A condominium can be an appealing option for someone who wants fewer exterior maintenance responsibilities and a more manageable home, and for those who want to travel.

However, a condo that looks suitable during a short showing may not work as well in everyday life. Buyers need to evaluate the entire route from the parking area or sidewalk to the unit—not only the kitchen and living room.

Begin at the Property Entrance

The evaluation should start before entering the building.

Look for:

• A step-free route

• Safe passenger drop-off

• Convenient visitor parking

• Well-maintained sidewalks

• Good exterior lighting

• Protection from rain and snow

• Doors that are not difficult to open

• A reasonably short route to the lobby

A building may be described as accessible while still presenting small obstacles that become frustrating over time.

Examine Parking Carefully

An underground parking space is convenient, but location matters.

Check the walking distance from the space to the elevator. Look at the width of the space, lighting, door thresholds and room for unloading groceries or mobility equipment.

If you do not drive, consider access to public transit, taxis, community transportation and family pickup.

Ask whether accessible parking spaces exist and how they are allocated. Do not assume a different space will be available later.

Evaluate Elevators and Hallways

Consider how the building would work if your mobility changed.

Questions to ask include:

• Are there multiple elevators?

• Is there backup power?

• What happens when an elevator is being serviced?

• Are hallways wide and well lit?

• Is there seating near the lobby?

• Can someone using a walker navigate the doors comfortably?

• How far is the unit from the elevator?

• Is the emergency plan appropriate for residents with limited mobility?

A high-floor view may be beautiful, but elevator dependence deserves consideration.

Look Closely at the Unit

Within the unit, examine how easily you can complete everyday tasks.

Helpful features may include:

• Minimal interior steps

• A walk-in shower

• Space to maneuver in the bathroom

• Lever-style handles

• Laundry inside the unit

• Accessible storage

• Good natural and artificial lighting

• Space around the bed

• A balcony threshold that is easy to cross

• A kitchen that does not require frequent reaching or bending

Think about whether minor adaptations could be made later and whether condominium approval would be required. If there is no laundry machines in the unit, are you prepared or able to go to the laundry room on a regular basis? Is it easy for you to get to? The cost for a unit with laundry are typically higher, as are the monthly condo fees. 

Review the Condominium’s Rules and Finances

You are not only purchasing a unit. You are becoming part of a condominium corporation.

A status certificate can include the declaration, rules, budget, financial statements, reserve-fund information, insurance, legal proceedings, common expenses and disclosed special assessments or fee increases.

The Condominium Authority of Ontario recommends that buyers have the certificate reviewed by legal counsel.

The documents may also answer practical questions about:

• Pets

• Smoking

• Renovations

• Parking

• Storage

• Visitors

• Rentals

• Balcony use

• Amenities

A condominium may fit physically but still conflict with your preferred lifestyle. Some do have pet restrictions.

Understand What the Fees Include

A low monthly fee is not automatically better, and a high fee is not automatically poor value.

Compare what is included, such as:

• Water or utilities

• Building insurance

• Exterior maintenance

• Snow removal

• Amenities

• Concierge or security

• Contributions to the reserve fund

Consider both the current fee and the possibility that fees will change as the building ages or operating costs rise.

Visit More Than Once

If possible, return at different times.

Notice elevator traffic, noise, lighting and activity in common areas. Speak with residents when appropriate. Walk to nearby shops or services instead of relying only on the distance shown online.

The best test is whether you can picture completing an ordinary week comfortably.

Buy for Today With Some Flexibility for Tomorrow

No home can anticipate every future circumstance. The objective is to find one that works well now and offers reasonable flexibility.

A condo can reduce certain responsibilities, but it does not automatically guarantee accessible or worry-free living. Careful evaluation of the unit, building, location, finances and rules can help you make a more informed decision.

If you are considering a condominium in Ottawa, I can help you identify properties that match your priorities and evaluate the practical details that may affect daily life.

Book your no obligation consultation Here

This article provides general real estate information. Buyers should have condominium documents reviewed by an Ontario real estate lawyer and obtain appropriate financial and accessibility advice.

One of the choices home buyers may face is whether to purchase a newly constructed home or an existing resale property.

It is tempting to reduce the decision to “new versus old,” but there is much more to compare. Each option offers different advantages, responsibilities, costs and timelines.

The better choice is the one that fits your household and plans.

The Appeal of New Construction

A newly built home may offer contemporary finishes, current building standards and floor plans designed around modern lifestyles.

Depending on the builder and stage of construction, buyers may be able to select flooring, cabinetry, counters and other finishes. Newer communities may also offer parks, paths and nearby amenities as development progresses.

For many buyers, the appeal is being the first person to live in the home and having fewer immediate renovation decisions.

However, buyers should also consider:

• Construction and occupancy timelines

• Builder agreements and closing adjustments

• Upgrade costs

• Landscaping, fencing and window coverings

• Appliances, if they are not included

• The time required for the surrounding community to develop

• Potential construction activity after moving in

The model home price may not reflect the final cost once the desired lot, elevation, upgrades and adjustments are included.

The Advantages of a Resale Home

With a resale property, you can see the actual home, street and neighbourhood before committing.

