In today’s market—especially as activity picks up in the spring—being prepared isn’t just helpful, it’s a true advantage. Here’s how to position yourself for success before your home search begins.

Start with a clear vision

Before you look at a single property, take a step back and define what “home” means to you. The more clarity you have upfront, the more focused—and enjoyable—your search will be.

Begin with your must-haves:

• Number of bedrooms and bathrooms

• Parking needs

• Preferred layout (open concept, traditional, single-level, etc.)

• Accessibility requirements, both now and in the future

Then layer in your lifestyle considerations:

• Proximity to work, schools, parks, and amenities

• Access to transit or major routes

• Community feel and day-to-day convenience

It’s equally important to identify where you’re willing to be flexible. Knowing your non-negotiables versus your nice-to-haves will save time and help you make confident decisions when it matters most.

Explore the right neighbourhoods

The right home is only part of the equation—where you live shapes your daily life.

Many buyers begin with a specific neighbourhood in mind, but staying open to nearby or emerging areas can unlock opportunities you may not have considered. In some cases, a slight shift in location can offer more space, better value, or a stronger long-term investment.

Taking the time to explore different communities—and understanding how they align with your lifestyle—can make all the difference in finding the right fit.

Partner with a trusted real estate professional

Online listings are a helpful starting point, but they only tell part of the story. Working with an experienced real estate professional gives you access to deeper market insight, strategic guidance, and strong representation throughout the process.

The right agent will:

• Refine your search based on current market conditions

• Identify opportunities (and potential red flags) you may not see

• Guide you through offers, conditions, and timelines

• Support you in navigating both the purchase—and sale, if applicable

Having the right partner in place early ensures you’re making informed decisions every step of the way.

Build a budget that feels comfortable

Understanding your finances goes beyond knowing what you can afford—it’s about knowing what feels right for your lifestyle.

When planning your budget, consider:

• Mortgage payments

• Property taxes, utilities, and insurance

• Maintenance and unexpected repairs

• Closing costs, land transfer taxes, and moving expenses

• Existing financial commitments (loans, savings plans, etc.)

• Lifestyle expenses like travel, childcare, and day-to-day living

The goal isn’t to stretch to the maximum—it’s to create a plan that allows you to enjoy your home without financial stress.

Get pre-approved with confidence

A mortgage pre-approval is one of the most powerful tools you can have as a buyer. It gives you a clear understanding of your purchasing power and positions you as a serious, prepared buyer.

With a pre-approval in place, you can:

• Act quickly when the right property becomes available

• Submit stronger, more competitive offers

• Move forward with clarity and confidence

In a competitive market, this step can make all the difference.

Set yourself up for success

The homebuying journey begins long before your first showing. By taking the time to define your goals, understand your finances, and build the right team around you, you’ll be well-positioned to navigate the process with clarity and confidence.

When you’re ready to take the next step, I’m here to guide you every step of the way.

Presented by Sotheby’s International Realty

As Ottawa transitioned into early winter, the real estate market embraced a more measured pace. November brought softer sales activity and a more noticeable seasonal slowdown, balanced by encouraging signs such as recent interest rate cuts that may support renewed buyer confidence as we approach 2026.

While active listings declined month to month, months of inventory (MOI) increased, reflecting a stable yet supply-leaning market—especially within the townhome and apartment segments. This environment provides both buyers and sellers with meaningful opportunities to make informed, strategic decisions.

November Highlights

Sales & Pricing

• 880 homes sold (down from 1,177 in October; 18.2% below November 2024)

• YTD sales up 1.5% compared to 2024

• Average sale price: $680,496 (+2% YoY)

• YTD average price: $699,635 (+3% YoY)

• Single-family homes: average price $825,827, up 4.8% YoY and 4% YTD

Supply Trends

Ottawa recorded 3,721 active listings, with MOI rising to 4.2, indicating more selection and more measured pace across market segments.

