Buy and Sell Saskatoon Real Estate

Conditions vs no conditions is one of the biggest decisions buyers and sellers are dealing with right now in the Saskatoon market, and lately it’s become even more important because of how competitive things still are. Over the past week, we’ve continued to see steady sales with fewer new listings hitting the market, which means buyers are still absorbing inventory and competition is sticking around, especially in the under $500,000 range. Prices are holding strong too, with Saskatoon benchmark values sitting in the low to mid $400s and trending up year over year, all driven by tight supply and consistent demand.

A conditional offer gives buyers protection. This usually includes financing, home inspection, or the sale of their current home. It gives them time to make sure everything checks out before they fully commit. In a market like Saskatoon, where inventory is still tight and many homes are moving fairly quickly, conditional offers can sometimes be seen as weaker, especially if the seller has multiple options. That said, for buyers who need that safety net, it’s still the smartest move. You don’t want to waive conditions and then find out after the fact that financing doesn’t go through or there’s a major issue with the property.

On the other side, no conditions - or firm offers - are what sellers love right now. With inventory levels still lower than normal and months of supply sitting around that 2 to 3 month range in many segments, we’re still in a market where strong offers win. A firm offer means no waiting, no uncertainty, and a much higher chance the deal actually closes. That’s why you’ll often see sellers take a slightly lower price if it comes with no conditions, especially in multiple offer situations. It’s cleaner, faster, and removes risk.

The key is strategy. Buyers shouldn’t be going in with no conditions unless they’re fully prepared, that means having financing locked down, understanding the property, and ideally doing as much due diligence upfront as possible. Sellers, on the other hand, need to look beyond just price and really evaluate the strength of each offer. In this market, the difference between a conditional and a firm offer can easily be the difference between a deal that closes and one that falls apart.

If you’ve been watching the Saskatoon real estate market lately, this past week pretty much confirmed what we’ve been seeing all spring - things are moving, and they’re moving fast.

Inventory is still tight across a lot of price ranges, especially in that $300,000 to $550,000 window. That’s where most buyers are competing right now, and when something clean hits the market in that range, it doesn’t sit. We’re still seeing multiple offers on well-priced homes, especially in areas like Brighton, Rosewood, Stonebridge, and Evergreen.

What’s interesting right now is the gap between homes that are priced right and show well versus ones that miss the mark. The good ones are selling quickly, sometimes within days, while the ones that are overpriced or need work are starting to sit longer. Buyers are still active, but they’re more selective than they were during peak frenzy periods.

Another trend this past week - more sellers are trying to time the market, thinking they can push pricing higher because of low inventory. In some cases that works, but in others it backfires and leads to price reductions or longer days on market. Strategy matters more than ever right now. Pricing just slightly under market value to create competition is still one of the most effective ways to drive strong offers.

On the buyer side, pre-approvals are becoming a bigger deal again. Sellers are paying close attention to who’s actually ready to move. If you’re shopping without one, you’re putting yourself at a disadvantage, especially in multiple offer situations.

We’re also seeing continued demand for move-in ready homes with updated finishes. Properties that feel modern, clean, and turnkey are commanding the most attention. On the flip side, homes that need renovations are still selling, but buyers expect a discount and are factoring those costs in more carefully.

Overall, the Saskatoon market is in a strong, balanced but competitive phase. It’s not the chaos we saw a couple years ago, but it’s definitely not slow either. The right homes are selling quickly, and the wrong ones are sitting.

If you’re thinking about making a move this spring, timing and strategy are everything. Whether you’re buying or selling, understanding how this current market is behaving can make a big difference in your results.

And from what we saw this past week, this momentum isn’t slowing down anytime soon.

If you’ve been hearing that the market is “balanced” or “cooling off,” the actual numbers in Lawson Heights, Silverwood Heights, and River Heights tell a very different story.

Because right now, the biggest trend isn’t just prices.