The landscaping may already be established, fencing and window coverings may be installed, and schools, shopping or transportation may be easier to evaluate. You can also inspect the home and review its maintenance history.

A resale home may offer features that are less common in newer developments, such as:

• Larger lots

• Mature trees

• Established streets

• Finished basements

• Existing decks or patios

• More separation between homes

• Locations closer to established services

The trade-off is that older systems or finishes may require maintenance or updating. It is also possible that the “big ticket” items like the shingles, furnace and air conditioner were recently replaced. 

Compare the Entire Cost

The purchase price is only the beginning.

For new construction, ask what is standard and what is considered an upgrade. Budget for expenses that may arise after possession, including appliances, blinds, air conditioning, landscaping or fencing.

For a resale home, consider the age and condition of the roof, furnace, air conditioner, windows and other major components. Cosmetic renovations can also affect the total investment.

Create a realistic budget for the first two or three years, not only closing day.

A resale home with a higher purchase price may include improvements you would otherwise need to purchase separately. A new home may have fewer immediate repairs but require substantial spending to complete it.

Think Carefully About Timing

A resale transaction generally has a defined closing date negotiated between the buyer and seller. New construction timelines can be longer and may change according to the agreement.

Timing becomes especially important if you are selling another property, ending a lease, arranging school changes or relocating for work.

Ask yourself:

• Do we need certainty about the move-in date?

• Can we accommodate a possible delay?

• Do we need the proceeds from another sale?

• Where will we live if the dates do not align?

• Are we comfortable waiting for the finished home?

These practical questions can be more important than choosing between two kitchen styles.

Representation Still Matters With a Builder

A builder’s sales representative works for the builder. Buyers should obtain independent advice before signing a new-construction agreement.

Builder contracts can be lengthy and contain provisions that differ from a typical resale agreement. Have a real estate lawyer review the documents and explain deposits, adjustments, timelines, warranties and your obligations.

It is also wise to have your own home inspection. A new home should not be assumed to be free of deficiencies simply because it is newly built.

Which Choice Is Right for You?

New construction may suit you if customization, newer systems and a contemporary layout are priorities—and your timeline has flexibility.

A resale home may be a better fit if you value an established neighbourhood, a predictable closing date, mature outdoor space or the ability to evaluate the finished property before buying.

Neither category is automatically the better investment or lifestyle choice.

If you are deciding between a new development and a resale home in Orléans, I can help you compare the complete costs, locations, timelines and trade-offs. The goal is not simply to choose a newer or older home. It is to find the home that fits the way you want to live.

Want to discuss this in further detail, book your personal consultation Here

If the Ottawa real estate market seemed quieter in August, the latest numbers confirm that it was not just your imagination.

August is often slower than July. People are travelling, enjoying the final weeks of summer and preparing for the start of a new school year. This year, however, the drop in home sales was much larger than we would normally expect.

At the same time, home prices remained fairly steady. That makes August an interesting month—and a good example of why we cannot describe the entire market with one simple headline.

Sales Dropped Sharply

Ottawa recorded 1,002 residential sales through the MLS® System in August, down 18.6% from the same month last year.

Sales were also 24.4% lower than in July.

To put that monthly decline into perspective, the typical July-to-August drop over the previous ten years was 5.8%. This year’s decline was more than four times that historical seasonal change.

August’s sales total tied 2022 for the lowest August result since 2016.

The slowdown affected every major property category:

• 535 single-family homes sold, down 16.3% year over year

• 310 townhouses sold, down 19.9%

• 136 apartments sold, down 22.3%

This is worth noting because earlier periods of slower activity were more concentrated in townhouses and apartments. In August, reduced sales were seen across the broader residential market.

Through the end of August, 9,283 Ottawa homes had sold in 2026. That was 6.9% fewer than during the same period in 2025.

Home Prices Told a Different Story

While sales fell considerably, prices did not follow them down to the same degree.

The average residential sale price was $688,253, an increase of 0.3% compared with August 2025 and 0.7% compared with July.

The median price was $622,357, down 1.2% year over year and 2% from July.

The MLS® Home Price Index—which is less affected by changes in the mix of properties sold—reported a composite benchmark price of $637,700. That was 1% higher than a year ago and 0.6% higher than in July.

Put those numbers together and we get a mixed picture: fewer homes sold, but overall values remained relatively stable.

As OREB President Tami Eades noted, this is not a market moving uniformly in one direction. Different neighbourhoods, property types and price ranges can behave quite differently.

That is why an Ottawa-wide average should be treated as useful background information—not as an automatic estimate of what an individual home is worth.

There Was Less New Supply—but Demand Fell Faster

Ottawa had 2,119 new listings in August. That number was unchanged from August 2025 but 16.2% lower than in July.

There were 4,496 active listings at the end of the month. Active inventory declined 3.9% from July but remained 11.3% higher than a year earlier.

Normally, fewer new and active listings could help maintain a closer balance between buyers and sellers. In August, however, sales declined much faster than the number of available properties.

Months of inventory reached its highest August level since 2016. This indicates that buyers had more choice relative to the pace of sales.

It is also important to understand how some listings left the market.