Townhomes

• Average price: $542,607

• Down from both October and last year

Apartments / Condominiums

• Experiencing the strongest supply pressure

• MOI above 7

• Sales down over one-third YoY

• Prices stable YoY, though elevated inventory suggests a softer underlying environment

New Construction Influence
Close to 70% of 2025 housing starts are concentrated in rental and condo projects, adding to a meaningful pipeline of future multi-unit inventory. Ottawa remains more stable than Toronto’s current condo buildup, but rising supply warrants continued attention through the winter.

Year-to-Date Market Performance

• 13,075 homes sold in 2025 (+1.5% YoY)

• $599M in November sales volume (–16.5% YoY)

• Over $9B in 2025 YTD sales volume (+4.6% YoY)

• 1,458 new listings (–39% from October; +10% YoY)

• Active listings: 3,721 (–12% from October; +31.3% YoY)

• Seasonal price softening occurred, with a slightly larger-than-usual 4% decline from October

Months of Inventory by Property Type

• Single-Family: 4.0

• Townhome: 3.1

• Apartment: 7.3

The overall market remains balanced, with distinct variations across property types that offer tailored opportunities for different buyer and seller profiles. 

Would you like to chat? Please reach out. 

We continue to see meaningful changes that may impact your future plans. Read on for the details…

This past month, we saw a steady pace of sales alongside a notable increase in new listings. A total of 1,177 homes were sold (a slight -1.2% change from last year), while 2,405 new listings came to market. This has increased our housing supply to 3.6 months of inventory, up from 2.9 months a year ago. 

What does this mean? 
Buyers now have more choice and negotiating room, while Sellers are still benefiting from stable and growing home values, though with more competition than last year. 

Average Prices Across Ottawa (October 2025) 

• Overall Average Price: ~$709,000 (+5.7% year-over-year) 

By Property Type: 

• Single-Family Homes: ~$857,078 (+6.5%) 
  Demand remains strong—well-presented homes continue to perform very well. 

• Townhomes / Row Units: ~$556,302 (-1.2%) 
  More inventory here means Buyers may find better value and negotiation opportunities. 

• Condominium Apartments: ~$437,482 (+4.5%) 
  Condo supply has increased, offering Buyers more selection and flexibility. 

Key Takeaways 

For Buyers: 
You’ll find more selection and time to consider your options, with increased ability to include conditions and negotiate strategically—especially in the townhome and condo segments. 

For Sellers: 
Pricing and presentation are essential. While values remain strong, today’s Buyers are comparing more listings and are highly informed. Homes that are well-prepared and priced appropriately are still achieving excellent results. 

How We Support You 

At Sotheby’s International Realty Canada, we provide guidance rooted in market data, strategic pricing, and tailored marketing. Whether you are exploring your first purchase or preparing to sell, we ensure every decision is informed, confident, and aligned with your goals. 

If you would like: 

• A current market evaluation of your home 

• A list of properties that match your criteria 

• Or simply a conversation about next steps 

Please message me. I’m always here to help. 

Warm regards, 
Shara Turner, REALTOR 

Sotheby’s International Realty Canada 

Whether you’re buying your first home, selling a beloved property, or exploring your next investment, navigating the real estate market can feel like a lot.

Having the right information can make all the difference. That’s why we’ve created The Informed Buyer’s and Seller’s Guide, a comprehensive, easy-to-follow resource designed to help you move forward with confidence, clarity, and a strategic edge.

Why You’ll Want This Guide

Think of this as your go-to handbook for everything real estate. We’ve brought together expert insights, practical tips, and a clear breakdown of what to expect. Whether you're buying, selling, or both. Inside, you’ll find:

• A step-by-step overview of the buying and selling process

• Expert advice tailored to today’s market conditions

• Tips for planning ahead and avoiding common mistakes

• Guidance on how to prepare, what to ask, and what to watch for

• Insights to help you make informed, empowered decisions

It’s not just helpful, it’s essential. And it’s designed for every stage of your real estate journey.

This is the kind of resource you’ll wish you had sooner. Whether you’re months away from making a move or ready to take the next step today, The Informed Buyer’s and Seller’s Guide will give you the clarity and confidence to move forward.

