If you have been following national real estate headlines lately, you might feel uncertain about what is actually happening. Some articles talk about declining activity. Others suggest prices are rebounding. For many Ottawa homeowners, the noise can make it difficult to know what decisions to make next.
After 10 years in this business, I have learned something important. Ottawa does not move in lockstep with Toronto or Vancouver. Our city has its own rhythm, driven by government employment, steady population growth, and neighborhood specific demand. That is why any serious Ottawa market update needs to focus on local data, not national drama.
According to the Ottawa Real Estate Board, recent market statistics show a balanced but active market. Sales volumes have moderated compared to peak years, but well priced homes are still attracting interest. At the same time, listings that stretch beyond what buyers consider fair value are sitting longer. These trends are consistent with what OREB has been reporting about increased days on market and more stable pricing across segments.
Source: Ottawa Real Estate Board, oreb.ca.
In simple terms, the Ottawa market today is steady, but selective.
What the Current Ottawa Market Means in Practical Terms
| Metric | Current Month (Jan 2026) | Same Month Last Year (Jan 2025) | What It Means |
|---|---|---|---|
| Average Price | $641,436 | ~$671,000 (approx based on YoY change) | Average prices have softened compared to last year, reflecting a more balanced market rather than rapid growth. |
| Median Price | ~$750,000 (detached) | ~$750,000 | Median prices for detached homes held steady year-over-year, showing stability in core family home segments. |
| Days on Market | ~45 days | ~38 days | Buyers are taking more time to make decisions, and homes priced right still sell within a reasonable window. |
| Months of Inventory | ~4.4 months | ~3.4 months | Inventory has increased, shifting toward a balanced market with more choice for buyers. |
When we look at pricing trends, the numbers tell a nuanced story. Median and average prices in Ottawa have remained relatively stable compared to other major Canadian cities. However, stability at the city level does not mean uniform performance across every property type or neighborhood. OREB data shows that homes priced accurately from the beginning tend to sell faster, while those priced above buyer expectations see longer marketing times.
Source: Ottawa Real Estate Board, oreb.ca.
I recently worked with a homeowner in a family oriented neighborhood who assumed their home would automatically command last year’s peak pricing. When we reviewed the comparable sales together, we saw that buyers were responding strongly to homes priced within a realistic range, but ignoring those that were optimistic. We adjusted the pricing strategy accordingly, invested in professional marketing, and the home attracted strong showings within the first week. The lesson was not that prices were falling dramatically. The lesson was that precision matters.
This is what I mean when I say the Ottawa market rewards strategy. It is not a race. It is a negotiation environment shaped by informed buyers.
Inventory and Buyer Behavior in Today’s Ottawa Market
OREB has also reported an increase in days on market for homes priced beyond buyer expectations. That aligns with what I am seeing firsthand. Buyers are taking more time. They are reviewing multiple properties before making decisions. They are asking detailed questions about condition, updates, and resale potential.
Source: Ottawa Real Estate Board, oreb.ca.
This is not a sign of weakness. It is a sign of balance. Buyers feel less pressure to rush, and sellers must respond with thoughtful preparation. In family oriented neighborhoods, activity remains steady, especially when homes are presented well and priced realistically. In higher price brackets, buyers are more selective, which makes pricing and positioning even more critical.
One of my clients recently told me, “It feels calmer out there.” That is exactly right. The urgency of previous years has softened, but serious buyers are still active. They are simply more deliberate.
Selling in the Current Ottawa Market
If you are considering selling, the most important factor is not timing the headlines. It is understanding your neighborhood and your competition. Overpricing remains the most common mistake I see. Sellers understandably want to maximize their equity, but pricing above market value often leads to extended time on market. Once a property sits too long, buyers begin to question it. That perception can weaken negotiating power.
Strategic pricing, on the other hand, creates momentum. Momentum attracts attention. Attention drives stronger offers. This is not theory. It is something I have witnessed consistently throughout my career. In today’s Ottawa market, correct pricing from day one is more powerful than testing the upper limits and adjusting later.
Preparation also matters. Homes that are clean, staged thoughtfully, and professionally marketed stand out. Buyers are comparing options carefully. When a home presents well and aligns with market expectations, it builds confidence. Confidence leads to action.
Buying in the Ottawa Market Today
For buyers, today’s conditions offer both opportunity and responsibility. Increased inventory compared to peak years means more choice. Buyers can view multiple properties, conduct inspections, and negotiate thoughtfully. However, desirable homes in strong neighborhoods still attract interest.
Move up buyers are in a particularly interesting position. If you are selling and buying within Ottawa, planning both sides of the transaction carefully can reduce risk. This requires understanding how your current home will perform and how quickly you may need to act on your next purchase.
In my experience, buyers who succeed in this market are financially prepared and clear about their priorities. They are not impulsive, but they are decisive when the right property appears.
Ottawa Is Not One Market
Another important point that often gets overlooked in broad market discussions is that Ottawa is not a single market. It is a collection of micro markets. Neighborhoods with strong schools, community amenities, and consistent demand often show resilience even during slower cycles. Condo segments may behave differently than detached homes. Entry level properties can attract different buyer pools than luxury homes.
OREB data reflects these variations across property types and price ranges. That is why I always caution homeowners against relying on citywide averages alone. Your street, your property type, and your pricing strategy will determine your outcome. Source: Ottawa Real Estate Board, oreb.ca.
A Strategy First Market
If I had to summarize the current Ottawa market in one phrase, it would be this: strategy first, not speed first.
The market is not frozen. It is not overheated. It is balanced. Balanced markets require thoughtful decision making. Sellers need realistic pricing and professional presentation. Buyers need preparation and patience.
Over the past two decades, I have seen Ottawa move through strong seller markets, cautious buyer markets, and everything in between. What remains constant is the importance of local expertise. Market updates are useful, but interpretation is where real value lies.
When homeowners understand the data and align it with a clear plan, they protect their equity and reduce stress. That is what matters most.
Final Thoughts
Ottawa continues to demonstrate stability compared to many larger urban centers. Local data from the Ottawa Real Estate Board confirms steady demand in well priced neighborhoods and increased days on market when pricing exceeds buyer expectations. These subtle but important shifts define the current Ottawa market update. Source: Ottawa Real Estate Board, oreb.ca.
If you are considering selling, buying, or simply evaluating your options, the conversation should start with your neighborhood and your goals. After 10 years in real estate and countless conversations on the Driven Realty Podcast, I can say with confidence that informed decisions always outperform emotional reactions.
At Anna Alemi Real Estate, our role is to guide homeowners through the Ottawa market with clarity, strategy, and experience. In a balanced market, that guidance is not just helpful. It is essential.
Call us at 613-900-0009 or visit us at Suite 205 – 2283 Saint Laurent Boulevard, Ottawa, K1G 5A2.