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!

Fall in Ottawa is a good time to prepare your home for winter. Eavestroughs need attention, outdoor water lines need to be winterized, heating systems need servicing, and snow-removal arrangements need to be made.

But what happens when the seasonal checklist starts to feel harder to manage?

Perhaps climbing a ladder no longer feels comfortable. Carrying patio furniture has become difficult. You’re worried about shovelling, or you simply don’t want to spend your time organizing repairs and appointments anymore.

It’s worth paying attention to those feelings. There are several ways to make the work more manageable, and the best choice depends on your circumstances, resources and preferences.

Notice What Has Become Difficult

Sometimes the change is gradual. A job that once took an afternoon now takes several days. You find yourself putting things off, or you’re uncomfortable doing tasks you previously handled without much thought.

Consider which parts of maintaining your home are becoming challenging:

• Physical work, such as lifting, raking or clearing snow

• Tasks involving ladders, awkward reaching or uneven ground

• Remembering inspections and service appointments

• Finding reliable people and coordinating their visits

• Paying for maintenance and unexpected repairs

• Keeping up with a large yard or property

Be honest with yourself about what feels comfortable and what requires help. You don’t need to wait for an injury or an urgent repair before changing your approach.

Hiring Help May Make Staying More Manageable

If you enjoy your home and want to stay, paying for help may be a practical option—if you have the resources.

Depending on your needs, you could arrange:

• Eavestrough cleaning and exterior maintenance

• Lawn care and seasonal yard cleanup

• Snow removal, including steps and walkways

• Heating-system servicing

• Small repairs through a qualified handyman or appropriate tradesperson

• Help storing outdoor furniture and putting up holiday decorations

You can choose help for particular jobs rather than handing over everything.

Before hiring someone, confirm what is included, how scheduling works, and whether they have appropriate qualifications and insurance. For snow removal, be clear about which areas will be cleared and when service takes place.

It also helps to look at the annual cost. Several smaller bills can add up, so compare the full expense with your budget.

Hiring help can reduce the physical work, although someone still needs to manage appointments, payments and decisions.

Family Help Can Be Valuable—When It’s Available

Family members may be willing to help with a seasonal cleanup, move furniture into storage or coordinate service appointments.

A conversation about specific tasks is usually more useful than a general request for help.

For example:

“Could we choose a Saturday to put away the patio furniture and get things ready for winter?”

Or:

“Would you be able to help me arrange someone to clean the eavestroughs?”

Discuss what each person can realistically take on. Distance, work, health and other responsibilities can affect availability, even when everyone wants to help.

It’s also wise to have a backup plan for time-sensitive jobs. Snow removal and urgent repairs may need attention when family members are unavailable.

And some tasks belong with a professional. A willing family member may not have the equipment or experience for roof work, electrical repairs or other specialized jobs.

Could Your Current Home Be Made Easier to Manage?

Before considering a move, look at whether changes to your current property could reduce the workload.

Simpler landscaping, fewer seasonal decorations, more convenient storage or replacing worn materials may make a difference. Moving frequently used items to accessible locations can also reduce unnecessary lifting and reaching.

The important question is whether those changes would meaningfully address the difficulties you’re experiencing.

A smaller garden may help with yard work, but it won’t resolve a long staircase, a difficult entrance or the responsibility of maintaining an older house. Consider the whole picture before investing in changes.

A Different Home May Offer a More Manageable Lifestyle

Sometimes the responsibilities of the property have become greater than you want to carry.

A smaller home, a property with a smaller lot, or a condominium may reduce certain maintenance demands. Moving closer to family or services may also make daily life more convenient.

However, a smaller home is not automatically easier to maintain. A bungalow can still have a large yard, an aging roof and significant upkeep. A newer property still needs regular care.

When comparing homes, consider:

• The amount of exterior work required

• Steps, stairs and access from parking

• The age and condition of major components

• Storage and everyday convenience

• Access to family, shopping and services

• The ongoing costs and responsibilities

Think about an ordinary week—and a snowy January morning—as well as how the home looks during a showing.

Understand What a Condominium Takes Care Of

Condominium living may remove some responsibilities from your personal checklist, but the arrangements vary.

