Brad Gilbert

Buying or selling a home is a big decision and we can guide you through the process.

Buyers: House hunters can count on FAST RESPONSE, personal service, market knowledge and expert negotiation skills.

Sellers: We go ALL IN to help you get market ready and then promote within our established network with confidence and creativity to maximize results.


We use a modern and professional strategy that works.

February 5, 2026

Market Overview

Ottawa’s residential market entered 2026 on a balanced footing. Inventory levels remain higher than in recent years, giving buyers more choice, while sellers continue to adjust to conditions that reward accurate pricing and patience. Benchmark prices are down year over year across all housing types, with softer conditions most evident in townhouses and apartments. Detached homes continue to show greater price stability. Overall, January’s data points to a market that is operating more evenly, rather than one under broad-based pressure.

“What January is showing us is a market that’s adjusting in a healthy way,” said Tami Eades, President of the Ottawa Real Estate Board. “We’re seeing more choice for buyers, more realism on the selling side, and pricing that’s responding to those conditions without sharp swings. That kind of balance is a sign of stability, not stress.”

Residential Market Activity

In January, 610 residential properties sold in Ottawa, reflecting a typical post-holiday slowdown while also signalling a steadier start to the year. Sales were 5.6% lower than a year ago but remained within the range of long-term January norms. This points to demand that is still present, even as buyers continue to proceed cautiously amid ongoing affordability considerations.

Pricing activity also reflected seasonal conditions rather than renewed weakness. The average residential sale price was $641,436, down 4.5% from January 2025, a change consistent with winter market dynamics and a more price-sensitive buyer pool. Recent interest rate reductions have begun to ease pressure at the margins. January’s data suggests their impact is appearing first in buyer engagement rather than completed transactions.

The MLS® Home Price Index provides further context. In January, the composite benchmark price declined modestly month over month, with single-family, townhouse, and apartment benchmarks all posting small decreases.

Prices and Market Balance

Supply conditions continue to vary significantly by property type. Overall, new listings totalled 1,522 units, up 8.8% year over year, while active listings reached 2,673. This is an increase of 22.7% from last January. Although inventory levels remain elevated compared to recent seasonal norms, growth has slowed, helping to prevent a buildup of excess supply.

With months of inventory at 4.4, Ottawa’s market is operating closer to long-term, pre-pandemic averages. This level of supply is providing buyers with more choice and negotiating flexibility, while still allowing well-priced homes to attract solid interest. Rather than putting sharp downward pressure on prices, current inventory levels are supporting a more balanced market.

Property Type Breakdown

As noted above, differences in market performance by property type continued to shape Ottawa’s market in January.

Single-Family Homes

Detached homes remained the market’s most stable segment, even as winter conditions weighed on overall activity. In January, 276 single-family homes sold, down 13.8% year over year. Supply levels remained comparatively balanced at 4.3 months of inventory, supported by 1,177 active listings, and 663 new listings, essentially flat year over year. 

Prices softened modestly. The average sale price was $793,874, down 3.6% year over year, while the median price held at $750,000, unchanged from last January. Together, these indicators suggest that detached home pricing is adjusting in an orderly manner. The single-family benchmark price also edged lower year over year, marking a shift from the modest gains seen late last year; the decline remains limited. 

Townhomes

Townhome sales rose to 215 units, up 6.4% year over year, while new listings increased sharply to 487, up 45.8% from January 2025 and well above December’s 176 new listings. Active listings climbed to 708, a 67.0% increase year over year. 

As supply increased, leverage has shifted modestly toward buyers. Months of inventory rose to 3.3, and pricing reflected this adjustment. The average townhouse sale price was $536,106, down 3.3% year over year, while the median price declined 3.4% to $560,000. The townhouse benchmark price was down 3.2% year over year, but rose 1.0% compared to December. 

Apartments

The apartment segment showed a constructive month-over-month shift in January, marking a contrast to late 2025. In January, apartment-condo sales increased to 95 from 78 in December, and months of inventory decreased to 6.8 from 7.9, an indication of stronger absorption.  

At the same time, supply expanded meaningfully. New listings rose to 312 from 144 in December, and active listings increased to 647 from 617. In other words, January brought a sizeable seasonal influx of condo listings, but improved sales activity helped prevent a further deterioration in market balance.  

Pricing in this segment remains the most sensitive anywhere across the Ottawa market. The average apartment sale price was $388,307, down 12.1% from January 2025 and lower than December’s $401,465. While condo pricing continues to adjust, January’s combination of higher sales and lower months of inventory suggests that conditions may be starting to stabilize. 

Months of Inventory:

Single Family: 4.3
Townhome: 3.3
Apartment: 6.8

Looking Ahead

January’s data reflects a familiar winter pattern, with slower sales and cautious buyer behaviour shaped by seasonal factors and ongoing economic uncertainty. At the same time, there are early signs that market conditions are beginning to firm. The apartment segment, in particular, showed improving absorption, with lower months of inventory alongside higher sales and dollar volume.

Townhome activity held up, while detached trends remained steady, reinforcing a market that is segmented by property type but remains largely balanced overall.

