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Staying in Touch February 2026 Newsletter

Happy February & Valentines Day!

The days are getting longer and brighter! Although it looks like the real estate market is quiet, homeowners are planning and preparing their homes for market. Potential purchasers are reviewing their search criteria, watching the market for new properties and exploring Ottawa neighborhoods to see if there is a good fit. For those considering a move or planning updates/renos to their home in the coming months, now is the ideal time to start making arrangements.

Overall in January our real estate market in Ottawa experienced the seasonal effects but the supply of homes is continuing to give buyers more choice and ability to negotiate. Again this depends on the type of home and neighborhood. The average price for all sold properties in January 2026 in Ottawa was $641,436, about at 4.5% decrease when compared to January 2024. 610 properties were sold in Janaury (5.6% lower than a year ago), despite our cold and snowy weather & world economic news. The sale to list price ratio was 97.4% for all homes sold in January in Ottawa. For more market information read our newsletter and our 50 Years of Change.

This month we’ve included:

February is busy – Happy Valentine’s Day and Family Day! Enjoy some of Ottawa’s fantastic activities whether it be outside or in! And don’t forget to cheer on Team Canada at the Winter Olympics.

Please remember, we are here between transactions for any real estate realated questions you may have. Whether you need a professional contact or advice on home projects, we would be happy to help you, a family member or friend.

 

Joan, Victoria & Luc

Contact Us  

 

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   @JoanSmithRealEstateFamily         @JoanSmithRealEstateFamily        Mrs. Joan Smith       The Joan Smith Real Estate Family

Market Update

As of February 5, the Ottawa Real Estate Board reports 610 properties (residential & condominiums) sold in January 2026, a decrease of 5.6% from January 2025, reflecting the typical post-holiday slowdown, cautious buyers and increased supply.

The increased supply of homes on the market is generally giving buyers more choice and negotiating flexiblity. However this can vary by neighborhood, type of home and price range, so important to monitor the markets and neighborhoods you are interested in and be prepared, i.e. for purchasers have financing pre-approval ready and for sellers, take the time to declutter, stage and present the home well.

The average sale price for homes sold in Janaury 2026 was $641,436, about a 4.5% decrease when compared to January 2025. Keep in mind, these are averages so some homes experienced a larger gain and some less. Single-family sales average price was $793,874 in January 2026, a decrease of 3.6% compared to January 2025 and up about 2.9% compared January 2024. Townhomes average price was $536,106 in January, a decrease of 3.3% when compared to January 2025 and down 2.7% when compared to January 2024. Apartments average price was $388,307, down 12.1% from January 2025 and lower than December’s $401,465. Keep in mind for condo apartments, there were more new listings on the market in January but there was also more sales activity so this helped prevent a further decline.

For Kanata, unit sales in January (all housing types) were 79, translating to approximately a 16.2% increase when compared with January 2025. For greater Stittsville (includes Stittsville, Richmond, Munster & surrounding area), unit sales in January 2026 (all housing types) were 33 units, about a 5.7% decrease from January 2025. In Kanata, the average sale price in January 2025 was $672,995 for all housing types (a 4.6% decrease from January 2025), and the median days on market was 56 days. For greater Stittsville, the average sale price in January 2026 was $748,404 for all housing types (about a 0.1% increase from Janauary 2025) and the median days on market was 54 days.  (Source: OREB, Residential Market Activity and MLS®Home Price Index (HPI) Report, January 2026, District 90 – Kanata & District 82 – Stittsville – Munster – Richmond)

January residential inventory in Ottawa – The inventory of homes on the market in Ottawa in January continues to give buyers choice. 1,522 new listings (all housing types) on the market in January 2025, an increase of 8.8% when compared to January 2025. In January 2025, there were 2,673 homes for sale (all housing types), a 22.7% increase when compared to January 2025. Buyers generally have choice but again it depends on the neighborhood and style of home. Monitoring the market is key if you are thinking of selling or buying.

At the end of January 2026, Ottawa’s inventory of homes (all housing types) is 4.4 months, up from 4.3 months of inventory in December 2025 (this is the number of months it would take to sell current inventories at the current rate of sales activity). Months of inventory for single family homes was: 4.3, flat from the previous month. Months of Inventory for townhomes was: 3.3 months compared to 2.8 months in December. Months of Inventory for apartments decreased to 6.8 months from 7.9 months in December.

Click here to read our Ottawa Market Update December 2025 – 50 Years of Change.

