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.

If you’ve owned a home in Saskatoon for even a few years, there’s a good chance you’re sitting on considerably more equity than you realize.

Our real estate market has continued to push higher, and we’ve recently seen another jump in home values. For existing homeowners, that increase isn’t just good news for the eventual day you decide to sell. It may give you access to equity you can put to work today.

First, What Is Home Equity?

Home equity is simply the difference between what your home is worth today and what you still owe against it.

For example, imagine you purchased your home several years ago for $400,000. Today, it may be worth $525,000 and perhaps your mortgage has been paid down to $320,000.

That would leave you with approximately $205,000 in equity.

And that’s where refinancing can become interesting.

In Canada, homeowners can generally borrow against their home equity up to certain lending limits, with refinancing commonly available up to 80% of the appraised value of the property, subject to lender approval and qualification requirements.

What Could You Do With That Equity?

Refinancing essentially allows you to restructure your mortgage and potentially access some of the equity that has accumulated in your property.

That money could be used for things like:

• Renovating your home – kitchens, bathrooms, basements, windows, flooring, landscaping or a major addition.

• Paying off higher-interest debt – credit cards, vehicle loans, lines of credit or other debts may carry significantly higher interest rates than mortgage financing.

• Investing back into the property – making improvements that could increase the enjoyment, functionality and potentially the future resale value of your home.

• Helping with a major purchase or expense – education, a business opportunity, another property or other large financial needs.

• Consolidating several monthly payments – depending on your situation, combining higher-interest debts into your mortgage may simplify your monthly finances.

The important part is that refinancing isn't free money. You're borrowing against your home and increasing the amount you owe, so the numbers need to make sense for your particular situation. There can also be appraisal, legal and other financing costs involved.

Rising Home Values Can Change the Equation

This is the part many homeowners overlook.

You might still think about your home's value based on what you paid for it five, eight or ten years ago. But your lender isn't necessarily concerned with what you originally paid. The current appraised value of the property is an important part of determining how much financing may be available.

That means a rising Saskatoon market can create equity without you doing anything other than owning the home, while every mortgage payment you've made may have been building additional equity at the same time.

The Saskatchewan REALTORS® Association's MLS® Home Price Index is specifically designed to track changes in residential property values over time and can show how values have changed across different markets, property types and neighbourhoods.

A Simple Example

Let's say your home is currently worth $600,000 and you owe $350,000 on your mortgage.

At 80% of the home's value, the lending threshold would be approximately $480,000.

$480,000
minus $350,000 owing
= up to approximately $130,000 of potential available equity

That doesn't automatically mean you should borrow $130,000, or that every homeowner will qualify for that amount. Income, credit, debt servicing, mortgage terms, appraisal and lender requirements all come into play. Refinancing with a federally regulated lender can also involve mortgage qualification requirements.

But it demonstrates why knowing your home's current market value can be surprisingly important.

Before You Call the Bank, Find Out What Your Home Is Actually Worth

This is where I can help.

If you're considering refinancing, renovating, consolidating debt or simply wondering how much equity you've built, I can prepare an updated market evaluation of your property based on what's actually happening in your Saskatoon neighbourhood.

You don't need to be thinking about selling.

Sometimes knowing your current home value is simply useful financial information. Once you have a realistic idea of what the property could sell for in today's market, you can take that information to your mortgage broker or lender and discuss whether refinancing makes sense for you.

If you bought your home a few years ago, you might be surprised by just how much equity you've built.

Curious what your home would be worth in today's market? Send me a message. I'd be happy to take a look and give you an updated market evaluation.

Kevin Leuschen Real Estate | Coldwell Banker Signature

The Saskatoon real estate market has stayed busy through the last few weeks, and while we’re starting to see the usual late-summer shift, there’s still plenty of competition for good homes.

According to the latest Saskatchewan REALTORS® Association (SRA) data, 539 homes sold in Saskatoon during July. That was down 11% compared to the unusually strong July we had last year, but here’s the important number: sales were still 18% above the 10-year average for the month.

So while you might hear that sales are “down,” Saskatoon is still running well ahead of what would historically be considered a normal market.

Prices Are Still Near Record Territory

Saskatoon’s residential benchmark price finished July at $447,600, up approximately 4% from a year ago and only slightly below the record $448,400 reached in June.

