Happy January & New Year!
A new year has begun and we are all excited to see what it holds! We are busy trying to understand how the housing market will improve in 2026. There are changes happening in new build and resale homes. What we do know is that buyers are still interested in purchasing a home and trying to determine if this is the right time for them. And those thinking of selling are also thinking about timing. We have always said follow your plan if you want purchase or rightsize.
Overall in December our real estate market in Ottawa experienced the seasonal effects but the supply of homes is continuing to give buyers more choice. Again this depends on the type of home and neighborhood. Ottawa’s market continues to hold steady compared to some other larger markets, however the condo apartment market remains one to monitor with its higher inventory.
The average price for all sold properties in December 2025 in Ottawa was $658,943, relatively flat when compared to December 2024. Year to date for 2025 the average price was $700,349, a 2.8% increase from last year. Annual unit sales in 2025 finished 1.3% higher than total 2024 sales and 4.1% higher than total dollar volume sales in 2024. For more market information read our 50 Years of Change and our newsletter.
Every year is different and some neighborhooods have more activity than others. There are many different reasons why, for example a new neighborhood that is now 20 years old, owners may be considering a change, looking to rightsize, need a different location or style of home. In other neighborhoods that may have more townhomes, after 5 years, we see changes, young families needing more room, job relocations, new families, etc. Our sales show that in 2025, bungalows and adult bungalows were popular, smaller detached two storeys were very much in demand. Although in more supply, townhomes under $650,000 have a good market share. Larger single family homes in good location, close to schools, parks, etc under $1.2 million continue to be in good demand. Rural estate lot properties were also sought after by those changing lifestyles. In 2025 we sold and leased in many neighborhoods, including all communities in Kanata North and South, Stittsville, Barrhaven, Stonebridge, Rural Kanata, Constance Bay, Nepean, Ottawa Center, Ottawa East, Blossom Park and more. From those looking for their first home, upgrading, rightsizing, rural life and investment properties, it was a year full of meeting interesting clients and very rewarding to help many of you.
This month we’ve included:
- An Update on the Ottawa market and Mortgage information: Factors to Consider for a Home Purchase whether for a first home, upgrading or rightsizing
- Articles: How to Start a Fresh New Year & Get Organized?, Does Your Home Match Your Lifestyle?, Interior Home Design Trends Making a Buzz in 2026,
- Community events to enjoy in our city, check updates on the Rideau Canal, as well as activities offered by the City this winter & coming spring!
We look forward to supporting Forests Canada again this year. For every client and family we assist, we will be making a donation on their behalf to help long-term forest health and resilience in Canada. Please check out the Coldest Night of the Year Walk, on February 28th, if you would like to participate, volunteer or donate!
We look forward to seeing many of you in 2026 and please don’t hesitate to call or email with any questions or if you would simply like to chat!
Joan, Victoria & Luc
Follow us on:
@JoanSmithRealEstateFamily 
@JoanSmithRealEstateFamily 
Mrs. Joan Smith 
The Joan Smith Real Estate Family
Market Update
As of January 6, the Ottawa Real Estate Board reports 587 properties (residential & condominiums) sold in December 2025, a decrease of 6.2% from December 2024 and down 32% when compared November 2025 sales. Fairly consistent with seasonal patterns except for the pandemic years of 2020 and 2021. However it does reinforce the continued caution of buyers.
There have been 13,449 home sales in 2025 which is 1.3% higher than 2024 and 4.1% higher than 2024 by total dollar volume, emphasizing 2025 as year of market balance in Ottawa compared to some other larger Canadian markets. The supply of homes on the market in December is offering buyers more choice, however this can vary depending on property type and neighborhood.
The average sale price for homes sold in December 2025 was $658,943, relatively stable (-0.2%) when compared to December 2024 and follows November’s modest year-over-year increase. 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 $700,349, a 2.8% increase when compared to 2024. Single-family sales average price was $796,608 in December 2025, a decrease of 2.1% compared to December 2024 and up about 3.6% compared 2024. Townhomes average price was $548,745 in December, a decrease of 2.8% when compared to December 2024 and down 1.4% when compared to 2024.