Simply fill out a quick form to download the guide:

Get THe GUIDE

Feel free to download one or both, depending on where you are in your journey.

No matter where you’re starting from or where you’re headed. If you have questions or want to talk through your options, simply reply to this email. We’re here to support your next move.

Kind regards,

Shara Turner

Buying a home in Ottawa marks the beginning of something exciting. Whether you’ve fallen for a heritage property in The Glebe, a modern townhouse in Kanata, or a family-friendly home in Orleans, this city has a rhythm and charm that make every neighbourhood feel distinct.

Once your offer is accepted and financing is secured, the focus shifts from finding the right home to preparing for a smooth move. That transition deserves care, planning, and a touch of calm confidence, exactly what this guide is designed to offer.

Planning Your Move:

The most seamless moves are the ones that start early. Use the following week-by-week approach to stay organized and ahead of schedule.

Eight weeks before:

 • Begin researching reputable moving companies in the Ottawa area.
 • Declutter your home and donate, sell, or recycle what no longer serves you.
 • Create a master checklist with key dates such as closing, inspections, and moving day.
 • Use a furniture volume calculator to get accurate quotes from multiple movers.

Six weeks before:

• Confirm your moving date and finalize arrangements with your chosen team.
 • Notify service providers like Hydro Ottawa, Enbridge Gas, Bell, and Rogers.
 • Start using up pantry and freezer items to simplify packing later.

Four weeks before:

 • Begin packing items you won’t need right away, such as seasonal décor, books, and seldom-used kitchenware.
 • Update your address with Canada Post, your financial institutions, and key subscriptions.
 • Arrange any necessary time off around your moving day.

Two weeks before:

 • Reconfirm parking, access, and timing with your movers.
 • Pack a “first-night box” with essentials such as toiletries, clothes, and basic food.
 • Set up mail forwarding through Canada Post.

Moving Day:

The best advice for moving day? Stay calm, stay hydrated, and let the professionals handle the heavy lifting.

Before you leave your old home, do a final walkthrough. Check every room, including closets and basements. Turn off utilities, close windows, lock doors, and leave behind a clean, welcoming space for the new owners.

Choosing the Right Movers:

Ottawa’s mix of historic neighbourhoods, narrow streets, and unpredictable weather makes reliable movers worth every dollar. Look for trusted Ottawa moving teams who are insured, well-reviewed professionals with trucks suited to your property’s access.

Some companies also offer full-service packages that include packing, temporary storage, and furniture assembly. Just what you may need to reduce stress and ensure your belongings arrive safely.

Packing Smart:

Thoughtful packing can make all the difference. Invest in sturdy boxes, bubble wrap, and quality tape, and label everything clearly with both contents and destination rooms.

Keep your most valuable items and important documents with you on moving day. A bit of organization up front saves a lot of frustration later.

Unpacking and Settling In:

Start by setting up the spaces that make a home feel livable. This includes your bedroom, kitchen, and bathroom. 

Take it one room at a time and permit yourself to ease into your new surroundings. Flatten boxes, recycle materials, and enjoy watching your home take shape.

Becoming an Ottawan:

Once the boxes are unpacked, it’s time to connect with your new city.
 • Update your address with ServiceOntario and on your OHIP card.
 • Register your vehicle and update your Ontario driver’s licence if relocating from another province.
 • Explore local clinics to find a new family doctor or dentist.

Then, get out and explore. Spend a morning walking through Lansdowne Park, wander around Dow’s Lake in spring, or discover your new favourite café in Westboro. Ottawa’s combination of culture, nature, and community makes it a remarkable place to call home.

Your Journey to a New Chapter in the Capital:

A move isn’t just about changing your address. It’s also about entering the next chapter of your life with confidence and excitement.

Whether you’re a first-time buyer or an experienced homeowner relocating within the city, Shara Turner and the team at Sotheby’s are here to guide you through every step. From the first consultation to the final key handover, our goal is to make your transition as effortless as possible.

Let’s make your move not just successful, but meaningful. Reach out today to Ottawa Moving Teams to start your journey.