SudburyCIA
Civic Intelligence & Accountability — sudburycia.ca
Published June 2026 | Greater Sudbury Municipal Affairs | All figures independently sourced and cited to primary records
Five-Year Municipal Data Review — 2020 to 2025
What Five Years of City Hall Has Actually Produced
This report assembles five years of verified, publicly sourced data on property taxes, housing prices, rental market conditions, and homelessness in Greater Sudbury. Every number is cited to a primary source. Nothing is estimated or projected without disclosure. Readers are encouraged to verify every figure at the links provided in the citations section.
Methodology note — All tax figures use final approved levies and final tax policy residential impacts from City of Greater Sudbury budget documents, CBC News, and Sudbury.com reporting (Tyler Clarke). Rental market data is drawn directly from the CMHC Housing Market Information Portal (purpose-built stock, October survey series), accessed June 2026. Home price data is from CREA / Sudbury Real Estate Board annual averages. Homelessness data is from federally mandated point-in-time counts. Housing waitlist data is from City of Greater Sudbury Housing Services. Where any figure carries a reliability caveat from the source, it is disclosed in the table. If you identify an error, contact SudburyCIA — corrections are published with dated banners.
Cumulative Residential Tax Increase
~32%
Compounded residential tax impact, 2021–2026 (six approved budgets)
Average Home Price Change
+82%
$278,541 (Feb 2020) to ~$507,476 (2025 annual avg) — CREA / Sudbury Real Estate Board
CMHC Avg Rent Increase
+38%
$1,071/mo (Oct 2020) to $1,482/mo (Oct 2025) — purpose-built rental stock, CMHC portal
Rental Vacancy Rate (Oct 2025)
1.1%
Below 3% every year since 2019. A healthy market requires 3% or above.
Homelessness Increase
+27%
399 people (Oct 2021 PIT count) to 505 people (Oct 2024 PIT count)
Subsidized Housing Waitlist
+33%
788 households (2021) to 1,050 households (Dec 2023) — City of Greater Sudbury
Property Tax Increases, 2021–2026
Final approved levies and residential tax policy impactsThe table below uses two distinct figures for each year: the approved municipal levy (the total amount council authorized collecting from property taxes) and the residential tax policy impact (the final percentage applied to residential property tax bills, which can differ from the levy due to tax ratio adjustments, education tax rate changes, and industrial/commercial class shifts). Both figures are cited to primary sources.
The draft budget figures reported in November of each year are not used. Only final approved numbers appear below.
| Year | Approved Municipal Levy Increase | Final Residential Tax Bill Impact | Dollar Impact (avg assessed home) | Source |
|---|---|---|---|---|
| 2021 | 4.0% | 4.0% residential | ~+$10/month on a $230,000 assessed home | City of Greater Sudbury; CBC News Apr 7, 2021[1] |
| 2022 | 3.1% operating + 1.5% special capital levy = 4.6% combined | 4.6% combined residential impact | Not separately broken out in final approval | CBC News Dec 17, 2021; Sudbury.com Nov 2, 2021[2][3] |
| 2023 | 4.6% | 4.6% residential | ~+$12.81/month on a $230,000 assessed home (~$153/yr) | CBC News Feb 17, 2023[4] |
| 2024 | 5.9% overall levy | 5.4% residential (after tax ratio allocation) | ~+$300/year on a $350,000 assessed home | City of Greater Sudbury Budget 2024–25; Sudbury.com Apr 23, 2024; CBC News Dec 19, 2023[5][6] |
| 2025 | 4.8% levy (readopted Dec 2024) | 4.4% residential (final tax policy, Apr 2025) | ~+$195/year avg residential; ~+$22/month on $350,000 assessed home | Sudbury.com Apr 16, 2025; CBC News Dec 5, 2024; City of Greater Sudbury press release Dec 4, 2024[7][8] |
| 2026 | 3.9% levy (approved Dec 2025) | 4.2% residential (proposed tax policy, Apr 2026) | Not yet finalized at time of publication | CBC News Dec 4, 2025; Sudbury.com Apr 22, 2026[9][10] |
