If you’ve been feeling like Ottawa’s real estate market has been hard to pin down lately, you’re not alone. Whether you’re a buyer waiting for the right window, a seller wondering if now is your moment, or just someone who likes to keep a pulse on what’s happening, it helps to have a grounded look at the numbers and what they mean.
Here’s what we’re seeing as of the most recent update from the Ottawa Real Estate Board (June 2025), along with some thoughts on what might be ahead.
We finally saw our spring market… it just arrived a little late.
June brought a noticeable increase in both activity and inventory, more in line with what we typically expect in April or May. Sales were up 10.6% year-over-year, and new listings jumped nearly 14%. While activity dipped slightly compared to May, this seasonal slowdown is typical as summer vacation mode kicks in.
For many, this late spring means a busier summer than usual. If you’re still on the fence about listing or buying, there’s time.
Buyers have more options, but competition isn’t gone.
One of the clearest changes this year is the availability of inventory. We ended June with 4,350 active listings, up 11.6% from this time last year and 42.6% above the five-year average. That means more selection, more balanced conditions, and a little breathing room for buyers.
But it’s not the buyer’s market some expected. Ottawa’s months of inventory sat at 2.7 (unchanged from last year), and sale-to-list price ratios are still strong at 98.5%, a sign that well-priced homes are still moving quickly.
Townhomes are heating up.
Of all property types, townhouses and row homes saw the biggest price increase year-over-year: up 9%. With a benchmark price of $467,900, these homes continue to offer a strong value proposition for both first-time buyers and downsizers.
This segment has been especially active in west-end neighbourhoods like Stittsville, Kanata, and Barrhaven, where access to amenities and family-friendly layouts make townhomes a top pick.
Single-family homes are stable and steadily climbing.
The benchmark price for a detached home in Ottawa is now $707,600, up 1.6% from June 2024. Average sold prices for these homes reached $871,877 in June, marking a 5.4% increase from last year.
This shows us that while we’re not seeing the explosive growth of early pandemic years, Ottawa’s core market remains stable and healthy. Families looking to upgrade are still active, and homes that show well and are priced thoughtfully continue to sell with solid results.
Apartments are under pressure.
This is the one segment that’s showing real signs of softness. Apartment sales were down 20.7% compared to last year, and inventory levels are climbing, up 3.4% with over 860 units available.
The reasons are layered: more new builds coming online, slower immigration numbers in the short term, and a more price-sensitive buyer pool.
The average price for an apartment sits at $418,886, and the benchmark price has dipped 0.6% year-over-year.
What’s driving the change? A few key factors.
- Interest rates: While there’s hope that rates may drop slightly by year-end, buyers and sellers are still navigating affordability with caution.
- Consumer confidence: There’s a shift toward more future-focused decision-making. Buyers are looking for homes that meet their long-term needs. Sellers are becoming more strategic, leaning into prep and presentation.
- Supply catching up: After several years of low inventory, we’re now seeing more balance, and that’s a good thing for everyone.
What this means for sellers:
If you’re thinking about selling, the bar is a little higher, but that’s not a bad thing. Homes that are clean, well-presented, and priced with intention are still getting great results. The biggest mistake we see right now? Overpricing. Buyers are savvy. They have more to choose from, and they’re less likely to jump at something that doesn’t feel aligned with market value.
What this means for buyers:
You have more options than you’ve had in years. And while prices are stable or rising in many segments, the sense of urgency is lower than it’s been in past peak markets.
You can take a bit more time to do your homework. Explore a few neighbourhoods. Think about your must-haves vs. nice-to-haves. And when you do find the right one? You’ll still need to move quickly, but you can do so with more confidence.
So… is it a good time to make a move?
The short answer: it depends. But in many cases, yes.
We’re seeing more clients successfully sell and buy within a realistic timeframe. We’re seeing families upsizing with smart budgets and buyers getting creative about value.
The key is going in with a plan.
And that’s where we come in.
Let’s Talk Strategy
We’re always happy to stop by, talk market timing, or simply share what we’re seeing in your neighbourhood. Whether you’re ready now or just starting to plan ahead for fall, we can help you:
- Understand what your home could sell for in this market
- Create a tailored plan that aligns with your lifestyle and timing
- Explore the best pockets for your next move, based on your goals
Reach out anytime. We’ll bring the data and the perspective to help you feel confident in whatever decision comes next.
Want a custom update for your neighbourhood or price range? Send us a message and we’ll send over a personalized report.
