Homes for Sale in Saskatoon Under $400,000 | Best Neighbourhoods 2025

Saskatoon’s $400,000 Sweet Spot

I speak to and get messages from eager and optimistic buyers every day. The discussins usually start with their desire for homeownership, something different from what they are currently renting and a desire for more space. When I ask about a price point, the answer is often under $500,000. After all, many people haven't bought a home before and half a million dollars is nothign to sniff at. For many buyers, $400,000 feels like the magic number. It’s a comfortable budget that often balances affordability with the lifestyle most families and professionals are looking for. But what does that budget really get you in Saskatoon today? Let’s explore.

What You’ll Find in the $350K–$400K Range in 2025

Two years ago, the $350,000 price point would have found you in a quaint home on Saskatoon's desirable and highly sought after east side. There may have been some light cosmetic work involved but it would be a modest start to home ownership. Fast forward a significant population growth and slow new construction and we have surpassed this comfortable price point on the east side of Saskatoon. So is this still a reasonable price point in Saskatoon? Let's take a look!

1. Townhouses & Condos in Established Areas

   • Perfect for first-time buyers or downsizers. 

   • Often a bit older and may need some personal updates. 
   • A garage may not be an option, but some will have one closer to the $400,000 range
   • Popular areas you will find these homes: Lakewood S.C, Willowgrove, Arbor Creek

2. Smaller Detached Homes

   • Older bungalows or character homes in neighbourhoods like Buena Vista, Mayfair, or Westmount.

   • Great for buyers willing to renovate and add value.

   • Usually a 2 bedroomn, 1 bathroom with an undeveloped basement or a basement with a lower ceiling.
   • May not have a garage, but could have a large enough lot for a laneway access garage to be built.

3. Newer Builds in Suburbs or Bedroom Communities

   • Warman, Martensville, and Brighton often have entry-level detached homes in this price point. 

   • New construction gives buyers peace of mind with warranties and modern layouts.

   • Often smaller, under 1000 square feet 
   • Likely semi detached, but could be a freehold instead or a condomimium ownership

Best Neighbourhoods for Value

• Brighton: A growing community with modern homes, green spaces, and family-friendly amenities. Likely a semi detached townhome style condo.

• Evergreen: Offers newer builds, but townhomes may be the best fit under $400K.

• Martensville & Warman: Just outside Saskatoon, these areas offer more house for the money — often with larger lots.

• City Park & Buena Vista: Character homes with charm and potential equity growth.

Final Thoughts

With $400,000, buyers in Saskatoon still have strong choices — but competition is tight. Knowing where to look (and acting quickly) can make all the difference. If you are looking into a condo ownership it will important to understand what condo living means (look critically at the bylaws) and if you are looking in mature areas it is important to understand what an older home will require for maintenance. I am always happy to discuss your options and help you discover the best option for your current lifestyle!