Happy Thanksgiving!
It’s hard to believe it’s fall already! It’s a wonderful time to enjoy the outdoors, especially the beautiful changing colours and be grateful for our homes. We thank our clients for their continued trust and support.
Market value of homes varies, as each home and neighbourhood is different. It is important to compare value in your neighbourhood. Being realistic on value will help sell your home to the right buyers. Not being priced appropriately can result in having many showings to the wrong buyers or not enough showings, which can be discouraging.
As of October 5th, the Ottawa Real Estate Board reports 1,010 properties (residential & condominiums) sold in September 2026, a decrease of 6.6% from September 2025. However sales increased slightly by 0.8% from August rather than declining as they have typically done in the past August to September periods. For more market information read our 50 Years of Change and our newsletter.
As Thanksgiving approaches, we continue to support the Kanata Food Cupboard and their efforts to provide food to those in need. Click here to see the ways that you can offer support.
With the weather getting colder, it is once again time to turn our attention to fall maintenance. Read our blog An Eco-Friendly Approach to Fall Home Maintenance for tips to help you get started.
Please check out Things to do in Ottawa this weekend & Ottawa Tourism for other ideas of activities to enjoy in and around the Ottawa area.
We love hearing from you and catching up with what you have been up to. Feel free to call or email, it doesn’t have to be about real estate!
We’re looking forward to enjoying time with family and friends this month.
Joan, Victoria & Luc
Follow us on:
@JoanSmithRealEstateFamily 
@JoanSmithRealEstateFamily 
Mrs. Joan Smith 
The Joan Smith Real Estate Family
Market Update
As of October 5th, the Ottawa Real Estate Board reports 1,010 properties (residential & condominiums) sold in September 2026, a decrease of 6.6% from September 2025. However sales increased slightly by 0.8% from August rather than declining as they have typically done in the past August to September periods. Year to date, 10,288 homes have sold in Ottawa, a 6.9% decline from the same time period in 2025. Single family home sales decreased 4.6% year over year, while townhome sales declined 3.5% and apartment sales declined 24.8% from September 2025. There were 4,813 active properties on the market in September, up 7.9% year over year and up 7.1% from August.
The average sale price for homes sold in September 2026 was $685,640, down 1.0% when compared to September 2025 and almost flat from August. The median price was $625,000, down 0.8% from the previous year and slightly higher than in August. Year to date, Ottawa’s average price was $697,384 (down 0.4%) and the median price was $637,000 (down 1.2%), compared to the same period in 2025.
Single-family average price was $823,449 in September 2026, about a 3.1% decrease from September 2025. Townhomes average price was $543,337 in September, a decrease of 2.2% when compared to September 2025, the median price also declined 4.4% year over year. Apartments average price was $431,645, increasing 0.9% from August 2025 and the median price increased 1.3% year over year.
For Kanata, unit sales in September (all housing types) were 108, translating to approximately a 13.6% decrease when compared with September 2025. For greater Stittsville (includes Stittsville, Richmond, Munster & surrounding area), unit sales in September 2026 (all housing types) were 58 units, a 4.9% decrease compared to September 2025. In Kanata, the average sale price in September 2026 was $659,988 for all housing types (a 10.4% decrease from September 2025). The median days on market was 33.5 days. For greater Stittsville, the average sale price in September 2026 was $750,268 for all housing types (about a 1.7% decrease from September 2025), the median price was $691,250, about a 0.9% increase from September 2025 and the median days on market was 24.5 days. (Source: OREB, Residential Market Activity and MLS®Home Price Index (HPI) Report, September 2026, District 90 – Kanata & District 82 – Stittsville – Munster – Richmond)
September residential inventory in Ottawa – The inventory of homes on the market in Ottawa in September increased year over year by 3% and up by 38.1% when compared to August 2026. There were 2,927 new listings (all housing types) on the market in September 2026 and 4,813 homes for sale (all housing types). an increase of 7.1% from August 2026. Active inventory in Ottawa remains at its second highest September level since 2016. However, monitoring specific neighborhoods, style of homes and latests sales is key for both buyers and sellers, as there is variation across different submarkets.
At the end of September 2026, the sales-to-new-listings ratio declined to 34.5% from 47.3% in August. Ottawa’s inventory of homes (all housing types) rose to 4.8 months (this is the number of months it would take to sell current inventories at the current rate of sales activity), from 4.5 months in August. Again, monitoring investory across property type and region is key. For single family homes was: 4.4 months of inventory, up from the previous month of 4.0. Months of Inventory for townhomes was: 4.0 months compared to 4.1 months in August. Months of Inventory for apartments increased to 7.3 months from 6.3 months in August.
Click here to read our Ottawa Market Update September 2026 – 50 Years of Change.
Source: Ottawa Home Sales Hold Steady in September as New Listings Rise, OREB
Latest Mortgage Information
Fall 2026 Mortgage Market Update
What’s Happening With Rates — And What Should Homeowners Be Watching?
As we head into the final few months of 2026, one of the questions I’m hearing most often is:
“What do you think mortgage rates are going to do next?”
The Bank of Canada has kept its overnight rate at 2.25% throughout 2026, and while many borrowers had hoped we would see additional rate cuts this year, the outlook has become less certain.
Inflation, employment, economic growth and ongoing global uncertainty will all play a role in what happens next.
Will Rates Come Down Before the End of the Year?
There are only two Bank of Canada rate announcements remaining in 2026 — October 28 and December 9.
At this point, I would be cautious about waiting for a significant drop in rates before making a mortgage decision.
While we could still see movement, there is no guarantee rates will be lower later this year. In fact, fixed mortgage rates can move in either direction regardless of what the Bank of Canada does because they are influenced primarily by the bond market.
The good news? You don’t necessarily have to choose between locking in now and waiting for something better.
For many purchases and renewals, we can secure a competitive rate ahead of time to protect you from an increase. If rates improve before closing, there may still be an opportunity to obtain the lower rate.
That can take some of the guesswork out of trying to time the market.
Click here to continue reading this article!
Reni McNeil
Mortgage Brokers Ottawa
Apply online: www.renimcneil.ca
renim@mortgagebrokersottawa.com
License: 11759
Disclaimer: The information above is intended as a general overview of the current federal and Ontario GST/HST rebate programs. Eligibility depends on your individual circumstances, the purchase price, occupancy requirements, and the terms of your Agreement of Purchase and Sale. Always consult your realtor, real estate lawyer and tax professional for advice specific to your situation.
Request A Home Evaluation Today
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!
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
Victoria was amazing to work with! Having a real estate agent who was experienced was a huge help, and she was able to help us with all of our first time homebuyer questions. She is wonderful to be around, and her calm demeanor was very reassuring. – Sam
It was a pleasure working with Joan, Victoria and Luc. They gave us their professional and experienced advice which resulted in a quick sale with great results. – Jim and Dawn