There are a lot of different opinions floating around about the state of the market, so I wanted to share what I’m seeing on the ground day to day, working with buyers and sellers across the city.
When you look at the full picture—year-to-date stats from January 1st to now—sales are actually down by several hundred units compared to 2024. Meanwhile, inventory is climbing. We’re currently sitting at about 4.2 months of inventory, which signals a balanced market overall. But because we’ve spent the past 6–7 years in a strong seller’s market, even balance can feel like a buyer’s market to many.
Of course, real estate is hyper-local and highly segmented. While Ottawa overall is balanced, different areas and property types are telling their own stories. If you’re buying a condo downtown, you’re firmly in a buyer’s market. Inventory is high in several buildings, and prices are under pressure. Sellers are adjusting prices just to stay competitive. On the flip side, we were just in a multiple-offer situation in Westboro under $900K—with 14 offers. That’s a clear seller’s market. Most areas fall somewhere in between, but one thing is consistent: pricing matters a lot.
Right now, sellers are often missing the mark. I’m seeing price reductions of $100K–$150K, or 15–20% from the original list price. That’s a massive gap. In many cases, the home was simply overpriced to begin with—sometimes based on outdated comps or wishful thinking.
Here’s the key: Pricing high doesn’t mean you’ll get more. In fact, it can have the opposite effect. If you miss that critical first impression window, buyers move on. The listing gets stale, and by the time the price comes down, the momentum is gone. That’s why hitting the pricing sweet spot from day one—paired with strong presentation and marketing—is more important than ever. The home needs to show well and be priced right.
Another trend I’m seeing? More negotiations, especially after inspections. Buyers are using inspections to re-open conversations, and sellers need to be ready. It’s not just about price anymore—it’s about navigating all the moving parts of an offer. Experience really matters here.
If you’re wondering what all this means for your specific neighborhood or situation, reach out. Whether you’re buying or selling, now’s a great time to get clear, honest advice that helps you move forward with confidence.
May brought a welcome shift in momentum. We saw a 33% increase in sales compared to April, which is a great sign of renewed buyer activity. While it may feel like the spring market started late this year, the numbers show we’re actually tracking right in line with 2024 year-to-date. Buyers simply delayed their decision-making, likely due to distractions like the U.S. election, economic uncertainty, and ongoing global headlines.
Now that things have stabilized a bit, confidence is returning to the market, especially here in Ottawa. Compared to other major cities like Toronto and Vancouver, we’re seeing much more resilience. Our market tends to be a little more insulated, and right now, that’s proving to be a real advantage.
That said, buyers are being more cautious and selective. One trend I’m seeing more frequently: post-inspection renegotiations. Even after a deal is signed, buyers are coming back with repair requests or looking to re-negotiate based on small items. It’s happening more than ever, and it speaks to the amount of choice they feel they have.
So, for sellers, preparation is everything. Deferred maintenance? Tackle it before listing. Presentation matters—staging, photography, and pricing strategy all play a huge role in how your home performs on the market. And pricing? Be realistic. Some sellers are still anchored to 2022 prices, but the best results come when we price according to current market conditions.
If you’re curious about what’s happening in your neighbourhood or need help navigating the market, don’t hesitate to reach out. We’re always here to help.
Hey everyone, Chris Scott here with a quick update on what’s happening in the Ottawa real estate market this spring. We’ve seen some interesting shifts lately, and I wanted to break it down for you.
More Inventory = More Choice for Buyers
Right now, we’re sitting at about four months of housing inventory in Ottawa. That means it would take four months to sell all the current listings if no new homes came to market. That’s a big jump from this time last year, when inventory hovered around 2.5 months—and even lower in the hot markets of 2021 and 2022 when we had less than one month of supply.
So, what does that mean for buyers? More selection. And they’re being pickier. We’re seeing a noticeable split in the market.
The 80/20 Rule in Action
Roughly 20% of listings are attracting 80% of the buyer interest. These are the homes that check all the boxes—great location, sharp pricing, and strong presentation. We’ve seen several of these homes get multiple offers, with up to five offers on a few we were involved in just in the past couple of weeks.
On the flip side, properties that are missing that “wow” factor—whether it’s pricing, staging, or general appeal—are taking longer to sell.
A Stable Yet Competitive Market
Sales activity is down slightly compared to last year, while new listings are up. That puts more power in the hands of buyers, especially when it comes to negotiating. We’re seeing this show up in conditional offers—buyers are more confident in asking for inspections and pushing back on repairs if something comes up.
Despite this, Ottawa’s market remains incredibly stable. Prices are up about 1% year-over-year, which isn’t dramatic, but it reflects steady growth. This type of slow-and-steady performance is classic Ottawa—our market tends to avoid the dramatic swings seen in other cities, thanks in part to our strong public sector employment base and thoughtful housing policy.
