If you’ve been watching Ottawa’s housing market and wondering whether things picked up in October, the answer is: a little.

More homes sold than in September, and fewer new listings came onto the market. That helped ease some of the pressure on sellers. Buyers, though, still had plenty of choice, and prices were lower than they were a year ago.

Let’s walk through what happened and what it could mean if you’re thinking about a move.

Sales Picked Up Slightly

A total of 1,048 residential properties sold through Ottawa’s MLS® System in October. That was up 3.8% from September, but down 10.7% from October 2025.

So, while activity improved from the previous month, it was still quieter than last year.

Looking at the first ten months of 2026, there were 11,335 sales, down 7.3% from the same period in 2025. Meanwhile, new listings were up 3.4%.

That helps explain why buyers have had more options and why sellers have been facing more competition.

Fewer Listings Helped Narrow the Gap

October brought 2,382 new listings, down 18.6% from September and 1.2% from a year earlier.

That monthly drop matters. When fewer homes come onto the market while sales increase, the gap between incoming listings and purchases starts to narrow.

Still, October wasn’t short on new listings. It had the third-highest October total since 2016, with 26.1% more new listings than the previous ten-year October average.

The number of homes available also declined. There were 4,582 active listings, down 4.8% from September, but still 6.4% above October 2025.

In everyday terms, sellers had a little less competition than in September, while buyers still had a sizeable selection.

Prices Edged Lower

The average residential sale price was $678,512, down 1.0% from September and 4.5% from October 2025.

The median sale price was $622,000, down 0.5% from September and 3.9% from a year earlier. The median is the middle sale price, with half of the homes selling above that amount and half below.

After average prices stayed within a fairly narrow range from July through September, October brought a small decline.

These figures help describe the overall market, but they don’t tell us exactly what an individual home is worth. Location, property type, condition and the competing homes nearby all matter. The mix of homes sold can also affect the citywide average.

Was October the Start of a Turnaround?

There were encouraging signs, but one month doesn’t establish a trend.

The sales-to-new-listings ratio rose from 34.5% in September to 44.0% in October. That means there were about 44 sales for every 100 new listings during the month.

Months of inventory also eased from 4.8 to 4.4. This estimates how long it would take to sell the available homes at the month’s sales pace, assuming no new listings were added.

Both measures improved from September, but they were softer than last October, when the ratio was 48.7% and inventory stood at 3.7 months.

Seasonality played a part, too. New listings normally decline between September and October. This year’s drop was larger than the typical decline over the previous ten years, but we’ll need to see whether the improvement continues.

What This Means if You’re Buying

More choice gives you room to compare homes carefully.

You can look beyond the photos and ask how each property would fit your everyday life. Consider the layout, maintenance, location and any work you might need to take on.

Depending on the home and the seller’s circumstances, there may also be room to discuss price, conditions or the closing date. That will vary from one listing to another.

The useful question is: Does this home make sense for my needs and my budget?

A quieter market can give you more breathing room to answer that.

What This Means if You’re Selling

Homes are selling, but buyers have alternatives.

That makes it especially important to price your home using recent comparable sales and to understand what else buyers can choose from today.

Preparation and presentation matter as well. A clean, welcoming home, good photography and clear information help buyers understand what your property offers.

If your home is already listed, showing activity and feedback can help us decide whether the approach needs adjusting. October’s improvement is welcome, but it doesn’t remove the need for a realistic plan.

Planning Your Next Move

October brought a little more balance to Ottawa’s housing market, although conditions continued to lean in buyers’ favour.

Borrowing costs, employment uncertainty and housing policy remain factors to watch as we head into winter. For anyone planning a move, the most useful starting point is the market for the type of home you’re selling or hoping to buy.

If you’re considering buying or selling in Orléans, Ottawa or the surrounding area, I’d be happy to help you work through the numbers and your options.

We can start with a conversation about what you need, what your timeline looks like and what would make the move worthwhile for you. Book your no-obligation conversation here.

Source: Ottawa Real Estate Board, October 2026 market statistics.

You like your neighbourhood.

You know where to get your groceries, have a favourite place for coffee and enjoy the walking paths nearby. Perhaps you have neighbours who have become friends, and family lives a short drive away.

But the house itself may no longer fit quite as well.

There are rooms you rarely use. The yard takes more time than you want to give it. Or you’re simply ready for a home with fewer stairs and less space to look after.