By property type, July benchmark prices were:

• Detached homes: $520,900

• Townhouses: $368,600

• Apartments: $262,800

The bigger story continues to be inventory.

There were 928 homes in inventory at the end of July, which sounds like an improvement, but that number remains about 41% below the 10-year average. Saskatoon had just 1.72 months of supply, compared with a historical July average of 3.78 months. Of those 928 properties, 244 were already conditionally sold, leaving only 684 truly active listings heading into August.

That’s why certain price ranges can still feel extremely competitive.

What I'm Seeing Right Now

The market isn't quite as frantic across the board as it was earlier this spring, but well-priced homes are still getting attention quickly. Saskatoon homes averaged just 26 days on market in July, compared with a 10-year July average of 40 days.

For buyers, this means being prepared still matters. Have your financing lined up, know what you're looking for and be ready to make a decision when the right property comes along.

For sellers, low inventory remains a big advantage, but it doesn't mean every house automatically sells. Pricing, presentation and marketing still matter. Buyers have become more educated and selective, particularly when a property is priced aggressively.

With fall approaching, I'll be watching closely to see whether we get another bump in listings in September or whether inventory remains tight heading into the final stretch of 2026.

And Around Saskatoon This Week...

Rhythm & Roots Asian Festival + Night Market runs August 20–22, bringing three days of food, culture, entertainment and night market energy to the city.

Barney Bentall & The Legendary Hearts take the stage at Capitol Music Club on Thursday, August 20, with doors opening in the evening for a night of Canadian rock.

Treaty 6 150th takes place August 20–23, with special events and programming commemorating the 150th anniversary of Treaty 6.

TENACIOUS: A Celebration of 10 Years! comes to The Broadway Theatre on Friday, August 21, celebrating 10 years of 306 Elite Dance Company with an evening of live dance and performance.

Mitchell Doran performs live at Capitol Music Club on Friday, August 21, with the show starting at 6 PM.

Iron Kingdom hits Black Cat Tavern on Friday, August 21 for a night of live heavy metal.

Aviation Days takes over the Saskatchewan Aviation Museum August 22–23, featuring aircraft displays, open cockpits, fly-bys, family activities and more.

Driven: A Rush Tribute performs at Coors Event Centre on Saturday, August 22, bringing the music of legendary Canadian rock band Rush to the stage.

Bokeh Beats DJ Night happens Saturday, August 22 at Bokeh on the Plaza, with Mr. Fudge and special guest DJ Swann taking over from 8 PM into the night.

There are plenty of other things happening around the city too, including Family Fun Day at the Diefenbaker Canada Centre, the Darryl Anderson Summer Barn Dance, Saskatoon Heritage Society walking tours, birding tours, the U23 Men’s Canadian Fast Pitch Championship and the final weekend of Shakespeare on the Saskatchewan.

Summer always seems to go too fast in Saskatoon, so enjoy these last few weeks while they're here!

If you're thinking about buying or selling this fall, or you're simply curious what your home might be worth in today's market, give me a call or send me a message. I'm always happy to talk Saskatoon real estate.

Kevin Leuschen Real Estate
Coldwell Banker Signature

The summer months are typically the busiest time of year for Saskatchewan's housing market, with more homes hitting the market and more buyers actively searching. While activity has increased this summer, inventory remains exceptionally low, meaning buyers still have fewer options than they would normally expect during the busiest season.

Across Saskatchewan, there were 1,653 residential home sales in July, an 11 per cent decrease compared to the record-breaking July 2025. Despite that decline, the market continues to perform well above normal, with sales during the first seven months of 2026 sitting more than eight per cent above the 10-year average.

Although 2,453 new listings were added across the province in July, inventory continues to struggle to keep pace with buyer demand. By the end of the month, there were 4,792 residential properties listed for sale, but nearly 950 were already conditionally sold. That left just 3,858 active listings, representing only 2.33 months of housing supply—more than 50 per cent below Saskatchewan's long-term average for this time of year.

These ongoing supply shortages continue to influence home prices. While the provincial benchmark price dipped slightly from June's record high, it remained almost four per cent higher than July 2025, highlighting the continued strength of Saskatchewan's housing market.