Depending on the property, the condominium corporation may look after certain exterior maintenance, landscaping and snow removal. Owners remain responsible for other items.

Before buying, confirm exactly what is covered and what you would still need to manage. Review the condominium documents and status certificate with your lawyer.

Monthly fees, the corporation’s financial position and the possibility of special assessments also belong in the comparison. Maintenance still has a cost, even when you aren’t personally arranging every job.

The goal is to understand whether the property would actually make your life easier.

Compare the Costs Along With the Workload

It can be helpful to compare three practical options:

• Staying and hiring more help

• Staying with a realistic combination of family and professional support

• Moving to a home with more manageable responsibilities

Include regular maintenance, utilities, property taxes, insurance and likely repairs. If you’re considering a move, include moving expenses and transaction costs, along with any condominium fees.

Cost matters, but so do your time, energy and comfort. Ask yourself how much responsibility you want to keep and how much you would prefer someone else to handle.

Make the Seasonal Plan Fit Your Circumstances

You don’t need to make a housing decision just because fall maintenance feels tiring. Start by identifying what needs attention and arranging help for the jobs you can no longer comfortably manage.

And yes, if outdoor holiday decorations are part of your tradition, arrange to put them up on a mild day—before it’s so cold that you freeze your fingers! That might be a good job to share with family or hire someone to do.

Over time, notice whether the support you’ve arranged is working. Does your home feel manageable again, or are the responsibilities still weighing on you?

A Conversation Can Help You Explore the Options

As a Seniors Real Estate Specialist® serving Ottawa, Orléans, Cumberland and surrounding communities, I help people consider how their housing choices fit their circumstances.

That can include discussing a more manageable home, understanding the practical differences between properties, or connecting you with professionals who may help you maintain your current home.

You don’t need to have decided to move before we talk.

If seasonal maintenance is becoming difficult, let’s have a no-obligation conversation about your options and what would make life easier for you.

Book your no-obligation conversation Here

Fall in Ottawa gives us some beautiful days, but it also gives us a fairly short window to get our homes ready for winter.

Whether you’re in Orléans, Cumberland or elsewhere in the Ottawa area, a little preparation now can help prevent unpleasant surprises when the temperature drops. Most of these jobs are also much more comfortable to tackle before you’re wearing a winter coat and trying to work with frozen fingers!

Here are the things I suggest checking before winter arrives.

Start With a Walk Around Your Home

Take a slow walk around the outside of your property. Look for anything that has changed, become loose or needs attention.

Check siding, exterior trim, steps, railings and the areas around windows and doors. Watch for gaps, damaged caulking and places where water could enter.

Look at your roof from the ground for missing or damaged shingles. If something doesn’t look right, have a roofing professional take a closer look. You don’t need to climb onto the roof yourself to identify a possible concern. If you haven’t had your roof checked from above in the last couple of years, find a service who can take drone images to check for issues around flashings, vent pipes, chimneys and shingles.

It’s easier to arrange repairs before snow and ice make access difficult.

Clear the Eavestroughs and Check the Downspouts

Once the leaves have fallen, make sure your eavestroughs and downspouts are clear. Leaves and other debris can interfere with drainage.

Check for loose sections, leaks and downspouts that have become disconnected. Make sure water drains away from the foundation and doesn’t discharge onto a walkway where it could freeze.

The Government of Canada recommends checking eavestroughs and downspouts in both fall and spring. If the job involves working at a height, consider hiring someone with the equipment and experience to do it safely.

Put the Outdoor Water Systems to Bed

Disconnect garden hoses, drain them and put them away before freezing weather arrives.

Prepare outdoor faucets according to their design. Where there is a dedicated indoor shut-off, shut off and drain the outdoor line as appropriate. Frost-free faucets also need their hoses disconnected so they can drain properly. If you’re unsure how your system works, ask a plumber.

Have irrigation systems winterized, and empty rain barrels before temperatures drop below freezing. Follow the manufacturer’s instructions for storage. 

Give Your Heating System Some Attention

Don’t wait for the first very cold morning to discover that your heating system needs service.

