Market Snapshot: August 2026

The August market numbers are in, and Simcoe County continues to offer buyers plenty of choice:

5,245 active listings

691 homes sold

7.6 months of inventory

46 average days on market

Average sale prices by property type were:

Detached: $804,657

Semi-detached: $640,257

Townhouse: $581,068

Condo: $519,189

With 7.6 months of inventory, buyers generally have more negotiating power, while sellers need to be realistic about pricing, presentation and timing. Homes are still selling, but buyers have options and are taking their time.

Here are some ways to talk about the market with your clients:

For sellers:

“There are buyers in the market, but they have a lot to choose from. Pricing correctly from the beginning is important because the average home is taking approximately 46 days to sell. We need to look closely at the most recent comparable sales, not what similar homes were listed for.”

For buyers:

“With more than 5,200 homes available across Simcoe County, you have more choice and more time to make an informed decision. Depending on the property and the seller’s circumstances, there may also be opportunities to negotiate on price, conditions or closing.”

For clients waiting for the market to change:

“Trying to perfectly time the market is difficult. The better question is whether a move makes sense for you based on your finances, your needs and the opportunities available today.”

The broader housing picture also provides some important context. Variable-rate mortgages now account for approximately 36% of outstanding mortgages, compared with 20% for traditional five-year fixed mortgages. This suggests borrowers are increasingly looking for flexibility and hoping to benefit from potentially lower rates ahead.

At the same time, homeowner-oriented construction is at its lowest level in more than 25 years, while more new construction is shifting toward rental housing. Although the resale market currently has considerable inventory, reduced construction of condos and single-family homes could eventually limit the supply of homes available for ownership.

Ontario also has greater exposure to U.S. tariffs than many other provinces. Employment, consumer confidence and affordability will remain important factors to watch because all three can influence housing demand.

The key message for clients is that the headlines do not tell the whole story. Market conditions vary considerably by community, price range and property type. Use the county-wide statistics to begin the conversation, and then bring it back to what is happening in the client’s specific neighbourhood.

This is a great month to reconnect with past clients and offer a no-pressure market update. A simple message could be:

“I wanted to share the latest Simcoe County numbers with you. There is currently more inventory and greater negotiating room for buyers, but the results vary significantly by neighbourhood and property type. If you’re curious about what these conditions mean for your home or your plans, I’d be happy to provide a more specific update.”

Use these numbers as a reason to educate, check in and start conversations. Clients need context and honest advice, and that is where your value matters most.

Podcast Recommendation of the Month

This month, I recommend listening to Brian Buffini’s episode, The Real State of Real Estate: Everything Is Changing

It is a timely reminder that while the real estate industry and market continue to change, there is still plenty of opportunity for agents who stay informed, adapt and consistently bring value to their clients. Give it a listen and consider what you can apply to your own business and client conversations this month.

Use these statistics as a reason to reach out, ask questions and offer informed guidance. In this market, clear advice and consistent communication are what set great agents apart.

Have a great month,

Tamara