Saskatoon Market Snapshot

The Saskatoon market remains one of the strongest in the province.

The city recorded 539 residential sales in July, down 11 per cent compared to the same month last year. However, sales were still 18 per cent higher than the city's 10-year average, showing that demand remains exceptionally strong.

New listings increased modestly throughout July, but they were not enough to significantly improve inventory levels. At the end of the month, Saskatoon had 928 residential properties available, including 244 homes that were already conditionally sold. That leaves just 684 active listings, or approximately 1.27 months of supply, heading into August.

Home prices have remained remarkably resilient despite a slight monthly adjustment. Saskatoon's benchmark home price was $447,600 in July, just below June's record of $448,400, while still sitting nearly four per cent higher than this time last year.

What This Means for Buyers and Sellers

Even though the market has cooled slightly from last year's record pace, conditions continue to favour sellers due to the ongoing shortage of available homes.

For buyers, preparation remains key. Getting pre-approved, acting quickly when the right property becomes available, and understanding local market conditions can make a significant difference in a competitive environment.

For sellers, limited inventory continues to create favourable conditions. Well-priced homes are attracting strong interest, and many properties continue to sell quickly.

As we move toward the fall market, inventory will remain the biggest factor to watch. If listing activity increases, buyers could see more choice in the months ahead. Until then, Saskatoon continues to experience one of the tightest housing markets in recent history, making knowledgeable local guidance more valuable than ever.

If you would like to know more about buying or selling in this market let’s talk!

Summer is in full swing, but the Saskatoon real estate market hasn't slowed down.

Real Estate Snapshot

Saskatchewan continues to be one of Canada's strongest housing markets. Demand remains high while the number of homes available for sale is still well below historical averages. That combination continues to create competitive conditions for well-priced properties, particularly in the $350,000 to $650,000 price range. Sellers are still seeing strong interest, while buyers need to be prepared to act quickly when the right home comes along. Provincial benchmark prices also continue to trend upward as inventory remains tight.

If you're thinking of selling this year, the current market still provides an excellent opportunity to maximize your home's value. For buyers, preparation and quick decision-making remain the key to success.

Around Saskatoon

The city has been enjoying some classic prairie summer weather, with warm temperatures bringing residents outdoors to the Meewasin Trail, riverbank parks, patios, and community events. Summer continues to be one of the busiest seasons for both recreation and real estate activity across Saskatoon.

Construction projects continue throughout the city, with ongoing road improvements reminding drivers to allow a little extra travel time during peak hours. The City is encouraging residents to check for traffic updates before heading out.

What This Means

Historically, July brings plenty of activity before families begin preparing for the back-to-school season. We're already seeing motivated buyers trying to secure homes before the fall rush, while many sellers are taking advantage of the strong demand before summer winds down.

If you've been wondering whether now is the right time to buy or sell, today's market still strongly favours well-prepared clients on both sides of the transaction.

As always, if you're curious what your home is worth or want to discuss your next move, I'd be happy to help.

The Saskatoon housing market remains incredibly active as we head into summer. While more homes are coming onto the market, buyers are purchasing them almost as quickly as they're listed. That continued demand is keeping inventory tight, pushing prices to new highs, and creating one of the most competitive markets we've seen in years.

Across Saskatchewan, there were 1,849 residential sales in June, up five per cent from last year and more than 18 per cent above the 10-year average. New listings also increased by six per cent, but it wasn't enough to keep up with buyer demand. Provincial inventory remains nearly 50 per cent below the 10-year average, with just 2.5 months of supply available. The provincial benchmark price also reached a new record of $385,900, nearly five per cent higher than a year ago.

Saskatoon Continues to Lead the Market

Saskatoon had another exceptional month, recording 589 home sales in June, making it one of the strongest Junes on record and 22 per cent above the city's 10-year average. Although sales are just slightly behind last year's pace, activity through the first half of 2026 remains well above historical averages.

New listings increased by 17 per cent compared to last June, but buyers quickly absorbed that additional inventory. As a result, Saskatoon continues to have the tightest housing market in Saskatchewan, with inventory sitting 43 per cent below the 10-year average and only 1.6 months of supply available heading into July.

Limited inventory continues to put upward pressure on prices. Saskatoon's benchmark home price reached another all-time high of $448,400 in June, surpassing May's record and sitting nearly five per cent higher than June 2025.