Source: Balanced Conditions Define Ottawa’s Housing Market in January, Feb. 5, 2026, OREB

February 2026 - Skating on the Rideau Canal in Ottawa

January 2026 - MLS HPI Composite Benchmark Price & Avg Price Graph for Ottawa

Latest Mortgage Information

What Provincial & Municipal Credits/Rebates Really Exist (That Downsizers Might Benefit From)

1. Property Tax / Energy Cost Credits – Some provinces offer ongoing property-related tax credits that homeowners — including downsizers — can claim. For example (Ontario) there is the Ontario Energy and Property Tax Credit (OEPTC). It helps low-to-moderate income residents with property tax and energy costs as part of the Ontario Trillium Benefit. This is not a downsizing rebate per se, but it reduces ongoing costs.

2. Home Renovation & Upgrade Grants – If a downsizer is renovating a smaller home (e.g., to make it more accessible or energy efficient), there are provincial/federal grants available:

  • Canadian Greener Homes Grant: Offers funding for energy-efficiency improvements (e.g., insulation, heat pumps). Homeowners of any age, including downsizers, may qualify.
  • Provincial renovation assistance programs: Some provinces/municipalities run programs to subsidize accessibility or efficiency upgrades — worth checking locally (e.g., municipal home repair grants, accessibility retrofit loans).

These are typically not labeled “downsizing rebates” but can reduce the cost of adapting or improving a smaller home after downsizing.

3. Land Transfer Tax and Municipal Incentives (Mostly for First-Time Buyers) – Important distinction: Programs like land transfer tax rebates (provincial or municipal) mainly help first-time buyers, not downsizers. For example:

  • Ontario Land Transfer Tax rebate up to $4,000
  • City of Toronto Municipal Land Transfer Tax rebate up to $4,475

These reduce closing costs for first-time buyers, but typically do not apply to existing homeowners who have owned before. Downsizers generally don’t qualify for these unless one of the purchasers meets first-time buyer criteria.

4. Other Local Programs – Some municipalities offer home ownership assistance or retirement-living transition programs that could indirectly benefit downsizers — such as local affordable home ownership programs or senior living transition support. These vary widely by city and are not widespread province-wide. For example, Waterloo has a Home Ownership Assistance program offering down payment help for low-to-moderate income buyers — but it isn’t downsizing-specific.

Bottom Line for Downsizers

While there aren’t broad provincial or municipal rebates specifically for downsizers, you may benefit from ongoing property tax/energy cost credits (such as Ontario’s Property Tax/Energy Credit) and renovation grants for accessibility or efficiency upgrades. If you’re buying with a first-time buyer — or buying a new home — applicable land transfer tax rebates and local assistance programs may also apply.

Feel free to contact me with your questions.

Reni McNeil
Mortgage Brokers Ottawa
Apply online: www.renimcneil.ca
renim@mortgagebrokersottawa.com
License: 11759

 

Beaver Pond in Kanata

February 2026 - Beaver Pond in Kanata in Winter

 

 Winter Carnivals & Activities in Greater Ottawa 2026

 

February 2026 is Heart Month in Ottawa

In the Community

In addition to Ottawa’s amazing Winterlude (Jan. 30 – Feb. 16), there are many wonderful local winter carnivals and activities in the greater Ottawa area to enjoy. From snowshoeing to skating to snacking on local treats by the fire, there is something for everyone! Tap this link for a list of events and details!

 

 

February is Heart Month! An annual opportunity for individuals, groups, and businesses to raise funds and awareness for the world-renowned University of Ottawa Heart Institute. If you are able consider making a donation #givewithheart. Throughout February your gift will be matched by heart month sponsors and corporate community heroes.

Dozens of businesses and homes are also helping to light the capital red. Join the Fight Against Heart Disease in Women. Together, we can raise awareness, fund research, and support programs that save women’s lives across Canada.

Things to Do in February 2026

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

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Clients Sell & Purchase in, 2026

We would be happy to answer any of your questions about the greater Ottawa real estate market and market activity in specific neighborhoods.

Contact Us!

Testimonials

Dear Joan, Victoria and Luc,

You were the third realtors we met with and the most professional. Your market evaluation was incredibly detailed and higher than we expected. We immediately felt at ease with your team. Your staging really helped show off our house. The marketing was very thorough with great feature sheets, professional photographs, videos and the virtual tour. We really liked the activity tracking webpage you set up for us so we could easily get feedback from all the showings. You managed to sell our house in two weeks for 98% of the asking price. We were really impressed with your entire team. It was a real pleasure working with you and we highly recommend the Joan Smith Real Estate Team!

Warm regards, Phil & Guylaine

 

Dear Joan, Victoria and Luc:

Your market evaluation was higher than I had expected, and spot on, as my house sold in 30 days for the full asking price. Your staging skills were excellent, as all my feedback noted that the home showed beautifully. Your marketing strategy was obviously superior, as demonstrated by the number of showings we had in 30 days (25+). And finally the excitement at the end when a second offer arrived, and we closed the deal, with all parties happy at the final outcome. The whole process was stress-free knowing you were with me each step of the way.

Thank you all, Carolyn