Why the levy and residential impact differ
The municipal levy is the total tax revenue the city authorized. The residential tax policy impact differs because the levy is shared across residential, commercial, and industrial property classes at different ratios. When industrial properties receive legislative relief (as has been the case in Greater Sudbury for several years due to provincial threshold limits), a portion of their share shifts to other classes, slightly increasing the residential impact above the raw levy figure. The 2024 example: 5.9% overall levy translated to 5.4% residential and 4.7% commercial. Source: Sudbury.com, April 23, 2024.[6]
Cumulative residential tax impact, 2021–2026
Compounding the final residential tax policy impacts for each year (4.0% × 4.6% × 4.6% × 5.4% × 4.4% × 4.2%): a residential property that paid a given municipal tax amount in 2020 faces a bill approximately 32% higher in 2026 on a compounded basis — before water and wastewater rate increases (which have tracked at 4.8–4.9% annually over the same period and are charged separately on the tax bill).[1–10]
Note: MPAC property assessments across Ontario remain frozen at 2016 values. No province-wide reassessment has occurred. This means tax rate increases above represent the full burden — there has been no offsetting downward reassessment to soften the impact.
Note: MPAC property assessments across Ontario remain frozen at 2016 values. No province-wide reassessment has occurred. This means tax rate increases above represent the full burden — there has been no offsetting downward reassessment to soften the impact.
Average Home Prices, 2020–2025
CREA / Sudbury Real Estate Board annual dataAverage residential resale prices in Greater Sudbury experienced exceptional growth from 2020 through 2022, driven by pandemic-era demand and constrained supply. Figures below are average sale prices drawn from Canadian Real Estate Association (CREA) data and Sudbury Real Estate Board annual reporting.
| Period | Average Resale Price | Year-over-Year Change | Source |
|---|---|---|---|
| February 2020 | $278,541 | Baseline | CREA; cited in Lake City Realty / REITEclub market update[11] |
| February 2021 | $372,641 | +33.7% year-over-year | CREA; cited in Lake City Realty / REITEclub market update[11] |
| 2022 (annual average) | $467,035 | +15.7% over 2021 | Sudbury Real Estate Board chair Adam Haight, Sudbury.com, Feb 1, 2023[12] |
| 2024 (annual average) | ~$480,285 | +2.8% (market stabilization) | RE/MAX Sudbury Housing Market Outlook 2026[13] |
| 2025 (annual average) | ~$507,476 | +5.7% year-over-year | RE/MAX Sudbury Housing Market Outlook 2026[13] |
Five-year summary: +82%
Average home prices rose from $278,541 (February 2020) to approximately $507,476 (2025 annual average) — an increase of approximately 82% in five years. The N. Barry Lyon Consultants Housing Supply and Demand Analysis, presented to Greater Sudbury city council in August 2022, found that average resale housing was unaffordable for most Sudbury residents at that time, with an "affordable" purchase price defined at $368,586 — already below the actual market average.[14]
Note on 2023 data
A verified 2023 annual average resale price for Greater Sudbury was not available from a confirmed primary source at the time of publication. The 2022 and 2024–2025 figures are from confirmed sources. Readers can verify current and historical MLS data at creastats.crea.ca (Sudbury Real Estate Board).[15]
Rental Market: Vacancy Rates & Average Rents, 2019–2025
CMHC Housing Market Information Portal — primary source data, accessed June 2026The following data is drawn directly from the CMHC Housing Market Information Portal, Greater Sudbury / Grand Sudbury (Census Subdivision 3553005), Primary Rental Market, Historical Summary Statistics, October survey series. These surveys cover purpose-built rental structures with three or more units. Each row is an October snapshot for that year.