For Kanata, unit sales in December (all housing types) were 56, translating to approximately a 18.8% decrease when compared with December 2024. For all of 2025, there were 1,435 sales, about a 9.1% increase from 2024. For greater Stittsville (includes Stittsville, Richmond, Munster & surrounding area), unit sales in December 2025 (all housing types) were 26 units, about a 27.8% decrease from December 2024. Year to date in Stittsville, there were 783 sales, just 1.4% down from 2024. In Kanata, the average sale price in December 2025 was $641,019 for all housing types, and the median days on market was 40 days. For all of 2025, the average price was $711,323 for Kanata homes, relatively stable from 2024. For greater Stittsville, the average sale price in December 2025 was $743,444 for all housing types and the median days on market was 37.5 days. For all of 2025, the average price was $786,232 for greater Stittsville homes, an increase of 1.9% from 2024. (Source: OREB, Residential Market Activity and MLS®Home Price Index (HPI) Report, December 2025, District 90 – Kanata & District 82 – Stittsville – Munster – Richmond)
December residential inventory in Ottawa – The inventory of homes on the market in Ottawa in December continued to give buyers choice. 644 new properties (all housing types) on the market in December 2025, an increase of 10.7% when compared to December 2024. In December 2025, there were 2,544 homes for sale (all housing types), a 28.5% increase when compared to December 2024. Generally the market remains balanced but buyers are able to be more thorough and review their options.
At the end of December 2025, Ottawa’s inventory of homes (all housing types) is 4.3 months, up from 4.2 months of inventory in November 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, up from 4.0 in the previous month. Months of Inventory for townhomes was: 2.8 compared to 3.1 months in November. Months of Inventory for apartments is 7.9, up from 7.3 months in November. While important to monitor all sub markets and neighborhoods, particularly the condo apartment segment, Ottawa’a housing market remains stable.
Click here to read our Ottawa Market Update December 2025 – 50 Years of Change.
Source: Ottawa Housing Market Closes 2025 on a Note of Stability, OREB, Jan. 6, 2026
Latest Mortgage Information
2026 Financing Tips for First-Time Buyers, Upgraders & Downsizers
The Canadian real estate market continues to evolve with meaningful changes from both government and lenders aimed at making homeownership more attainable. Whether you’re a first-time buyer, moving up, or downsizing, understanding these updates — and how they affect financing — can help you make smarter decisions and optimize your budget.
First-Time Buyers
🧠 What’s Changed for 2025–2026
✔ Increased insured mortgage cap
The federal government increased the maximum price for insured mortgages from $1 million to $1.5 million. This means buyers can put less than 20% down on homes up to $1.5 million — opening up higher-priced home options without needing a full 20% down payment.
✔ 30-Year Amortization Now Expanded
30-year amortization options are now available to all first-time home buyers (not just new builds) on insured mortgages, helping to reduce monthly payments.
✔ New GST/HST Rebate (PROPOSED)
A proposed GST/HST rebate for first-time home buyers could eliminate the federal portion of GST/HST on new homes up to $1 million, with a phased rebate up to $1.5 million (up to $50,000). The bill is tabled and may become law soon but isn’t yet in effect.
✔ First-Time Home Buyer Incentive (FTHBI) Cancelled
The shared-equity FTHBI program has been discontinued (no longer available).
🏠 a) Saving for a Down Payment
Minimum Down Payment Rules (Updated):
- 5% on homes $500,000 or less
- 5% on first $500,000 + 10% on portion between $500,000 and $1,499,999
- 20% on homes $1.5 million and above
Homes up to $1.5 million can still qualify for insured mortgages with <20% down thanks to the increased cap.
🧾 b) Understanding Mortgage Options
- Fixed vs. Variable Rates: Stable vs. potentially savings depending on market movement.
- Pre-Approval: Helps define budget and signals seriousness to sellers.
- 30-Year Amortization (New): Now available on insured mortgages for first-time buyers, lowering monthly payments by extending the term.
💰 c) Additional Costs
- Closing Costs: Typically, 1.5%–4% of purchase price for legal fees, land transfer tax, inspections, etc.
- GST/HST New Housing / FTHB GST Rebate (PROPOSED):
- Under the proposed First-Time Home Buyers’ GST/HST rebate, buyers could recover up to 100% of GST on new homes up to $1 million, with a phased rebate up to $1.5 million (up to $50,000).