What This Means for Buyers and Sellers

For buyers, preparation is more important than ever. Homes that are priced well and show nicely continue to attract strong interest, and desirable properties can sell quickly. Having financing in place and being ready to make confident decisions can make a significant difference in today's market.

For sellers, current conditions continue to provide an excellent opportunity. Strong demand and limited inventory mean well-presented homes are attracting plenty of attention, but pricing and marketing still matter. The homes generating the best results are the ones that are prepared properly before hitting the market.

As we move through the second half of 2026, Saskatoon remains one of Saskatchewan's strongest real estate markets. Unless inventory begins to increase more substantially, expect competition among buyers to remain high and home prices to continue benefiting from the ongoing imbalance between supply and demand.

If you would like to know more about buying or selling in this market let’s talk!

If you’ve been thinking about buying or selling a home in Saskatoon, you might be wondering if the market has finally slowed down.

Spoiler alert… not really.

Over the past couple of weeks, the Saskatoon real estate market has continued to surprise people. Every time someone tells me, “I’m just going to wait until prices come down,” another house sells in multiple offers. It’s almost becoming a full-time hobby.

The latest numbers show Saskatoon’s benchmark home price has climbed to around $444,400, the highest it’s ever been. Sales are still running well above average, new listings are down compared to last year, and there are fewer homes available than buyers would probably like. In other words, if your dream home pops up, it probably won’t be sitting around waiting for you to “sleep on it.”

Thinking of Buying?

Preparation is your superpower.

Get pre-approved, know what you’re looking for, and be ready to move when the right house comes along. The buyers who hesitate are often the same ones calling me two days later asking, “Any chance it’s still available?” (The answer is usually… no.)

That doesn’t mean every home is selling for a ridiculous amount over asking. Good strategy still beats panic buying every time.

Thinking of Selling?

This is still one of the strongest Saskatoon real estate markets we’ve seen in years.

Low inventory means buyers don’t have endless options, which is great news if your home is priced properly. Notice I said priced properly. Just because your neighbour’s cousin’s friend’s house sold for a fortune doesn’t mean buyers will happily pay an extra $75,000 because your garage is “really organized.”

Presentation, pricing, and marketing still matter.

So… Should You Wait?

Maybe.

Maybe not.

The right answer depends more on your life than trying to predict what interest rates or prices will do next. I’ve seen people wait two years for the “perfect market,” only to realize they could have already been enjoying their new backyard, kitchen, or garage by now.

Sometimes the best time to move is simply when it makes sense for your family.

Final Thoughts

Whether you’re buying your first home, upgrading, downsizing, investing, or just wondering what your place might be worth, the Saskatoon housing market is still moving.

If you have questions, want a free home evaluation, or you’re simply curious whether now is the right time to make a move, I’d be happy to help.

And no… I promise I won’t tell you your home is worth a million dollars just to get the listing. My crystal ball broke years ago.

Kevin Leuschen
Coldwell Banker Signature

This is probably one of the most common questions I get from homeowners who are thinking about making a move:

"Kevin, should we buy first or sell first?"

The truth is, there's no right answer for everyone. It really comes down to your finances, your comfort level with risk, and how competitive the market is when you're making your move.

Buying First

A lot of people like the idea of buying first because it takes away the stress of wondering where you're going to live next.

You can take your time, find the right home, and make an offer when the right one comes along. You're not scrambling to find something after your current home has already sold.

The downside is that you may end up owning two homes for a period of time. Depending on your financial situation, that could mean carrying two mortgages or needing bridge financing while everything gets sorted out.

That said, if you're moving into a price range or neighbourhood where good homes don't come up very often, buying first can sometimes be the better option.

Selling First

Selling first is usually the safer financial choice.

Once your home is sold, you know exactly how much money you're working with and there's no worry about carrying two properties longer than expected.

The trade-off is that the pressure shifts to finding your next home. If the market is moving quickly, you may feel like the clock is ticking once your sold sign goes up.

One strategy I often see work well is negotiating a longer possession date. That can give you extra time to find the right place without feeling rushed.

What I'm Seeing Right Now

In Saskatoon, homes that are priced properly and show well are still attracting strong interest in many areas of the city.