CMHC assigns reliability codes to each figure: a = Excellent, b = Very good, c = Good, d = Poor (use with caution). All reliability codes are shown. A vacancy rate below 3% is considered functionally constrained, meaning renters have limited ability to negotiate, move, or find alternatives. Greater Sudbury has been below 3% every year in this period.
| October Survey Year | Vacancy Rate | Reliability | Average Rent (All Units) | Median Rent | Year-over-Year Rent Change | Change Reliability |
|---|---|---|---|---|---|---|
| 2019 | 2.1% | a — Excellent | $1,046 | $1,000 | +9.1% | c — Good |
| 2020 | 2.4% | b — Very good | $1,071 | $1,025 | ** (suppressed) | — |
| 2021 | 1.6% | c — Good | $1,195 | $1,200 | +8.0% | c — Good |
| 2022 | 2.1% | b — Very good | $1,145 | $1,100 | ** (suppressed) | — |
| 2023 | 1.1% | a — Excellent | $1,251 | $1,200 | +7.4% | b — Very good |
| 2024 | 1.4% | a — Excellent | $1,356 | $1,307 | +11.4% ⚑ | d — Poor (use with caution) |
| 2025 | 1.1% | a — Excellent | $1,482 | $1,500 | +7.8% | c — Good |
⚑ Caution: 2024 rent change figure
The 2024 year-over-year rent change of +11.4% is rated "d — Poor (use with caution)" by CMHC. This means statistical reliability is lower for that specific figure. All vacancy rate figures for 2023–2025 are rated "a — Excellent." Source: CMHC Housing Market Information Portal, accessed directly June 2026.[16]
Five-year rental summary
Average rent for purpose-built rental units rose from $1,071/month (October 2020) to $1,482/month (October 2025) — an increase of 38.4% over five years. Vacancy remained below 3% every year in this period and has been at or below 1.6% since 2021, reaching 1.1% in both 2023 and 2025.
These are CMHC's purpose-built rental figures for existing stock. They are not listing prices for new-to-market units and do not include private rentals (basement apartments, secondary suites, or short-term rental conversions). CMHC's figures represent the most authoritative, consistent, and independently verified measure of the rental market in Greater Sudbury.
These are CMHC's purpose-built rental figures for existing stock. They are not listing prices for new-to-market units and do not include private rentals (basement apartments, secondary suites, or short-term rental conversions). CMHC's figures represent the most authoritative, consistent, and independently verified measure of the rental market in Greater Sudbury.
In 2022, only 23 market rental unit construction starts were recorded in Greater Sudbury — compared to 137 in 2021. The city's own Housing Supply Report (2023) confirmed a vacancy rate of 1.6% as of early 2024 and documented a structural deficit of at least 301 low-end-of-market rental units and 655 rent-geared-to-income units.[14][17]
Subsidized Housing Waitlist, 2021–2023
City of Greater Sudbury Housing ServicesThe following figures represent the number of households actively on the City of Greater Sudbury's community housing (rent-geared-to-income) waitlist at the time of reporting.
| Period | Households on Waitlist | Context | Source |
|---|---|---|---|
| Summer 2021 | 788 households | Pandemic period; fewer placements due to reduced housing turnover | City of Greater Sudbury Housing Services press release, 2021[18] |
| August 2022 | 845 households | ~12% classified as priority/urgent; 70%+ seeking 1-bedroom units | N. Barry Lyon Consultants Housing Supply and Demand Analysis, presented to city council Aug 2022[14] |
| December 2023 | 1,050 households | Wait times exceeding four years for rent-geared-to-income units | sudbury.substack.com, citing city data, Dec 2023[19] |
33% waitlist growth, 2021–2023
The subsidized housing waitlist grew from 788 to 1,050 households in approximately two years — a 33.2% increase. The city acknowledges a structural deficit of 655 rent-geared-to-income units. At December 2023 wait times, a new applicant could expect to wait more than four years to be housed.[14][19]
Data gap: 2024–2026 waitlist
A verified current waitlist figure (2024 or 2025) was not available from a confirmed primary source at time of publication. The December 2023 figure of 1,050 is the most recent confirmed data point. Readers can request current waitlist data from Greater Sudbury Housing Services directly at greatersudbury.ca.