OREB found that cancellations, terminations and expirations became more prominent relative to completed sales through the summer. Although those non-sale removals declined from July, sales declined even more sharply.

That suggests some sellers may have decided to step back, rethink their price or wait for different market conditions rather than complete a sale.

What Buyers Can Take from the August Market

For buyers, slower activity can create opportunities that were more difficult to find in a highly competitive market.

Depending on the property, buyers may have:

• More time to evaluate their choices

• A better opportunity to include protective conditions

• Greater ability to compare recent sales

• Less pressure to make an immediate decision

• More negotiating room on certain listings

That does not mean every seller will accept a lower offer. Well-located, properly priced and attractively presented homes can still generate strong interest.

The important thing is to understand the competition around the particular home you are considering.

How long has it been listed? Has the price changed? What have similar nearby properties sold for? Are other buyers showing interest? Those details matter much more than a broad statement that it is a “buyer’s market.”

What Sellers Should Consider

Sellers are facing more competition for a smaller pool of active buyers.

In these conditions, pricing too high at the beginning can be costly. A home may receive fewer showings during its most important first weeks on the market, while buyers focus their attention on better-positioned alternatives.

Before listing, sellers should give careful thought to:

• The most recent comparable sales

• Competing homes currently for sale

• The property’s condition and presentation

• Professional photography and marketing

• Likely buyer concerns

• Showing accessibility

• Pricing strategy

• How long they are prepared to remain on the market

A slower market does not necessarily require expensive upgrades or a steep discount. It does require an honest understanding of how the property compares with the choices buyers already have.

Is It Still a Good Time to Move?

There is no single answer that applies to everyone.

If you need more space, want a more manageable home, are relocating for work or family, or have found a property that better fits your lifestyle, your reasons for moving may be more important than one month of statistics.

People who are both selling and buying also need to consider both sides of the transaction. A little more competition when selling may be offset by having more choice and negotiating flexibility when purchasing.

The best approach is to develop a plan around your home, your neighbourhood, your finances and your timing.

Looking Ahead to Ottawa’s Fall Market

August gave us a softer starting point heading into the fall. Sales were considerably weaker, inventory remained elevated compared with last year, and some sellers appeared to be reconsidering their plans.

Prices, however, were much more stable than the sales numbers might suggest.

One month does not create a lasting trend. The next few months will help show whether August was an unusually quiet end to the summer or the beginning of a more sustained shift.

If you are thinking about buying or selling in Orléans, Cumberland or elsewhere in Ottawa, I can help you look beyond the city-wide averages and understand what is happening in the part of the market that applies to you.

I’m Steve Sicard, an Orléans and Ottawa REALTOR® and Seniors Real Estate Specialist®. Since 2007, I have helped buyers, sellers and families make informed real estate decisions with practical advice, personal service and no unnecessary pressure.

If you would like to discuss your plans, let’s start with a no-obligation conversation.

Book your no obligation consultation here.

Here’s something families discover the hard way: the activities that kept a senior happy and engaged in July rarely survive a Canadian January unchanged. Engagement that depends on nice weather, or on remembering to plan something, tends to fade the moment life gets busy or the temperature drops.

The families who keep a loved one thriving all year long do one thing differently. They treat activity like nutrition — planned, varied, and adjusted for the season. A garden walk in June becomes a mall walk in February. A porch visit becomes a video call. The spirit stays the same; only the setting changes.

Consider this your year-round almanac. We’re publishing it as our August series on keeping seniors active, engaged, and connected heads toward fall, so we’ll start there — with the season just around the corner — and travel through the whole calendar.

Fall: Settling In

Fall is the great transition. The pace slows, routines return after summer, and there’s a natural coziness that seniors often love. It’s the ideal season to establish habits that will carry through winter.

Ideas to try:

• Autumn nature walks to see the leaves change — crisp air, gentle exercise, no summer heat

• Baking with seasonal flavours: apple, pumpkin, cinnamon

• Putting together a fall harvest centrepiece or wreath

• Watching football or curling with family and a favourite snack

• Sorting through the summer’s photos and printing the best ones

• Prepping the garden for winter, or bringing herbs indoors to a sunny windowsill

Fall’s real gift is momentum. The routines you build now — a regular walk, a weekly baking afternoon, a standing visit — become the anchors that hold when the days get short.

Winter: Keeping the World from Shrinking

Winter is the season families worry about most, and for good reason. Cold, ice, and early darkness can quietly shrink a senior’s world to a few rooms — taking movement, mood, and connection down with it. This is when intentional engagement matters most.

The key is bringing the activity indoors without letting it disappear. As VHA Home HealthCare notes, winter may limit outdoor options, but it doesn’t have to limit movement — chair yoga, indoor walking, and even dancing in the living room all keep the body going through the coldest months.

Ideas to try:

• Indoor walking programs — many malls and recreation centres across Ottawa and the GTA open early for exactly this

• Baking projects, puzzles, and board games on the coziest days

• Chair exercises and gentle stretching to keep muscles and joints limber

• Video calls with far-away family, especially around the holidays

• Movie afternoons built around old favourites

• Window-side birdwatching with a feeder set up in view

Winter engagement is less about doing more and more about doing something daily. A short walk down the hall, one puzzle, one phone call — small, consistent touches keep the season from closing in.