It’s how far over asking buyers are willing to go.

The numbers don’t lie

Over the last 90 days:

• 21 homes sold

• Average sale price: $572,910

• Median sale price: $594,000

• Average days on market: 18

• Highest sale: $727,800

• Lowest sale: $405,000

But those averages don’t tell the real story.

The real story is in the overbids.

Let’s talk about what’s actually happening

Here are a few real examples from the past couple months:

154 Candle Crescent

• Listed at $639,900

• Sold for $718,800

• Nearly $80,000 over asking

• Sold in just 3 days

That’s not just a good sale. That’s a bidding war.

311 Candle Crescent

• Listed at $499,900

• Sold for $630,000

• That’s a $130,000 jump over asking

• Sold in 5 days

This is the kind of result that completely resets expectations in a neighbourhood.

339 Stechishin Way

• Listed at $639,900

• Sold for $701,000

• Over $60,000 above list

• Sold in just 4 days

283 David Knight Crescent

• Listed at $474,900

• Sold for $535,000

• Over $60,000 above asking

• Sold in 8 days

463 David Knight Lane

• Listed at $525,000

• Sold for $612,000

• Almost $90,000 over asking

• Sold in 12 days

So what’s causing this?

It’s not random. There’s a clear pattern.

1. Strategic pricing

Most of these homes were not priced at their true value.

They were priced to attract attention, create traffic, and generate multiple offers.

And it’s working.

2. Buyers are still competing hard

Even with higher rates, buyers haven’t disappeared.

What’s changed is how they behave. They ignore overpriced homes, but they aggressively chase well-priced ones.

That’s why you see huge spikes over asking instead of slow negotiations.

3. Inventory is tight in the right price range

Anything in that $500K to $650K range that shows well is getting serious attention.

That’s the sweet spot right now.

Two completely different markets

This is where people get confused.

Some homes are sitting for 30, 60, even 90 days.

Others are selling in under a week with massive overbids.

So which market are we in?

Both.

What this means if you’re selling

If you price your home too high, you sit.

If you price it right or slightly under, you create competition.

And competition is where these big over-ask numbers are coming from.

The Candle Crescent sales are proof of that. Those didn’t just happen. They were positioned that way.

What this means if you’re buying

You need to adjust expectations.

A home listed at $499,900 is not necessarily a $500K house anymore.

It might be $550K, $600K, or higher depending on demand.

If you’re not prepared for that, you’re going to keep missing out.

Final thought

The headline isn’t just that prices are rising.

The headline is that the gap between list price and sale price is getting wider.

And if you don’t understand that, you’re either leaving money on the table as a seller or constantly losing as a buyer.

Spring market is heating up in Saskatoon and here’s the reality - showing up without a pre-approval is like walking into a dealership and saying “I’ll figure out the money later.” It just doesn’t fly anymore.

Lately, more and more sellers (and listing agents) are asking one thing before they even let you in the door - proof of pre-approval.

So what’s changed, and why does it matter so much right now?

1. Sellers Want Serious Buyers Only

Inventory is still tight in a lot of Saskatoon neighbourhoods. When a listing hits the market - especially anything priced well - it’s getting attention fast.

Sellers don’t want:

• tire kickers

• “just looking” buyers

• people who might qualify

They want buyers who are ready to write an offer today.

A pre-approval tells the seller:
This buyer is legit
Financing won’t fall apart
This deal has a real shot at closing

2. You Actually Know Your Price Range (and Don’t Waste Time)

Without a pre-approval, buyers tend to:

• look too high and get disappointed

• look too low and miss out on better homes

• fall in love with something they can’t buy

A pre-approval locks in:

• your max purchase price

• your monthly payment comfort zone

• your down payment expectations

It turns guessing into a clear plan.

3. You Can Move FAST When the Right House Hits

Good homes in Saskatoon don’t sit around right now.