Arrange a professional checkup for your furnace, boiler or heat pump. Check the filter and clean or replace it according to the manufacturer’s instructions.

Keep heating vents clear of furniture, rugs and boxes. Check that outdoor intake and exhaust openings are unobstructed, and keep them clear of snow throughout winter.

Natural Resources Canada recommends scheduling heating-system maintenance in the fall, before the system is working through the colder months.

If you use a wood-burning fireplace or stove, arrange any needed inspection and chimney cleaning before lighting the first fire.

Check Windows, Doors and Drafts

A small draft in October can become a much less pleasant draft in January.

Check weatherstripping around exterior doors, including the door between your home and an attached garage. Look for gaps around windows and inspect door sweeps.

Repair or replace worn materials where needed. Follow product instructions, including the temperature requirements for applying exterior caulking.

Avoid sealing intentional ventilation openings. The goal is to address unwanted drafts while keeping the home’s ventilation working properly.

Test Your Smoke and Carbon Monoxide Alarms

Fall maintenance is a good reminder to check your alarms, although testing should be part of your routine throughout the year.

Test smoke and carbon monoxide alarms monthly. Check their age and replace batteries or the entire alarm as directed by the manufacturer. The City of Ottawa recommends monthly testing of both types. 

Make sure everyone in your household knows what to do if an alarm sounds.

Get Entrances and Snow Equipment Ready

Before the snow arrives, check your steps, walkways and handrails. Address loose railings, uneven surfaces and other problems that could become harder to see under snow.

Make sure entrance lights work and your house number is visible.

Bring shovels and suitable ice-control products somewhere easy to reach. If you have a snowblower, have it serviced and check it according to the manufacturer’s instructions.

If you hire someone for snow removal, confirm the arrangements now—including which areas they will clear.

Store Outdoor Furniture and Protect Your Equipment

Clean and dry patio furniture, cushions and garden tools before storing them. Secure anything that could blow around in strong winds.

Prepare lawn equipment, barbecues and other seasonal items according to their manufacturers’ instructions.

Check the guidance for your outdoor air-conditioning equipment before covering it. An outdoor heat-pump unit that operates in winter must remain uncovered and clear of obstructions.

Put Up Holiday Decorations Before You Freeze Your Fingers

This one may not be traditional home maintenance, but it belongs on the fall list!

If you put up outdoor holiday lights or decorations, take advantage of a mild, dry day to install them. You can leave them switched off until you’re ready to celebrate.

It’s much easier to handle clips, cords and decorations before it’s so cold that you freeze your fingers.

Check lights and cords for damage before using them. Choose products rated for outdoor use, follow their instructions and keep cords out of walking paths. Use appropriate outdoor electrical protection, avoid overloading outlets, and stay well clear of overhead power lines.

Hydro Ottawa also recommends turning decorative lights off when you leave home or go to bed. 

Make a List You Can Manage

You don’t have to do everything in one weekend.

Start with the jobs that need to happen before freezing temperatures: outdoor plumbing, drainage, heating maintenance and any necessary repairs. Then work through the remaining items as weather and time allow.

If some jobs have become difficult to manage, arranging help is a practical part of looking after your home.

Whether you’re staying put or considering a move, regular maintenance helps keep your home comfortable and cared for. If you’re thinking about buying or selling in Orléans, Cumberland or the surrounding Ottawa area, I’m always happy to have a conversation about your plans.

Book your no-obligation conversation Here

If you were watching Ottawa’s housing market in September, you may have noticed more homes coming up for sale. The latest figures help explain why.

After a sharp slowdown in August, home sales edged slightly higher in September. That was encouraging, particularly because sales usually decline between those two months.

But there is another part of the story: new listings increased much faster than sales did.

So, while activity steadied, buyers had more properties to choose from, and sellers faced more competition. September gave us a pause in the decline—not enough evidence, on its own, to call it a rebound.

Let’s look at what happened and what it could mean if you are thinking about buying or selling.

Sales Were Steady, Rather Than Strong

Ottawa recorded 1,010 home sales in September, compared with 1,002 in August. That is an increase of 0.8%, although sales were still 6.6% lower than in September 2025.

