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.

August 6, 2026

Market Overview

Ottawa’s housing market held up better than usual as the spring market gave way to summer. Sales in July were virtually unchanged from a year earlier, while new listings edged lower, improving the balance between incoming supply and sales compared with June. July marked the second time in three months that new listings fell below year-earlier levels, adding to signs that the flow of new supply is beginning to moderate and balance, even as the overall number of homes available remained high relative to recent historical trends.

Sales declined 12.7% from June, compared with a median June-to-July decrease of 20.7% over the previous decade. New listings fell at a more typical seasonal pace, allowing the relationship between new supply and sales to improve.

Pricing indicators were mixed, but once again they collectively pointed to stability rather than a market-wide shift. The average sale price was 1.6% lower than in July 2025, while the median price was unchanged. This divergence suggests that the mix of homes sold contributed to the decline in the average price.

Conditions also remained segmented geographically and by type. Absorption was generally firmer in the suburban markets, while the condominium apartment market continued to experience softer conditions, particularly in the downtown core.

“July’s results point to a steady market as it moves through the typical summer slowdown,” said OREB President Tami Eades. “Sales remained close to last year’s level, while fewer new listings helped improve the balance between supply and demand. However, conditions continue to vary significantly by property type and neighbourhood, reinforcing the importance of local data and informed guidance when making real estate decisions.”

Residential Market Activity

A total of 1,325 homes were sold in the Ottawa area through the MLS® System in July, an increase of 0.2% from July 2025. Although sales declined from June as the spring market gave way to summer, Ottawa retained considerably more of its spring activity than it typically has during recent June-to-July transitions.

Activity continued to vary by property type. Single-family sales rose 5.0% year-over-year to 714 transactions. Townhouse sales declined 4.1% to 417, while apartment sales declined 6.6% to 169. While Townhome and apartment sales both declined compared to 2025, that decline was once again less than the year earlier figures from June.

Year-to-date, 8,288 homes have sold in Ottawa, down 5.2% from the same period in 2025. This July result narrows the year-to-date gap from 6.1% at the end of June. Total year-to-date dollar volume was approximately $5.8 billion, down 5.6% year-over-year.

Prices and Market Balance

The average residential sale price was $683,308 in July, down 1.6% from a year earlier. The median price was unchanged at $635,000.

Taken together with other pricing measures, these figures suggest prices remained broadly stable year-over-year, and that changes in the mix of properties sold influenced the lower average. The MLS® Home Price Index, which is designed in part to adjust for changes in the mix of homes sold, recorded a composite benchmark price of $634,000, down 0.5% year-over-year but up 0.3% from June.

There were 2,530 new listings in July, down 0.8% from a year earlier. Active listings totaled 4,678, up 9.3% year-over-year but down 6.1% from June. Inventory therefore remained high compared with recent historical trends, but the growth in available supply continued to moderate.

The sales-to-new-listings ratio increased from 48.8% in June to 52.4% in July as sales held up comparatively well and fewer new properties entered the market. Months of inventory rose modestly from 3.3 in June to 3.5 in July. Although an increase is typical between June and July, this year’s 0.2-month rise was less than half the median increase recorded over the previous decade.

Other transaction measures were somewhat softer. Homes sold for an average of 97.8% of their listing price, compared with 98.0% in July 2025, while the median time on market increased from 24 to 28 days. July therefore showed improved absorption of incoming listings, but not a broad shift toward tighter market conditions.

Single-family homes remained the steadiest major segment. Months of inventory rose to 3.2, while the single-family benchmark price increased 0.6% year-over-year. Townhouses recorded 3.0 months of inventory, down from June, while the sales-to-new-listings ratio improved to 55.9%. However, the townhouse benchmark price remained 5.1% below last year. The condominium apartment market continued a yearlong trend of having the softest conditions, particularly in downtown Ottawa. Apartments recorded 5.4 months of inventory, a 41.0% sales-to-new-listings ratio and a median of 41 days on market. The apartment benchmark price was down 5.2% year-over-year.

Regional Market Comparison

In July, Ottawa’s suburban markets continued to account for most residential activity, representing more than 70% of all sales. Ottawa Suburb South stood out, with sales rising 8.0% year-over-year while new listings declined 6.6%. Its sales-to-new-listings ratio increased to 55.7%.

Ottawa Suburb West recorded the firmest absorption among the three suburban submarkets, with a sales-to-new-listings ratio of 56.2% and 3.0 months of inventory. Ottawa Suburb East also remained within balanced conditions, with a 54.3% ratio and 3.0 months of inventory.

Conditions remained softer in Ottawa Center. Sales declined 8.3% year-over-year, the sales-to-new-listings ratio was 39.6%, and months of inventory reached 5.6.

Rural results were more variable. Sales increased in Ottawa Rural South and Ottawa Rural West but declined in Ottawa Rural East. These percentage movements should be interpreted cautiously because the smaller number of transactions in rural submarkets means relatively few sales can produce substantial monthly or annual swings.

Overall, the regional data reinforces a market divided by geography as well as property type, with generally firmer suburban absorption and more supply-sensitive conditions in downtown Ottawa. These differences underscore the importance of local market knowledge and a well-prepared comparative market analysis, as citywide figures may not reflect the conditions affecting a particular neighbourhood or property type.

Looking Ahead

Spring concerns about a recession have given way to a more nuanced economic outlook. Statistics Canada reported that real GDP grew 0.3% in May, while the Bank of Canada said in July that there were clear signs economic growth had resumed during the second quarter. Growth remains modest and uncertainty remains elevated, but the backdrop heading into the fall is steadier than it appeared earlier in the year.

The Bank of Canada also held its policy rate at 2.25% in July. While national economic results should not be treated as a direct explanation for Ottawa’s July housing activity, continued growth and stable interest rates provide a more supportive backdrop for housing demand.

In June, the pace of new listings, the direction of inventory and the relative softness of the apartment market were identified as important indicators to watch. One month later, new listings have eased, active inventory has declined from its June level and the sales-to-new-listings ratio has improved. Apartment conditions, however, remain comparatively soft. The key question heading into the fall will be whether the improvement in citywide absorption continues once the market moves beyond the typical summer slowdown.

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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