Staying in Touch October 2025 Newsletter

Happy October & Thanksgiving!

The fall season is off to a great start! October brings the colours in the trees, a time to give thanks, last visits to local markets and Halloween fun. A reminder that October is fire safety awareness month, making it the perfect time to review fire prevention strategies. We have provided some tips to protect your home and real estate investment.

If you are thinking of moving up or entering the resale market, there is more choice available and more time to make an informed decision. Its a good time to review your finances and talk to your mortgage broker about financing/refinancing options. The decrease in the interest rate is also helping with purchasing and encouraging buyers to act. Market trends are changing in buying and selling.

Overall in September our real estate market in Ottawa remained balanced, with demand being steady. However there were 4,388 properties (all housing types) on the market at the end of September, an increase of approximately 19.4% when compared to September 2024. The sales-to-new listing ratio was about 38.5%. It’s important to monitor the supply of homes on the market and in specific neighborhoods. The average price for all sold propties in September in Ottawa was $690,397, up 0.3% from last year and year to date price is $699,910, a 2.7% increase when compared with the first 9 months of 2024. Months of inventory rose to 4.0 months from 3.2 months in August, still considered to be a balanced market. For more market information read our 50 Years of Change and our newsletter.

This month we’ve included:

• An Update on the Ottawa market and Mortgage information: The Foundation of Your Financing
• Articles: Fire Safety Tips in the Home, Repurpose Natural Elements in Your Fall Home Decor, 4 Ways to Make Home Hunting Easier
• Community events to enjoy in our city, including many local area farmers’ markets to check out before the end of the season!

We offer our support to the Kanata Food Cupboard this October. For more information, to donate or volunteer please visit their website.

We thank our family, friends, clients and colleagues for their continued support and trust. Enjoy Thanksgiving and take some time to enjoy our beautiful City this wonderful season.

As always, please feel free to contact us with any real estate questions or if you need a professional contact to assist you, whether it be a lawyer, painter, landscaper, mortgage broker, etc.

Joan, Victoria & Luc

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

Market Update

As of October 3rd, the Ottawa Real Estate Board reports 1,089 properties (residential & condominiums) sold in September 2025, down from August (1,236) and July (1,318) but approximately a 2.4% increase in homes sold when compared to September 2024. There have been 11,025 home sales to date this year which is 3.9% higher than this time in 2024. The supply of homes on the market continues to increase providing more choice to buyers. Homes priced to reflect current market value in their neighborhood and surrounding neighborhoods and presented well are achieving good selling prices. With the Bank of Canada reducing its key policy interest rate by 25 basis points to 2.5% on September 17th, along with good choice of homes we will see if this encourages those buyers who have been looking to make purchase decisions.

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 $627,200 in September 2025, an increase of approximately 1.1% from September 2024. Benchmark price for a single family home was $697,200, up 1.0% on a year-over-year basis when compared to September 2024. The benchmark price for a townhouse/row unit had a good increase $462,800, up 7.8% compared to a year earlier. The benchmark apartment price, on the other had was $408,200, down 1.7% from a year ago.

The average sale price for homes sold in September 2025 was $690,397 increasing 0.3% from September 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 $699,910, a 2.7% increase for the first nine months of 2024.

For Kanata, unit sales in September (all housing types) were 125, translating to approximately a 12.6% increase when compared with September 2024.  Year to date, there were 1,173 sales, about 14.1% increase for the same period in 2024. For greater Stittsville, unit sales in September 2025 (all housing types) were 61 units, about a 4.7% decrease from September 2024. Year to date in Stittsville, there were 653 sales, a 5.7%% increase for the same period in 2024. In Kanata, the average sale price in September 2025 was $736,740 for all housing types, representing approximately a 3.9% increase when compared to September 2024. For greater Stittsville, the average sale price in September 2025 versus September 2024, decrease 9.7% to $737,727 for all housing types. (Source: Ottawa Real Estate Board Residential Market Activity – MLS® Home Price Index – Detailed Report September 2025).

September residential inventory in Ottawa – 2,832 new properties (all housing types) on the market in September 2025, an increase of approximately 19.3% when compared to September 2024. At the end of September 2025, there were 4,388 homes for sale (all housing types), about a 19.4%% increase when compared to the end of September 2024 and 21.8% higher when compared to the 5 year average for September.

At the end of September 2025, Ottawa’s inventory of homes (all housing types) is 4.0 months, up from 3.2 months of inventory in August. (this is the number of months it would take to sell current inventories at the current rate of sales activity). 4.0 months of inventory is condisered a balanced market. 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 September 2025 – 50 Years of Change.

Source: Inventory Builds but Demand Remains Resilient Heading into Fall

Latest Mortgage Information

The Foundation of Your Financing

Buying a home is one of the biggest financial decisions you’ll make—and the mortgage you choose can impact your budget for years. That’s why your first step should be to review your financing and connect with your mortgage agent before you start house-hunting. As your mortgage agent, I’m here to help you do more than just “get a mortgage.” I’ll make sure your financing works for your goals, your income, and your lifestyle.

