What does vary by lender is the spread applied on top of the underlying cost of funds, and that spread reflects the borrower's file. A buyer with a stronger credit score above CMHC's minimum of 600 and lower debt ratios against the 39 percent and 44 percent guidelines typically sees a better offer than a marginal file.
A mortgage broker can quote a live rate for a specific term and down payment far more usefully than any published average, since averages blend fixed and variable, insured and uninsured, in ways that do not describe one buyer's actual offer.
Get a real quote before assuming what you qualify for near the Saskatoon benchmark of $444,700. Get your hand-reviewed valuation from Joel Dyck.