Ottawa Market Update: November 2025

Dec 12

November brought a real shift in the way Ottawa’s market feels. As the cold weather settled in and people grew more cautious about the economy, activity eased up. Fewer homes sold, inventory kept climbing, and buyers took their time. It wasn’t a dramatic pullback, just a slower, more intentional pace.

What’s interesting is that prices have mostly held steady. Freehold homes continue to anchor the market, while townhomes and condos are facing more competition as supply grows. Buyers suddenly have choices again, and you can feel that in how they move.

A slower month, but not a stalled one

Sales dropped compared to both October and last November. That part isn’t unusual for this time of year, but the slowdown was slightly sharper than normal. Supply stayed elevated, and months of inventory continued to rise across the board.

The result is a market where buyers are thoughtful and selective. They compare, they wait, and they’re very aware of value. Homes that miss the mark tend to sit quickly. It’s no longer enough to list a property and hope for the best.

Why some homes are moving and others are not

Pricing needs to be sharp
Buyers are quick to move on from anything that feels even a little overpriced. If it doesn’t line up with the rest of the market, they simply wait for the next option. Well-priced homes still see strong early interest.

Condition and presentation matter
Clean, bright, move-in-ready homes continue to outperform. Thoughtful prep, good lighting, and a clear layout make a real difference. Properties that feel outdated or unclear are being compared to everything else on the market, and many are being skipped.

Marketing still drives momentum
Even in a quieter season, listings that stand out online are the ones that get showings. Strong photography, clear descriptions, and well-planned launches help buyers feel connected before they ever step inside.

A good launch sets the tone
Homes that come to market with a real strategy tend to stay ahead. The ones that get thrown onto MLS without much prep often lose energy right away, especially when overall traffic is lighter.

What buyers should know right now

This is a comfortable, balanced market for buyers. There’s more inventory to choose from, less pressure to compete, and often more room to negotiate. Condos and townhomes, in particular, offer opportunities we haven’t seen in a while.

That said, the best listings still stand out and still sell quickly. Being prepared will help you act with confidence when you find the right fit.

If you just got pre-approved, here’s the smart next step

A pre-approval is a great start. Your next move is to get familiar with the market. Watch how homes are priced, what sits, what sells quickly, and how different neighbourhoods behave. It builds the context you need to recognize real value.

Don’t wait for the mythical perfect timing. Some of the best opportunities appear during quieter seasons, when sellers are realistic and competition is lighter.

Know what matters to you. When the right home shows up, you’ll be ready to move at a pace you’re comfortable with.

Thinking of selling in 2026

If listing next year is on your radar at all, planning should start now. This slower season creates a chance to prepare without the pressure of spring.

Start by getting an honest sense of your home’s value in today’s market. Not last year’s. Not what you hope it could be. The current reality is what guides smart decisions around pricing and timing.

Focus on changes that truly move the needle. Paint, lighting, flooring updates, small repairs, and decluttering often matter more than major renovations.

Give yourself time. The strongest listings are the ones that come to market polished, photographed professionally, and launched with intention. Rushing usually works against sellers.

Most years, the strongest seller momentum arrives from late February to April, when buyers return before inventory catches up. Being ready early in that window can make a noticeable difference.

The takeaway

Ottawa’s market is still active, just more careful and more selective. Extra inventory has shifted buyer behaviour, and that shift is shaping outcomes across every price point.

Whether you’re watching the market, planning a move, or figuring out where you fit in all of this, understanding the current pace is the best place to start. The opportunities are still out there. They just reward preparation and thoughtful timing.

If you want to talk through what this means for your plans, I’m always here to help.