Especially in areas like:

• Brighton

• Evergreen

• Stonebridge

• Varsity View

You might have:

• 24–48 hours before offers come in

• multiple competing buyers

If you’re not pre-approved, you’re scrambling while someone else is writing an offer.

Pre-approved buyers?
They walk in ready
They can submit same-day offers
They win more deals

4. It Strengthens Your Offer (Big Time)

Let’s say there are 3 offers on a house.

Same price. Same conditions.

One difference:
One buyer is pre-approved
One buyer isn’t

Which one do you think the seller chooses?

Pre-approval reduces uncertainty. And in a competitive situation, certainty wins.

5. Some Sellers Won’t Even Allow Showings Without It

This is happening more often now.

Listing agents are starting to say:
“Pre-approval required before booking a showing”

Why?

Because sellers don’t want:

• unnecessary traffic through their home

• last-minute cancellations

• buyers who can’t actually buy

So if you don’t have one… you might not even get through the front door.

6. It Protects YOU Too

This isn’t just about sellers.

A pre-approval can:

• lock in an interest rate (huge if rates move)

• flag issues early (credit, income, debt ratios)

• give you time to fix things before you’re under pressure

Way better to find out now than after you’ve fallen in love with a house.

The Bottom Line

In today’s Saskatoon market, a pre-approval isn’t optional anymore - it’s step one.

It makes you:

• faster

• stronger

• taken seriously

And honestly, it saves a ton of time and stress.

Thinking About Buying?

Before we even start booking showings, I’ll connect you with a solid local mortgage broker to get you pre-approved properly (not just a quick online estimate).

Once that’s done?

That’s when the real fun starts - finding the one and actually having the power to get it.

Let’s go shopping the right way.

Saskatchewan’s housing market moved into spring facing continued pressure, as limited supply pushed home prices to a new all-time high and made affordability more challenging across the province.

In March, there were 1,256 residential home sales across Saskatchewan. That’s a slight one percent drop compared to last year, but still nearly 10 percent higher than the long-term average. While activity has cooled from the near-record pace seen in 2025, demand remains steady—year-to-date sales are still four percent above the 10-year average.

New listings reached 1,808 in March, increasing from February as the market begins its seasonal shift. However, listings are still down year-over-year and sit nearly 25 percent below typical historical levels. Inventory remains especially tight, with less than three months of supply available—more than 50 percent below what’s normally expected at this time of year.

This ongoing supply shortage is the main factor behind rising prices.

The provincial benchmark price climbed to a record $374,100 in March, up from $363,800 in February and more than six percent higher than March 2025. Price increases were seen across every community for the third month in a row.

Unlike many other Canadian markets that are seeing slower activity and rising inventory, Saskatchewan continues to face a different reality—demand remains consistent, but supply hasn’t kept up. This imbalance is what’s driving prices higher and making it more difficult for buyers, especially those entering the market for the first time.

Seasonal factors are also contributing. A slower transition out of winter has delayed the usual increase in new listings, keeping inventory levels tight during a key time of year.

As the spring market progresses, the big question is whether supply will improve. Historically, increased inventory tends to support more sales activity—but without a meaningful rise in listings, upward pressure on prices is prices is expected to continue.

Saskatoon Market Update

Saskatoon recorded 388 home sales in March, down four percent compared to last year but still eight percent above the 10-year average. Although sales haven’t matched the strong levels seen in early 2025, year-to-date activity is still six percent higher than long-term trends.

New listings increased compared to March 2025, but remain well below historical norms. This has left Saskatoon with some of the tightest market conditions in the province, heading into the busy spring season.

At the end of March, the city had just 1.6 months of supply. Of the 638 homes available, nearly 200 were already conditionally sold, leaving only 440 active listings heading into April.

Home prices in Saskatoon also reached a new record. The benchmark price rose to $435,200 in March, up from $421,600 in February and more than five percent higher than March 2025.

The Saskatoon real estate market has been pretty wild the last couple weeks, and honestly, it feels like spring hit early this year.

