This is my take on it etc etc. 

If you're thinking about buying or selling in Richmond this fall, here's where things stand. Inventory has grown, price growth has cooled, and buyers are finding more room to negotiate than they have in some time. Here's a closer look at the numbers and what they mean for you.

Overall market: a buyer's market

Richmond is currently trending toward a buyer's market across all property types. With roughly 2,000 active listings and around 108 sales in the past 30 days, the absorption rate sits near 5%, meaning only a small share of available homes are selling each month. The average sold price is close to $936,000, down roughly 9% from the 90-day average, and homes are taking about 44 days to sell.

For buyers, this shift means more selection and more negotiating power than the market has offered recently. For sellers, it's a reminder that pricing strategy and presentation matter more when competition is higher.

Detached homes: more listings, steady pricing

The detached home segment tells a slightly different story. Around 700 houses are currently listed, with roughly 22 sales in the last 30 days and an absorption rate near 3%. Average sold prices are holding closer to $1.85 million, essentially flat to slightly up compared to the recent 90-day average, even as days on market stretch to around 45.

In other words, well-priced, well-presented single-family homes are still finding buyers, even though overall competition has eased.

What this means if you're buying

• You have more time to research neighbourhoods and compare options before committing.
• There's more room to negotiate on price, closing dates, and conditions.
• Pre-approval and a clear sense of your budget still matter in a market that can shift quickly.

What this means if you're selling

• Accurate pricing from day one is more important than ever; overpricing in a buyer's market often leads to longer days on market.
• Presentation, professional photography, and staging can help your home stand out among more listings.
• Flexibility on conditions and timelines can make your property more attractive to cautious buyers.

Thinking about your next move?

Every property and every situation is different, and market-wide numbers only tell part of the story. If you'd like a personalized read on your street, your home's value, or your buying options in today's Richmond market, reach out and let's talk it through.

Market data referenced above reflects recent MLS® board statistics for Richmond, BC and is subject to change. This information is deemed reliable but is not guaranteed to be accurate; please consult directly for the most current figures.

Ottawa’s fall real estate market is opening with more choice for buyers, steadier prices, and a slower pace of sales. The latest completed monthly figures, released by the Ottawa Real Estate Board on September 3, cover August 2026 and point to a market that remains broadly balanced, but with softer demand than we saw earlier in the summer.

Ottawa market at a glance

• 1,002 homes sold, down 18.6% from August 2025 and 24.4% from July 2026.
• $688,253 average sale price, up 0.3% year over year.
• $637,700 composite benchmark price, up 1.0% from a year earlier.
• 4,496 active listings, up 11.3% year over year.
• 4.5 months of inventory, compared with 3.5 months in July.
• 47.3% sales-to-new-listings ratio, a reading consistent with balanced conditions.
• Homes sold for an average of 97.9% of their listing price, with a median of 29 days on market.

The key story is that sales slowed much faster than prices. This is not a broad price correction. Instead, buyers are taking more time, inventory is lasting longer, and sellers are competing more directly for serious offers.

What this means for Ottawa buyers

Buyers are entering the fall with improved negotiating conditions. More active inventory and fewer completed sales can create room to compare properties, review documents carefully, and include reasonable conditions where the specific property allows.

• There may be less pressure to rush. With 4.5 months of inventory citywide, buyers generally have more time than they did in tighter markets.
• Negotiation is property-specific. The average home sold at 97.9% of list price, but a well-priced home in a desirable area can still attract strong interest.
• Property type matters. Apartments recorded 6.3 months of inventory and a median of 42 days on market, giving many condo buyers more selection. Single-family homes remained comparatively stable, with 4.0 months of inventory.
• Preparation still creates an advantage. A current mortgage pre-approval, a clear budget, and a neighbourhood-by-neighbourhood comparison can help buyers act confidently when the right home appears.

The citywide numbers are useful context, but they should not replace a local review. Conditions in Ottawa Center and Rural East were softer than those in Ottawa Suburb West, and individual neighbourhoods can behave differently from the broader market.

What this means for Ottawa sellers

Sellers should expect a more selective buyer pool. Stable prices are encouraging, but higher inventory means presentation, positioning, and pricing need to work together from the first day on the market.

• Price for today’s competition. Buyers can compare more options, so pricing from older peak-market expectations may lead to longer market time.
• The launch matters. Professional photography, accurate listing details, and a clear showing strategy can help a property stand out.
• Review feedback early. If showings are limited or interested buyers are not writing offers, the market may be signalling that the price or presentation needs adjustment.
• Plan for property-type differences. Townhouse benchmark prices were 4.0% lower year over year, while the single-family benchmark increased 2.2%. A broad Ottawa average does not tell the whole story.

Some listings left the market during the summer through terminations, cancellations, or expirations rather than completed sales. If those properties return for the fall market, sellers may face additional competition. A neighbourhood-level pricing strategy will be more useful than relying on the citywide average alone.

The bottom line for September

Ottawa remains a balanced market, but the balance has shifted toward more choice and more negotiating time for buyers. Sellers can still achieve strong outcomes, especially when a home is well-prepared and accurately priced, but patience and a realistic strategy are increasingly important.

One month does not establish a lasting trend. The next question is whether August’s sales slowdown was temporary or continues through the fall. TRU Realty will be watching new listings, buyer activity, and neighbourhood-level absorption closely as September unfolds.

Thinking about buying or selling in Ottawa? Contact TRU Realty for a professional review of the conditions affecting your preferred neighbourhood and property type.

Source: Ottawa Real Estate Board, August 2026 market update, released September 3, 2026.

This website may only be used by consumers that have a bona fide interest in the purchase, sale, or lease of real estate of the type being offered via the website. The data relating to real estate on this website comes in part from the MLS® Reciprocity program of the PropTx MLS®. The data is deemed reliable but is not guaranteed to be accurate.