Eight additional sales may not sound like much. What makes the result interesting is the seasonal pattern. Only one of the previous ten August-to-September periods saw sales increase. The typical change, measured by the median, was a decline of 5.9%.

However, we also need to remember where September started. Sales had fallen approximately 24% from July to August. A small increase after that drop means activity stabilized at a lower level; it does not mean the earlier slowdown was reversed.

Looking at July through September together, sales were down 8.2% compared with the same period last year, making it the third-lowest summer total since 2016.

It was a quieter summer overall, with a less predictable month-to-month pattern than we usually see.

More Homes Came Onto the Market

This was the bigger change in September.

There were 2,927 new listings, up 38.1% from August and 3.0% from September 2025.

An increase in listings is normal when the fall market begins. People return from holidays, routines settle down and some homeowners move ahead with selling plans. But this year’s increase was much larger than the usual seasonal rise. Over the previous ten years, the median August-to-September increase was 12.9%.

By the end of September, Ottawa had 4,813 active listings—up 7.1% from August and 7.9% from a year earlier. That was the second-highest September level since 2016.

For buyers, that means more options. For sellers, it means more homes competing for buyers’ attention.

Why the Gap Between Listings and Sales Matters

In last month’s update, one of the things to watch was whether homes were coming onto the market faster than buyers were purchasing them.

That gap widened in September.

Across July, August and September, new listings reached their highest three-month total since 2016, while sales recorded their third-lowest total for that period.

Think of a buyer looking at several similar homes. When more properties become available, that buyer has more opportunities to compare condition, location, layout and price. A home that might previously have faced only a few close competitors may now need to stand out among a larger selection.

That can give buyers more negotiating room, although the situation still depends on the particular property and the competition around it.

Prices Presented a Mixed Picture

The average residential sale price was $685,640, down 1.0% from September 2025 and nearly unchanged from August.

The median sale price was $625,000, down 0.8% from a year earlier and slightly higher than in August.

Those figures suggest that overall sale prices did not change dramatically. In fact, the average price stayed within a range of less than 1% from July through September.

However, the MLS® Home Price Index declined more noticeably. This measure helps account for changes in the mix of homes selling, providing a different view from the average or median.

Together, the figures point to relatively stable headline prices, with some underlying price softness. They do not tell us that every Ottawa home gained or lost the same amount of value.

Property Type and Location Still Matter

Sales were lower than a year earlier across the three major property categories:

• Single-family homes: 535 sales, down 4.6%.

• Townhouses: 329 sales, down 3.5%.

• Apartments: 121 sales, down 24.8%.

Apartments accounted for more than half of the net year-over-year decrease in citywide sales.

Location also made a difference. OREB President Tami Eades noted that suburban areas accounted for nearly three-quarters of September sales, while downtown and rural areas experienced more volatility and a wider gap between new listings and sales.

That is why I would not use the Ottawa-wide result alone to decide what your home is worth or how you should approach a purchase. We need to look at your neighbourhood, property type, price range and the homes buyers are comparing with yours.

What Does This Mean for Buyers?

If you are ready to buy, the larger selection may give you more opportunities to find a home that fits your needs.

You may also have more room to discuss price, conditions or timing. But having more choice does not mean every seller will accept a large discount, or that a well-positioned home will sit unsold.

Start with your budget, financing and priorities. Then compare the actual properties available to you. The goal is to make a sound decision about a home you can comfortably afford and enjoy living in.

What Does This Mean for Sellers?

Your home can still sell, but preparation and positioning deserve careful attention.

With more competing listings, buyers have more reasons to move on if the price does not match what they see. Cleanliness, lighting, presentation, professional marketing and reasonable showing access all help buyers understand what your property offers.

Pricing should reflect current comparable sales and active competition. Once listed, showing activity and buyer feedback can help us assess whether the strategy is working.

What Should We Watch Next?

New listings declined in both October and November in each of the previous ten years. The coming months will show whether September’s increase eases with the usual seasonal pattern or leaves inventory elevated for longer.

For now, September’s message is fairly straightforward: sales steadied, supply increased, and conditions shifted further toward buyers.

