Brad Gilbert

Buying or selling a home is a big decision and we can guide you through the process.

Buyers: House hunters can count on FAST RESPONSE, personal service, market knowledge and expert negotiation skills.

Sellers: We go ALL IN to help you get market ready and then promote within our established network with confidence and creativity to maximize results.


We use a modern and professional strategy that works.

October 5, 2026

Market Overview 

Ottawa home sales held near August levels in September, edging slightly higher rather than declining as they typically do at this point in the year. At the same time, new listings rose much more sharply than usual, giving buyers greater choice and shifting market conditions further in their favour. 

Last month, weaker absorption was identified as one of the key signals to watch heading into the fall. That signal became more pronounced in September as the gap widened between the number of homes coming onto the market and the number selling. Whether that shift persists remains to be seen. New listings have declined in both October and November in each of the past 10 years, so the coming months will show whether September’s influx of listings recedes with the usual seasonal pattern or keeps inventory elevated for longer. 

The price picture was mixed. Average and median sale prices remained close to August and only slightly below last year, indicating that overall transactions did not change dramatically. The MLS® Home Price Index declined more noticeably, however, pointing to underlying price softness once changes in the mix of homes sold are taken into account.  

“Ottawa’s suburban areas remained the main engine of activity in the housing market, accounting for nearly three-quarters of all September sales and continuing to shape the citywide result,” said OREB President Tami Eades. “At the same time, the downtown and rural areas continue to see more volatility with a widening gap between the number of homes coming onto the market and the number selling.” 

Residential Market Activity 

A total of 1,010 homes were sold through the MLS® System in September, down 6.6% from September 2025. Sales edged up 0.8% from August, when 1,002 transactions were recorded. Only one of the previous 10 August-to-September periods produced an increase in sales, while the median change was a decline of 5.9%. 

Looking across July through September provides a clearer view of the summer market. Sales typically ease gradually over these three months. In seven of the previous 10 years, activity declined in both August and September. This year followed a less even path, with an approximately 24% decline from July to August followed by September’s small increase.  

The three-month total was 3,336 sales, down 8.2% from the same period in 2025 and the third-lowest summer total since 2016. Taken together, the results point to a softer and unusually uneven summer, with September stabilizing after August rather than signaling a broader rebound. 

Sales were lower than a year earlier across all three major property types. Single-family sales declined 4.6% to 535 transactions, while townhouse sales fell 3.5% to 329. The largest decline remained in apartments, where sales fell 24.8% to 121 transactions. Apartments accounted for more than half of the net year-over-year decrease in citywide sales. 

Year to date, 10,288 homes have sold in Ottawa, down 6.9% from the same period in 2025. Total year-to-date dollar volume was approximately $7.2 billion, down 7.3%. 

Prices and Market Balance 

The average residential sale price was $685,640 in September, down 1.0% from a year earlier and nearly unchanged from August. The median sale price was $625,000, down 0.8% year over year and slightly higher than in August. Despite the volatility in sales activity, the average price remained within a range of less than 1% from July through September. 

The MLS® Home Price Index recorded a composite benchmark price of $623,500, down 0.3% from September 2025 and 2.2% from August. Average and median prices can be influenced by the types of homes sold in a given month. For example, a larger share of higher-priced sales or detached homes as opposed to condos can support the average even when home values are generally softening. The HPI reduces this effect by tracking the estimated price of a representative home with consistent characteristics. Its larger decline therefore points to more underlying price softness than the average and median figures alone suggest. 

September’s 2.2% monthly HPI decrease was the largest August-to-September decline in Ottawa’s series, which dates to 2005. Even after adjusting for normal seasonal patterns, the benchmark declined 1.5%, also the largest September decrease in the series. The result warrants attention, particularly alongside weaker absorption, but one month alone does not establish a sustained price trend. 

There were 2,927 new listings in September, up 3.0% from a year earlier and 38.1% from August. Some increase is normal as the fall market begins, but the median August-to-September increase over the previous 10 years was 12.9%. Looking across July through September, 7,576 homes were newly listed, the highest total for those three months since 2016. Over the same period, sales recorded their third-lowest total. 

Active listings reached 4,813, up 7.9% from September 2025 and 7.1% from August. This was the second-highest September level since 2016. The sales-to-new-listings ratio fell from 47.3% in August to 34.5% in September, meaning roughly one home sold for every three new listings. Months of inventory rose from 4.5 to 4.8. Among September results over the past decade, this year recorded the lowest sales-to-new-listings ratio and highest level of months of inventory. 

For buyers, the increase in availability may provide greater choice, more time to make decisions, and additional negotiating room. Affordability and borrowing costs, however, continue to constrain demand.  

