April 2026

Welcome back.

At the moment there are 752 homes and condo's for sale and 342 for lease.  A year ago those numbers were 1,395 and 751 respectively.  As for April sales there were 167 homes and condos change hands and 275 leases.  Those numbers are down from April 2025's 213 and 415, respectively.  Percentage wise they are down 27% and 50%.

April saw some upward momentum in both price year over year for certain housing categories.  Detached 2-storey homes averaged $2,142,384 a 7% increase.  Split level homes averaged $1,693,000 up 18%.  While freehold townhomes averaged $1,119,136  2% up.   Also a few properties had multiple offers.  In some of those instances it occurred as a result of the sellers lowering their asking prices to a level which would entice interest buyers to put pen to paper and make an offer.  Still a good sign that buyers are back,  and warmer weather is almost upon us as well which will spur on more house hunting activity.

Those housing types that didn't fare as well year over year were as follows;  bungalows averaged $1,272,818 down 6%.  Semi-detached homes averaged $1,137,200 down 4%.  Linked homes averaged $1,325,500 down 1.5%.  And stacked townhomes and condo apartments averaged $611,200 and $504,333 or, down 24% and 12% respectively.

There is still lots of economic chaos in the world which is causing a lot of families to hold off on their moving plans or, even shelve them altogether.  Also interest rates may have bottomed out with no recent rate change, and there is even talk of them perhaps rising in future months which may cause further angst.

Sadly it doesn't look like the war in Iran will be ending soon.

March 2026

Spring has arrived and so has more interest in the market with the start of more traffic to open houses...

As well we have see an uptick in number of sales and leases year over year with 198 sales and 413 leased properties this March.  Up from 179 and 340, respectively.   And while prices were overall down in most of the housing categories it was not by much.  The average price for a detached 2-storey home dropped less than 5% to $1,943,343 remaining close to the two million dollar mark.

The average sale price for a bungalow was $1,451,538, up slightly by 2%. 

Also positive is the likelihood that the liberal party will obtain a majority government.  We will know the results in a few days.  This will give our government more weight in dealing with international affairs. 

The fact that Canada is becoming less dependent on the U S A and is exploring more trade options with other countries bodes well for our future.

The current ceasefire on the war in Iran which the U S A initiated has created some temporary relief and hope in the world.  We shall see how it all unfolds.  Here's hoping sound leadership prevails in the end.

February 2026

Like last year at this time both sales and leases took longer to complete.  And they still do.  The frigid temperatures did not help increase showing traffic.

The rental market had 290 leases down from 307 a year ago ranging in price from below $1,000 a month for a small basement apartment ( of which there were several this month) to $15,000 a month for a luxury home in the Morrison area of Southeast Oakville

The luxury segment took somewhat of a pause as well with only 14 properties out of the months 150 sales exceeding the two million dollar mark.

The average price of a detached 2-storey home was $1,995,571 down 12% from a year ago with 49 homes changing hands.   Bungalow style homes average sale price was $1,236,667 down 37% with 6 sales.

Other styles of housing results were as follows;

Condo apartments came in at $573,583 Condo THs $801,800 Freehold THs $1,420,555 and semi-detached averaged $1,037,100.  A bright spot was both the condo and freehold THs were up year over year.

There were no link home sales and stacked THs came in at $592,500.

The tariff saga still remains unresolved and now we await to see what repercussions may be from the recent US attack on Iran.   There has been positive press releases, so we shall see.

Expect to see more activity as the weather improves as more buyers and sellers get on with their plans and enter the market.

December 2025

Happy New Year!  Heres to better tariff relations with the U S A and to more interest rate cuts.

Typical of December trading volumes were low and that included leasing activity as well.

Case in point there was only one property leased during the month, a detached 2-storey in Falgarwood that previously had rented for $400 a month more only 18 months ago and now leased for $3,900/mth. That's a 10% reduction.  And there is still a lot of choice with 717 homes and condos available to lease.

For sale activity was also extremely low with 128 properties selling compared to 201 a year ago.   There is also plenty of inventory to choose from with 705 properties available for sale.

Here's how the year over year numbers look;

                                                      2024                                 2025                  % change

Detached 2-storey                    $2,310,340                        $1,719,294               - 34

Bungalows                               $1,505,875                        $1,463,000                - 3

Split Level Homes                   $1,385,750                        $1,455,000                + 5

Linked Homes                         $1,059,000                              

Semi-detached                         $1,040,667                         $1,084,000               + 4

Freehold THs                           $1,184,026                         $1,374,909               + 16

Condo THs                               $841,571                            $674,250                  - 25

Stacked THs                             $644,000                            $647,500                  + 1/2

Condo Apartments.                  $666,294                            $576,944                   - 11

The average Freehold TH sale would have been about $200,000 less if you backed out the two downtown new development sales which sold for over $8mm combined.  