Curious about what this means for your own home or neighborhood? Reach out anytime—our team is happy to provide insight into your equity position or help you make a game plan for buying or selling
It has been a very interesting first quarter to say the least. Interest rates are holding steady, there’s an election coming, tariffs in the news… and yet the biggest thing I’m noticing? The change from area to area in terms of market acitivity and supply.
Core Neighbourhoods: Tight Supply & Competition
In areas like Westboro, Beacon Hill, Carson Grove, Glebe and central locations, there’s just not enough inventory in the freehold segment. Lots on the codo side. But with freeholds we’re seeing multiple offers — even ones with no conditions in some cases. Buyers in these multiples are not going way over to secure their homes but we are definately seeing stiff competition in the 700k-870k range
Head into the suburbs and it’s a whole other story. In some of these neighbourhoods, inventory is the highest it’s been in nearly a decade. Buyers have choice — and when then happens, they slow down. They take their time. They offer under asking, with conditions, and often want a deal.
Sellers: You Need to Stand Out
If you’re listing in a slower area, your home needs to pop. That means paint, staging, lighting, marketing — the full package. Buyers are picky right now, and they can afford to be. Price is also looking like a moving target. So it is important you find the right range off the hop to give yourself the best chance to sell.
In a market where buyers are being choosy and inventory is picking up, it’s more important than ever for your home to stand out. You don’t need a full HGTV-style overhaul—but thinking like a house flipper (even if you’re just selling your personal home) can mean more money in your pocket and fewer days on the market.
This is the moment to flip your own home—and we’re here to show you how.
Start with Strategic Renovations
You don’t have to gut the kitchen or tear down walls to make a big impact. Small updates can go a long way. Think: updated light fixtures, modern faucets, refreshed cabinetry (hello, new hardware!), and swapping out that tired old vanity in the powder room. Focus on areas where buyers’ eyes go first—kitchens, bathrooms, and entryways. We have had clients paint their cabinets this year and the results were amazing. All of the stuff that we suggest would be at least a 5x return plus you would be able to sell your home faster.
Staging: Help Buyers See Themselves There
Staging isn’t just for vacant homes—it’s about creating a lifestyle that buyers can picture themselves stepping into. That might mean rearranging furniture, adding cozy layers, or swapping out personal items for a more neutral, magazine-ready vibe. We work with professional stagers who know exactly how to make a space shine. This is part of our value proposition!!
A Fresh Coat of Paint = Instant Refresh
There’s nothing like a fresh coat of paint to breathe new life into a space. Stick to warm, modern neutrals that photograph well and appeal to the widest audience. In some homes, we have our painter just freshen up some baseboards, while at other times it is more extensive. If you could only do one thing, painting is usually the best return on investment.
Don’t Forget the Outside
Curb appeal still matters. Trim the hedges, power wash the siding, and add a couple of fresh planters by the front door. If your mailbox has seen better days or your house numbers are falling off—those little details can make a big difference. Mulch in the front gardens can also make a huge difference!!
Clean Like You Mean It
A spotless home shows better, feels more cared for, and photographs beautifully. From baseboards to windows, it’s worth investing in a deep clean (and yes, we know amazing pros who can help).
We’ve Got You Covered
This all might sound like a lot—but the good news is, you don’t have to do it alone. We’ve built an amazing network of painters, stagers, contractors, cleaners, and landscapers who we trust with our own homes. Whether you need help picking paint colours or someone to haul away old furniture, we’ve got the resources to make it happen.
We’re a few months into the year now, and it’s been a slower start than usual. Buyers have been sitting on the sidelines, hesitant to jump in—but with inventory levels in Ottawa reaching highs we haven’t seen in six or seven years, that could be about to change.
So, what’s driving this shift? A big factor is consumer confidence. With ongoing economic uncertainty, concerns about tariffs, and inflation making headlines, many buyers have been waiting things out. That said, homes are still selling—but not across the board.
What’s Moving in This Market?
Sales are down 10% nationally and 18% in Ottawa, and we’re seeing a clear trend: the homes that are priced right, presented well, and marketed properly are the ones attracting buyers. About 25% of listings are moving quickly, while the rest—especially in the luxury market over $1.5 million—are sitting longer.
For sellers, this means being strategic with pricing. This isn’t about underpricing to sell fast, but rather about aligning with the current market instead of aiming too high and hoping buyers negotiate down. Those well-priced homes? They’re still selling in a reasonable timeframe.
What Buyers Should Know
For buyers, this could be a great time to get into the market. With more listings coming up, you have more choice—and right now, you’re not facing the intense competition we’ve seen in previous years. If rates drop or major economic shifts happen, we could see buyer activity pick up fast, which could change the playing field again.
Where’s the Market Headed?
