How Costs, Neighbourhoods, and New Construction Trends Are Shaping Buyer Behaviour

With North Battleford preparing for a 3.18% municipal tax increase and additional increases of 5% to water, 2.9% to sewer, and 1.7% to garbage and recycling, affordability is becoming a front-of-mind issue for many buyers.

Affordability alone doesn’t decide where families settle — but combined with neighbourhood reputation, resale stability, and new construction trends, we’re seeing a noticeable shift toward the Town of Battleford.

Let’s take a closer look at why.

1️⃣ Property Tax Comparison on $200,000 and $300,000 Homes

The gap in annual property taxes between the two communities is a long-standing trend:

Even after the proposed increases, Battleford remains the lower-cost option for homeowners.

2️⃣ Utility Rate Increases Add Pressure on NB Budgets

In addition to the tax increase, North Battleford is proposing:

• 5% increase in water rates

• 2.9% increase in sewer rates

• 1.7% increase in garbage & recycling fees

While each percentage seems small, these increases compound for families at a time when household budgets are already stretched. Water and sewer, especially, represent some of the most significant monthly municipal expenses.

Battleford’s more stable and predictable utility rates make it easier for buyers to plan and budget long-term.

3️⃣ Neighbourhood Desirability: Where Buyers Want to Live

Top Desirable Areas in North Battleford

North Battleford has several strong, family-friendly neighbourhoods that continue to perform well:

• McIntosh Park

• Centennial Park

• Fairview Heights

• Killdeer Park (one combined neighbourhood, and one of the newer developments)

Fairview Heights and Killdeer Park, in particular, are among the newest residential areas on the North Battleford side and continue to attract move-up buyers looking for modern homes, attached garages, and larger lots.

These areas maintain strong resale and remain highly competitive.

Town of Battleford Desirability

Buyers increasingly value:

• Lower taxes

• Lower utilities

• Lower rental density

• Strong school reputation

• Quiet, small-town character

• Stable resale

• Consistent new building starts

Which brings us to the next major factor…

4️⃣ Building Starts: Battleford’s Quiet Advantage

One of the less talked-about, but very important, differences is new home construction.

For several years, the Town of Battleford has had more new building starts than the City of North Battleford, despite its smaller size.

This matters because:

• New builds increase neighbourhood desirability

• Buyers interpret new construction as a sign of confidence

• Builders follow demand — and demand has been stronger in Battleford

• Newer homes decrease long-term repair costs for buyers

• Stable building activity supports local property values

More building = more families choosing Battleford.

And buyers absolutely pay attention to where builders put their money.

5️⃣ Why First-Time Buyers Are Leaning Toward Battleford

A consistent theme emerges with young families and first-time buyers:

✔ Lower monthly carrying costs

Taxes + utilities = real affordability.

✔ Battleford’s $200k–$300k market is extremely attractive

These homes often sell quickly because they are affordable and inexpensive to carry.

✔ School reputation

Both communities have schools of similar age,
but Battleford’s schools hold a stronger reputation for stability, involvement, and student support.

✔ Lower rental density

Fewer rentals mean:

• More stable neighbourhoods

• More family owners

• Better resale

• Increased feeling of safety and community

✔ Predictable budgeting

Families want to avoid surprises — and Battleford has historically delivered stability.

6️⃣ How These Factors Affect $200k Homes — The Critical Pressure Point

This is where you see the biggest divide.

$200k move-in-ready homes in Battleford:

• Sell quickly

• Are highly desirable

• Attract family buyers, not investors

• Offer lower taxes and utilities

• Are perceived as “safe value”

$200k homes in North Battleford:

• Compete with higher taxes

• Face stiffer competition from rental conversions

• Are in neighbourhoods where affordability shifts buyer behaviour

• Can have slower resale if carrying costs feel high for the price point

This doesn’t mean NB homes aren’t valuable — many are lovely — but affordability changes the direction of buyer demand.

7️⃣ Long-Term Effects on Home Values

✔ Strong NB neighbourhoods (McIntosh, Centennial, Fairview Heights, Killdeer Park)

These will continue to perform well and attract stable buyers.

✔ Mid-market homes ($250k–$350k)

More price-conscious families may prefer Battleford’s lower overall costs.

✔ Entry-level NB homes ($170k–$240k range)

This segment may see softer demand as buyers shift toward Battleford’s lower carrying costs and fewer rentals.

✔ Overall impact

This isn’t a crisis — it’s a divergence.
Two communities, moving in slightly different directions, each serving different buyer priorities.

NB remains attractive for amenities and newer neighbourhoods.
Battleford remains attractive for affordability, stability, and long-term value.