The big thing right now is pressure building in a few different ways. It’s not just home prices, it’s everything around it. Insurance, borrowing costs, just the overall cost of owning a home. Buyers are definitely noticing it. Especially first-time buyers, they’re being a lot more careful with their decisions instead of just jumping on anything.

That said, demand hasn’t gone anywhere. If anything, I’ve been busier than ever. March was a really strong month for me - sold several homes and spent a ton of time out with buyers. A lot of those buyers are actually referrals from past clients, which says a lot about how active things still are. People are still making moves, they’re just being a bit smarter about it.

Inventory is still tight too, and that’s a big part of the story. There just aren’t enough good listings coming up to match the number of buyers out there. So when something solid hits the market, it’s getting attention right away. You’re seeing quicker sales and pretty competitive situations, especially in that mid-range price point.

New builds are helping a bit, but not enough to really change things. There’s definitely construction happening around the city, but it’s not like there’s a flood of new homes hitting the market. Demand is still ahead of supply in most areas people actually want to be in.

There’s also been talk about the city trying to improve housing supply long term, which is great, but that’s more of a future fix. It’s not going to change what we’re seeing right now heading into spring.

From what I’m seeing day to day, it still leans toward a seller’s market if the home is priced right and shows well. Buyers are active, they’re just more calculated. They’re thinking things through a bit more, but they’re still out there and still writing offers.

The next few weeks will be interesting. Usually more listings start to come up this time of year, so we’ll see if that gives buyers a bit of breathing room. But if inventory stays low, it’s going to stay competitive.

Overall, Saskatoon’s market feels strong. Not crazy, not out of control, just steady, busy, and a lot of opportunity on both sides if you play it right.

Buying a home is exciting. But right after the offer gets accepted, reality hits - inspections matter more than almost anything else in the deal.

This is where things either stay smooth… or get messy fast.

What a home inspection actually does

A home inspection isn’t about finding a “perfect house.” That doesn’t exist.

It’s about:

• Understanding what you’re really buying

• Catching issues early

• Giving you leverage if something’s off

Think of it like this - you’re not just buying a house, you’re buying everything that comes with it… good and bad.

The big things inspectors look for

Not every scratch or nail matters. These do:

Structure

• Foundation cracks

• Shifting or uneven floors

Roof

• Age and condition

• Missing or damaged shingles

Mechanical

• Furnace age and size

• Water heater condition

Electrical

• Outdated panels

• Improper or unsafe connections

Plumbing

• Leaks, pressure issues

• Old materials like poly B

What happens when issues come up?

Almost every inspection finds something. The key is how you handle it.

You’ve got options:

• Ask the seller to fix it

• Ask for a price reduction

• Accept it and move forward

• Walk away

The goal isn’t to “win” - it’s to make sure the deal still makes sense for you.

Where deals fall apart

It’s usually not the problem itself. It’s:

• Surprises buyers weren’t prepared for

• Overreactions to minor issues

• Poor advice or no strategy

I’ve seen deals saved over furnace issues… and deals die over loose outlets.

Pro tip (this matters more than people think)

Don’t wait for the inspection to start learning about the house.

Before you even write an offer:

• Look at age of roof, furnace, windows

• Ask about past repairs and upgrades

• Check the big-ticket items

It changes how you write the offer in the first place.

The bottom line

A home inspection isn’t there to scare you. It’s there to protect you.

The right approach:

• Stay calm

• Focus on the important stuff

• Have a plan

Because at the end of the day, the best deals aren’t the ones with zero issues…
they’re the ones where you know exactly what you’re getting into.

If you’re thinking about buying and want to walk through what to expect before you even get to the inspection stage, let’s chat

The Bank of Canada made its announcement today and decided to hold interest rates steady.

No hike. No cut.

Pretty neutral headline… but here’s the thing:

Saskatoon’s market doesn’t feel neutral right now at all.

