While Canada’s largest metropolitan areas continue to drive national population growth—with a 3.5% increase between July 2023 and July 2024—smaller towns, rural communities, and non-metropolitan regions are quietly gaining ground. Areas outside of census metropolitan areas (CMAs) and census agglomerations (CAs) grew by 0.9% over the same period, signalling a steady uptick in interest for life beyond the big cities.
This shift is also reflected in housing trends: rural housing starts reached a seasonally adjusted annual rate of 10,870 units in March 2025, highlighting a consistent level of development activity outside urban cores. As affordability challenges, remote work options, and quality-of-life considerations reshape residential preferences, the demand for housing in Canada’s smaller and rural communities is increasingly worth watching.
Demographic Shifts Away From Big Cities
The 0.9% growth in areas outside CMAs/CAs reflected not only new immigrants settling in smaller centres, but also Canadians relocating for affordability and lifestyle reasons, including proximity to nature and community ties. Interprovincial migration further amplifies this trend: Alberta alone saw a net gain of 13,074 interprovincial migrants in Q4 2024, buoying demand in bedroom communities around Calgary and Edmonton. Moreover, the population aged 65 and older rose by 3.4% to 7.82 million on July 1, 2024, as baby boomers seek accessible, single-level homes in smaller centres with nearby healthcare services.
Connectivity Investments
Federal broadband initiatives totalling $3.225 billion are closing the digital divide in remote communities, enabling them to be more connected and able to cater to more Canadians and their needs. This removes barriers for some to move to quieter, less populated areas.
Zoning Reforms Unlocking Supply
Progressive zoning reforms, especially in Ontario, British Columbia, and Québec, are unlocking infill potential in more areas. This move towards more gentle-density supply is driving both property value gains and buyer interest.
Lifestyle Drivers
While remote and hybrid work remain key enablers, lifestyle has become the primary draw. Outdoor amenities, cultural character, and the perception of lower crime are major selling points, rather than proximity to an office. Local economic development can also play a role, creating demand spikes for housing, as projects are announced.
Tight Supply, Strong Returns
The national housing market remains constrained, with total housing starts trending at 235,316 units (six-month SAAR) in March 2025. In rural Canada, the 10,870 unit pace is steady but insufficient to absorb rising interest. Labour shortages, development bottlenecks, and financing challenges limit how quickly new inventory can be delivered.
This supply-demand imbalance is driving home price growth. In Ontario’s non-metro markets, for example, average home prices, sitting at around $450,000, are rising at 6% to 8% annually, outpacing several CMAs in percentage terms. Investors and homeowners alike are seeing accelerated equity growth, particularly in regions with constrained inventory and improving infrastructure.
Catering to this Demand
While bedroom communities remain a niche compared with Canada’s core urban markets, they offer an important and growing opportunity for real estate professionals to meet evolving client needs. By staying informed on local infrastructure upgrades, transit developments, and municipal housing incentives in these areas, professionals can provide targeted, value-added advice that turns modest regional growth into meaningful client success.
Clients seeking affordability, more space, and community amenities are increasingly considering towns within commuting distance of urban centres. Agents can guide these buyers by highlighting commuter-friendly transit options, newly expanded broadband access, and local zoning changes that are enabling new housing supply. By positioning bedroom communities as practical extensions of city life, where lower entry prices and quality-of-life benefits converge can help clients, real estate professionals can help them secure homes or investments that balance lifestyle goals with long-term potential.