Other transaction measures also pointed to more subdued conditions. Homes sold for an average of 97.5% of their listing price, compared with 98.1% last September, while the median time on market increased from 22 to 27 days. 

Single-family homes recorded 4.4 months of inventory and a benchmark price of $705,100, nearly unchanged from a year earlier but down 3.0% from August. Townhouses recorded 4.0 months of inventory and a benchmark price of $546,500, down 2.2% year over year but essentially unchanged from August. 

Apartment remained the softest of the three major property types. Months of inventory rose from 6.3 to 7.3, while the sales-to-new-listings ratio fell from 43.0% to 27.0%. The apartment benchmark price was $380,800, down 6.1% from a year earlier and 3.1% from August. Although the average apartment sale price increased 0.9% year over year, the benchmark movement suggests that changes in the mix of apartment sales supported the average. Taken together, the September measures indicate that apartment supply continues to build relative to sales. 

Regional Market Comparison 

Ottawa’s three suburban submarkets continued to be the engine of the market, accounting for 734 sales, or 72.7% of citywide activity. Their combined sales total was down 8.0% from 798 in September 2025, with each of the three submarkets recording fewer sales than a year earlier. 

Ottawa Suburb West had the firmest absorption among the seven submarkets, with a sales-to-new-listings ratio of 40.7% and 3.7 months of inventory. Ottawa Suburb East recorded 4.3 months of inventory, while Ottawa Suburb South recorded 4.4. 

More supply-sensitive conditions were evident in Ottawa Centre and the rural markets. Ottawa Centre recorded a sales-to-new-listings ratio of 27.6% and 6.8 months of inventory. Months of inventory also reached 6.5 in Ottawa Rural South, 6.3 in Ottawa Rural East and 5.8 in Ottawa Rural West. 

Price movements varied considerably across the rural areas. With monthly sales ranging from 40 to 88 transactions, large percentage changes in these markets should be interpreted cautiously. 

Looking Ahead 

Through the summer, one of the central questions for Ottawa’s market was not simply how many homes were available, but how quickly that supply was being absorbed. Absorption weakened through August and September. The sales-to-new-listings ratio fell from 52.4% in July to 47.3% in August and 34.5% in September, while months of inventory rose from 3.5 to 4.5 and then 4.8. September sales were nearly unchanged from August, but new listings increased 38.1%, meaning the latest shift came primarily from substantially more supply competing for a similar number of sales. 

How long that imbalance lasts will matter. Listings normally decline as the market moves through October and November, so some improvement in absorption would indicate that September’s surge was partly seasonal. If the sales-to-new-listings ratio remains near its current level, months of inventory remains elevated, and the HPI continues to decline, the evidence of a broader price adjustment would become stronger.  

Apartments remain the clearest pressure point. CMHC also expects Ottawa’s rental market to soften as a large construction pipeline is completed. Most of that new supply is purpose-built rental housing rather than resale condominiums, so it should not be treated as a direct addition to resale inventory. It may nevertheless influence demand as renters and prospective buyers weigh a wider range of housing options. 

External forecasts generally point to limited near-term price growth and a gradual recovery. TD Economics forecasts Ontario’s existing-home prices to average 2.6% lower in 2026, followed by growth of only 0.6% in 2027, while RBC forecasts Canada’s benchmark price index to decline 2.3% in 2026 before edging up 0.8% in 2027.  CMHC’s Ottawa outlook similarly expects sales to stabilize but says slower demand growth and greater supply limiting price increases. 

Some buyers may also be shifting from resale homes to new construction. GOHBA reported 464 new-home sales in Ottawa in August, up 9.7% from July and 55.2% from a year earlier, while year-to-date sales were 50.4% higher. This acceleration coincides with expanded HST relief for qualifying new homes, which may be improving the relative appeal of new construction and drawing some demand away from the resale market. The figures do not establish that the rebate caused the increase, but the contrast between stronger new-home sales and weakening resale absorption is another trend worth monitoring.   

These forecasts cover different geographic areas and use different price measures, so their figures are not directly comparable with Ottawa’s monthly results. Their common direction is nevertheless consistent with the local data: the market is offering buyers more choice, while current supply and demand conditions provide limited support for rapid growth. October and November will provide an important test of whether absorption begins to recover as fall listings ease or whether the softer conditions persist into the end of the year.

Source: Ottawa Real Estate Board

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Could this be the perfect Ottawa neighbourhood for your post-pandemic move? We think so! Merivale Gardens is surrounded by protected forest, trails, parks and the area’s only inland sand dunes. You heard it first-hand from Brad, and the whole Gilbert Family: it’s an ideal neighbourhood to grow up.