Right now, Ottawa is a balanced market, meaning it’s not heavily favoring buyers or sellers. Prices have remained stable, but with inflation ticking up again, interest rates could be affected. The next few months will be key in determining how the market adjusts.
If you’re thinking about buying or selling and want to know what’s happening in your neighborhood, reach out—We’re always happy to chat!
Ottawa’s real estate market started 2025 with shifting dynamics. While home sales dipped slightly, increased listings and a recent interest rate cut suggest a more active market ahead.
Market Overview
The Ottawa Real Estate Board (OREB) reported 617 homes sold in January, a 4.2% decrease from January 2024, and below the five and ten-year averages. However, buyer activity is picking up as more listings become available. Some homes are selling quickly, while others stay on the market longer, emphasizing the importance of competitive pricing and strong presentation.
Home Prices
The MLS Home Price Index (HPI) benchmark for January was $649,900, a 5.2% increase year-over-year.
Single-family homes: $713,000 (+2.3% YoY)
Townhouses/Row units: $448,000 (-3.9% YoY)
Apartments: $436,900 (+4.5% YoY)
The average sale price was $670,258, up 5.8% from last year, with total sales volume at $413.5 million (+1.3% YoY). OREB notes that price trends vary by neighborhood.
Inventory & Listings
1,359 new listings in January (+3.0% YoY) put inventory above five and ten-year averages.
Active listings reached 3,312 units, a 57.3% increase from January 2024.
Months of inventory rose to 5.4 months, up from 3.3 months a year ago.
What’s Next?
With stable interest rates and increased inventory, market activity is expected to grow. Economic factors, including U.S. tariffs and upcoming elections, could impact trends.
For buyers, this is a great time to explore options, while sellers should focus on pricing competitively to attract interest.
When it comes to selling a home, first impressions are everything. That’s why staging is one of the most powerful tools in our real estate playbook. A perfectly staged home doesn’t just look good—it tells a story, invites buyers in, and helps them envision their future in the space.
We recently had the opportunity to work on a condo that was completely vacant when we first listed it. While it had a great space and natural light, it lacked the warmth and personality that buyers are drawn to. That’s when we called in our expert stager, and the results were nothing short of remarkable.
Before: A Blank Canvas
When we first stepped into the condo, it was completely empty—just walls, floors, and windows. While some buyers can see past that, many struggle to picture how furniture will fit, how spaces flow, and how it will feel to live there. Empty rooms can also make a home feel cold and uninviting, making it harder for buyers to form an emotional connection.
After: A Standout Listing
The difference was night and day. Once staged, the condo no longer felt like an empty space—it felt like a dream home. The transformation not only enhanced its visual appeal but also made the listing photos pop, attracting more online views and interest from buyers.
And the best part? It worked. The staged condo quickly stood out in the market, leading to more showings and strong interest from potential buyers.
Why Staging Matters
Staging isn’t just about making a home look pretty—it’s about creating a connection. It helps buyers see the potential of a space and imagine themselves living there. In a competitive market, it can be the difference between a listing that lingers and one that sells quickly.
If you’re thinking about selling your home, don’t underestimate the power of staging. Whether it’s a condo, townhome, or single-family house, we have the resources and expertise to make your home shine.
Curious about what staging can do for your home? Let’s chat and make your property stand out!
The Trump tariffs have been a major topic over the past couple of weeks, but they’ve now been delayed by 30 days—which is great news for Ottawa homebuyers and sellers. These tariffs were expected to create some economic uncertainty, and when people feel uncertain, they tend to hold off on making big financial decisions—real estate included. So, this delay is definitely a positive sign for the market.
We came into 2024 with more momentum than we’ve had in previous years. Interest rates are lower, making homes more affordable for buyers, and prices are relatively stable. With those factors in play, it feels like we’re heading into a very active spring market in Ottawa.
One thing we’re still watching closely is inventory. I’m hoping we see more homes on the market this year than in past springs, but that’s still to be determined. What I do know is that demand is there—we’re already feeling it through phone calls, inquiries, and people starting to seriously think about their real estate plans.
What Does This Mean for Buyers?
If you’re thinking about buying, now might be the time to make a move before we hit peak spring competition. I expect more buyers will jump into the market, which could lead to increased competition and potentially push prices up.
Will We Shift to a Seller’s Market?
Right now, we’re in a more balanced market, which is a great place to be—it doesn’t heavily favour buyers or sellers, making negotiations fairer. But with Ottawa’s ongoing inventory challenges, we could see things shift again. Long-term, the city isn’t building fast enough to keep up with demand, and slow permit approvals plus high development fees are making it tough for builders, especially smaller ones.
Final Thoughts
If you’re thinking about buying or selling this year—or know someone who is—keep our team in mind. We’d love to help guide you through the process and make sure you’re in the best position, no matter what the market does next.
Thanks for reading, and as always, reach out if you have any questions!
