Our team helps with many HHTs each year, and each one is a little different from the rest. In one case this year, Colin and Chris first spoke with the relocating members in March after they were referred by a past relocation client. At that stage they were not familiar with Ottawa Relocations and were still interviewing Realtors who are registered with BGRS. They arranged a video call where Chris and Colin learned more about the plans and priorities for their move from BC to Ontario. Like many members who are reposted, there was a home to sell before they could confidently purchase a home in Ottawa. For a different twist, these members were also expecting an(other) addition to their family in the spring PLUS 1 member was scheduled for service at sea for the next several weeks. Needless to say, subsequent communication was a little spotty! Time can often pass while members await their official COS or for their current home to be sold. Here, Colin was not certain when the HHT would be scheduled and was even still waiting for confirmation that the team would be needed. In the meantime, he created a custom search portal to track home sales in Ottawa, continued to send market updates, and kept checking in on how things were coming along with the home sale preparation.
At long last, messages were exchanged! The house was listed on MLS in May, then sold in June! Somewhere in there a beautiful baby was born. Plans were made for an HHT at the end of June. Since all of the systems and parameters were already in place, it was easy for Colin to quickly kick the search into high gear. Finally, over 3 months after their first zoom call, all parties were boots on the ground in Ottawa and ready for a week filled with home viewings, school ratings, neighbourhood reports, and lots of phone calls. New baby certainly got to see lots of Ottawa in between feedings and naps!
To keep things moving, Colin scheduled every one of their top listings choices for Day 1, with a couple of late additions + some 2nd viewings on Day 2. After months of planning and updates, everything came together nicely (and quickly). By Day 3 a great deal had been negotiated & accepted, home inspections were booked & executed (Colin always has a couple of BGRS inspectors on standby during an HHT), and I think there was even time for some sightseeing. Maybe just some downtime at the hotel…. Either way, another happy ending to an HHT.
As we know, reposting letters can come at different times of the year. They can be requested, or they can be unexpected. Some of our house hunting trips come together only a few days after our initial contact with our new clients. However they happen, trust is always a key component to a successful HHT. It is challenging to by a home in the best of situations, and CAF members are required to work with a Realtor who they have likely never met. They need to feel that when they arrive in Ottawa, they can trust that the information they receive is current and insightful to meet their requirements and be confident that the details have been taken care of. The team at Ottawa Relocations is experienced, focused, and determined to make every HHT a huge success for every single military relocation. Just ask their past clients!
September’s numbers tell an interesting story — we actually saw more sales than last year, which might surprise some people given the headlines. But what really stood out was the jump in new listings, up about 20% year-over-year. That surge has pushed our inventory levels to around four months of supply, the highest we’ve seen in quite some time.
What does that mean? We’re still in balanced market conditions, but if this pace of new listings continues, we could see five or even six months of inventory by winter. As a result, sellers have been making more price adjustments lately. Many are realizing that pricing based on where the market was, not where it is now, can lead to listings sitting longer — and often selling for less once buyers move on.
Much like the stock market, timing matters. It’s tough to let go of yesterday’s high, but success today comes down to smart pricing, strong marketing, and top-notch presentation.
That’s where our team comes in. With shifting conditions, having the right representation is more important than ever. Fun fact: one in two Ottawa transactions involves a Royal LePage agent — a great reminder that experience and strategy matter in this market.
If you’re curious about what’s happening in your neighbourhood or where your home might stand in today’s market, reach out anytime — we’re always happy to help.
Would you buy your house twice? Interesting story of regret and redemption. Home is afterall where the heart is.
I was fortunate enough to meet Pat and Sylvie in 2016 when they relocated to Ottawa. After a few days of searching they purchased a beautiful bungalow on a quiet court. At the time the market was very much favouring buyers. We ended up buying it at a very reasonable price and they expected to live there for many years. Fast forward to this year and plans change. With the desire to be closer to family they decided to sell and move. The pull of grandkids is strong!
We listed the house on a Wednesday and within hours I got a message from the previous owners that they would like to purchase their home back. I was a bit surprised by the email. Can’t say I have had that request before! Colin showed them the house that they know better than anyone and it confirmed what they had been feeling. However, buying your house back in this market is not as easy as maybe they thought it would be. This was not the buyers market they had sold it in. The house was staged to perfection and showed immaculately. There was going to be plenty of suitors for this one. Shout out to our staging team and the home owners for their hard work!
When offer date came around we had a very nice personal letter from the previous owners expressing their sincere interest in buying the house back. We also had 10 other buyers who also wanted to buy this home. I like a good story so you know who I was rooting for!
These were tough buyers to beat. They are more than a little bit emotionally involved this home. They had their heart in that home for years and needed to complete the purchase. They knew they would not get another chance to right this wrong. When the dust settled there were a few strong contenders but these were the buyers for the house. They paid a premium on the listing price to secure back their dream house. Like any good fairytale this one ends with a happy ending. It also reveals a great lesson. We sometimes have exactly what we need and that change is not always the solution. We hope these buyers enjoy their new old home for many years to come!
Over the past month, national headlines have been dominated by stories of market declines across some of Canada’s major cities—particularly in the condo sector. The good news? Ottawa continues to remain relatively insulated from those sharper downturns.