If you are thinking about buying, selling, downsizing or rightsizing in Orléans, Cumberland or elsewhere in Ottawa, let’s look at how these conditions apply to your plans. A citywide headline is useful background, but your next step should be based on your circumstances.

Book your no-obligation consultation. Call 613-853-5807, email steve@stevesicard.ca, 

Market information based on the September 2026 Ottawa Real Estate Board figures supplied for this article.

Coordinating a Home Sale With a Move to a Retirement Residence

Moving from a longtime home to a retirement residence involves two connected transitions.

The first is choosing a residence, suite and level of support. The second is preparing and selling the current home. When families treat these as completely separate projects, dates and decisions can become difficult to coordinate.

A single working plan can make the process more manageable.

Confirm the Residence Before Committing to a Sale Timeline

Before setting a listing date, understand the residence’s process.

Ask about:

• Suite availability

• Deposits and agreements

• Monthly costs

• Included services

• Required assessments

• Move-in dates

• Notice requirements

• Refund or cancellation provisions

• What furniture will fit

• Whether additional support can be added later

A residence representative can explain its policies. A lawyer can review contractual questions when appropriate.

Do not assume that the preferred suite will still be available several months later or that the home needs to be sold before a suite can be reserved.

Work Backward From the Preferred Move

Once the residence timing is clearer, build a schedule backward.

The plan might include:

1. Measuring the new suite

2. Deciding what will move

3. Distributing or selling other belongings

4. Completing essential home repairs

5. Arranging cleaning and staging

6. Photographing and listing the property

7. Reviewing offers

8. Coordinating the move and closing

These steps may overlap, but writing them down helps the family understand what needs to happen and who will be responsible.

Decide Whether to Move Before or After Listing

Some homeowners remain in the property while it is shown. Others move to the residence first and list the home afterward.

Moving first may make sorting, preparation and showings easier. It can also allow the homeowner to settle into the residence without the disruption of buyer visits.

However, this approach may temporarily create two sets of housing expenses.

Remaining in the home avoids that overlap but can make preparation and showings more tiring.

The decision should consider:

• Finances

• Health and mobility

• Available family help

• The amount of preparation required

• Suite availability

• Comfort with showings

• Local market conditions

There is no universal sequence that is right for everyone.

Sort According to the New Space

Instead of asking, “What should we get rid of?” begin with, “What do we want to bring?”

Obtain measurements and, if possible, a floor plan for the new suite. Identify the furniture, photographs, artwork and personal belongings that will make it feel familiar.

From there, divide the remaining items into practical categories:

• Family

• Donate

• Sell

• Recycle

• Dispose

• Review later

A limited “review later” category can keep the process moving when a decision is emotionally difficult. There are companies that provide downsizing services that include helping with the sorting. 

Prepare the Property Without Overdoing It

A longtime home does not need to be completely modernized before selling.

The most useful work often includes:

• Addressing obvious defects

• Improving lighting

• Deep cleaning

• Reducing clutter

• Completing minor repairs

• Improving the entrance

• Removing damaged or worn items

• Presenting rooms according to their intended use

Before spending money on a major renovation, obtain advice about whether buyers are likely to recognize enough added value.

Keep Communication Organized

When several relatives and professionals are involved, communication can become confusing.

Designate one family contact—with the homeowner’s agreement—to coordinate schedules and share updates. That person does not replace the homeowner as decision-maker. The role is to ensure everyone receives consistent information.

A shared calendar or written checklist can track residence appointments, contractor visits, showings, legal matters and moving dates.

Plan the Move With the Person, Not Just the Possessions

The emotional side of the move deserves as much attention as the logistics.

If possible:

• Visit the residence more than once

• Attend a meal or activity

• Decide where favourite belongings will go

• Arrange the suite before arrival

• Preserve familiar routines

• Allow time for goodbyes

• Avoid scheduling too many decisions on the same day

A move can be the right decision and still involve grief, uncertainty or fatigue.

One Coordinated Plan Reduces Pressure

Residence staff, family members, movers, lawyers and real estate professionals each have different responsibilities. The process becomes easier when those roles are coordinated around one realistic timeline.

