Buy and Sell Saskatoon Real Estate

Well Saskatoon, fall is officially here. The mornings are colder, pumpkin spice has taken over, Halloween costumes are already showing up in stores, and we’re all mentally preparing for the day Circle Drive becomes a skating rink again.

So what’s happening with real estate?

Short version: it’s still moving.

Looking specifically at September 15–21, Saskatoon recorded 79 residential sales, with an average sale price of $480,583. Homes that sold were on the market an average of 29 days, and the average sale-to-list-price ratio was 99.4%.

But that $480,583 average needs a little context. Detached houses made up 57 of the 79 sales that week and averaged $544,071, so the mix of homes selling pushed the overall average higher. Condos averaged $300,216.

In other words, don’t look at one week’s average and immediately add $50,000 to the price of your house.

Are bidding wars gone?

Nope.

That week, 23 properties sold over asking, 11 sold at asking and 45 sold below asking. There were also 11 properties using delayed offer presentations, and 10 of those sold at or above list price.

So we’re in this funny market where one house can have five people fighting over it while another one three blocks away is sitting there wondering what it did wrong.

That’s Saskatoon real estate in 2026.

And the week before was busy too. September 8–14 saw 100 residential sales, with homes averaging 28 days on market and selling for an average of 99.4% of asking price.

Buyers finally have a little more choice

This might be the biggest change I’m noticing.

During September 10–16, there were 189 new residential listings, compared with 164 during the same period last year. Active listings were also up to 941 compared with 904 a year earlier, while the number of sales was exactly the same as last year at 93.

Translation: buyers can actually look at more than three houses before making a major life decision.

What a concept.

But good houses that are priced properly are still getting attention quickly. If something great pops up in the neighbourhood and price range you’ve been waiting for, I wouldn’t recommend saying, “Let’s see if it’s still there after Costco on Saturday.”

It might not be.

What does this mean if you’re selling?

You still have a good market, but buyers aren’t throwing money at absolutely everything.

Price matters. Condition matters. Marketing matters.

If the house looks great, shows well and is positioned properly, we’re still seeing some very strong results.

If it’s overpriced, has 47 air fresheners plugged in and the listing photos look like they were taken on a BlackBerry in 2009... we may have some work to do.

After 18 years selling real estate in Saskatoon, I’ve been through just about every version of this market. Hot markets, slow markets, multiple offers, no offers and everything in between.

If you’re wondering what your house would actually sell for this fall, use me.

I’ll pull the recent sales in your neighbourhood, show you what’s competing against you and give you a realistic idea of where your home sits.

No pressure. No fancy sales pitch.

We can grab a coffee and talk real estate. And if you’re not moving, that’s fine too. At least you’ll know what your house is worth.

Kevin Leuschen
Coldwell Banker Signature
18 years in Saskatoon real estate and still trying to figure out why everyone forgets how to drive after the first snowfall.

If you’ve been waiting for the Saskatoon real estate market to finally calm down and become “normal” again, I have some bad news.

We’re still waiting.

The August numbers are out, and while there are a few signs that things are getting a little better for buyers, Saskatoon is still dealing with the same basic problem we’ve had for a while now: there just aren’t enough homes for sale.

We had 446 residential sales in August, down about 1% from last year. That might sound like the market is slowing down, but those sales were still about 7% above the long-term average.

So no, Saskatoon buyers haven’t all packed it in and decided to rent forever.

Finally, Some More "For Sale" Signs

Here’s some good news.

We had 730 new listings in August, up more than 12% from last year.

We definitely needed them.

But before we start calling this a buyer’s market, there’s a pretty big catch.

At the end of August, there were 965 residential properties showing as inventory in Saskatoon. However, 239 of those were already conditionally sold.

That leaves only 726 actually active properties for sale, or about 1.63 months of active supply heading into September.

For some perspective, the 10-year average inventory for August is over 1,500 homes.

That’s really the number that jumps out at me.

We don’t have a demand problem in Saskatoon. We have a supply problem.

And Yes, Saskatoon Houses Are More Expensive

The benchmark price for a Saskatoon home in August was $444,700, roughly 3% higher than last August.

Detached houses are now sitting at a benchmark price of $515,300.

Townhouses are $367,200.

Apartments are $264,400.

And when you look at the longer-term numbers, you can see exactly how we got here.

For quite a few years, Saskatoon had lots of homes for sale and prices basically went sideways. Around 2020, inventory started dropping and prices started climbing.

Turns out when a bunch of people want houses and we don’t have enough houses, houses get more expensive.

Who knew?

If You’re Thinking About Selling, Here’s My Advice

If you own a home in Saskatoon and you’re considering selling, you’re still in a very good market.

But a good market doesn’t mean you can throw any price you want on your house and somebody will show up with a cheque.

I’ve been selling real estate in Saskatoon for 18 years, and this part never really changes.

Buyers will chase a house they think is good value and ignore one they think is overpriced.

Sometimes the difference between having a pile of showings in the first few days and sitting there wondering why nobody is coming through isn't the house. It's the price.

Right now, sellers have something working heavily in their favour: scarcity.

There simply aren't enough good homes available in many price ranges and neighbourhoods.