What the rate hold actually means

The Bank is basically in wait-and-see mode.

• Inflation is improving

• The economy is slowing a bit

• But they’re not ready to cut yet

So rates stay where they are… for now.

Meanwhile in Saskatoon

While rates are holding, Saskatoon’s housing market is doing its own thing.

• Well-priced homes are moving fast

• Multiple offers are still happening

• Inventory is tight in a lot of price ranges

Especially in that $350K - $600K range, things are competitive.

So even though rates haven’t dropped yet…

Demand hasn’t gone anywhere.

What this means for buyers

This is the part most people are trying to figure out.

You’re probably thinking:

“Do I wait for rates to drop?”

Here’s the reality right now:

• Rates are stable (which helps with planning)

• But prices are holding strong or creeping up

• And competition is still there

So waiting might get you a better rate later…

But you could be competing with more buyers when that happens.

What this means for sellers

This is a pretty solid window.

• Buyers are active

• There’s still urgency in the market

• And you don’t have the uncertainty of rising rates scaring people off

If your home shows well and is priced right…

You’re still in a strong position.

The bigger picture

We’ve shifted out of the “rates are climbing every month” phase.

Now we’re in a more stable environment, and that’s huge.

Because when things stabilize:

• Buyers regain confidence

• Sellers feel more comfortable listing

• Deals actually start coming together again

Where this is likely going

Most people expect rate cuts eventually… just not overnight.

And when that happens?

More buyers jump in

Competition increases

Prices can get pushed up even more

That’s why this current moment is kind of interesting.

It’s not the cheapest rates…

But it’s also not peak chaos either.

The takeaway (Saskatoon version)

Rates held today.

But locally?

The market is still moving.

If you’re waiting for everything to line up perfectly - low rates, low prices, no competition - that moment usually doesn’t show up.

It’s more about timing your move based on your situation.

If you’re trying to figure out your next step

Whether you’re buying, selling, or just watching things…

We can map it out properly.

No pressure, no sales pitch - just what actually makes sense for you in this market.

Shoot me a message anytime

If you’ve been wondering what’s going on with the Saskatoon real estate market lately, here’s the quick rundown.

The market is still tight.

In February, Saskatoon had 271 home sales, which is about 16% lower than last year and just a little below the 10-year average. But that doesn’t necessarily mean the market is slowing down. What’s really happening is that there just aren’t a lot of homes available for buyers to choose from.

That supply issue has been the big story for a while now.

Inventory Is Still Very Low

At the end of February, Saskatoon had 614 homes showing as available, but here’s the important detail.

164 of those were already conditionally sold, meaning they’re basically spoken for and will likely be leaving the market soon.

So when you take those out, there were really only about 450 active homes available across the entire city heading into March.

For a city the size of Saskatoon, that’s not much inventory at all.

And when supply stays tight like this, it tends to keep pressure on prices.

Prices Continue to Climb

The benchmark price in Saskatoon reached $421,600 in February.

That’s:

• up from $417,800 in January

• about 5% higher than February last year

So prices are still moving upward, but not in a crazy spike. It’s more of a steady climb driven mostly by the lack of homes available.

What This Means for Buyers

If you’re a buyer right now, the biggest challenge isn’t necessarily price.

It’s finding the right home before someone else does.

Good properties are still attracting strong interest, especially if they’re priced well and in desirable neighbourhoods.

That doesn’t mean every house sells instantly, but the good ones definitely don’t sit long.

What This Means for Sellers

For sellers, the tight inventory is good news.

With fewer homes competing for attention, well-presented properties are still seeing strong activity. Pricing strategy still matters, but the lack of supply is helping keep things moving.

Heading Into the Spring Market

Spring is usually when we see a wave of new listings hit the market.

The big question this year will be whether enough homes come up for sale to give buyers more options.