November 2025's 211 sales was substantially higher than this December and better than November 2024 141 homes and condos sales.

It appears that selling prices have pretty much bottomed and I expect sales will begin to pick-up by mid-month as buyers decide to go forward with their housing plans and needs.  

It is definitely nice to not have to compete for most homes.

                             

November 2025

Welcome.

This November the busiest part of the market were leases, all types, and sales of freehold townhomes.

There were 328 properties leased in November up almost 11%  211 sales transactions of which 48 were for freehold townhomes.

Here's how the rest of November sales went;

                                              November 2024                    November 2025                 % change

Detached 2-Storey                  $2,657,043                             $1,885,365                          - 41

Detached Bungalows              $1,754,300                             $1,407,895                          - 25

Split Level Homes                  $1.669,417                             $ 1,794,167                         + 7

Linked Homes                        $1,197,500                             $1,238,000                          + 3

Semi-Detached                       $1,033,500                             $1,057,800                          + 2

Freehold THs                         $1,187,333                              $1,251,250                          + 5

Condo THs                             $788,500                                $736,400                              - 7

Stacked THs                           $626,167                                $579,500                              - 8

Condo Apartments                 $850,542                                $665,250                              - 2

The average time it took to sell was almost 7 weeks or, more precisely 39 days.  This number would be significantly higher if you factored in the number of times sellers cancel and relist their homes and apartments in order to get them sold.  In some cases sellers resort to relisting multiple times usually setting a lower asking price than the last one.

Now that we have reached December activity will wane until the year.  I expect January to be busy.

There is still ample inventory available and if you are considering a purchase you should be able to strike a good deal.

Enjoy the holidays and look forward to a more robust 2026!

October 2025

 Welcome back!

This October saw prices down from a year ago while up from last month.

The average sale price of a detached 2-storey home rose 2% from this September to $1,912,161 and there were 93 sales also up for last month's 69 sales.  Year over year however the price in this category dropped 16.5%.

Bungalow prices were also down by 20% to an average price of $1,285,435.  This reduction also reflects a number of "land sale" bungalow properties where the buyer wishes to build a new home.

Detached split homes and properties fared better at an average sale price of $1,404,364.

Semi-detached and linked homes (virtually detached) came in at $1,159,733 and $1,198,000, respectively.

Condo apartments townhomes and stacked townhomes came is at $525,550 / $812,368 / $597,000.  Down 42% / 10% & 11%.

Freehold townhomes average sale price was $923,400.  Down almost 30%.

The lease market saw 151 rental transactions ranging in price from $1,700 to $16,000 per month.

At the moment there are 765 for lease properties available to rent and 1,282 for sale.

While the majority of owners are experiencing a softer quiet market a few have managed to sell or lease quickly.

The recent interest rate reduction may help a little but don't expect the overall feel of the market to change.  

Things are indeed slow and will likely remain so until the start of the new year.  

On a positive note it is a good time to buy.

September 2025

Hello again.

We still have a variety of choice for both leasing and purchasing with 632 properties for lease and approximately 1,350 homes and condos for sale.

September sales were up year over year with 182 properties changing hands but down slightly from this August.  The lease market was also very busy with 390 homes and condos rented.  

Prices on the other hand were down from a year ago pretty much across the board no matter what home style.  Bungalows and Freehold THs were the exception.  Case in point: detached 2-storey homes went up in sales volume from 40 to 69 but the average sale price fell significantly from approximately $2,400,000 to below $1.9mm.  Most of that drop is associated with the fact that more lower value homes happen to transact rather than prices falling.  Of course economic dismal news and tariff effect were in the mix as well.   Noteworthy we have only fallen below the $2,000,000 average mark for detached 2-storey homes a handful of months over the past three years.  Most of the time we have been above that threshold.  In addition, interest rate cuts so far haven't had the positive effect on pricing as one would expect.  We will see what happens at the end of October when the next rate cut is expected.

Here's how the sales averages ended up for September base on property type;

Detached 2-storey.  $1,875,304

Bungalows              $1,303,400

Split level                $1,471,750

Semi-detached.        no transactions

Linked homes          $980,000

Freehold THs           $1,089,032

Condo THs               $820,923

Condo Apartments   $595,200

Stacked THs             $632,667

Perhaps October's sales activity will show signs of an improving market.  Stay tuned!