Spring: Coming Back to Life

When the snow finally goes, something lifts in everyone — seniors especially. Spring is for gently reopening the world after the indoor months, easing back into fresh air and longer days.

Ideas to try:

• Short walks to see the first buds and hear the returning birds

• Planting — a full garden, a few containers, or a windowsill of herbs

• Spring cleaning together, at a comfortable pace, with a senior directing what goes where

• Visiting a garden centre or greenhouse for colour and warmth

• Reconnecting with friends and community programs that paused over winter

• Opening the windows and letting the fresh air do its quiet work

Ease back in gradually. After a long winter indoors, muscles and stamina may need a little time to catch up — so start gentle and build.

Summer: Making the Most of It

Summer offers the widest range of activity all year, and the warm months are perfect for getting outdoors and being social. The one caution: heat and sun call for a little planning, especially for older adults.

Ideas to try:

• Morning or early-evening walks, when it’s coolest

• Gardening in the shade, with water close at hand

• Picnics, farmers’ markets, and outdoor family barbecues

• Porch or balcony sitting with a cold drink and good company

• Outdoor concerts, fairs, and community events

• Birdwatching, or simply reading in a shady spot

Keep it safe by planning around the heat: activities in the cooler parts of the day, plenty of water, sun protection, and a shady or air-conditioned spot to retreat to. A little care lets seniors enjoy summer to the fullest.

The Thread That Runs Through Every Season

Look closely and the same needs echo across the whole year — movement, connection, purpose, a bit of creativity, some fresh air. Only the form changes with the weather. A summer garden becomes a windowsill of herbs. An outdoor walk becomes a hallway loop. A porch chat becomes a video call.

That’s the real secret to year-round engagement: you’re not inventing something new every season, just adapting what already works to fit the calendar.

Adaptation is also where things get harder for families to manage alone — and where steady support helps most. A caregiver who visits on a regular schedule keeps activities happening no matter the season or the weather, and respite care gives family caregivers a genuine break, knowing their loved one is engaged and well cared for rather than simply watched.

Your Year-Round Companion

This seasonal guide is one piece of our free August resource, The Complete Guide to Keeping Seniors Active, Engaged, and Connected Inside, you’ll find all six pillars of engagement — movement, cognitive stimulation, social connection, purpose, creativity, and seasonal ideas — plus a simple weekly engagement checklist to keep things on track no matter the month. Download your copy and keep it handy all year.

Frequently Asked Questions

What are the best activities for seniors during a Canadian winter? Indoor walking at malls or recreation centres, chair exercises, puzzles and games, baking, and video calls with family all keep body and mind active. The goal is a little something every day, even when it’s cold out.

How do I adapt a senior’s favourite activities as the seasons change? Keep the activity, change the setting. Summer gardening becomes a windowsill of herbs in winter; outdoor walks become hallway or mall loops. The familiar comfort stays while the format flexes.

Can a caregiver help keep my loved one engaged all year? Yes. Ideal Caregivers 4U companion caregivers in Ottawa, Mississauga, Edmonton, Markham, Pickering-Ajax, and Oshawa-Whitby provide year-round engagement — from summer garden walks to winter puzzles and crafts — on a reliable schedule, whatever the weather.

Every family’s situation is unique, but no one should have to navigate senior care alone. Ideal Caregivers 4U provides personalized, non-medical in-home support that helps seniors remain safe, comfortable, and independent at home while giving families true peace of mind. Learn how we can help by calling 1-866-372-0603 or click this LINK learn more.

Ottawa Home Sales, Prices and Inventory Remain Stable, but Buyers Have More Choice and Sellers Are Facing a More Selective Market

If you only looked at the July Ottawa real estate statistics, you might think the market had a pretty good month.

Ottawa home sales were virtually unchanged from last July, new listings declined slightly, inventory fell from June, and overall home prices remained relatively stable.

But there's another side to the story.

From what I'm seeing and hearing on the ground, the Ottawa housing market can still feel surprisingly slow—especially for some sellers.

And that's why I think we need to look beyond the headlines.

Ottawa Home Sales Held Steady in July

A total of 1,325 homes sold through the MLS® System in July, up just 0.2% from July 2025.

Sales declined 12.7% from June, but that's actually better than Ottawa's typical seasonal slowdown. Over the previous decade, the median June-to-July decline was approximately 20.7%.

There were 2,530 new listings, down 0.8% year-over-year, while active listings finished July at 4,678—9.3% higher than last year but 6.1% lower than June.

On paper, that points to an Ottawa real estate market moving toward better balance.

But statistics don't always tell us what it feels like to actually have a home on the market.

Some Orléans Sellers Are Experiencing a Very Different Market

I know of homes in Orléans that are listed in price ranges where we're seeing a relatively healthy number of sales, yet buyer activity has been surprisingly slow.

And it illustrates something important:

Homes can be selling in a neighbourhood while other well-positioned properties receive very little buyer traffic.

The two aren't contradictory.

Buyers Have More Choices

One reason may be inventory.