As a Seniors Real Estate Specialist®, I can help manage the real estate portion, develop the sale schedule and work alongside the residence and professionals your family selects.

You do not need to wait until a suite has been chosen or the house is ready to list. An early conversation can identify the decisions ahead and help prevent the move from becoming an emergency.

schedule your personal, no obligation consultation Here

Most sellers do not have the option of moving out before their home is listed. They continue working, preparing meals, caring for children or pets and managing an ordinary routine while buyers come through the property.

That can feel intrusive, especially when a home remains on the market for longer than expected. A practical showing plan can make the experience much more manageable.

Prepare for Real Life, Not Perfection

A home does not need to look untouched every hour of the day.

The objective is to create a clean, welcoming property that buyers can understand easily. Start by simplifying the rooms buyers are most likely to notice:

• Entryway

• Kitchen

• Living and dining areas

• Primary bedroom

• Bathrooms

• Main storage areas

• Backyard or balcony

Remove items you will not use before moving and give everyday belongings an easy place to go. A basket or container in each frequently used room can make last-minute tidying much faster.

Complete the Larger Preparation Before Listing

Once showings begin, you should not still be completing disruptive projects unless absolutely necessary.

Before professional photography, try to finish:

• Minor repairs

• Touch-up painting

• Deep cleaning

• Decluttering

• Exterior tidying

• Light-bulb replacement

• Window cleaning

• Furniture adjustments

Doing this work in advance allows you to concentrate on maintaining the home instead of constantly preparing it.

Establish a Simple Daily Routine

The easiest showing routine is one you can repeat quickly.

Each morning:

• Make the beds

• Clear bathroom counters

• Put dishes away

• Open curtains or blinds

• Remove obvious clutter

• Empty visibly full wastebaskets

• Check for pet hair or odours

Before leaving for a showing:

• Turn on the lights

• Put toilet lids down

• Clear the kitchen sink

• Secure medication and valuables

• Take pets with you when possible

• Make sure exterior access is safe

A written checklist near the door can reduce the feeling that you have forgotten something.

Plan for Children

Trying to maintain a display-home appearance with children can create unnecessary stress.

Give each child a clearly labelled bin or basket for toys and personal belongings. Before a showing, those items can be gathered quickly without needing to organize them perfectly.

It may also help to limit the number of toys or activities available during the listing period. Pack less frequently used belongings early and keep a smaller selection accessible.

Explain the process in an age-appropriate way. Children may respond better when they understand why people are visiting and what the family is working toward.

Plan for Pets

Pets are part of the family, but not every buyer is comfortable around animals. Pets can also become frightened or escape when unfamiliar people enter.

Whenever possible, arrange for pets to leave during showings. Prepare a portable bag with leashes, food, medication, waste bags and anything else you may need.

Pay particular attention to:

• Litter boxes

• Food bowls

• Yard cleanup

• Pet hair

• Scratched doors or trim

• Bedding and odours

Never assume that a note asking buyers not to let a pet out will be enough to keep the animal safe.

Protect Privacy and Security

Buyers will look inside closets and other areas that are part of the home, but personal documents and valuables should be secured.

Before listing, remove or lock away:

• Financial documents

• Passports and identification

• Prescription medication

• Jewellery

• Spare keys

• Portable electronics

• Private family information

Also consider what appears in photographs. Family pictures should be removed, reducing highly personal material helps protect privacy and allows buyers to focus on the home.

Establish Reasonable Showing Expectations

Access matters when selling, but your household still needs a workable routine.

Discuss showing notice, preferred hours and any unavoidable restrictions before the property is listed. Some flexibility can help attract buyers, particularly those with limited availability, but that does not mean every request will be practical.

Clear communication allows your REALTOR® to coordinate access while minimizing surprises.

A Manageable Plan Makes a Difference

Selling an occupied home requires cooperation, but it should not take over your entire life.

Good preparation, a repeatable routine and clear showing arrangements can reduce disruption while presenting the home professionally.

If you are planning to sell in Orléans or the surrounding area, I can help you decide what should be completed before listing, what can be left alone and how to create a showing plan that works for your household.

Schedule your no obligation consultation Here

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.