If listings stay low, we’ll likely keep seeing the same pattern:

• steady demand

• limited inventory

• gradual price growth

And honestly, that’s pretty much been the story of the Saskatoon market for the past couple years.

If you’re thinking about buying or selling this spring and want to talk through the market, feel free to reach out anytime. I’m always happy to chat about what’s happening out there.

-Kevin Leuschen

If you’ve bought or sold a home with me, you’ve probably had this moment:

“Why do you need my ID?”
“Why are you asking where my deposit is coming from?”

Totally fair questions.

The reason is simple. It’s federal law.

In Canada, real estate professionals are regulated by Financial Transactions and Reports Analysis Centre of Canada, better known as FINTRAC. Their job is to prevent money laundering and terrorist financing, and real estate is considered a higher risk industry because large amounts of money move through it.

So we are legally required to identify our clients and understand where funds are coming from.

Not optional. Not a brokerage policy. Federal regulation.

Why We Verify ID

When I ask for government photo ID, I’m required to:

• Confirm you are who you say you are

• Determine whether anyone is acting on your behalf

• Complete a risk assessment on the transaction

This protects the integrity of the deal and the broader real estate market. It also protects you from fraud and identity misuse.

Why We Ask About Source of Funds

If you’re providing a deposit or purchasing a property, I’m required to take reasonable measures to understand where the money is coming from.

Common examples are:

• Employment savings

• Sale of another property

• Investments

• Inheritance

• A family gift

It’s not about being intrusive. It’s about ensuring the funds are legitimate and that the transaction makes sense based on what we know about you as a client.

What Clients Should Know

These requirements apply to every REALTOR in Canada. FINTRAC audits brokerages and issues real penalties for non compliance.

So when I ask for ID or ask about your deposit, it’s not paperwork for the sake of paperwork. It’s part of doing things properly and protecting everyone involved.

If you ever have questions about it, just ask. I’d rather explain it clearly than have it feel confusing or uncomfortable.

I pulled every detached sale in Saskatoon over the last 60 days and filtered it to homes built in 2023 or earlier.

No brand new 2024 or 2025 inventory.
No builder incentives.
Just resale homes.

Out of 187 detached sales, these were the 10 largest over-ask results.

And the numbers might surprise you.

The Top 10 Over-Ask Sales (Resale Only)

1. North Park Area (1960s Build)
Listed at $489,900
Sold at $601,000
Over asking by $111,100

This was the clear outlier. A 1967 build. Mature area. Sold in 9 days. This wasn’t a new build frenzy. This was strategic pricing creating serious competition.

2. College Park Area
Listed at $250,000
Sold at $311,000
Over asking by $61,000

Affordable homes, when priced sharply, are still attracting multiple offers.

3. Westmount Area
Listed at $249,900
Sold at $295,000
Over asking by $45,100

Entry-level product continues to be tight.

4. Forest Grove Area
Listed at $459,900
Sold at $500,000
Over asking by $40,100

Mid-market strength in established neighbourhoods.

5. Forest Grove Area
Listed at $489,900
Sold at $530,000
Over asking by $40,100

Another 1980s build creating leverage through pricing.

6. Westview Area
Listed at $460,000
Sold at $500,000
Over asking by $40,000

Good location. Good prep. Strong demand.

7. Lakeview Area
Listed at $659,900
Sold at $697,500
Over asking by $37,600

Even higher price points can compete when positioned properly.

8. Wildwood Area
Listed at $527,900
Sold at $557,000
Over asking by $29,100

Solid mid-range movement.

9. College Park Area
Listed at $419,900
Sold at $445,000
Over asking by $25,100

Low 400s remain very active.

10. Forest Grove Area
Listed at $494,900
Sold at $508,500
Over asking by $13,600

Not dramatic, but still shows leverage.

What This Actually Means for Saskatoon

First, that $111,000 jump is not the norm. It’s the extreme example. Listed low and sold high.

Most competitive sales are landing in the $25,000 to $45,000 over range.

