A year ago, a decent home practically sold itself. This fall, your listing sits next to a lot of others. That does not mean cutting your price. It means preparing your launch better.
The rebalancing has reached the South Shore
The August numbers the QPAREB released this week make it plain. Over one year, the number of homes for sale on the South Shore rose 28%, the strongest increase in the entire Montreal region. The easing that first showed up on the Island has now reached the outer rings. For you as a seller, that changes one concrete thing: the buyer has more doors to visit before yours.
Across the metropolitan region, 2,853 sales closed in August, down 13% year over year, while inventory climbed to 20,128 active listings, up 18%. Fewer deals, more choice. That is the very definition of a market finding its balance.
Prices are holding, so no panic
Here is the nuance too many sellers miss. Even with more supply and fewer sales, median prices keep rising modestly across the region: up 3% for single-family homes, up 4% for condos, and up 2% for plexes year over year. The market is slowing, not collapsing. You do not have to sacrifice your price to sell. You have to position yourself well from the first week.
The real risk today is not selling too low. It is starting badly. A home priced too high at launch draws few showings, settles into the inventory statistics, and often ends up selling for less than a well-priced home would have. In a market with this much competition, your starting price is your most important marketing tool.
Timing matters more than ever
Selling times are stretching across the region. In August, a single-family home sold in an average of 42 days and a condo in 62 days, twelve days more than a year earlier for condos. The plex is the exception at 52 days. What these figures tell you is that the first two or three weeks of a listing are worth their weight in gold. That is when the serious buyers who track the market are paying attention.
If your home hits the market poorly photographed, cluttered, or overpriced, you burn those first weeks. After that, it usually takes a price cut to revive interest, and that cut costs more than pricing it right would have. I would rather spend an extra week on preparation than take a $15,000 cut three weeks after launch.
What it means for you
- If you're selling a house: set a price backed by recent comparables, not by what a neighbour got in spring 2025. Invest in preparation before the photos: declutter, fix the small things, tidy the entrance. Aim for a clean launch from day one, because that is the window when the serious buyer looks.
- If you're selling a condo: this is the segment that has rebalanced the most and where selling times are stretching the most. The competition is real. A fair price, bright photos, and easy access for showings make all the difference. If your building has several similar units for sale, there needs to be a clear reason to choose yours.
- If you're selling to buy again: the good news is that the policy rate has held at 2.25% since September 2 and a five-year fixed sits around 4%. You sell in a slower market, but you buy in the same one. Let's plan both transactions together so you don't get caught between them.
These benchmarks apply to the whole South Shore, not to your street. A home in Saint-Lambert is not prepared like a Brossard condo or a Longueuil bungalow. Before you list, let's talk about your property and your comparables. Request a free evaluation or write to me, and we'll build your marketing strategy. You can also revisit my guide on how to set your asking price.