Homelessness, 2021–2024
Federally mandated point-in-time counts; City encampment dataPoint-in-time (PIT) counts are federally mandated enumeration exercises conducted under the Reaching Home: Canada's Homelessness Strategy program. Municipalities receiving federal homelessness funding are required to conduct these counts. They represent a single-night snapshot and are widely understood to undercount total homelessness, as they cannot capture hidden homelessness (couch-surfing, overcrowding, informal arrangements). The two figures below use the same methodology and are therefore directly comparable.
| Count Date | People Experiencing Homelessness | Methodology Notes | Source |
|---|---|---|---|
| October 2021 | 399 people | Federally mandated PIT count | CBC News, Oct 2024 (citing 2021 count result)[20] |
| October 8, 2024 | 505 people | Count included surveys at the Sudbury jail and Health Sciences North hospital. 229 individuals completed the accompanying demographic survey. | CBC News, Oct 10, 2024; The Trillium / Sudbury.com, May 2025[20][21] |
+26.6% in three years
Homelessness rose from 399 to 505 people between October 2021 and October 2024 — a 26.6% increase measured on identical methodology.
| Date | People in Encampments | Locations | Source |
|---|---|---|---|
| July 2023 | 77 people | 44 locations | CBC News, July 2024 (reporting prior-year figure for comparison)[22] |
| July 23, 2024 | ~200 people | 49 locations | City of Greater Sudbury press release, cited in CBC News, July 2024[22] |
Encampment population more than doubled in one year
From approximately 77 people at 44 locations (July 2023) to approximately 200 people at 49 locations (July 23, 2024) — a 160% increase in encampment population in a single year, per the City of Greater Sudbury's own data.
| 2024 PIT Survey Finding (n=229 respondents) | Result |
|---|---|
| Respondents in Greater Sudbury for more than 5 years | 72% |
| Respondents relocated to Sudbury within last 1–5 years | 12% |
| First experience of homelessness before age 24 | 41% |
| Single adults | 71% |
| Ages 25–59 | 79% |
Significance of the residency data
72% of 2024 PIT survey respondents had been in Greater Sudbury for more than five years. This directly contradicts the narrative that homelessness in Sudbury is primarily driven by in-migration from other communities. The data shows the opposite: the overwhelming majority of people experiencing homelessness in 2024 are long-term Sudbury residents who lost their footing here.
Source: The Trillium / Sudbury.com, May 2025, reporting on the full 2024 PIT count survey results.[21]
Source: The Trillium / Sudbury.com, May 2025, reporting on the full 2024 PIT count survey results.[21]
Summary: Five-Year Trend at a Glance
All figures sourced and cited above| Indicator | Starting Point | End Point | Change |
|---|---|---|---|
| Cumulative residential tax impact (2021–2026, compounded) | — | — | ~+32% |
| Average home resale price | $278,541 (Feb 2020) | ~$507,476 (2025 avg) | +82% |
| CMHC avg rent — purpose-built stock (Oct surveys) | $1,071/mo (Oct 2020) | $1,482/mo (Oct 2025) | +38.4% |
| Rental vacancy rate (Oct surveys) | 2.4% (Oct 2020) | 1.1% (Oct 2025) | Worsened — further below 3% threshold |
| Subsidized housing waitlist | 788 households (2021) | 1,050 households (Dec 2023) | +33% |
| People experiencing homelessness (PIT counts) | 399 people (Oct 2021) | 505 people (Oct 2024) | +26.6% |
| Encampment population (July count) | 77 people (July 2023) | ~200 people (July 2024) | +160% in one year |
Editorial position
SudburyCIA does not draw partisan conclusions from this data. It is assembled for public reference, civic accountability, and informed debate. Every figure is sourced to a primary government, regulatory, or credibly attributed record. If you identify an error in any number on this page, contact SudburyCIA at sudburycia.ca — we publish corrections with dated banners.
