We wanted to bring you up to date as to what has been happening in the Ottawa real estate market. These stats are for all the areas serviced by the Ottawa Real Estate Board (OREB). Your location can vary from these overall stats. If you are interested in potentially selling or buying, please let us know and we will do a focused Comparative Market Analysis of homes that best match your neighbourhood and style of home.
Key Stats & What’s Happened in 2025
Total home sales through the Ottawa Real Estate Board (OREB) have increased modestly compared to 2024. By August 2025, there were ~9,936 home sales—about 4.1% higher than the same period last year.
Average sale prices are up, but not dramatically. As of August, the average price for all residential listings sold was around $686,536, up ~3.6% year over year.
For “benchmark” homes (used in the MLS® Home Price Index), prices are more mixed:
• Single‑family homes: ~$700,100, up ~1.5% YoY.
- Townhouses: ~$466,200, a stronger gain (~8.3%).
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- Apartments: ~$412,300, slightly down (~1.1%).
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Supply / Inventory has been growing new listings and active listings are notably higher than 2024, and above long‑term averages.
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Months of inventory, in many segments, is hovering in ranges considered balanced (~3.0 to ~4.0 months depending on neighbourhood and property type). This suggests neither a strong seller’s market nor a buyer’s market in many areas.
Trends & Drivers
These are the dynamics shaping how the market is behaving:
Affordability Pressure
With prices up, particularly for single‑family detached homes, many buyers are being squeezed. Townhouses have become more attractive (and have shown stronger gains), while apartments are showing softness.
More Choice for Buyers
Rising active listings means more options. Buyers aren’t facing quite as frantic competition as in the peak demand periods. Sellers are having to be more realistic on pricing and presentation.
Lifestyle Demand
Areas outside the core are attractive: more space, better value, family‑friendly community features. Remote / hybrid work continues to support this.
Segment Differences
• Detached homes are seeing modest gains; gains are strongest in the townhouse segment.
• Apartments/condos are the weaker link overall, with some decline in benchmark prices.
• Buyers in the condo/apartment space seem more cautious.
Seasonality + Economic / Rate Uncertainty
Spring saw momentum; summer and going into fall are more subdued, typical for seasonal effects. Meanwhile, interest rates, inflation, cost of borrowing, and broader economic uncertainty are in the background influencing buyer/seller behavior.
What 2025 Looks Like Overall
Putting together what we know so far:
The Ottawa market in 2025 is stable and balanced—not booming but not crashing. Growth is modest rather than explosive.
Buyers have more negotiating power than in overheated markets of recent years, but demand remains sufficiently strong to prevent a significant drop.
Price appreciation is uneven: townhouses are performing best, detached homes okay, condos (especially smaller or less well‑located ones) softening.
Sellers in desirable locations or with desirable product/features are still rewarded, but they need to be realistic about pricing and preparing homes well.
Inventory growth is a key theme; how quickly new supply (especially for condos / apartments) comes online will affect things going into late 2025 / early 2026.
Risks & What to Watch in Late 2025 and into 2026
Interest rates / mortgage costs remain a big wildcard. If rates go up (or don’t fall as expected), affordability will tighten further.
New construction and supply shortages in certain areas may keep upward pressure on prices. Conversely, if supply catches up significantly, that could dampen gains.
Economic events (inflation, employment, policy changes) could shift sentiment.
How condo/apartment markets adjust: either with more discounts, more incentives, or slower absorption.
The balance between distant suburban vs in‑core neighbourhoods—if commuting or transit costs rise, or if remote work weakens, that could shift preferences.
(Statistics have been gathered from the Ottawa Real Estate Board and the Canadian Real Estate Association)
Preparing your home for a summer sale is all about maximizing curb appeal, creating a bright and welcoming interior, and emphasizing features buyers will love during warmer months. Here’s a checklist to help you get your home market-ready:
Curb Appeal: First Impressions Matter
Lawn Care: Mow the lawn, trim hedges, remove weeds, and edge the grass.
Garden: Plant seasonal flowers for color.
Power Wash: Clean driveway, walkways, porch, and siding.
Paint Touch-ups: Repaint or touch up front door, trim, shutters.
Clean Windows: Inside and out.
Outdoor Lighting: Replace bulbs and clean fixtures.
Interior Staging & Cleaning
Declutter: Clear countertops, closets, and floors. Less is more.
Deep Clean: Scrub bathrooms, kitchens, floors, carpets.
Depersonalize: Remove personal photos and overly specific decor.
Rearrange Furniture: Make rooms look spacious and functional.
Light & Airy: Open blinds, add mirrors, use light-colored accessories around the house.
Fix Minor Issues: Leaky faucets, squeaky doors, chipped paint.
Summer-Specific Touches
Highlight Cooling Features: Fans, AC units, or energy-efficient windows. Don’t let the home get too warm for visitors.
Stage Outdoor Spaces:
Set up patio furniture, clean the grill, display summer plants.
Pools: Keep your pool sparkling. Don’t let the water get murky or show signs of algae.
Make sure your pool equipment (pumps, filters, heaters) have been serviced and all are in good working order.
Let the Light In: Bright homes sell faster—maximize natural light.
Refresh Scent: Use citrus or linen-scented air fresheners if needed.
Final Touches Before Showings
Keep the temperature cool indoors.
Store seasonal clutter (kids’ gear, sports equipment).
Set the mood with soft background music and subtle lighting.
