If you're thinking of selling this fall, the decision gets made now, not in September. The summer market has just given us its numbers, and they sketch out a precise window for South Shore sellers. Here's what I see, and what I'm doing about it with my clients this week.
The summer market, in three facts
The QPAREB published its second-quarter report on July 14. Across Quebec, 27,296 properties changed hands between April and June, 5% fewer than over the same period last year. That makes three quarterly declines in a row. Meanwhile, supply keeps climbing: active listings on Centris rose 14%, reaching 41,466 properties for sale across the province.
Despite the slowdown, prices are holding. The median single-family home in Quebec now sells for $523,250, up 5% in a year. In the Montreal metropolitan area, which includes the South Shore, the single-family median sits at $645,000, a 3% gain. Condos follow at $430,000 and plexes at $874,000.
More choice for buyers, less room for an inflated price
That's the real change. For three years, a South Shore buyer rarely had more than two or three serious houses to visit in their sector. Today they have more. When supply rises 14%, the buyer gets back some negotiating power. They compare, they wait, and they no longer buy anything at any price.
This doesn't mean the market is falling apart. Houses keep selling fast: 32 days on average for a single-family home in the Montreal region, three days faster than a year ago. Sellers still hold the advantage on single-family homes and plexes. But the margin for error on price has shrunk. A house listed $40,000 too high no longer gets bailed out by an overheated market. It sits, it goes stale on Centris, and then it sells below its value.
Condos move faster than houses
If you're selling a condo, the reading changes a little. It's the segment rebalancing the fastest. Condo inventory jumped 20% in a year in the Montreal region, and selling times are stretching: 48 days on average, six more than a year ago. The median condo price is holding at $430,000, but with only a 1% gain. On the South Shore, a well-prepared, properly priced condo still sells well. An overpriced one sits on the market all fall.
Why start preparing in July
Back-to-school season always restarts the market. After the vacation lull, serious buyers return in September, often with a pre-approval in hand and a goal of closing before winter. To catch that wave, your house needs to be ready by then, not still under repair.
Preparing a serious listing takes three to six weeks: small repairs, decluttering, light staging, professional photos, and above all a fair evaluation based on recent sales on your street, not on what a neighbour hoped to get in 2022. Starting now means arriving on the market in top shape just as demand picks back up, instead of spending October chasing the sellers who got a head start.
And if you're buying too
Many of my clients sell in order to buy. The good news: the Bank of Canada held its policy rate at 2.25% on July 15, and the next decision isn't until September 2. Mortgage rates are stable, with an insured five-year fixed around 3.99% and a variable near 3.45%. You can work out your next monthly payment without fearing a short-term surprise. And since supply has grown, you have more choice as a buyer than a year ago. Selling and buying back in the same market remains the safest play: you cash out and spend under the same conditions.
What this means for you
- You're selling a single-family home: you keep the advantage, but set the right price from day one. The market no longer forgives overpricing. An evaluation built on comparable sales in your sector beats a round number.
- You're selling a condo: act early and take care with the presentation. Inventory is rising fast in this segment, so first impressions and the right price make all the difference.
- You're selling to buy again: take advantage of stable rates and the wider selection. Coordinating both transactions at the same time protects you from market swings in between.
Every street is its own market, and a regional median will never tell you what your exact address is worth. If you're considering a fall sale on the South Shore, request a free evaluation or write to me. We'll look at your numbers and build the calendar together. You can also revisit my analysis on how to set your asking price in 2026.