- This is in addition to any existing GST/HST New Housing Rebate where applicable.
Buyers Moving Up
🧠 What’s New
✔ Portability and Refinancing Rules
Stronger mortgage portability and refinancing options allow you to potentially switch lenders or carry forward your existing rate without re-stress testing (as part of expanded mortgage charter protections).
🏡 a) Evaluating Your Current Home
- Equity Position: Use accumulated equity as down payment on your next home.
- Market Conditions: A seller’s vs buyer’s market influences your strategy.
🏦 b) Financing the New Purchase
- Port Your Mortgage: Keeping your current rate and terms may be possible.
- Bridge Financing: Helps if timing doesn’t align between sale and purchase.
- Affordability: Factor in utilities, taxes, and maintenance.
Buyers Downsizing
🧠 What’s Important Now
- With interest rates stabilizing and some provincial incentives remaining, downsizing can free up equity and offer ongoing cost savings.
- Downsizers should also consider new provincial or municipal rebates where available.
🏡 a) Timing & Market Strategy
- Timing – come up with a plan to sell and purchase/rent
- Factor renovation and financing on the new property.
💵 b) Financial Planning
- Downsizing can provide extra funds for retirement, travel, or investment.
- Less space often means lower utilities, taxes, and upkeep.
To continue reading the rest of the article tap here
Feel free to contact me with your questions.
Reni McNeil
Mortgage Brokers Ottawa
Apply online: www.renimcneil.ca
renim@mortgagebrokersottawa.com
License: 11759
In the Community
We look forward to supporting Forests Canada this year. For every client and family we assist we will be making a donation on their behalf to help long-term forest health and resilience in Canada. Canada is home to some of the Earth’s most diverse and thriving forests, help keep it that way.
Coldest Night of the Year – Feb. 28th, 2026, is a winterrific family-friendly 2 or 5 km fundraising walk in support of local charities serving people experiencing hurt, hunger, and homelessness. The event is hosted by the Western Ottawa Community Resource Center in Kanata which has been providing services that support health, safety and wellness in our communities in far west Ottawa since 1986. There is also a number of other walks organized in different parts of the City that you can take part in.
Things to Do in January 2026
- Looking to stay active or try something new! Activities offered by the City this winter & coming spring!
- Rideau Canal Skateway – Check status
- City Drop-in Skating – Throughout January
- National Gallery of Canada – Free Thursday Nights, Jan 15 & more
- Ottawa Black Bears – Jan 16 & more
- Ottawa 67’s – Jan 16 & more
- Ottawa Senators – Jan 17, 18 & more
- Ottawa ComicCon – Jan 17 & 18
- 613Flea – Jan 20th & more
- Trend Arlington Winter Carnival – Jan 25
- Robert Plante Winter Market – Jan. 25-26
- Ottawa Charge – Jan 28 & more
- Ottawa Home & Remodelling Show – Jan 29 – Feb 1
See more events:
Things to do in Ottawa this weekend &
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!
How to Start a Fresh New Year & Get Organized?
A new year signals a fresh start & time to set some goals. Getting your home organized can be helpful. Here are some tips & where you can donate items to in Ottawa.
Does Your Home Match Your Lifestyle?
When you purchased your home, it was a good fit for your lifestyle. Does it still meet your needs, is it time to move? Learn what questions to ask & answer.
Interior Home Design Trends Making a Buzz in 2026
Tired of looking at the same old walls? There are a variety of interesting interior design trends making an impact in 2026. Read on to learn about some you can try!
Some of the Neighborhoods we Helped
Clients Sell & Purchase in, 2025
We would be happy to answer any of your questions about the greater Ottawa real estate market and market activity in specific neighborhoods.
Testimonials
We appreciate your efforts to sell our home and help us find our beautiful new one. We absolutely love our new place! We hope that 2026 is good to you and your family.
With may thanks,
Betsy and Steve
Victoria was absolutely incredible to work with. From the beginning of our house hunt, she went above and beyond every step of the way, from setting up showings to connecting us with professionals, she genuinely ensured we understood the home-buying process as first-time homebuyers.
Dan & Malcolm