One of our shared, lifelong goals is to be leaders and upstanding members of the communities where we live. After all, it takes a village. Especially these days, when the people we see the most are those who live outside the front door or on the other side of the fence. 

 

1. Introduce Yourself and Get Connected

Don’t be shy to say hi, whether you’re old or new. Those who’ve been around have all kinds of tips and tricks and nuisances that might make your new life easier. Swap phone numbers, emails and social coordinates -- this enables an open line of communication.

2. Lend a Hand in You Can

Mow that strip of grass between your laneways if it's easier for you. Bring back those recycling bins if they’re bothering you on the curbside; it’s no big deal. Another idea is to look out for a lingering delivery on their porch -- or text them about it.

3. Set Boundaries

It’s not always a great time for a lengthy chat. Front lawns are more approachable territory. Even knocking on doors these days is dicey, so you might revert to step #1 and text a heads up!

4. Avoid Drama

  Everyone loses their cool at some point but it’s hard to come back from a major blow out so try and calm yourself before bringing up controversial topics. The last thing you want is negative energy that festers. Too late? It’s never too late to squash the beef!

5.Be Mindful of Your Pets

As animal lovers, we appreciate cuteness and cuddles, but remember that not everyone is comfortable. Barking and behavioural issues can frighten and frustrate your neighbours. A good move is to make a playdate and have them get to know each other. 

6. Reach Out When in Doubt

If you notice they’re not up to their usual routines and activities, it’s always nice to hear that someone cares. Perhaps they’re feeling isolated? An offer to run a simple errand or pick-up essentials is always well received.

7. Participate

Most areas have a Community Association where residents can share their perspectives on everything from development, to transit, to parks and rec. Buy & Sell groups and plant swaps are other benefits. These people tend to be knowledgeable and most welcoming! Tip: See if there’s a Facebook group.

8. Make it Fun

Home is where the heart is and it’s amazing when you truly enjoy those who surround you. If you’re not quite there, keep on trying. These people have a tremendous impact on our everyday energy and good relations go a long way toward having a happy home life. Sharing is caring!!

In this weeks’ clip we share some basics to help you break into the market. Lindsey’s tip may surprise you but we think it’s a no brainer! 

In this clip we discuss a few of our favourite things!

Here is our #1 recommendation and there’s no time like the present!

In this clip we give our insight on the market and what you can do to get in on it!

In our last clip we explain why you need a Realtor and more specifically us!

"Friendly, personable, knowledgeable, professional, there really aren't enough positive words to describe the agents and the service we received. Thank you so much for help
ing realize this dream home and property. It truly is thanks to the teams devotion and hard work that we ticked off all the boxes!"
- Shannon Robie 

"Both Brad and Lindsay exceed expectations and provide a first class experience. We always felt like we were their top priority. It has been an absolute pleasure working with Brad, he is very attentive to our needs and several requests. I would not hesitate to recommend him to our friends and family!"
- Cristina Divirgillio 

"Brad was honest and encouraging without being pushy. I felt comfortable asking questions and he explained the answers very well. He was very knowledgeable about the things to look for and was focused on my partner and my needs."
- Eva Comeau

"Outstanding. We were purchasing in Ottawa from Barrie, and Lindsey did such an amazing job helping my partner and I find a house."
- Melissa Matson

"Brad and Lindsey were amazing Everything happened so fast but the experience was stress free for me. They took care of everything."
- Chelsea Larock

"Impressive responsive time and highly knowledgeable."
- John Kennedy 

"Always a text or a call away! We always felt supported and that our needs were met. Lindsey you rock! Thank you so much for all of your patience and hard work."
- Emilie Giles

"Lindsey was always very reliable and knowledgeable around the entire process including things even outside of her direct role. As a first time home buyer, I felt lucky to have her support me throughout this entire journey. She was always going above and beyond for me. She would be the first I would contact in the future if I want to buy another home and would refer her to any of my family/friends who are looking to buy"
- Tarek Aljabban

"Friendly, attentive, and knowledgeable. Brad and Lindsey jumped to when we found the home that we wanted and were by our side through the many days of negotiations to secure the purchase. Without breaking stride, they then led us through the sale of our house with expert marketing strategy. Their staging, photos, video, social media presence, and skillful negotiations helped us to sell at over 100k above asking. We couldn't be happier!"
- CJ Briggs

"Lindsey was hard working and always available to answer questions when we needed them. She offered great advice and took the time to go through the pros and cons of the different properties we were looking at and always kept out budget in mind".
- Evan Trafford
 

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