Ottawa's summer real estate market remains balanced, but the July numbers show a more nuanced picture beneath the citywide headline. Buyers still have choice, while sellers need pricing discipline and neighbourhood-level comparable sales.

As of July 2026, Ottawa's market remains balanced: sales held close to last year, new listings eased, and supply stayed elevated with softer apartment conditions.

Update notes: Source: Ottawa Real Estate Board and CREA July 2026 statistics. Month: July 2026. Date updated: August 6, 2026.

Facts versus interpretation: sales, listings, prices, and inventory are reported facts from the monthly data. Buyer and seller takeaways are interpretation based on those facts and should be checked against current neighbourhood comparable sales.

Quick Answer

In July 2026, Ottawa recorded 1,325 home sales, up 0.2% year over year and down from June in line with the usual summer slowdown. New listings totalled 2,530, active listings reached 4,678, and the sales-to-new-listings ratio improved to 52.4%, consistent with balanced conditions. The average sale price was $683,308, down 1.6% year over year, while the median price was unchanged at $635,000, according to OREB and CREA statistics.

What The Latest Numbers Show

According to the Ottawa Real Estate Board and CREA's July 2026 statistics:

  • 1,325 homes sold in July
  • Sales were up 0.2% year over year
  • Sales declined from 1,518 in June
  • New listings totalled 2,530
  • Active listings reached 4,678
  • The sales-to-new-listings ratio was 52.4%
  • The average sale price was $683,308
  • The median sale price was $635,000
  • Months of inventory was 3.5 overall

These numbers point to a market with activity, but also choice.

Market Terms

DOM means days on market. It measures how long a listing takes to sell after it is listed.

Months of inventory estimates how long it would take to sell current active listings at the current sales pace.

Average price is total residential sales dollar volume divided by the number of sales. It can move when more high- or low-priced homes sell.

What Balanced Market Means

A balanced market means neither buyers nor sellers have overwhelming leverage across the entire market.

For buyers, it usually means more options and a little more time to make decisions compared with a highly competitive seller's market.

For sellers, it means pricing and preparation matter. Homes that are overpriced or poorly presented can sit, while well-positioned homes can still attract strong interest.

Balanced does not mean slow. It means strategy matters.

Prices Are Holding Steady

Ottawa prices were mixed in July.

The average sale price was down 1.6% year over year, while the median price was unchanged. OREB also reported that the MLS Home Price Index composite benchmark was down 0.5% year over year but up 0.3% from June, which suggests broad stability beneath the lower average.

That suggests the market is not seeing a citywide correction, but pricing pressure continues to land differently across property types.

Inventory Is The Key Story

The biggest theme is supply.

Active listings were up 9.3% year over year, while new listings were down 0.8% from July 2025 and down from June. Inventory remains elevated, but the flow of new supply moderated compared with recent months.

If new listings keep easing while sales hold up, the market can stay balanced. If supply builds again faster than demand, sellers may need to be more careful with pricing expectations.

Property Type Differences

Not every segment feels the same.

OREB and CREA reported months of inventory as:

  • Single family: 3.2
  • Townhome: 3.0
  • Apartment: 5.4

This suggests single-family homes and townhomes remain firmer than apartments. Condo-apartments continue to be the softer segment, with more supply, longer marketing times, and more price sensitivity.

For buyers, that means negotiation room can vary by property type. For sellers, it means your strategy should match your segment.

Regional Differences

Ottawa is not one market.

OREB's July commentary noted that Ottawa Suburb South stood out with year-over-year sales growth, Ottawa Suburb West showed the firmest absorption, and Ottawa Centre remained softer with higher inventory.

That matters because a headline market update cannot tell you exactly what your home or search area is doing.

What This Means For Buyers

Buyers have more choice than they did in more competitive periods.

That does not mean every property is negotiable. Well-priced homes in desirable areas can still move quickly, especially single-family homes and townhomes.

Buyers should:

  • Get pre-approved
  • Watch new listings closely
  • Compare recent sold prices
  • Understand property type differences
  • Avoid assuming all sellers are desperate
  • Use conditions strategically
  • Be ready to act on strong homes

This is a market where patience and preparation both matter.

What This Means For Sellers

Sellers need to compete.

More inventory means buyers can compare options. Pricing too high can lead to weaker showings, longer days on market, and future price reductions.

Sellers should:

  • Price based on current comparable sales
  • Review active competition
  • Prepare the home before listing
  • Use strong photography and marketing
  • Watch feedback carefully
  • Adjust quickly if the market does not respond

The homes that perform best are usually the ones that make sense on price, condition, presentation, and timing.

What To Watch Next

The next few months will depend on:

  • Inventory growth
  • Buyer confidence
  • Interest rate expectations
  • Late-summer and fall listing activity
  • Condo-apartment absorption
  • Townhome and single-family demand
  • Regional differences across Ottawa

If demand continues to absorb supply at a steady pace, Ottawa may remain balanced into the fall. If inventory starts building faster than sales again, buyers may gain more negotiating power.

FAQ

Is Ottawa a buyer's market right now?

At the citywide level, July 2026 data points to balanced market conditions. Some segments may feel more buyer-friendly, especially where inventory is higher.

Are Ottawa home prices going up or down?

Prices were mixed in July 2026. The average price was down year over year, but the median price was unchanged and benchmark measures were broadly stable.

Are condos weaker than houses?

Condo-apartments have been softer than single-family homes and townhomes, with higher months of inventory.

Should buyers wait?

Waiting may create more options, but it can also mean missing a strong property. Buyers should focus on affordability, property quality, and value rather than trying to time the market perfectly.

Should sellers list now?

It depends on the property, preparation, pricing, and competition. Well-prepared homes can still do well, but sellers need a realistic strategy.

Sources

Market data in this article is based on Ottawa Real Estate Board and CREA July 2026 statistics published through OREB's August 6, 2026 market update and monthly statistics package. This page was last updated on August 6, 2026.

View the market update archive.

Final Thoughts

Ottawa's market is steady, active, and more balanced than frenzied. Buyers have more room to think, but good homes still deserve quick attention. Sellers can still succeed, but they need to price and present with discipline.

The best advice right now is local and specific: look at your property type, your neighbourhood, and your price range before making a decision.