Second, almost all of these are homes built in the 1960s to early 2000s. Mature neighbourhoods are driving the action.

Third, this confirms something important:

The middle of the market - roughly $350,000 to $550,000 - is the most competitive segment in Saskatoon right now.

Luxury homes are negotiating.
Entry-level homes are condition driven.
But resale family homes in established areas are where buyers compete hardest.

Strategy Is Everything

These results do not mean you automatically list high and hope.

In fact, the opposite.

The homes creating bidding wars were priced sharply from day one.

This market rewards preparation and smart pricing. It punishes overreach.

If you’re wondering whether your home would fall into the competitive category or the negotiation category, that depends on location, condition, price bracket, and timing.

That’s where a proper strategy comes in.

And the data over the last 60 days makes one thing clear:

Saskatoon is balanced.
But the right homes still create leverage.

If you’ve been watching the Saskatoon real estate market lately, you’ve probably felt it too - things are busy. And not just “spring busy.” It’s that steady, underlying momentum that’s been building for a while now. I read a couple of local updates this week and then went out to show homes in Stonebridge and Brighton, and honestly, what I saw lined up almost exactly with what the numbers are saying.

Inventory is still tight. That’s the headline. We’re not swimming in listings. In fact, in certain price ranges, especially that $350,000 to $550,000 sweet spot, it feels like the minute something clean and well-priced hits the MLS, it’s booked solid within 24 hours. I showed a home backing green space in the northeast last week, and before we even finished the showing, there were two more groups waiting outside. That’s not hype. That’s just what’s happening on the ground.

I’ve also noticed that buyers are getting more decisive. Last year there was a bit more hesitation. People would think about it for a week. Now? If the home shows well, has decent mechanical updates, and the layout makes sense, they’re writing offers quickly. I’ve seen multiple offers pop up again in neighborhoods like Evergreen, Rosewood, and even parts of Hampton Village. It’s not every property, but the good ones are absolutely moving.

What’s interesting though is that this isn’t panic buying. It feels more measured. Interest rates are still a factor, obviously. Every buyer I sit down with wants to run numbers carefully. They’re asking about monthly payments, stress tests, renewal risk. But they’re also realistic. Saskatoon is still affordable compared to so many other Canadian cities. When I read national headlines about price drops in Toronto or Vancouver, it doesn’t always translate here. Our market tends to move differently. Slower, steadier, less dramatic.

I’ve also been seeing continued migration into Saskatchewan. You talk to people at open houses and they’re coming from Alberta, Ontario, even BC. Some are relocating for work. Some are just looking for more house for their money. When someone from out of province sees what $500,000 buys here compared to other provinces, it changes their perspective fast.

On the seller side, pricing strategy matters more than ever. The days of just “trying a number and seeing what happens” aren’t smart. I’ve had conversations recently where I’ve recommended pricing slightly under what a seller hoped, and it ended up driving competition and pushing the final price up. When inventory is tight but buyers are payment-sensitive, you have to hit that sweet spot. Too high and you sit. Priced right and you’re negotiating from a position of strength.

I’m also seeing strong activity in move-up homes. Families who bought in 2018 or 2019 with lower rates have built equity and are now looking for more space. Finished basements, home offices, backing parks, triple garages - those features are carrying serious weight right now. Anything that feels “complete” and turnkey is winning.

One thing I’ve learned working in this market day in and day out is that headlines only tell part of the story. You can read stats all day, but when you’re physically walking through houses, talking to buyers, writing offers at 11:30 pm, that’s when you really understand what’s happening. Right now the tone feels confident. Not crazy. Not crashing. Just active.

If you’re thinking about buying or selling in Saskatoon this year, the biggest mistake is sitting on the sidelines waiting for some dramatic shift. This market rewards preparation. Buyers who are pre-approved and ready move faster. Sellers who prep properly and price strategically get results.

And from what I’m seeing every single week, Saskatoon is holding strong.