This picture aligns with CREA’s outlook for 2026, which anticipates improving conditions as lower interest rates gradually draw more sidelined demand back into the market. January supports a credible case for a stronger spring market if rate reductions continue to ease affordability pressures.

Source: Ottawa Real Estate Board
 

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Could this be the perfect Ottawa neighbourhood for your post-pandemic move? We think so! Merivale Gardens is surrounded by protected forest, trails, parks and the area’s only inland sand dunes. You heard it first-hand from Brad, and the whole Gilbert Family: it’s an ideal neighbourhood to grow up.

One of our shared, lifelong goals is to be leaders and upstanding members of the communities where we live. After all, it takes a village. Especially these days, when the people we see the most are those who live outside the front door or on the other side of the fence. 

 

1. Introduce Yourself and Get Connected

Don’t be shy to say hi, whether you’re old or new. Those who’ve been around have all kinds of tips and tricks and nuisances that might make your new life easier. Swap phone numbers, emails and social coordinates -- this enables an open line of communication.

2. Lend a Hand in You Can

Mow that strip of grass between your laneways if it's easier for you. Bring back those recycling bins if they’re bothering you on the curbside; it’s no big deal. Another idea is to look out for a lingering delivery on their porch -- or text them about it.

3. Set Boundaries

It’s not always a great time for a lengthy chat. Front lawns are more approachable territory. Even knocking on doors these days is dicey, so you might revert to step #1 and text a heads up!

4. Avoid Drama

  Everyone loses their cool at some point but it’s hard to come back from a major blow out so try and calm yourself before bringing up controversial topics. The last thing you want is negative energy that festers. Too late? It’s never too late to squash the beef!

5.Be Mindful of Your Pets

As animal lovers, we appreciate cuteness and cuddles, but remember that not everyone is comfortable. Barking and behavioural issues can frighten and frustrate your neighbours. A good move is to make a playdate and have them get to know each other. 

6. Reach Out When in Doubt

If you notice they’re not up to their usual routines and activities, it’s always nice to hear that someone cares. Perhaps they’re feeling isolated? An offer to run a simple errand or pick-up essentials is always well received.

7. Participate

Most areas have a Community Association where residents can share their perspectives on everything from development, to transit, to parks and rec. Buy & Sell groups and plant swaps are other benefits. These people tend to be knowledgeable and most welcoming! Tip: See if there’s a Facebook group.

8. Make it Fun

Home is where the heart is and it’s amazing when you truly enjoy those who surround you. If you’re not quite there, keep on trying. These people have a tremendous impact on our everyday energy and good relations go a long way toward having a happy home life. Sharing is caring!!

In this weeks’ clip we share some basics to help you break into the market. Lindsey’s tip may surprise you but we think it’s a no brainer! 

In this clip we discuss a few of our favourite things!

Here is our #1 recommendation and there’s no time like the present!

In this clip we give our insight on the market and what you can do to get in on it!

In our last clip we explain why you need a Realtor and more specifically us!

"Friendly, personable, knowledgeable, professional, there really aren't enough positive words to describe the agents and the service we received. Thank you so much for help
ing realize this dream home and property. It truly is thanks to the teams devotion and hard work that we ticked off all the boxes!"
- Shannon Robie 

"Both Brad and Lindsay exceed expectations and provide a first class experience. We always felt like we were their top priority. It has been an absolute pleasure working with Brad, he is very attentive to our needs and several requests. I would not hesitate to recommend him to our friends and family!"
- Cristina Divirgillio 

"Brad was honest and encouraging without being pushy. I felt comfortable asking questions and he explained the answers very well. He was very knowledgeable about the things to look for and was focused on my partner and my needs."
- Eva Comeau

"Outstanding. We were purchasing in Ottawa from Barrie, and Lindsey did such an amazing job helping my partner and I find a house."
- Melissa Matson

"Brad and Lindsey were amazing Everything happened so fast but the experience was stress free for me. They took care of everything."
- Chelsea Larock

"Impressive responsive time and highly knowledgeable."
- John Kennedy 

"Always a text or a call away! We always felt supported and that our needs were met. Lindsey you rock! Thank you so much for all of your patience and hard work."
- Emilie Giles

"Lindsey was always very reliable and knowledgeable around the entire process including things even outside of her direct role. As a first time home buyer, I felt lucky to have her support me throughout this entire journey. She was always going above and beyond for me. She would be the first I would contact in the future if I want to buy another home and would refer her to any of my family/friends who are looking to buy"
- Tarek Aljabban

"Friendly, attentive, and knowledgeable. Brad and Lindsey jumped to when we found the home that we wanted and were by our side through the many days of negotiations to secure the purchase. Without breaking stride, they then led us through the sale of our house with expert marketing strategy. Their staging, photos, video, social media presence, and skillful negotiations helped us to sell at over 100k above asking. We couldn't be happier!"
- CJ Briggs

"Lindsey was hard working and always available to answer questions when we needed them. She offered great advice and took the time to go through the pros and cons of the different properties we were looking at and always kept out budget in mind".
- Evan Trafford
 

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