Primary Sources & Full Citations — Every Number on This Page
- [1] 2021 tax levy — 4.0%.
City of Greater Sudbury, 2021 Budget page: "Council approved a budget with a 4.0 per cent tax increase."
greatersudbury.ca — 2021 Budget
CBC News, Apr 7, 2021: "Sudbury's 2021 municipal budget approved with 4% hike for taxpayers."
cbc.ca — 2021 budget approved - [2] 2022 tax levy — final approved 3.1% + 1.5% special levy.
CBC News, Dec 17, 2021: "Homeowners will see their tax bills go up by 3.1 per cent, slightly above the 3 per cent limit."
cbc.ca — 2022 budget approved - [3] 2022 draft — 3.2% operating + 1.5% special capital levy.
Sudbury.com (Tyler Clarke), Nov 2, 2021: "The City of Greater Sudbury's draft 2022 budget includes a 3.2 per cent property tax increase, a special capital levy of 1.5 per cent..."
sudbury.com — draft 2022 budget
Note: The final approved levy was 3.1%, not the 3.2% draft. CBC Dec 17, 2021 [2] is the authoritative final figure. - [4] 2023 tax levy — 4.6% approved.
CBC News, Feb 17, 2023: "Greater Sudbury city council has approved the 2023 municipal budget, with a 4.6 per cent tax increase from 2022. For an average property assessed at $230,000, that results in a monthly increase of about $12.81."
cbc.ca — 2023 budget approved - [5] 2024 levy — 5.9% overall; residential 5.4%.
City of Greater Sudbury, Budget 2024–2025 (overtoyou): "The approved budget represents a 5.9 per cent tax change for residents in 2024."
overtoyou.greatersudbury.ca — Budget 2024–2025
CBC News, Dec 19, 2023: "The final numbers for tax property increases land at 5.9 per cent for 2024..."
cbc.ca — 2024–2025 budget final - [6] 2024 residential tax impact — 5.4%.
Sudbury.com (Tyler Clarke), Apr 23, 2024: "Greater Sudbury's elected officials have greenlit a 2024 tax plan with a 5.4-per-cent residential tax hike, 4.7-per-cent commercial tax jump and a 3.4-per-cent increase for industrial properties."
sudbury.com — 2024 tax policy approved - [7] 2025 levy — 4.8% approved; residential 4.4% final.
Sudbury.com (Tyler Clarke), Apr 16, 2025: "The final 2025 tax plan has been submitted to city council, and includes an overall 4.4-per-cent residential levy increase."
sudbury.com — 2025 tax policy
Sudbury.com, May 29, 2025: "Factoring in the city's final 2025 tax plan, this translated into an overall 4.4-per-cent residential levy increase."
sudbury.com — final 2025 tax bills available - [8] 2025 levy readoption — 4.8%.
City of Greater Sudbury press release, Dec 4, 2024: "The approved budget results in a 4.8 per cent tax levy change in 2025."
greatersudbury.ca — 2025 budget readoption
CBC News, Dec 5, 2024: "The City of Greater Sudbury will see a 4.8 per cent municipal tax increase in the coming year."
cbc.ca — 2025 levy approved - [9] 2026 levy — 3.9% approved.
CBC News, Dec 4, 2025: "Greater Sudbury taxpayers will be paying 3.9 per cent more in property taxes in 2026."
cbc.ca — 2026 budget approved - [10] 2026 residential tax impact — 4.2%.
