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.

November 5, 2026

Market Overview 

Ottawa’s housing market continued to lean in buyers’ favour in October, although modestly stronger sales and fewer new listings eased some pressure on sellers.

Sales remained below last year’s levels, and average sale prices edged lower after holding within a narrow range from July through September. However, sales rose modestly from the previous month, while fewer new listings came onto the market, narrowing the gap between incoming supply and sales.

Declines in active listings and months of inventory offered grounds for cautious optimism heading into winter. An improved sales-to-new-listings ratio added to that picture, although some of the easing reflected the usual fall slowdown in listing activity.

“October brought some welcome relief for sellers, with a modest increase in sales and fewer new listings helping to ease some of the pressure we’ve seen in recent months,” said Tami Eades, President of the Ottawa Real Estate Board (OREB). “However, buyers continue to have considerable choice, and market conditions remain softer than a year ago. As we head into winter, employment uncertainty, borrowing costs and housing policy will continue to influence buyer confidence and market activity. We’ll be watching closely to see whether October’s improvement carries through into the coming months.”

Residential Market Activity 

A total of 1,048 residential properties sold through the MLS® System in October, down 10.7% from October 2025 and up 3.8% from September. Sales increased in five of the previous 10 September-to-October periods and declined in the other five. This year’s increase fell within the typical historical range, though the sales total was the third-lowest October result since 2016.

Sales remained below last year’s levels across all three major property types:

Single-family sales fell 12.5% to 558.

Townhouse sales declined 3.0% to 350.

Apartment sales decreased 23.3% to 115.

New listings totalled 2,382, down 1.2% from October 2025 and 18.6% from September. Even after the monthly decline, this was the third-highest October count since 2016, exceeding the previous 10-year October average of 1,889 by 26.1%.

Single-family new listings totalled 1,202, up 1.3% from last year and down 22.3% from September. This was the second-highest October count since 2016.

Townhouse new listings reached 740, up 1.9% year over year and down 11.8% from September, marking the highest October total over the same period.

Apartment new listings fell 10.9% from last year and 18.1% from September to 367, close to the previous 10-year October average of 362.

Through the first 10 months of 2026, 11,335 properties sold, down 7.3% from the same period in 2025. Total dollar volume was approximately $7.9 billion, down 8.0%. New listings reached 25,352 over the same period, up 3.4%.

Prices and Market Balance 

The average residential sale price was $678,512 in October, down 4.5% from a year earlier and 1.0% from September. The median price was $622,000, down 3.9% year over year and 0.5% month over month.

The MLS® Home Price Index (HPI) composite benchmark was $616,900, down 1.3% year over year and 1.1% from September. The HPI tracks homes with consistent characteristics, reducing the influence of changes in the mix of properties sold. After seasonal adjustment, the index fell approximately 0.5%, compared with a decline of 1.5% in September, suggesting the pace of price declines had slowed.

Active listings totalled 4,582, down 4.8% from September but up 6.4% from October 2025. This was the second-highest October inventory level since 2016, exceeded only October 2016, when there were 5,075 active listings.

The sales-to-new-listings ratio rose to 44.0% from 34.5% in September, while months of inventory eased to 4.4 from 4.8. Much of that relief came from fewer new listings, alongside a modest increase in sales. New listings declined 18.6%, compared with a median decrease of 14.6% across the previous ten September-to-October periods, each of which also recorded a decline.

The improvement followed a familiar seasonal pattern, although the reduction in incoming listings was somewhat larger this year. Both measures still pointed to softer conditions than last October, when the sales-to-new listings ratio was 48.7% and months of inventory stood at 3.7.

Homes sold for an average of 97.5% of their listing price, unchanged from September and down from 97.9% a year earlier. The median time on market was 25.5 days, compared with 27 days in September and 25 days last October.

Single-family homes recorded 4.0 months of inventory and a benchmark price of $699,200, down 0.8% year over year. Townhouses had 3.6 months of inventory and a benchmark price of $539,800, down 4.3% year over year.

Apartments remained the clearest pressure point, a trend seen throughout 2026. Months of inventory reached 7.4, compared with 7.3 in September and 5.8 a year earlier. The apartment benchmark was $377,500, down 5.3% year over year and 0.9% from September.

Regional Market Comparison 

Ottawa’s suburban markets continued to drive activity in October, accounting for 753 sales, or 71.9% of citywide transactions. However, sales were below last October’s levels in all three suburban areas. With most transactions concentrated in these markets, their slower year-over-year pace helps explain why Ottawa’s overall sales remained soft despite the modest improvement from September.

The suburbs generally maintained firmer conditions than the central and rural markets. Ottawa Suburb East had the lowest months of inventory among the seven submarkets at 3.5, with a sales-to-new-listings ratio of 51.0%. Months of inventory stood at 3.7 in Ottawa Suburb West and 4.1 in Ottawa Suburb South.

Conditions were weaker in Ottawa Centre and Ottawa Rural East, with 6.6 and 7.3 months of inventory respectively. Months of inventory in Rural East also increased from September, showing that October’s citywide easing did not extend to every area.

Ottawa Rural South and Ottawa Rural West recorded 4.1 and 4.4 months of inventory, respectively. However, their smaller sales totals of 57 and 66 mean monthly changes should be interpreted cautiously.

As the market heads into winter, these differences matter for buyers and sellers weighing their next move. Recent sales and competing listings in the same neighbourhood and property type are essential to setting realistic prices, preparing offers and judging how long a sale may take. October brought some relief at the city level, while local conditions continued to vary.

Looking Ahead 

Employment remains a key concern for Ottawa heading into winter. An analysis by the Canadian Centre for Policy Alternatives reported by the Ottawa Citizen showed roughly 15,000 fewer people employed locally since March 2025. This was a larger loss than in any other large Ontario municipality over the same period. The report pointed to federal public-service reductions as an important contributor.

The employment picture varies depending on the comparison period. September’s seasonally adjusted employment estimate for the Ontario side of Ottawa–Gatineau census metropolitan area remained above its year-earlier level, although employment declined from August. Earlier periods of federal workforce reductions were accompanied by weaker Ottawa housing sales and higher inventory. That history adds to concerns about further cuts, although it does not tell us how much of today’s housing market softness is directly related to employment.

The federal budget, scheduled for November 5, will therefore be particularly important for Ottawa. Further details on staffing may help households assess their employment outlook, while housing measures could affect their ability to buy. The Canadian Real Estate Association’s pre-budget submission called for changes to housing finance and mortgage insurance, including support for ownership of individual units in small multiplexes. Whether the government adopts those proposals will be another area to watch.

Households are also weighing an uneven national economy and a recent increase in borrowing costs. Statistics Canada reported essentially unchanged real GDP in August and an advance estimate of a 0.1% decline in September. Meanwhile, the Bank of Canada raised its policy rate to 2.5% on October 28, citing persistent inflation pressures. This was the first policy rate increase in three years.

Affordability measures may also be influencing where buyers look. GOHBA reported 521 new-home sales in September, up 81.5% year over year, with sales from January to September up 53.8%. Expanded, limited-time HST relief for qualifying new homes may be temporarily strengthening their appeal relative to resale properties. While these figures do not establish that buyers are shifting from resale to new construction, the contrast makes new-home activity important to understanding Ottawa’s broader housing demand.

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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