Although the number of homes available declined from June, Ottawa active listings remained 9.3% higher than a year ago.

More inventory means buyers can be selective.

Before booking a showing, they can compare price, location, condition, renovations, lot size, layout, days on market and competing properties.

Today's buyers can also learn an incredible amount about a property online.

Professional photography, video, floor plans and virtual tours can help buyers decide whether a home interests them before they ever walk through the door.

That can mean plenty of online views without necessarily producing plenty of showings.

Not Every Part of Ottawa Is Experiencing the Same Market

This is probably the most important thing to understand about the Ottawa housing market in 2026.

There really isn't one Ottawa market.

In July:

Single-family homes: 714 sales, up 5.0% year-over-year, with approximately 3.2 months of inventory.

Townhomes: 417 sales, down 4.1%, with approximately 3.0 months of inventory. The townhouse benchmark price remained 5.1% below last year.

Condo apartments: 169 sales, down 6.6%, with approximately 5.4 months of inventory. The apartment benchmark price was 5.2% lower than last year.

The condominium apartment market, particularly downtown, continues to be noticeably softer than many suburban markets.

That's why an Ottawa-wide statistic may have very little to do with what's happening to a particular home in Orléans, Barrhaven, Kanata, downtown Ottawa or another neighbourhood.

What Are Ottawa Home Prices Doing?

The average Ottawa residential sale price in July was $683,308, down 1.6% from July 2025.

But here's why I wouldn't focus on that number alone.

The median price was $635,000—unchanged from last year.

The MLS® Home Price Index composite benchmark was $634,000, down only 0.5% year-over-year and actually up 0.3% from June.

Taken together, those numbers point more toward price stability than a significant market-wide decline.

What Does This Mean If You're Selling a Home in Ottawa?

This isn't a market where homes aren't selling.

They are.

But buyers have choices, and getting their attention may require more patience than the headline sales numbers suggest.

Preparation, presentation, marketing and especially pricing relative to your current competition matter.

And when I'm looking at the value of a home, I don't just want to know what's sold.

I also want to know:

What's currently competing with it?

What's sitting on the market?

Which homes have reduced their prices?

How long are comparable homes taking to sell?

And what are buyers actually choosing?

Because your competition isn't the Ottawa average.

Your competition is what buyers see beside your home when they're deciding which properties are worth seeing.

So, Was the Ottawa Real Estate Market Strong or Slow in July?

I think the answer is:

Both.

Citywide, July held up reasonably well. Sales were essentially unchanged from last year, new listings eased, inventory declined from June and prices were relatively stable.

But that doesn't mean every seller experienced a busy market.

Some homes are selling while others—even in active price ranges—are seeing surprisingly few showings.

That's why I wouldn't make a buying or selling decision based on a headline saying the Ottawa real estate market is “up,” “down,” “strong” or “slow.”

If you're thinking about selling, buying, downsizing or rightsizing, let's look at your neighbourhood, your type of home, your price range and your competition.

That's where the real story of today's Ottawa real estate market begins.

Are you buying or thinking of selling? Book your no obligation consultation HERE

Are you a landlord? Are you preparing to purchase an income property and become a landlord? Here are some of the most asked questions, and the answers. A guest blog from Peartree Property Management.

The Question We Get Most Often

1. "Should I self-manage or hire a property management company?"

Most investors/owners underestimate:

• the time involved

• the legal knowledge required

• dealing with difficult conversations

• maintenance coordination

• documentation requirements

• Landlord and Tenant Board (LTB) processes

Many owners don't realize that property management is largely about risk management, not simply collecting rent.

2.  "Good property managers have systems for:"

• income verification

• employment verification

• landlord references

• credit analysis

• identifying fraudulent applications

3.  "Professional managers also look at:"

• vacancy risk

• tenant quality

• turnover costs

• neighbourhood trends

• long-term return

• communicating with tenants

• scheduling showings properly

• explaining everyone's rights

• reducing conflict

• coordinating maintenance

• documenting everything

• helping the transaction close smoothly

4. "Involve a Property Management Company Early!"

Why? A property manager can provide:

• rental analysis

• operating costs

• tenant history

• lease review

• market rent opinion

• investor projections

before the property even goes on the market.

"What are you doing today to reduce your risk tomorrow?"

Still have a question or just want more information. Contact the team at Peartree Property Management HERE

Every person, family and situation is different. That’s why my approach always begins with listening—not telling you what you should do.

Before discussing a move, I take the time to understand:

✔ What is working—and no longer working—in your current home
✔ Your health, mobility and future needs
✔ Your financial and family considerations
✔ The people, services and community connections important to you
✔ The lifestyle you want during your next chapter

Together, we can explore every realistic option. That might mean making your current home safer, rightsizing within your neighbourhood, moving closer to family, choosing a condo or exploring a retirement residence.

Most importantly, the decision and timeline should reflect your circumstances—not someone else’s schedule.

I have met with folks who told me that, during other meetings, they were informed they had to be ready to list their home within a week. That created considerable extra stress when there was no genuine reason to rush.

