Happy August!
It’s already mid August and Summer is flying by! Hopefully we can all fit in a holiday or two before getting back to Fall routines and enjoy the beautiful weather and our City.
The market is doing its thing, the market share of homes under $900,000 is still the strongest. There are many first-time buyers looking but are finding it difficult to make a decision. There is good choice of homes and after buyers educate themselves they are making purchases. 2,549 new properties (all housing types) on the market in July 2025, an increase of approximately 11.7% when compared to July 2024. The average price for all sold propties in July in Ottawa was $695,209, up from 2.2% last year. Months of inventory rose slightly to 3.2 months, still considered to be a balanced market. For more market information read our 50 Years of Change and our newsletter.
We are supporting the Grassroot Grannies again this year with their upcoming Ride to Turn the Tide cycling even September 3rd and 4th. To get all the event information, and to donate if you can, please tap here.
This month we’ve included:
- An Update on the Ottawa market and Mortgage information: Top 3 Myths Holding People Back from Buying
- Articles: How to Make a Home Office to Inspire and Motivate, 4 Signs You’ve Outgrown Your Current Home, How to Determine the Market Value of Your Home
- Market news and community events to enjoy in our city, including the many local parks
Friends have your best interest at heart and many of our satisfied clients have referred their friends to us. We welcome new clients and thank them for considering us. Our objective is to listen carefully to our clients views and accommodate their needs to ensure we can achieve their goals.
Wishing you an enjoyable rest of your summer, and as always, for any real estate-related questions or concerns, please don’t hesitate to contact us. We are just a phone call or email away.
Joan, Victoria & Luc
Follow us on:
@JoanSmithRealEstateFamily 
@JoanSmithRealEstateFamily 
Mrs. Joan Smith 
The Joan Smith Real Estate Family
Market Update
As of August 7th, the Ottawa Real Estate Board reports 1,318 properties (residential & condominiums) sold in July 2025, approximately a 4.9% increase in homes sold when compared to July 2024 but down from the 1,602 homes sold in June 2025. There have been 8,704 home sales to date this year which is 3.1% higher than this time in 2024. We are seeing the supply of homes on the market increase providing more choice to buyers. However, in some price segments, style of homes and neighborhoods demand is higher, resulting in some competing situations and fewer days on market, while in other segments, homes are staying on the market longer. For sellers, pricing, home preparation and monitoring the market are key.
The Ottawa Real Estate Board is now using the MLS®Home Price Index (HPI) to track changes in the real estate market (this tool is used by Canadian Real Estate Association across Canada). The overall MLS® HPI composite benchmark price for Ottawa was $633,100 in July 2025, an increase of approximately 1.9% from July 2024. Benchmark price for single family home was $704,800, up 2% on a year-over-year basis when compared to July 2024. The benchmark price for a townhouse/row unit was $468,000, up 8.3% compared to a year earlier. The benchmark apartment price was $411,900, representing a 1.6% increase from a year ago.
The average sale price for homes sold in July 2025 was $695,209 increasing 2.2% from July 2024. Keep in mind, these are averages so some homes experienced a larger gain and some less, it is key to look at what is happening in your neighborhood, surrounding neighborhoods and with comparable homes. The year to date average price for Ottawa is $702,840, a 3% increase for the same period in 2024.
For Kanata, unit sales in July (all housing types) were 125, translating to approximately a 12.0% decrease when compared with July 2024. For greater Stittsville, unit sales in July 2025 (all housing types) were 88 units, representing approximately a 41.9% increase from July 2024. In Kanata, the average sale price in July 2025 was $699,524 for all housing types, representing approximately a 1.6% decrease when compared to July 2024. For greater Stittsville, the average sale price in July 2025 versus July 2024, increased 4% to $789,518 for all housing types. (Source: Ottawa Real Estate Board Residential Market Activity and MLS® Home Price Index Report February 2025)
July residential inventory in Ottawa – 2,549 new properties (all housing types) on the market in July 2025, an increase of approximately 11.7% when compared to July 2024. At the end of July 2025, there were 4,205 homes for sale (all housing types), about a 14% increase when compared to the end of July 2024 and 23.6% higher when compared to the 5 year average for July.
At the end of July 2025, Ottawa’s inventory of homes (all housing types) was 3.2 months, up from 2.9 months at the end of July 2024 (this is the number of months it would take to sell current inventories at the current rate of sales activity). Keep in mind, each neighborhood will be different, so important to look at your present neighborhood and housing types as well as the neighborhoods you are interested in. Contact us if you would like an update on your neighborhood/a specific street or type of home.
Click here to read our Ottawa Market Update July 2025 – 50 Years of Change.
Source: (Signs of Growh Amid Ottawa’s Steady Housing Market)
Latest Mortgage Information
Top 3 Myths Holding People Back from Buying
Buying your first home is a huge milestone — and a massive decision. But for many Canadians, it’s not the actual cost that’s holding them back… it’s misinformation.
As a Mortgage Agent. I hear it all the time:
“I thought I needed 20% down.”
