After several years of tight inventory and competitive bidding, Ottawa's housing market is entering 2026 with more balance than we've seen in a while. That doesn't mean it's slow — it means buyers and sellers both need a sharper strategy.
Inventory Is Rising, But Selectively
New listings are up roughly 12% year-over-year across the Ottawa Board of Realtors. Detached homes in Kanata, Barrhaven, and Stittsville are leading the increase, while downtown condos remain relatively scarce. For buyers, this means more choice in the suburbs; for sellers in those areas, pricing and presentation matter more than ever.
Price Trends by Segment
Entry-level detached homes ($550K–$750K) continue to see steady demand from first-time buyers and young families. Move-up properties in the $850K–$1.2M range have softened slightly, with average days on market stretching from 18 to 26 days. Luxury listings above $1.5M remain niche but active, especially in Rockcliffe, Westboro, and the Glebe.
"Well-priced, well-presented homes still sell within two weeks. Overpriced listings are sitting 45 days or longer — buyers have options now."
What Buyers Should Do
- Get pre-approved early and know your ceiling before touring.
- Focus on neighbourhoods with growing inventory for better negotiating room.
- Don't skip inspections — conditional offers are making a comeback.
- Work with an agent who knows off-market and coming-soon listings.
What Sellers Should Do
- Price realistically from day one — the biggest mistake is testing the market high.
- Invest in staging and professional photography before listing.
- Be flexible on showing times during the first two weeks on market.
- Review offers on merit, not just price — closing dates and conditions matter.
Looking Ahead
We expect a steady spring and summer, with a potential slowdown in late fall as rate decisions and federal employment trends play out. Ottawa's fundamentals — government employment, tech growth, and immigration — remain strong. For most families, timing the market perfectly matters less than being prepared when the right home appears.
Questions about your specific neighbourhood? Reach out for a free market snapshot tailored to your street or building.