Wanting a different home doesn’t necessarily mean wanting a different community.

Before assuming you would have to leave the neighbourhood you enjoy, it’s worth exploring whether another property nearby could offer a better fit.

What Would You Like to Keep About Where You Live?

Start with what you enjoy about your current location.

Is it the people on your street? Being close to family? Familiar shops, recreation facilities or a particular walking route?

Try to be specific. “I want to stay in my neighbourhood” can mean different things.

For one person, it means staying within walking distance of friends. For another, it means continuing to use the same stores and services, even if they live a few minutes farther away.

You might ask yourself:

• Which places do I visit most often?

• Who do I want to remain close to?

• What do I enjoy being able to walk to?

• Would a short drive still feel convenient?

• Are there particular streets or nearby areas I would consider?

These answers help define the search. They also help us understand whether staying close means a few streets, the same neighbourhood or a slightly wider part of the community.

What Would You Like the Next Home to Make Easier?

Once you know what you want to keep about the location, consider what you would like to change about the property.

Perhaps you want laundry on the main floor, a smaller yard or fewer rooms to clean. You may want a bedroom and bathroom on the same level, more convenient parking or somewhere you can comfortably welcome family without maintaining a large house.

Focus on the responsibilities and features that matter to you.

A smaller home isn’t automatically more manageable. It could still have several staircases, limited storage or a yard that requires considerable attention. A bungalow may offer main-floor living while still coming with a large lot and a full basement.

The question is whether the next property would make your everyday routine easier.

A useful starting point is to make two short lists: what the next home needs to offer and what you would prefer to leave behind.

The Right Fit May Be a Different Style of Home

If you want to remain in a particular area, it helps to be open to more than one property style.

Depending on the neighbourhood, the options might include a smaller detached home, a bungalow, a condominium apartment or a townhome with different maintenance arrangements.

Each deserves a closer look.

A condo apartment may reduce the exterior work you personally handle, but you would need to consider the building, parking, elevators, storage, rules and monthly fees.

A smaller freehold home may give you outdoor space and independence, while leaving you responsible for the roof, yard and snow removal.

A townhome might offer a convenient location and suitable amount of space, but the stairs could make it less practical for your needs.

We can compare how each property would work for you rather than relying on the label alone.

For condominium properties, your lawyer should review the status certificate and related documents so you understand the legal and financial considerations. A qualified home inspector can help assess the condition of a property you are considering.

Be Realistic About What Is Available Nearby

Some neighbourhoods offer a wide range of housing. Others consist mainly of similar homes built during the same period.

If you live in an area dominated by larger two-storey houses, there may be relatively few smaller homes or bungalows nearby. Suitable properties may come up only occasionally.

That doesn’t mean staying close is impossible. It does mean we need to look at the actual options before building a plan around them.

We can review what is currently listed, what types of properties have sold in the area and how closely those homes match your priorities.

Past listings can help you understand the local housing choices, although they cannot tell us when another suitable home will become available.

Sometimes the search confirms that there are realistic options. Other times, it shows that one or two preferences may need to change.

Decide Which Compromises You Could Live With

You may find a home in an ideal location that has less storage than you hoped. Another might offer the layout you want but be farther from your favourite shops.

It helps to decide which features are essential and where you have some flexibility.

Would you consider a condo instead of another detached home? Would you accept a smaller guest bedroom to have laundry on the main floor? Could you live a few minutes farther away if the property offered a much better layout?

There is no single right answer.

However, be careful about accepting a compromise that brings back the very problem you are trying to solve. If stairs are the main reason for moving, a nearby home with several levels may not be a useful solution.

The goal is to keep what matters about your location while making a worthwhile improvement to your living situation.

A Slightly Wider Search May Still Feel Close to Home

Sometimes expanding the search by a few streets opens up different housing choices.

You may still be close enough to visit neighbours, shop at familiar stores and continue your usual activities, even if your mailing address changes to an adjoining neighbourhood.

Before ruling an area in or out, try the trips you would actually make.

Visit the grocery store from the property. Look at the route to a friend’s home. Check whether the walk to a favourite park is as convenient as it appears on a map.

If transit is part of your routine, review the service from that specific location.

A nearby property can feel less convenient because of the route involved, while a home slightly farther away may work quite well. It’s worth checking rather than judging by distance alone.