“I heard I can’t qualify unless I have perfect credit.”
“My bank already said no, so I figured I was stuck.”
Let’s bust some of those myths wide open — and show you how a mortgage broker can help open the door to homeownership sooner than you might expect.
Myth #1: “You need 20% down to buy a home.”
Reality: You can buy with as little as 5% down on homes under $500,000 — and 5-10% on homes up to $1 million. The 20% rule only applies if you don’t want to pay mortgage insurance. For most first-time buyers, that’s not a deal-breaker — and we can walk you through what the insurance premiums mean for your monthly payment.
Bonus Tip: Gifted down payments from family are perfectly acceptable, and you can use your RRSPs tax-free through the Home Buyers’ Plan.
Myth #2: “My bank said no, so I guess I can’t qualify.”
Reality: Your bank is just one lender. We have access to dozens of lenders, including credit unions, alternative lenders, and specialized programs that don’t rely solely on traditional credit rules. We look at your full financial picture — not just the surface level.
Myth #3: “You can’t get a mortgage if you’re self-employed or have inconsistent income.”
Reality: Being self-employed just means the process takes a bit more care. We’re experts in helping business owners and freelancers get approved, often using alternative income documentation or stated-income products designed for your situation.
A Mortgage Broker Helps You See the Full Picture
The real danger with mortgage myths? They stop people from even asking the right questions.
As a Mortgage Agent, I am here to provide clear, judgment-free advice.I’ll explore all your options, help you understand what you can afford, and make a plan that fits your goals — even if you’re not ready today.
Reni McNeil
Mortgage Brokers Ottawa
Apply online: www.renimcneil.ca
renim@mortgagebrokersottawa.com
License: 11759
In the Community
Grassroot Grannies Ride to Turn the Tide event is September 3rd and 4th. This event for the Stephen Lewis Foundation raises funds to support African grandmothers, who, due to the global health emergency caused by HIV/AIDS, have stepped in to raise a generation of orphaned grandchildren. The 2025 edition is either a 2-day event, with cyclists choosing to ride from Stittsville to Perth the first day, returning the next day, or for a shorter 1-day event. To get all the information & donate tap here.
Enjoy Our Parks
Take advantage of the many parks our City has to offer. There are so many options to get outside whether for a picnic, an all day excursion or a quick visit to a playground.
City of Ottawa Parks & Green Space has a great mapping tool that shows all the parks across the City including Kanata and Sittsville and other neighborhoods surrounding Ottawa.
Popular City parks:
Things to Do in August 2025
- Carp Garlic Festival – Aug. 16-17
- RBC Ottawa International CSI5* CSI2* – Aug 16-17
- Summer Sounds concert series at Andrew Haydon Park – Aug. 20 & more
- Ottawa Redblacks – Aug. 22 & more
- North Lanark Highland Games – Aug. 23
- Atlético Ottawa – Aug. 23 & more
- Stittsville Sweet Corn Festival – Aug. 23
- Ottawa Rapid FC – Aug 24 & more
- Star Party – Aug. 29
- Gatineau Hot Air Balloon Festival – Aug. 27-31
- Horse Lovers’ Weekend – Aug. 30-Sept. 1
- Ride to Turn the Tide Cycle–Sept. 3-4
- The Chef’s Table – Sept. 4-6
- Kanata Multicultural Dance, Music and Food Festival – Sept. 7
See more events:
Things to do in Ottawa this weekend & Ottawa Tourism
Buying a Home
We know the Ottawa real estate market and have the expertise to help you find your new home in the neighbourhood suited to your lifestyle!
Buyer Resources
Selling a Home
To help potential sellers, we’ve created a home sellers’ guide that is divided into several topics, from evaluating your home to receiving offers.
Sellers Resources
- Selling & Buying at the Same Time
- Home Sellers’ Guide
- Staging Your Home
- Creating Curb Appeal
- Reacting to Offers
- Receive $50.00 off from 1-800-GOT-JUNK?
Contact Us for Details!
Have you Outgrown Your Home
Just like trading in a compact car for something roomier, the same thing happens with homes. How can you tell if you have outgrown your property? Read on for some signs.
How to Determine the Market Value of Your Home
Whether selling your home this year or next, understanding the market value of your home allows you to make a plan. Read on to learn how market value of a home is determined and the factors considered.
How to Make a Home Office Space to Inspire
As we move through August and plan for a new school year, making a home office or study space to inspire & motivate may be on your to do list. Here are some tips on how to make a motivating space.
Featured Homes for Sale, Rent & Recently Sold
We would be happy to answer any of your questions about these beautiful homes, the greater Ottawa real estate market and market activity in specific neighborhoods.
Testimonials
Hi Joan,
John and I want to express our appreciation for the professional and courteous expertise your team brought to the table. It made the sale of our house run smoothly. The advice and help in the staging phase was very helpful and set the tone throughout the process. The team was always accessible and responsive and the advice given effective. You were of great assistance when we first purchased the house 23 years ago, and we were pleased to be able to use your services again a second time.
A sincere thank you to you and your team,
Jen & John