Andrii Starynchuk relocated to Saskatoon from Kyiv, Ukraine, three years ago on Good Friday. His family chose Canada before Russia’s invasion in February 2022. Now a bartender at a local restaurant, Starynchuk continues to refine his English skills and adjust to Saskatchewan’s harsh winters. “Here, winter, it’s beautiful,” he shared. “It’s just [a] fairytale. But it’s long.”
Starynchuk and his family joined a massive population influx straining housing, schools, and services. City data reveals Saskatoon’s annual growth rate doubled to 3.9 percent over the past three years. As of Canada Day 2025, the population ranged from 313,255 to 319,428, with a midpoint of 316,342. This marks an addition of over 50,000 residents since the 2021 census tallied 266,141—a nearly 19 percent rise in five years. Last year alone, the city gained between 4,629 and 10,902 new residents.
Housing Shortage Intensifies
Rapid growth outpaces home construction, fueling a severe housing crunch. Starynchuk hunts for a home to buy but finds prices steep compared to Kyiv. “I’m always checking, checking, checking, checking so I prefer to be prepared, always, you know,” he explained. “This is not easy. This is not easy and apartments and houses, what you have, it’s really pricey.”
Canada Mortgage and Housing Corporation data shows average home sale prices climbed from $359,702 in 2023 to $417,918 in 2025. Saskatoon now exceeds Winnipeg’s average of $409,105, despite Winnipeg’s larger size. Regina averaged $354,723, widening the gap between Saskatchewan’s biggest cities. Forecasts predict Saskatoon will top Edmonton’s prices in three years, reaching $468,000 to $495,000 versus Edmonton’s $410,000 to $490,000 for its 1.2 million residents.
Tyler Hudy, spokesman for the Saskatchewan Realtors Association, noted, “Saskatoon is experiencing some of the strongest population growth in the country, driven primarily by people choosing Saskatchewan for its affordability. At the same time, our housing market remains tight. Saskatoon recorded its second-strongest year on record in 2025, with inventory levels roughly 50 per cent below the 10-year average and just over two months of supply.”
City Plans for Future Growth
City reports outline capacity to handle demand, with vacant land supporting 9,975 dwelling units for 23,940 more people. Developers plan to prepare land for 3,737 new units over three years, aligning with two percent growth. Hudy emphasized that while land supply helps, construction timelines pose challenges.
A projected 2.5 percent growth over the next two years could push the population beyond 340,000. However, federal immigration cuts signal the end of the boom. Saskatchewan’s population dipped slightly in the third quarter of 2025, with immigrants dropping over 40 percent from the same period in 2024.