More Affordable Lending Options – Through access to 30+ lenders, you’re not limited to just one bank’s products or posted rates. This variety opens the door to:

• Special rate promotions: Many non-bank or “monoline” lenders often offer lower rates or cash-back incentives that aren’t advertised publicly.
• Discounted fixed or variable products: Some lenders allow reduced-rate “no-frills” mortgages—ideal if you’re focused on the lowest payment and don’t anticipate breaking your mortgage early.
• Hybrid or combination mortgages: Split part of your mortgage at a fixed rate and part at variable to balance cost savings with predictability.

Impact of a reduced rate: Even a 0.20%–0.30% difference in rate can translate to thousands of dollars in savings over a 5-year term—or give you breathing room in your monthly cash flow.

Flexible Terms to Fit Your Plans – Every homeowner’s situation is unique, so we can prioritize features that matter most to you, such as:

• Generous prepayment privileges: Make lump-sum payments or increase your monthly payments to pay your mortgage down faster without penalties.
• Portable and assumable mortgages: If you plan to move during your term, you can sometimes take your mortgage with you—or have a buyer assume it—saving penalty costs.
• Extended amortization periods (up to 30 or even 35 years with certain lenders): Helps lower monthly payments for affordability.
• Home equity line of credit (HELOC) combinations: Useful if you want flexibility to borrow for future renovations or investments.

Options for Self-Employed or Non-Traditional Income – If you’re self-employed, a contractor, seasonal worker, or new to Canada, qualifying with a traditional bank can feel overwhelming. The good news:

• Stated-income or business-for-self programs consider your true cash flow, not just your line-150 income on tax returns.
• Alternative and B-lenders are more flexible with documentation and often accept a broader range of income sources, such as retained earnings or dividends.
• Equity-based solutions allow strong down-payment borrowers to qualify even if their income is harder to document.

These tailored programs can make the difference between being turned down by a traditional lender and getting approved with terms that support your goals.

The Benefit of Starting with a Mortgage Agent

When you start your home-buying journey, as your mortgage agent, you’ll have: a clear understanding of your budget before you shop for homes; a tailored mortgage strategy that reflects your needs today and your goals for tomorrow; and access to competitive rates, flexible features, and specialized programs that can save you money and stress. Even if you’ve had a mortgage before, the landscape changes quickly. Having an experienced professional guide you through lender options, government incentives, and evolving market conditions can help you make smart, confident decisions.

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

Blackstone, Kanata South

In the Community

If you can, please support our local food cupboards and foodbanks. For more information or to donate go to: 

Kanata Food Cupboard                     Food Banks Canada

Local Farmers’ Markets – Last chance to enjoy Fall harvest at many local markets! See some below & more

• 1818 Farm and Cidery 1811 Richardson Side Road, Carp. Thursday – Friday 12-5, Saturday – Sunday 10-5
• Veggie Trail Farms  3229 Richmond Rd, Bells Corners. Open Mondays, Thursdays, Fridays 10:00 a.m. to 6 p.m., Saturdays and Sundays 10:00 a.m. to 5 p.m
• Almonte Farmers’ Market In the parking lot of the Almonte Public Library (beside the Beer Store). Open Saturdays 8:30 a.m. to 12:30 p.m.
• Carp Market is located at the fair groups in Carp. Saturdays (8am – 1pm) from May to Late October.
• Carleton Place Farmers’ Market At Market Square (7 Beckwith Street), Oct. 11 8:30 a.m. to 12:30 p.m.
• Kanata Farmers’ Market 745 Kanata Avenue (Centrum). Open Saturdays 9 a.m. to 3 p.m. May to Oct. 25
• Stittsville Farmers’ Market At Village Square Park at the corner of Stittsville Main and Abbott, Sundays 9 a.m. to 1 p.m., May 11 through Oct 12

Things to Do in October 2025

• Aces of Terror – Oct 10-11 & more
• Stittsville Haunted Heritage Tours – Oct – 10-11 & more
• One World Bazar – Oct 10-13
• Atlético Ottawa – Oct 12 & more
• Pumpkinferno – Oct 9-13 & more
• Ottawa Senators – Oct 13 & more
• Capcon – Oct 18
• Ottawa Redblacks – Oct 18 & more
• Red Trillium Studio Tour – Oct 18-19
• Pumpkinfest – Oct 20-Nov 1
• Ottawa International Writers Festival – Oct 22-26
• Gatineau Hills Fiddle Festival – Oct 23-26
• Antiquarian Book Fair – Oct 25-26
• Maple Hill Urban Farm Corn Maze – until Nov 4

See more events:
Things to do in Ottawa this weekend &

Ottawa Tourism 

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!