There are also times when I meet people who truly do need to move quickly and the decision to sell has already been made. In those situations, I work closely with them and their families to get everything completed as efficiently as possible—without creating unnecessary or undue stress.

A supportive approach doesn’t mean moving slowly. It means moving at the pace your situation requires while keeping you informed, involved and in control.

As a Seniors Real Estate Specialist®, my role is to help you understand your options, develop a manageable plan, connect you with trusted support when needed and help you make the decision that feels right for you and your family.

You don’t have to be ready to sell to start planning.

Swipe through the carousel to learn more about how I work with seniors and their families. If you would like a confidential, no-obligation conversation, please book your conversation HERE ❤️

If you've been wondering what's happening in the Ottawa real estate market, you're definitely not alone.

Over the past few weeks, I've been getting questions like:

"Steve, are homes still selling?"
"Have prices dropped?"
"Is it a buyer's market now?"
"Should I wait until the fall?"

Let's sit down over a coffee and talk about what the numbers are really telling us, without all the confusing headlines.

So... What's Happening in the Ottawa Housing Market?

The good news is that Ottawa's housing market remains balanced.

Think of it this way...

Buyers have more homes to choose from than they've had over the past few years, but well-priced homes are still attracting serious interest. We're no longer seeing the frantic bidding wars that became common a few years ago, but we're also not seeing prices collapse.

Instead, we're seeing a healthier market where buyers can take a little more time to make informed decisions, while sellers who price their homes correctly are still achieving excellent results.

That's good news for everyone.

Home Sales Slowed Slightly... But That's Normal

In June 2026, 1,518 homes sold through Ottawa's MLS® System.

That's about 5% fewer sales than June of last year, and slightly below May's total.

Before anyone panics...

This is actually quite typical.

Every year, once school begins to wrap up, vacations start, and families focus on summer activities, the real estate market naturally eases off from the busy spring pace.

So while sales were a little lower, the seasonal pattern isn't surprising.

More Homes on the Market Means More Choices

One of the biggest changes this year is inventory.

There are simply more homes available than buyers have seen over the past several years.

If you're buying, that's welcome news.

Instead of feeling rushed into making an offer on the first property you like, you can compare neighbourhoods, layouts, prices and features before making one of the biggest financial decisions of your life.

That doesn't mean sellers can't be successful.

It simply means pricing, presentation and marketing have become much more important than they were during the pandemic frenzy.

Not Every Type of Home Is Performing the Same

Here's where the market gets interesting.

When people hear "Ottawa housing market," they often assume every property is behaving the same way.

That's simply not true.

Single-Family Homes Continue to Lead

Detached homes remain the strongest segment of the market.

Demand has stayed relatively steady, inventory remains manageable, and these homes continue attracting the greatest number of buyers.

If you're selling a detached home that's priced appropriately and shows well, you're still in a very good position.

Townhomes Are a Little More Competitive

Townhomes remain popular, but they're seeing a bit more competition as inventory grows.

That means buyers have more options, making pricing even more important for sellers.

Condominiums Continue to Face the Biggest Challenges

Apartment-style condominiums remain the softest part of Ottawa's real estate market.

With more inventory available, buyers have greater negotiating power, meaning condo sellers need to be especially strategic when preparing and pricing their homes.

What About Home Prices?

This is where headlines can become confusing.

The average residential sale price in Ottawa during June was $733,648, which is 1.3% higher than one year ago.

However...

The median sale price was $655,000, which is 1.3% lower than last June.

How can both be true?

Because average prices can be influenced by more expensive homes selling during the month.

Median prices often provide a clearer picture of where the "middle" of the market sits.

The takeaway?

Prices remain relatively stable.

We're not seeing dramatic increases, but we're also not seeing widespread price declines.

Homes Are Still Selling Close to Asking Price

One statistic that often gets overlooked tells us a lot about today's market.

Homes sold for an average of 98.5% of their asking price, virtually unchanged from last year.

That tells us buyers are negotiating—but not dramatically.

Sellers who price realistically are still receiving very strong offers.

Homes Aren't Sitting on the Market Much Longer

Another encouraging sign?

The median days on market increased only slightly—from 19 days to 22 days.

That's hardly a major slowdown.

Instead, it suggests buyers are taking a little more time to make thoughtful decisions rather than rushing into offers.

For many people, that's actually a healthier market.

Why Local Neighbourhood Knowledge Matters More Than Ever

One of the biggest mistakes buyers and sellers make is relying solely on city-wide statistics.

Ottawa isn't one market.

It's dozens of neighbourhood markets.

What's happening in Orléans can be very different from Barrhaven.

Kanata may perform differently than Alta Vista.

Condominiums in downtown Ottawa can behave very differently from detached homes in Cumberland.

That's why local knowledge has become more valuable than ever.

Understanding your specific neighbourhood, property type, price range and current buyer demand often makes a much bigger difference than any city-wide headline.

So... Is Now a Good Time to Buy or Sell?

Honestly?

For many people...

Yes.

If you're buying, you'll likely appreciate having more selection and fewer bidding wars.

If you're selling, properly priced homes continue to attract serious buyers and sell close to asking price.

The key isn't trying to "time the market."

The key is making sure your decision fits your life, your finances and your future plans.

