. Both are getting fair terms.
What to Know Before You Buy or Sell Here
A few things that come up a lot:
Condo fees — If you’re buying a unit, understand what that monthly fee covers and what it doesn’t. Some buildings are well-maintained and fees stay stable. Others have deferred maintenance creeping in. Ask for strata meeting minutes if you can.
Prince of Wales Drive noise — The east-side condos, especially units facing Prince of Wales Drive, pick up traffic noise. It’s not a deal-breaker for everyone, but it’s something you should hear for yourself during a showing. Don’t let someone else decide if it bothers you.
Rental income potential — A lot of the condo units in Spruce Meadows work as rental properties. If you’re thinking about that, the numbers are decent but not spectacular. You’re probably looking at $1,200 to $1,400 monthly rent on a two-bedroom, which gives you a solid cap rate, especially at these purchase prices.
The Bottom Line
Spruce Meadows isn’t trying to be Creekside or Greens on Gardiner. It’s Spruce Meadows—practical, accessible, in a location that makes sense. You get East Regina without the price tag that puts it out of reach. You get solid schools, low crime, and a neighbourhood where people actually want to live, not somewhere they’re settling.
If you’re exploring what’s available in East Regina and you’re trying to stay realistic about budget, Spruce Meadows deserves a real look. Take a walk around the east side. Peek at some condo buildings. Drive past a few houses on the west side. Then compare what you saw to what you’d spend elsewhere.
Looking for more options in the area? Check out what’s happening in Greens on Gardiner or Parkridge to see how the prices compare. Or explore the full Spruce Meadows market to see what’s active right now. Curious about the whole East Regina picture? The East Regina neighbourhood guide walks through the whole region and how each neighbourhood fits.
Questions about what might work for your situation? I’m here to talk through it—no pressure, just honest conversation about what’s actually available and what it really means for your budget.