And if you've owned your house for five, ten or fifteen years, you might be surprised at what it's worth today.

If You’re Buying, Don’t Panic… Just Be Ready

On the buyer side, I'm definitely not suggesting you rush out and buy anything with four walls and a furnace.

Actually, in Saskatoon, maybe make sure the furnace works too.

Be picky. But be prepared.

Have your financing figured out. Know which neighbourhoods you like. Understand what similar houses have actually been selling for.

Because if a really good house hits MLS on Thursday afternoon at a reasonable price, there’s a pretty good chance you aren't the only person in Saskatoon who noticed it.

That's not the time to start figuring out what a mortgage pre-approval is.

The Number I’m Watching This Fall

For me, the big number going into fall is inventory.

The fact that new listings were up more than 12% in August is encouraging.

If that continues and the number of homes available starts building back up, we could finally see things move toward a more balanced market.

But we're not there yet.

We still have dramatically fewer homes available than what would historically be considered normal for Saskatoon.

Until that changes, I have a hard time seeing the basic supply-and-demand situation changing much either.

So… Is It a Good Time to Buy or Sell?

This is probably one of the questions I get asked most.

And unfortunately, I'm going to give you the classic REALTOR® answer:

It depends.

Sorry.

If you're selling your house and buying another one in Saskatoon, getting $50,000 more for your house doesn't necessarily mean you just made $50,000. The next house probably costs more too.

If you're downsizing, moving out of Saskatoon, selling an investment property, refinancing, or you've owned your home for 15 or 20 years, that's a completely different conversation.

And if you're buying, I'd spend less time trying to predict whether Saskatoon prices will be 2% higher or lower six months from now and more time making sure you're buying the right house at a price you can comfortably afford.

That's the advice I'd give a friend, and it's the same advice I give my clients.

After 18 years selling real estate in Saskatoon, one thing I've learned is that the market always changes eventually.

It just rarely changes when everyone expects it to.

Wondering what your Saskatoon home would actually sell for right now? Give me a call or send me a message. I'll look at the recent sales, what's currently competing with you and give you my opinion on where I'd price it.

Kevin Leuschen
REALTOR® | Coldwell Banker Signature
306-280-7923

Saskatchewan homebuyers saw a little more choice in August as new listings increased and more homes became available heading into the fall market. While this is a positive shift, housing inventory across the province remains well below historical levels.

Saskatchewan Housing Market

A total of 1,510 homes sold across Saskatchewan in August, down three percent compared to August 2025. Despite the year-over-year decline, sales remained strong at more than eight percent above the 10-year average.

On the supply side, 2,277 new listings came onto the market, an increase of more than four percent from last August. However, new listing activity was still nearly eight percent below historical levels.

By the end of August, there were 4,920 residential properties listed across Saskatchewan. Nearly 1,000 of those properties were conditionally sold, leaving approximately 3,933 homes actively available heading into September. That's a modest improvement from the 3,858 available at the beginning of August.

Months of supply also increased from 2.33 months to 2.60 months, giving buyers slightly more selection than they had earlier in the summer.

While the increase is encouraging, Saskatchewan continues to face a significant inventory shortage. Overall inventory remained more than 42 percent below the 10-year average and was five percent lower than August 2025.

What Are Home Prices Doing?

Saskatchewan's residential benchmark price was $381,600 in August, down slightly from $383,500 in July but still more than three percent higher than August 2025.

Most Saskatchewan communities continued to experience year-over-year price growth, showing that demand remains strong even as some additional inventory enters the market.

For buyers, the increase in listings may provide a few more opportunities and a little more breathing room when searching for a home. For sellers, however, historically low inventory means well-priced and well-presented properties can still attract significant attention.

Saskatoon Real Estate Market Update

Here in Saskatoon, the market remained especially active in August.

The city recorded 446 residential sales, down just one percent compared to August 2025 but still seven percent above long-term historical averages.

One of the more encouraging numbers was new listings, which increased by more than 12 percent year-over-year. That's welcome news in a market that has been dealing with extremely limited housing supply.

At the end of August, Saskatoon had 965 residential properties listed, with 239 already conditionally sold. That left approximately 726 actively available homes, representing just 1.63 months of supply heading into September.

Saskatoon's residential benchmark price came in at $444,700, down slightly from $447,600 in July but still three percent higher than August 2025.

What Does This Mean for Saskatoon Buyers and Sellers?

August brought some encouraging signs, particularly with the increase in new listings. Buyers may start seeing a little more selection as we move into the fall, but Saskatoon remains a competitive market with inventory levels well below what we would typically expect.

For sellers, limited supply continues to create favourable conditions, although pricing your home correctly and preparing it properly for the market remain important.

For buyers, having a plan in place before the right property comes along can make a big difference. With only 1.63 months of supply available in Saskatoon, desirable homes can still move quickly.

The fall market will be worth watching closely. If new listings continue to increase, buyers could see more opportunities. For now, though, Saskatchewan and Saskatoon remain firmly constrained by a housing supply shortage that has developed over several years.

Thinking about buying or selling in Saskatoon? Understanding what's happening in your specific neighbourhood and price range is much more useful than looking at the city-wide numbers alone. Reach out anytime and I'd be happy to help you understand what the current market means for your home or your next move.