Final Thoughts

The Ottawa real estate market in June 2026 continues to demonstrate stability.

Inventory is higher than we've seen in recent years, giving buyers more choice while encouraging sellers to price strategically.

Detached homes remain the strongest market segment, townhomes continue to perform well with proper pricing, and condominiums are presenting the greatest opportunities for buyers.

If you're thinking about buying, selling, downsizing, rightsizing, or simply wondering what your own neighbourhood is doing, remember that every area of Ottawa tells a different story.

Having accurate, local information can make all the difference.

I'd be happy to sit down over a coffee for a no-obligation conversation about your goals, answer your questions, and help you understand exactly what's happening in your neighbourhood—so you can make confident decisions when the time is right.

Frequently Asked Questions About the Ottawa Housing Market

Is Ottawa currently a buyer's market?
Ottawa remains a balanced real estate market. Buyers have more inventory and choice than in recent years, but well-priced homes continue to sell successfully.

Are Ottawa home prices falling?
Overall prices have remained relatively stable. While the median price dipped slightly compared to last year, average sale prices increased modestly, reflecting differences in the types of homes being sold.

What type of home is selling best in Ottawa?
Single-family detached homes continue to show the strongest demand, followed by townhomes. Apartment-style condominiums remain the softest market segment.

Should I wait to buy or sell?
Every situation is different. Rather than trying to predict the market, it's usually better to make your decision based on your personal goals, finances and lifestyle, while understanding what's happening in your specific neighbourhood.

Ready to Talk About Your Situation?

Every homeowner's circumstances are unique. Whether you're thinking about buying, selling, downsizing, rightsizing, or simply wondering what your home might be worth in today's Ottawa real estate market, I'd be happy to help.

Let's have a relaxed, no-obligation conversation about your goals, answer your questions, and explore the options that make the most sense for you.

👉 Want to discuss your personal situation? Click here to book your complimentary consultation.

Have you been looking around your home lately and thinking, "Maybe it's time for a change?"

Perhaps the kitchen feels dated, the bathrooms need updating, or the stairs are becoming more challenging than they used to be. Maybe your family has grown, your children have moved out, or your retirement plans have changed the way you want to live.

When your home no longer fits your lifestyle, one question often comes to mind:

Should you renovate your current home or move to one that better suits your needs?

It's a question many homeowners ask, and the answer isn't always obvious. While renovating can transform a home you already love, moving may offer a better long-term solution—both financially and for the lifestyle you want to enjoy.

The key is to look beyond the renovation itself and consider how your home will support your life in the years ahead.

Start with Your Lifestyle, Not Your House

Before getting estimates from contractors or browsing homes online, take a step back and ask yourself what you're really trying to achieve.

Are you looking for:

• More space?

• Less maintenance?

• Better accessibility?

• A modern kitchen?

• A shorter commute?

• More natural light?

• A home that's easier to maintain?

• A neighbourhood closer to family?

• A place that's better suited for retirement?

Sometimes the issue isn't the house itself—it's that your lifestyle has changed.

Your home should support the life you want to live, not make it more difficult.

When Renovating Makes Sense

For many homeowners, renovating can be an excellent investment.

If you love your neighbourhood, enjoy your home, and your renovation plans will solve the challenges you're experiencing, staying where you are may be the right decision.

Renovations often make sense when:

• You love your location.

• You're close to family, friends, and healthcare services.

• The home's layout still works well.

• The updates will improve functionality.

• The renovation cost fits comfortably within your budget.

• Comparable homes in your neighbourhood support the investment.

Popular renovations include:

• Kitchen updates

• Bathroom remodels

• Finished basements

• New flooring

• Improved lighting

• Energy-efficient windows

• Exterior improvements

• Decks and outdoor living spaces

These projects can improve your enjoyment of your home while increasing its appeal if you decide to sell in the future.

When Moving May Be the Better Choice

There are times when no amount of renovating can solve the underlying problem.

If your home no longer fits your lifestyle, moving may provide a better long-term solution.

Consider moving if:

• Your home has multiple levels and stairs are becoming difficult.

• The property requires more maintenance than you want.

• You're heating and cooling rooms you rarely use.

• The yard has become overwhelming.

• You're planning to travel more.

• You want to be closer to children or grandchildren.

• Your neighbourhood no longer meets your needs.

• You're looking for a more accessible home.

• You're ready to simplify your life.

Sometimes buying a home that's already designed for your next chapter costs less—and creates far less disruption—than trying to transform your current one.

Will You Get Your Renovation Money Back?

This is one of the biggest misconceptions homeowners have.

Not every renovation adds the same value.

While kitchens and bathrooms often provide a good return on investment, highly customized renovations may not appeal to future buyers.

Before committing to a major renovation, ask yourself:

• Will this improve my daily life?

• How long do I plan to stay?

• Is the renovation primarily for my enjoyment or resale value?

• Will I recover much of the cost if I sell in a few years?

Even if a renovation doesn't return every dollar invested, it may still be worthwhile if it significantly improves your quality of life.

A Word of Caution About Over-Renovating

Before investing tens of thousands—or even hundreds of thousands—of dollars into renovations, it's important to make sure the improvements you're planning are appropriate for both your home and the surrounding neighbourhood.