You May Need Time to Find the Right Opportunity

When the location is specific and the property requirements are important, patience may be part of the process.

If your current home remains manageable and your timing is flexible, you may have the opportunity to watch for a suitable listing rather than make an immediate move.

We can set up a focused search and use the time to learn which layouts and property styles appeal to you. Visiting a few appropriate homes can also help refine your priorities.

There is no guarantee that the right property will become available within a particular timeframe. That’s why it helps to discuss both your preferred plan and what you would do if the search takes longer than expected.

You can also decide whether there are practical ways to make your current home easier to manage while you look, such as arranging help with yard work or snow removal.

Understand the Moving Pieces Before Making Commitments

Finding another home nearby is one part of the move. Coordinating its purchase with the sale of your current property is another.

Before making commitments, we should discuss your preferred timing, the preparation your current home may need and the availability of suitable properties.

Your lender or mortgage professional can explain what you qualify for and whether any financing arrangements would be available for your circumstances. Your lawyer can advise on the legal details of the transactions.

Having those conversations early helps you understand your options before a property catches your attention.

You don’t need to have every detail settled before we begin looking. But you should know which questions need answers before proceeding.

Moving Nearby Is Still a Move Worth Planning

It’s easy to think a move will be simple because the next home is only a few streets away.

You will still need to sort belongings, arrange movers, update your address and decide what will fit in the new space.

Measure the furniture you want to bring and compare it with the rooms and storage available. Think about what you use regularly and what you would like to have room for.

A smaller property should still support the things you enjoy, whether that means having friends for dinner, working on a hobby or welcoming visiting family.

You’re choosing a home for your next chapter, and those details belong in the plan.

You May Be Able to Change Homes Without Leaving What You Enjoy

If you like your neighbourhood but your house is becoming more than you want to manage, it’s worth finding out what else is nearby.

The answer may be a different style of home, a slightly wider search area or a longer timeline. You may also decide that staying where you are, with some additional help, makes the most sense for now.

You don’t have to decide to sell before exploring the possibilities.

As a Seniors Real Estate Specialist® serving Ottawa, Orléans, Cumberland and surrounding communities, I can help you compare the local options and consider how they fit your priorities.

Let’s have a no-obligation conversation about what you would like to keep, what you would like to change and whether a different home nearby could make that possible.

A home should fit your life. Book your no-obligation conversation Here

When there’s snow in the forecast, a garage can move up the wish list pretty quickly.

The thought of getting into your vehicle without brushing off snow or scraping the windshield is appealing. So is bringing groceries inside without standing in the wind.

But before you picture yourself parking indoors, there’s a practical question to answer.

Will your vehicle fit—and will there still be room for everything else you want to keep in there?

A listing that says “single-car garage” or “double-car garage” gives you a starting point. Taking a closer look will help you understand whether the space would work for you.

Start With How You Want to Use the Garage

For some buyers, the priority is simple: park the car inside.

For others, the garage also needs to hold bicycles, tools, tires, a lawn mower, a snowblower and the outdoor furniture cushions.

Perhaps you would like a workbench. Or you want somewhere convenient for garbage and recycling bins.

There’s nothing wrong with asking a garage to serve several purposes. You just need to make sure those purposes can fit together.

Before a showing, make a short list of what you would expect to put in the garage. Separate the things that need floor space from items that could go on suitable shelves or wall storage.

That gives you something more useful to work with than, “It looks about the right size.”

Measure Your Vehicle Before You Measure the Garage

Most of us know the make and model of our vehicle. Fewer of us know exactly how much space it needs.

Check the length, width and height, including mirrors and any roof rack or accessories. Manufacturer specifications can help, but confirm what the measurements include.

Then think about using the vehicle once it is parked.

Can you open the driver’s door comfortably? Would a passenger need to get out before you pull in? Is there room to help a child out of a car seat or unload something from the back seat?

If you drive an SUV or hatchback, consider the room needed to open the rear hatch. You may also need space behind the vehicle to stand and unload groceries.

A vehicle fitting inside with the doors closed is only part of the picture.

Check the Usable Space

Listing measurements are helpful, but they may not tell you everything about how a garage will function.

With permission, take measurements during the showing or arrange a return visit if the property interests you.