At the same time, inventory is very low, especially in some of the more popular price ranges. That's why many homeowners are starting the planning process earlier than they used to.

Before making a move, it's a good idea to understand what your current home is worth, what your buying power looks like, and what options are available to you. Once you have those answers, the buy-first versus sell-first decision becomes much easier.

My Take

If your biggest concern is finding the perfect next home, buying first can make sense if your finances allow it.

If your biggest concern is reducing risk and knowing exactly where you stand financially, selling first is usually the better route.

Either way, having a plan before you jump in is what makes the biggest difference.

If you're thinking about moving and aren't sure which option is right for you, feel free to reach out. I'm always happy to have a conversation, run some numbers, and help you figure out the best game plan for your situation.

Saskatoon’s housing market continues to face significant supply pressures as demand remains strong and available inventory struggles to keep pace.

The city recorded 519 residential home sales in May, down four per cent compared to May 2025 but more than 10 per cent above the 10-year average for the month.

While inventory levels have improved across Saskatchewan in recent months, Saskatoon continues to report some of the tightest market conditions in the province. At the end of May, the city had 837 units in inventory, but more than 250 properties were conditionally sold, leaving only 560 active listings available heading into June.

As a result, Saskatoon entered June with just 1.6 months of supply, or 1.1 months when conditional sales are excluded, highlighting the ongoing imbalance between supply and demand.

“Our economy is growing, our population is growing, and people continue to choose Saskatchewan as a place to live and build their future,” said Chris Guérette, CEO of the Saskatchewan REALTORS® Association. “The challenge is that housing supply is not growing at the same pace.

“We’re adding listings, but demand continues to absorb them almost as quickly as they come online. That’s why we’re seeing a third consecutive month of record benchmark prices and why housing availability is becoming one of the most important conversations for Saskatchewan’s future.”

The tight market conditions continue to put upward pressure on home prices. Saskatoon’s residential benchmark price reached a new record of $444,400 in May, surpassing April’s record of $433,200 and exceeding the previous high of $435,200.

Despite modest improvements in inventory, ongoing supply shortages continue to shape market conditions and affordability in Saskatoon.

“The conversation today isn’t simply about home prices,” said Guérette. “When supply remains this far below historical levels month after month, the impacts extend well beyond the housing market. Housing availability affects labour mobility, economic growth and our province’s ability to attract and retain people.

“If Saskatchewan wants to continue growing, we need to make sure there are enough homes for that growth to occur.”

With sales remaining above long-term averages and inventory levels still exceptionally tight, Saskatoon’s housing market continues to underscore the need for additional housing supply to support the city’s growth and future economic development.

If you've been paying attention to the Saskatoon market lately, one thing is pretty obvious: things haven't slowed down much.

The last couple of weeks have continued the same trend we've been seeing through spring. Buyers are active, good homes are moving quickly, and inventory still feels tight in a lot of areas around the city. If a home shows well, is priced properly, and checks the boxes buyers are looking for, there's still a good chance it won't sit around very long.

We're also still seeing competition happening across different price ranges. It isn't every home and it isn't every situation, but multiple-offer scenarios are definitely still around. Buyers are realizing that waiting too long or trying to negotiate every deal aggressively can sometimes mean missing out altogether.

One thing that has stood out recently is that buyers seem more prepared than they were in the past. More people are coming into showings with financing already lined up and with a pretty good idea of exactly what they want. That usually means decisions are happening faster than they used to.

For sellers, this doesn't automatically mean putting a sign on the lawn and expecting instant results. Presentation still matters. Clean homes, good photos, smart pricing, and a plan for launch day still make a huge difference. Buyers are active, but they're also paying attention to value.

For buyers, preparation continues to be a huge advantage. Having financing ready, understanding neighbourhoods, and knowing where you're willing to compromise can make a big difference when the right property shows up.

As we head deeper into late spring and into summer, it will be interesting to see whether more inventory starts hitting the market. More listings would give buyers some breathing room, but right now Saskatoon still feels like a market where quality homes are getting a lot of attention.

The biggest takeaway over the last two weeks? The market still has momentum. It's not chaos, but it's definitely active.

If you're curious about what your home might be worth, or you're thinking about making a move this year, now is a good time to start the conversation.