As with any season, getting your home in tip-top shape will help speedup the process of getting your home sold. No mater what marketing tools we use, if your home isn’t clean, in good repair and inviting, you will be facing an uphill challenge.
Want more advice or hints? write us at homesbyhartman@realtyagent.com
This a question we have been fielding from many of our clients and friends. In a time that is in such turmoil not only at home but around the world it is a very difficult question to answer but we’ll give it our best try.
It appears that the Bank of Canada as well as the Federal Reserve in the U.S. are very likely to lower interest rates again in early September and that may not be the last of it. We are confident that this will stir the market and get some buyers off the fence and make the commitment to buy a home.
Then there are the sellers. Prices and sales are definitely down compared to the last couple of years. Those that have owned a home for a while (5 + years) are still seeing a substantial increase in value over what they paid back then. Those who have bought less than 5 yers ago are either seeing a modest increase in values or a break even point. So, depending on the situation, we may see more homes on the market.
That being said, the homes on the market now are for the most part, not moving quickly. Patients are required from sellers in today’s market. Good marketing strategies are required and adapting to the pulse of the market is critical. We have seen homes come on the market and by the look and description should sell relatively quickly but then they do not. Why? Generally pricing. Starting too high because the last few homes sold in a brisk seller’s market is a common mistake sellers and some agents make. Then not adjusting price to meet the market is a very critical mistake. We have seen homes on the market for over 120 days and not change the asking price. This is either a seller who doesn’t really care to sell and just wants to see if any fish will bite or poor advise from those that the seller relies on to guide them.
So, buying and selling you must be knowledgeable, flexible and attentive to what is going on around the market today. After over 30 years of selling real estate, we know and watch the market everyday.
As we are sure you are aware, the real estate market in Ottawa and throughout the country is in a bit of turmoil. Prices have dropped, properties are on the market for longer than even during what was once considered normal times.
So what is a seller to do the get the most value out of their home in today’s market? Over the past few years almost anything and everything was selling without an issue. No building inspections. No financing condition. No asking the seller to do this or that or throw in some furniture or a lawnmower or snow blower. But today, you MUST GET BACK TO BASICS! Prepare your home to the best you can do and afford. Paint, clean and repair, repair, repair! Make sure your home will pass not only the Buyer’s inspection but a professional building inspection. If you don’t think it will, take care of the issues if you can. Doing all this may not necessarily make your listing price higher but it will make buyers feel good about your home and about making an offer. Offers tend to be higher when the buyer sees that the home is clean and well maintained. THAT can bring you more dollars in your pocket.
If your trading real estate (buying up to a larger or superior home downsizing) it is a bit of a wash. What you are buyer usually rises and falls in step with what you’re selling. Buying up in a down market is usually a benefit to a buyer as in harder times, affordable homes seller better while larger more expensive homes can stay on the market longer reducing their value.
If you are getting out of home ownership (renting) then we recommend the Spring market. This usually gives the best value. We start the Spring market in March and it continues to grow and increase in value as time moves toward Summer. However, the right time to sell is up to you and your needs and circumstances. We sell home 12 months of the year.
We have stuck to the basic of good service, responding to our clients needs and practicing solid real estate techniques and marketing for over 30 years. We’ve lasted in this business for only one reason: We are very good at what we do.
So feel free to call or write. homesbyhartman@realtyagent.com 613-825-9710
Well… it’s been a great run for sellers. Over two years of unbelievable value increases, properties sold in a few days with no conditions and many multiple offers! Low mortgage rates, a lack of inventory plus a pandemic that gave buyers the need for more and better housing all combined to drive the market to new heights.
It was great for agents like us too, IF you were the listing agent. Sales were happening fast. Put a home on the market in the morning and by the afternoon ten showings were booked for that or the next day. It became so busy that many of us had to hold off offers in order to deal with all the activity and to create that “buzz”. Then is was just a matter of waiting for the offers and helping our sellers through the agreements and pick the best one for them.
It was not so much fun for our buyers. Viewing homes on short notice because if they didn’t, it would gone before they would even got a look. Making offers on multiple homes only to loose to other offers time and time again. And of course, offering well above the asking price just to have a shot at getting a home. It was frustrating and disheartening for all concerned.
How things have changed in a relatively short period of time! With higher interest rates, high cost of living and the pandemic mostly controlled, the real estate market has made a huge turn. Although not a total buyer’s market (it’s more balanced now), the days of “must put my offer in now” and offers well over asking price are for the most part gone. There is still a shortage of some types and styles of properties and we do see the occasional sale above asking price but these have become rare.
What is happening in the market today is that the value of a home has dropped considerably from what it was just a few months ago and the buyers are well aware of this. Now we are back to the way real estate was for many, many years. Set a realistic asking price, wait until the right buyer comes along and be prepared to negotiate. And, don’t expect firm offers. Financing and inspection conditions are the most common and we are seeing most offers with these and other conditions on a regular basis.
In summary, we are back to a more “normal” market. Sellers must go back to preparing their home properly for sale. Clean, repair and stage. Price appropriately and don’t panic if you have not sold in ten days. Thirty to sixty days was not unusual just a few short years ago. Stay informed on the market and adjust your expectations as it changes. We or your agent should be updating you on a regular basis.
For buyers, don’t get to cocky! Yes, the pendulum is swinging back the other way but there is still a shortage of good inventory. If you find a home that meets your needs, make the offer. You may not have to bid against other buyers and you may feel confident in putting in a conditional offer but don’t sit around a wait too long.
What our help with your real estate needs? email us at homesbyhartman@realtyagent.com
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