Sudbury.com (Tyler Clarke), Apr 22, 2026: "Greater Sudbury residential property owners are slated to pay an average of 4.2-per-cent more on property taxes this year... The policy finalizes the 3.9-per-cent overall tax levy hike city council approved during 2026 budget deliberations in December."
sudbury.com — 2026 tax policy - [11] Home prices — Feb 2020 ($278,541) and Feb 2021 ($372,641).
CREA data, cited in Lake City Realty / REITEclub Sudbury Market Update: "The February 2021 CREA figures show the average price for a home in Greater Sudbury rose from $278,541 in February 2020 to $372,641 a year later."
thereiteclub.com — Sudbury Market Update - [12] Home price — 2022 annual average $467,035.
Sudbury Real Estate Board chair Adam Haight, quoted in Sudbury.com, Feb 1, 2023: "the average sale price in 2022 was $467,035. Last year's average price was an increase of 15.7 per cent compared to the previous year."
sudbury.com — 2022 housing prices - [13] Home prices — 2024 avg ~$480,285 and 2025 avg ~$507,476.
RE/MAX Sudbury Housing Market Outlook 2026.
blog.remax.ca — Sudbury Housing Market Outlook - [14] N. Barry Lyon Housing Analysis — RGI deficit, waitlist, affordability threshold.
N. Barry Lyon Consultants Ltd. for City of Greater Sudbury, Housing Supply and Demand Analysis, presented to city council August 15, 2022. Confirms: 655 RGI unit deficit; 301 LEM unit deficit; 845-household waitlist; affordable purchase price $368,586; vacancy 2.3% at time of study.
Coverage: Northern Ontario Business, Aug 2022:
northernontariobusiness.com — housing demand report
Sudbury.com, Aug 2022:
sudbury.com — housing demand report - [15] Current CREA / Sudbury Real Estate Board MLS data.
creastats.crea.ca — Sudbury Real Estate Board - [16] CMHC Rental Market Survey — all vacancy and rent figures 2019–2025.
CMHC Housing Market Information Portal, Greater Sudbury / Grand Sudbury (Census Subdivision 3553005), Primary Rental Market, Historical Summary Statistics, October survey series. Accessed directly June 2026.
cmhc-schl.gc.ca — HMIP Portal: Greater Sudbury historical rental data - [17] City Housing Supply Report — vacancy 1.6%, rental construction starts, housing target.
City of Greater Sudbury, Housing Supply Report Card (2023), and CBC News, Jan 17, 2024: "The city currently has a 1.6 per cent vacancy rate."
greatersudbury.ca — Housing Supply Report Card 2023
cbc.ca — housing supply strategy Jan 2024 - [18] Subsidized housing waitlist — 788 households (2021).
City of Greater Sudbury Housing Services press release, 2021: "City Committed to Helping Residents Find Permanent, Affordable Housing."
greatersudbury.ca — housing waitlist 2021 - [19] Subsidized housing waitlist — 1,050 households (Dec 2023).
Sudbury Substack, December 2023: "Low-End-of-Market Rentals" — citing city housing services data showing 1,050 active applicant households and wait times exceeding four years.
sudbury.substack.com — low-end-of-market rentals - [20] Homelessness PIT count — 399 (Oct 2021) and 505 (Oct 8, 2024).
CBC News, Oct 10, 2024: "City of Greater Sudbury's latest homeless count shows 500 people are unhoused" (final count confirmed at 505).
cbc.ca — 2024 PIT count - [21] 2024 PIT count demographics — 72% long-term residents, 41% first homeless before 24, etc.
The Trillium, May 2025: "New report shows most Sudbury homeless people are locals."
thetrillium.ca — 2024 PIT demographics
Sudbury.com, May 2025:
sudbury.com — 2024 PIT demographics - [22] Encampment counts — 77 people / 44 locations (July 2023); ~200 people / 49 locations (July 23, 2024).
CBC News, July 2024: "Number of homeless in encampments in Sudbury has more than doubled in a year" — citing City of Greater Sudbury press release dated July 23, 2024.
cbc.ca — encampment count 2024