Ottawa Market Report - August 2025
Ottawa Real Estate Market Update – August 2025
Sales Activity
A total of 891 residential properties were sold in Ottawa in August, up 6.6% year-over-year.
Freehold homes: 630 sales (+8.8%)
Condominiums: 261 sales (+1.6%)
Average Prices
Overall: $682,025 (+4.4% vs. August 2024)
Freehold homes: $793,073 (+4.6%)
Condominiums: $413,977 (-0.9%)
Days on Market
Freehold homes: 31 days (vs. 32 last year)
Condos: 44 days (vs. 40 last year)
Inventory & Market Balance
2,589 homes were listed for sale at the end of August.
For Sellers
Inventory is climbing, I just checked and this week along there is almost a 3 x 1 List to sale ratio meaning, for every three properties being listed one is being sold. That plus already elevated levels of inventory doesn't exactly benefit you. Pricing is key. Homes are selling everyday, and lots of them but with the new GST credit many first time buyers are gearing their search towards new build homes, rightfully so! With that being said property pricing is king homes can be presented well and marketed well but ultimately price is key. One of my current listings is having a ton of activity, even though after speaking to many other listings in the area they're receiving none.
The Three P’s of Marketing
Product – Presentation is everything. Make the home as presentable as possible. Focus on investments that make the biggest impact: deep clean, fresh paint, patching, and de-cluttering.
Pricing – Strategic pricing is critical. Positioning your home properly in the market—and being proactive with any necessary adjustments—can make all the difference.
Promotion – Homes don’t sell themselves anymore. Media day matters: professional photos and video should showcase your property at its best. From there, we maximize exposure through open houses, online ads, and flyers.
I run two simultaneous ads for every listing—one video and one photo—to drive buyers to open houses. On the ground, we place 5–7 directional signs in the area, which consistently attract passersby.
The Bottom Line
Leaving no stone unturned is the key to a successful sale. Homes that show well are still moving quickly. Simple updates like fresh paint, light staging, and small repairs can make a world of difference in today’s market.
For Buyers
It’s a good time to be strategic.
Get pre-approved early, even if you’re 6–12 months out +
Know your priorities—area, layout, commute, lifestyle
Start searching 3–5 months out and be flexible. Most buyers find success with homes that meet 80% of their needs.
I have many clients who I'm in talks with now who will be looking to buy in the next 12-24 months. We know what we need to work on in order to set us up for success when the eventual time does come.
Feel free to read my Google reviews to hear what past clients have experienced.
What Canada’s Job Market Means for Ottawa Buyers and Sellers
Canada’s August jobs report was a mixed bag, with 65,500 jobs lost and unemployment rising to 7.1%—the highest in nearly a decade outside the pandemic. While that signals a cooling economy, it also raises the chances of an interest rate cut from the Bank of Canada as early as this month.
For Buyers
The upside: weaker job numbers increase the likelihood of lower mortgage rates, which could improve affordability. Bond yields have already dipped, hinting at relief ahead. Acting now to secure a pre-approval or lock in a rate could pay off if cuts trigger more competition in the market.
The caution: higher unemployment could affect job security and confidence. If you’re planning to buy in the next 3–6 months, weigh your employment stability before stretching your budget.
Suggestion: Buyers who act sooner may be able to secure both lower rates and better choice before competition heats up.
For Sellers
Ottawa remains in a seller’s market with just 2.9 months of supply, and freehold prices are up 4.6% year-over-year. If borrowing costs fall, buyer demand should grow, potentially pushing prices higher.
The caveat: rising unemployment may cool demand for condos, where prices have slipped slightly. Sellers should lean on strong marketing, staging, and smart pricing to stand out.
Suggestion: Listing this fall while inventory remains tight could help you maximize value before new competition enters the market. Although depending on flexibility waiting until spring may also prove wise.
Bottom line: Buyers may soon enjoy more affordability, but should consider job stability first. Sellers remain in a strong position locally, and a potential rate cut could bring even more buyers into the Ottawa market.
Mortgage Talk
A new national survey shows 78% of Canadians believe mortgage fraud creates an unfair playing field, while 64% say it drives up home prices. Concern is highest among those planning to buy within five years, with strong support for CRA income verification as a safeguard. Equifax data reveals that while overall fraud has eased since the pandemic, cases are rising among first-time buyers—most involving falsified income or documents.
Current Rates We’re Seeing
Fixed
3-Year Fixed: 3.99% (less than 20% down)
4-Year Fixed: 4.29% (less than 20% down)
5-Year Fixed: 4.19% (20% or more down)
5-Year Fixed: 4.19% (35% or more down)
Variable
5-Year Variable: 4.00% (less than 20% down)
5-Year Variable: 4.25% (20% or more down)
5-Year Variable: 4.30% (35% or more down)
Thinking about buying or selling in Ottawa this fall? Let’s talk strategy. Reply to this email or call me today to get started with a tailored plan for your goals.
Ron Gusinjac
Realtor®,
Royal LePage Performance Realty
613-890-0444 | [email protected]
201-1500 Bank St, Ottawa, ON, K1H 7Z2
