A Firm Seller's Market
Heat Concentrated in the Mid-Range
Detached & Condo Transactions · May 4 – May 10, 2026
Overall Tone
🔥 Seller's Market
Market Temperature Snapshot
00 / OVERVIEW65%
Above Asking
Seller's Market
This week's read
🔥
A firm seller's market
~65% closed above asking at ~+7% average premium, with a fast ~8-day median DOM
◧
Clear segmentation
Heat heavily concentrated in mid-range detached homes; condos and luxury homes cooling
⭐
Sweet spot: $300K–$600K
The $400K–$600K band saw ~80% over asking — the strongest mix of premium and speed
Overall Market Overview
01 / MARKETTotal Sales
~100
Solid weekly volume
Avg Sold Price
~$480K
Median ~$445K
Property Mix
95% / 5%
Houses · Condos
Above Asking
~65%
At asking ~10%
Below Asking
~25%
A wider tail than headlines suggest
Build Year Range
1900s–2026
Wide spread of stock
Detached homes continue to dominate market activity. Condos remain a minor share of weekly transactions and, more importantly, are no longer competing on price with detached stock.
Days on Market · The 14-Day Tipping Point ⚠️
02 / DOMThe most actionable pattern of the week: a clear two-week cliff in negotiating power. Each bar shows the share selling above asking by time on market.
0–7 days
8–14 days
15–30 days
30+ days
For sellers: If a property doesn't sell within 14 days, negotiating power flips entirely to the buyer. Listings sitting beyond two weeks closed at meaningful discounts this week — none above asking. Have a Plan B by day 10; after day 14, expect to give back 5–10% or more.
Sold Price vs Listing Price
03 / PRICINGThe market favoured sellers again, but with a wider tail of underperformers than headlines suggest: ~65% above asking, ~10% at asking, ~25% below.
Top 5 by Premium %
| Address | Premium % |
|---|---|
| 26 Clonard Avenue | ~+40% |
| 27 Thorndale Avenue | ~+34% |
| 95 Riel Avenue | ~+33% |
| 614 Oxford Street | ~+28% |
| 65 Chandos Avenue | ~+28% |
Top 5 by Premium $ Amount
| Address | Premium $ |
|---|---|
| 58 Bramble Drive | ~+$145K |
| 1216 Mulvey Avenue | ~+$135K |
| 614 Oxford Street | ~+$125K |
| 65 Chandos Avenue | ~+$115K |
| 95 Riel Avenue | ~+$115K |
Biggest Discounts 🔻
| Address | Discount | DOM |
|---|---|---|
| 793 Pacific Avenue | ~−33% | ~50 days |
| 131 Traill Avenue | ~−21% (~−$80K) | ~15 days |
| 1507 Magnus Avenue | ~−20% (~−$50K) | ~7 days |
| 426 St Anthony Avenue | ~−14% | ~6 days |
| 142 Oak Street | ~−10% (~−$85K) | ~85 days |
Pattern: The deepest discounts cluster at the price extremes — older properties below $250K and listings above $850K. The mid-range remained competitive even on the down side.
Price Band Heat Map
04 / PRICE BANDSBeyond volume, this shows where competition is most intense.
| Price Band | Share | % Above | Avg Premium | Avg DOM |
|---|---|---|---|---|
| < $300K | ~25% | ~50% | ~+4% | ~14 d |
| $300K – $400K | ~35% | ~75% | ~+10% | ~7 d |
| $400K – $600K ⭐ | ~25% | ~80% | ~+9% | ~9 d |
| $600K – $1M | ~15% | ~55% | ~+3% | ~24 d |
| > $1M | ~3% | ~35% | ~−1% | ~12 d |
Seller's sweet spot: $300K – $600K. Nearly 80% of listings in the $400K–$600K band sold above asking, with the strongest combination of premium and speed. Above $600K, demand thins out quickly and DOM more than doubles.
Performance by Build Era
05 / BUILD ERAA counter-intuitive finding worth flagging:
| Build Era | Sold | Avg Premium | Median $/sqft |
|---|---|---|---|
| Pre-1950 | ~30 | ~+6% | ~$320 |
| 1950 – 1980 ⭐ | ~40 | ~+10% | ~$380 |
| 1980 – 2010 | ~20 | ~+5% | ~$395 |
| 2010 onward | ~15 | ~+2% | ~$440 |
Post-war homes (1950s–1970s) are the most competitively bid asset right now at ~+10% average premium. Newer construction commands a higher $/sqft but rarely sees bidding wars — most 2010+ homes sold at or just above asking.
Likely drivers: a combination of (a) attractive entry prices, (b) established neighbourhoods, and (c) buyer willingness to renovate.
Price Per Square Foot Reference
06 / $/SQFT| Segment | Median $/sqft |
|---|---|
| All properties | ~$370 |
| Pre-1950 stock | ~$320 |
| 1950–1980 stock | ~$380 |
| Newer construction (post-2010) | ~$440 |
| 25th percentile | ~$320 |
| 75th percentile | ~$430 |
Listings substantially below segment median may be candidates for bidding wars; those well above warrant scrutiny of unique features or potential overpricing.
House vs Condominium
07 / TYPEA divergence worth flagging — condos materially underperformed houses this week.
| Type | Sold | Avg Price | Avg Premium | Avg DOM |
|---|---|---|---|---|
| Detached House | ~100 | ~$485K | ~+7% | ~12 d |
| Condominium | ~5 | ~$330K | ~−1% | ~13 d |
The condo sample is small, but the direction is clear: condos averaged below asking this week, while houses averaged 7% above. Condo sellers should price defensively and not expect multiple offers.
Key Takeaways · Actionable
08 / TAKEAWAYS🎯 $400K–$600K: expect bidding wars
Pricing slightly under market continues to trigger 8–10% premiums. The clearest place for seller leverage.
⏱️ The 14-day rule
If your home doesn't sell in two weeks, plan for a 5–10% concession.
🏠 Post-war homes (1950s–70s) hottest
Sellers in this category have the strongest leverage, averaging ~+10%.
🏢 Condo sellers: price defensively
The condo market is no longer keeping pace with detached homes.
💰 Luxury & entry-level need realism
Both >$1M and <$250K show the deepest discounts and longest DOM.
🔥 Mid-range stays active
Buyers remain highly active across the $300K–$600K detached market.
Weekly Summary
A firm seller's market —
with heat concentrated in the mid-range.
Well-priced mid-range homes continued to sell quickly, often with multiple offers. Buyers remained highly active in the $300K–$600K detached market, while condos, luxury homes, and aged listings faced increasing resistance.
The 14-day mark remains the line between seller leverage and buyer leverage.
※ Methodology & Disclaimer: Sample of ~100 transactions (~95% houses, ~5% condos), May 4–10, 2026, manually compiled from MLS data. Most figures are rounded and approximate. The condo sample is small; read directionally. This report is for market reference only and does not constitute real estate or investment advice.