Rent vs Buy in Saskatoon (2026)
Start with Saskatoon's numbers: a $444,700 benchmark home and $1,548 average two-bedroom rent. Change anything. The calculator plays out buying against renting and investing the difference, year by year, with Saskatoon's property tax, CMHC insurance, Saskatchewan land transfer tax and selling costs. It tells you who ends up with more, and when.
Where the lines cross is the year buying pulls ahead.
| Month one | Owning | Renting |
|---|---|---|
| Cash out each month | $2,750.25 | $1,573.00 |
| Of that, gone for good (interest, tax, upkeep, fees, or rent) | $2,050.45 | $1,573.00 |
| Cash needed up front (20% down, land transfer tax, legal) | $92,280 | invested instead |
| When you sell in year 10: commission and legal | − $29,902 | — |
| Net worth after 10 years | $313,581 | $335,233 |
If you stay longer or shorter, or prices grow differently
| Stay | Prices 0%/yr | Prices 2%/yr | Prices 3%/yr | Prices 4%/yr | Prices 5%/yr |
|---|---|---|---|---|---|
| 5 yrs | Rent +$84,680 | Rent +$42,656 | Rent +$20,339 | Buy +$2,882 | Buy +$27,034 |
| 10 yrs | Rent +$151,380 | Rent +$68,977 | Rent +$21,652 | Buy +$30,211 | Buy +$86,985 |
| 15 yrs | Rent +$226,537 | Rent +$107,609 | Rent +$33,322 | Buy +$52,723 | Buy +$152,157 |
| 20 yrs | Rent +$311,177 | Rent +$162,705 | Rent +$60,845 | Buy +$64,518 | Buy +$218,093 |
| 25 yrs | Rent +$406,479 | Rent +$239,815 | Rent +$111,986 | Buy +$56,580 | Buy +$276,798 |
Year by year
| Year | Owner cost | Rent | Home value | Mortgage left | Owner net | Renter net |
|---|---|---|---|---|---|---|
| 1 | $33,003 | $18,876 | $458,350 | $347,602 | $87,830 | $111,944 |
| 2 | $33,277 | $19,433 | $472,101 | $338,858 | $109,638 | $132,504 |
| 3 | $33,559 | $20,007 | $486,264 | $329,752 | $132,198 | $154,005 |
| 4 | $33,849 | $20,599 | $500,851 | $320,270 | $155,539 | $176,496 |
| 5 | $34,148 | $21,207 | $515,877 | $310,396 | $179,687 | $200,026 |
| 6 | $34,456 | $21,835 | $531,353 | $300,114 | $204,671 | $224,649 |
| 7 | $34,773 | $22,481 | $547,294 | $289,408 | $230,522 | $250,421 |
| 8 | $35,100 | $23,146 | $563,713 | $278,258 | $257,269 | $277,400 |
| 9 | $35,437 | $23,832 | $580,624 | $266,649 | $284,944 | $305,649 |
| 10 | $35,783 | $24,537 | $598,043 | $254,559 | $313,581 | $335,233 |
Show the math
Owner: mortgage on $356,000 at 4.09% over 25 years. Property tax 1.05% and maintenance 1% of the growing value, plus condo fees and insurance. Land transfer tax $1,780 and legal fees up front. 5% selling costs at the end. Renter: pays rent rising 3.0% a year, invests the owner's up-front cash and, each year, whatever owning would have cost more than renting, at 6% tax-free. Net worth compares home equity after selling costs with the renter's portfolio. Not modelled: capital gains tax on the renter's portfolio at the end (the home is tax-free as a principal residence), utilities differences, and the value of stability or flexibility.
Rent vs buy in Saskatoon: three horizons
Benchmark home, 10% down, 4.5% mortgage, 3% price growth, 3% rent growth, 5% investment return, 5% selling costs.
| Stay for | Buyer's net worth | Renter's net worth | Better off |
|---|---|---|---|
| 5 years | $124,366 | $166,279 | Renting by $41,913 |
| 10 years | $265,926 | $307,506 | Renting by $41,580 |
| 25 years | $885,145 | $930,719 | Renting by $45,575 |
The answer depends on the assumptions. At 1% price growth over 10 years, renting wins by $132,340. Try your own rent, price and return. The main rent vs buy page explains how the model works and where it falls short.
City of Saskatoon residential benchmark price (+3% y/y; July $447,600). 2026 residential tax rates on TAXABLE assessment: City 0.0080291 + Library 0.0007844 + Education 0.0042700 = 0.0130835; taxable assessment = 80% of assessed value (provincial percentage of value), so 1.04668% of assessed value. SAMA 2025 revaluation base date January 1, 2023 (not stated on page, unconfirmed).
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Other cities
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If you decide to buy: what to line up first
Three programs change the down payment math and all need paperwork before closing.
Common questions
Frequently asked questions
- Is it cheaper to rent or buy in Saskatoon?
- Month to month, owning the $444,700 benchmark home costs about $3,164.48 in year one (mortgage, tax, maintenance, insurance) against $1,548 of rent. Over 10 years, with 3% price growth and the renter investing the difference at 5%, renting comes out ahead by $41,580.
- How long do I need to stay in Saskatoon for buying to pay off?
- In the default scenario renting stays ahead for the whole 10 years. Buying needs faster price growth or a longer stay (after 25 years the gap is $45,575 in favour of renting).
- What is the average rent in Saskatoon?
- $1,548 a month for a two-bedroom apartment in CMHC's October 2025 Rental Market Survey, which covers purpose-built rentals. Newer buildings and condos rented by owners are usually higher.
- What does a $444,700 home cost to carry?
- About $3,164.48 a month in year one: the mortgage on $400,230 plus the CMHC premium at 4.5%, $388 of property tax, 1% of value a year for maintenance and $100 of insurance.
What changed in 2025 and 2026
- Foreign Buyer Rules in Canada to 2027The federal foreign buyer ban runs to January 1, 2027. Ontario's 25% tax, Toronto's 10%, BC's 20% and Nova Scotia's 10% apply either way. Who is exempt.
- The Underused Housing Tax Has EndedNo UHT return or payment is needed for 2025 and later years. Returns for 2022 to 2024 are still owed, with penalties. Who was affected and what to do now.
Sources
Sources
Every figure on this page comes from one of these primary sources. Data last verified .
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