While it's natural to want the very best finishes and features, over-improving a property doesn't always translate into a higher selling price. Buyers generally compare your home to similar properties in the area, and there can be a limit to what they're willing to pay, regardless of how extensive the renovations are.

Think carefully about whether your renovation plans are in keeping with the style, size, and value of homes in your neighbourhood. A beautifully renovated kitchen or updated bathroom can certainly add appeal, but creating a home that's significantly more expensive than comparable properties nearby may mean you don't recover a large portion of your investment when it's time to sell.

I've seen this happen firsthand. A home in my neighbourhood—similar in style and location to many others—underwent an extensive renovation. Homes of that type in the area typically sell in the mid-$500,000s to low-$600,000s. Confident that the renovations justified a much higher price, the owners listed the property for $815,000.

The market had a different opinion.

After receiving little buyer interest, the home was reduced first to $729,900, and then again to $625,000.

While every property and market is different, the lesson is an important one: the most expensive renovation isn't always the smartest investment.

Before committing to major renovations, it's wise to understand what buyers in your neighbourhood are actually willing to pay. Consulting with your REALTOR® before starting a significant project can help you identify which improvements are most likely to add value—and which ones may leave you disappointed when it's time to sell.

A little planning today can help protect one of your largest investments and ensure your renovation dollars are working for you, not against you.

Consider the Full Cost—Not Just the Renovation

A renovation budget is only part of the picture.

Think about your ongoing costs after the project is complete.

Will you still have:

• High heating and cooling bills?

• Expensive property taxes?

• Large insurance premiums?

• Ongoing maintenance?

• Lawn care?

• Snow removal?

• Roof replacement?

• Aging windows?

• Future repairs?

Sometimes homeowners invest significant amounts into updating a home but still face the same long-term expenses that prompted them to consider moving in the first place.

A newer or smaller home may reduce many of these costs while providing a lifestyle that's easier to enjoy.

Accessibility Matters More Than You Think

Many homeowners don't begin thinking about accessibility until they absolutely have to.

Planning ahead gives you more choices.

If you're considering major renovations, think about how your needs may change over the next 10 to 20 years.

Features worth considering include:

• Main-floor living

• Wider hallways and doorways

• Walk-in showers

• Minimal or no stairs

• Improved lighting

• Non-slip flooring

• Lever-style door handles

• Easy-to-maintain outdoor spaces

If making these changes becomes too expensive or impractical, moving to a home that already includes many of these features may be the more sensible option.

Don't Forget the Emotional Side of the Decision

A home is much more than bricks and mortar.

It's where birthdays were celebrated, holidays were shared, children grew up, and memories were made.

Leaving a family home can be emotional, and that's perfectly normal.

At the same time, holding onto a home solely because of memories may prevent you from fully enjoying the next chapter of your life.

The memories move with you.

Your photographs, traditions, friendships, and family remain part of your life no matter where you live.

Sometimes the best way to honour those memories is by choosing a home that supports the life you want to live today.

Planning Ahead Gives You More Choices

One of the biggest advantages of making this decision before it becomes urgent is that you remain in control.

When you have time on your side, you can compare renovation costs, visit different neighbourhoods, explore housing options, and make thoughtful decisions without unnecessary pressure.

If you decide to move, you can wait for the right home to become available instead of feeling rushed into purchasing one that doesn't truly meet your needs.

Likewise, if you choose to renovate, you can carefully select contractors, establish a realistic budget, and schedule the work at a pace that suits you.

Waiting until circumstances force a decision can make the process far more stressful. Health concerns, mobility challenges, or unexpected life events can limit your options and make both renovating and moving more difficult.

The real estate market can also play an important role. Planning ahead gives you the flexibility to buy and sell when conditions are favourable rather than when time is working against you.

Ask Yourself These Questions

Before making a decision, consider these questions:

• What do I love most about my current home?

• What frustrates me the most?

• Will renovating solve the real problem?

• How long do I plan to stay?

• What will my lifestyle look like in five, ten, or twenty years?

• Would a different home allow me to enjoy retirement more?

• Am I spending more time maintaining my home than enjoying it?

• Which option will give me the greatest peace of mind?

Your answers will often point you toward the right decision.

There Isn't a Right Answer for Everyone

Some homeowners will find that renovating allows them to stay in the home and neighbourhood they love for many years to come.

Others will discover that moving to a bungalow, condo, or a more manageable home better supports their lifestyle, finances, and future plans.

The important thing is to make the decision based on where you want your life to go—not simply where you live today.

Need Help Exploring Your Options?

If you're wondering whether it makes more sense to renovate or move, I'd be happy to help you evaluate both options.

Together, we can discuss your goals, review your home's current market value, compare the costs and benefits of renovating versus moving, and explore the housing options available in the Ottawa area.

There's no pressure and no obligation—just an honest conversation focused on helping you make the decision that's right for you.

After all, the best home isn't necessarily the one with the newest kitchen or the biggest backyard. It's the one that supports the lifestyle you want to enjoy for years to come.

Click HERE to chat about your plans.