Look at:

• The width and height of the garage door opening

• The interior width and depth

• Any narrower areas or projections

• Steps leading into the house

• Shelving, cabinets or a workbench

• Ceiling clearance and the garage door’s operating space

Steps at the back of the garage can reduce the depth available for parking. Cabinets along one wall may leave less room to open a vehicle door.

Also ask which storage fixtures are included in the sale. Shelving that makes the garage look well organized may belong to the seller and leave with them.

The goal is to understand the space you would actually have available.

Leave Yourself Room to Get In and Out

You probably don’t want every trip to the car to involve squeezing sideways between a mirror and a shelving unit.

Think about who will use the garage and how much room they need.

Would you be carrying bags? Helping children? Moving a stroller, walker or other equipment beside the vehicle?

If there is an entrance from the garage into the house, consider the full route. Can you walk from the vehicle to that door without stepping around bins or stored items? Does the door have room to open?

A clear, convenient route matters more than fitting one more storage shelf into the corner.

Where Will Everything Else Go?

This is where a garage can start to feel smaller.

One bicycle doesn’t take up much space until you add another bicycle, winter tires, a lawn mower and a snowblower.

Think about what needs to be accessible throughout the year.

The snowblower needs a practical route outside in winter. Bicycles should be reasonably easy to get out when you want to use them. Garbage and recycling bins need to be moved regularly.

If getting an item out requires moving the vehicle every time, would that bother you?

Wall storage may help, but consider whether hanging items would interfere with vehicle doors or the walking route. Heavy storage systems and ceiling racks need appropriate installation. Ask a qualified installer about suitability, placement and load limits.

Good storage can make a garage more useful, but it can’t create unlimited space.

A Double Garage Deserves a Closer Look Too

A double garage may sound like plenty of room, especially if you currently have a single garage.

However, two vehicles can take up a considerable amount of that space.

Measure both vehicles and think about them parked together. Would there be enough room between them to open doors? Would storage along the side walls make parking awkward?

The size and position of the garage doors also matter. Separate doors, a wider single opening and the layout of the driveway can each affect how convenient it is to pull in.

If parking two vehicles indoors is a priority, make that part of the property evaluation.

Don’t Forget the Driveway

The garage doesn’t work on its own. You also need to get into it comfortably.

Look at the approach from the street, the driveway width and any turn needed to line up with the door.

Consider what happens when another vehicle is parked outside. Would you need to move it to get your car out? Where would visitors park?

In winter, think about where cleared snow could go and whether snowbanks might reduce the space available to manoeuvre.

These are useful questions whether you are looking in Orléans, Cumberland or elsewhere in the Ottawa area.

What If the Garage Is Full During the Showing?

A garage packed with the seller’s belongings can be difficult to assess.

You may not be able to see the full floor area or measure every section. Avoid moving stored items yourself or assuming that the hidden space will be suitable.

Let me know what you need to confirm. We can ask for additional information and discuss whether another visit or better access can be arranged.

If appropriate and permitted, it may also be possible to check how your vehicle fits. That should be arranged in advance, with the seller’s permission.

It’s better to clarify an important requirement before making a decision.

Size and Condition Are Different Questions

Measuring helps you decide whether the garage suits your needs. Its condition requires separate attention.

A qualified home inspector can assess accessible garage components within the scope of the inspection and identify concerns that may need further investigation.

Questions about the garage door, opener, electrical work or structural issues may require an appropriate specialist.

If you are considering adding electric vehicle charging, have a licensed electrical contractor assess what would be required. An existing outlet alone doesn’t tell you whether a suitable charging setup is available.

And if the property is a condominium, confirm the applicable parking, storage and alteration rules, with legal advice where needed.

Would You Actually Park in It?

After looking at the measurements and storage needs, come back to your original reason for wanting a garage.

If your priority is indoor parking, does the property make that practical?

Or would the vehicle end up outside because the garage is needed for everything else?

You may be comfortable using a garage mainly for storage or hobbies. The important thing is knowing that before you buy, particularly if indoor parking is one of the reasons you are interested in the home.

A garage should work for the way you live, just like the kitchen, bedrooms and outdoor space.

If you’re thinking about buying in Orléans, Cumberland or the surrounding Ottawa area, I can help you look at the practical details that are easy to overlook during a showing.

Sometimes a measuring tape and a few extra questions can tell us quite a lot.

Let’s have a no-obligation conversation about what you would like your next home to offer.

Find a Home That Fits Your Life. Book your no-obligation conversation here!