That said, August brought a surge in new listings, pushing inventory to higher-than-usual levels for this time of year. Heading into the fall, the big question is whether buyer demand will keep pace. Interest rates will play a big role here. If the Bank of Canada cuts rates, even by a quarter percent, it could give buyers the confidence they need to step into the market. If not, things may continue to feel stagnant.
For sellers, this is a time when preparation really matters. With more competition out there, realistic pricing, staging, and tackling deferred maintenance are essential if you want to stand out. For buyers, the flip side is that there are some excellent opportunities right now. In fact, we’ve seen several clients recently scoop up great value homes.
If you’re curious about your home’s value or thinking about making a move this fall, our team is here to help. Reach out anytime—we’d love to chat.
One of the best things about living in Ottawa is how quickly you can escape into nature. In less than an hour, you can swap the city for cliffside lookouts, peaceful forest trails, and even some pretty incredible ruins. Two of my go-to hikes are the Eagle’s Nest Lookout in Calabogie and the Carbide Willson Ruins in Gatineau Park. They’re totally different experiences; one gives you a jaw-dropping view over the Madawaska Highlands, and the other takes you through the woods to waterfalls and historic stone walls. Both are worth adding to your list if you love exploring the outdoors.
A couple of weekends ago, my wife and I packed up the boys and headed to the Carbide Willson Ruins in Gatineau Park. It’s a short hike—just over a kilometre each way—which makes it a great choice for families. The trail winds through the forest before opening up to the ruins of an old stone mill tucked beside a small waterfall.
What I really like about this hike is how much you get for so little effort. You don’t have to be an avid hiker to enjoy it! The trail is wide, shaded, and manageable for all ages. Plus, since it starts right near O’Brien Beach at Meech Lake, you can easily pair the hike with a picnic or even a swim on a warm day.
Another hike we often enjoy is Eagle’s Nest Lookout in Calabogie. This one’s a bit more of a climb than Carbide Willson, but still very doable even with kids in tow. What’s great about Eagle’s Nest is that you have options. There’s a shorter trail that is about 20 minutes from the parking area. This trail takes you straight up to the lookout. Or, if you’re looking for more of a workout, you can tackle the Manitou Mountain Trail, a 9 km route that winds through the forest and passes by a couple of other lookouts before leading you to the main one.
No matter which route you choose, the payoff is the same: a jaw-dropping panorama over the Madawaska Highlands. It’s the kind of view that makes you stop, take a deep breath, and just take it all in. One thing I always tell people about Eagle’s Nest is to plan ahead for parking and timing—it’s a popular spot, especially on nice weekends. If you can head out early in the day, you’ll beat the crowds and really get to enjoy the lookout at its best.
Both of these hikes show just how lucky we are to have so much variety so close to Ottawa. The Carbide Willson Ruins is perfect when you want something short, family-friendly, and a little different with its waterfalls and history. Eagle’s Nest, on the other hand, gives you that classic “wow” moment at the top of a cliffside lookout, whether you take the quick route or make a day of it on the longer trail.
If you’re looking for a way to spend a weekend outdoors, you really can’t go wrong with either one. Pack some snacks, head out early, and enjoy what makes our area such a great place to live!
We recently took a trip to Portugal to explore the possibility of investing in real estate there. Our goal was to visit various cities and towns to get a sense of where we might want to retire in the future and advise our clients to look. Along the way, we met with several real estate agents to learn about different properties and understand how the process works for foreign investors. One key takeaway was that Portugal appears to be a very safe place to invest. Generally speaking it is fairly straightforward. In touristy places, they also have management companies that handle renting out your units when you are not using them. We toured 6- 7 towns and here are our favourite spots and where I think the best investment would be:
1. Lagos
Why invest:
Historic charm, modern amenities, and beautiful beaches (e.g., Praia Dona Ana, Meia Praia).
Strong short-term rental demand in summer.
Popular with younger travelers and expats.
Great mix of apartments, villas, and townhouses.
Weather in Algarve is generally very favorable year round.
This was our favourite destination of our trip. The old town is amazing with plenty of restaurants and cultural sights. Also, a great marina and great hiking. There is a hotel investment that we toured and included some of the pictures and investment information.
2. Vilamoura
Why invest:
Luxury marina, golf courses, and upscale amenities.
Attracts high-net-worth individuals and retirees.
Lower rental yields but excellent for long-term appreciation.
Very well-maintained and professionally managed urban planning.
Best for: Luxury long-term investments, golf tourism. We spent 3 nights here and checked out a few spots. Never heard of this town before our trip. We made an impromptu visit here. This was our biggest surprise. The Marina was amazing with tons of great restaurants and beautiful views. Very high-end feel to the town. Lots of golf and amazing beaches close by. This town did not have the cultural landmarks or history of others.
3. Albufeira
Why invest:
Algarve’s a tourism hotspot with a high volume of visitors year-round.
Established short-term rental market.
Great nightlife, beaches, and family-friendly options.
Wide variety of property types and price ranges.
Best for: High-yield short-term rentals. We did tour a few spots here but found the vibe to be a bit too “party” for us. We are getting old! LOL.
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.
