Single-family homes on the South Shore: the real prices, city by city

The Greater Montreal market has been loosening for months: more listings, fewer sales, buyers taking their time. But one segment isn't following the script. The single-family home still sells in 30 days on average, and its median price has climbed 3% in a year. Here's what it really costs, city by city, on the South Shore.

The segment that won't give ground

The June figures published by the QPAREB confirm the overall picture: 4,012 residential sales in the metropolitan area, down 8% year over year, and 20,894 properties for sale, an eleventh consecutive monthly increase in inventory. On paper, everything is slowing down.

But break it down by category and the gap jumps out. In May, a condo took an average of 47 days to sell, seven more than a year earlier. A single-family home: 30 days, a timeline that has actually shortened. The median single-family price in the CMA rose 3% to reach about $645,000, while condos advanced by barely 1%. The QPAREB is clear: sellers keep the advantage in the single-family segment, even as the broader market rebalances.

The reason is simple: the supply of houses is growing far more slowly than the supply of condos. In May, condo inventory jumped 19%; single-family inventory, only 9%. There are more families looking for a house on the South Shore than there are houses to offer them. That won't change this summer.

What it costs, city by city

The South Shore isn't one market. It's a dozen markets. Between a single-family home in Châteauguay and an equivalent one in Saint-Lambert, the gap can be more than double. Here are the median price ranges observed in 2026, based on QPAREB data and sector analyses:

• Longueuil (Vieux-Longueuil, Saint-Hubert, Greenfield Park): $540,000 to $620,000. The most diverse area, with the metro and the future REM station in Saint-Hubert.
• Brossard: $720,000 to $850,000. The REM effect is already priced into the Solar and DIX30 areas, where several properties top $900,000.
• Saint-Lambert: $800,000 to $1,100,000. The high end of the South Shore, with few transactions and heritage properties beyond $1.5 million.
• Saint-Bruno-de-Montarville: $700,000 to $850,000. Prized by families, with areas near the national park touching the million mark.
• Boucherville: $700,000 to $900,000. Sustained demand, well served by Highways 20 and 30.
• La Prairie and Candiac: $520,000 to $650,000. The best value-for-money compromise for young families, with good schools and established neighbourhoods.
• Saint-Constant and Sainte-Catherine: $475,000 to $560,000. The planned REM extension toward Sainte-Catherine could change the game within a few years.
• Châteauguay: $460,000 to $540,000. The South Shore's most accessible entry point for a first home purchase.

Two factors that change the math

The REM. Properties within 500 metres of an operating station sell at a premium of 10 to 18% over the rest of their neighbourhood. In Brossard, that premium is already in the prices. For Sainte-Catherine and Saint-Hubert, where the stations are still at the project stage, it isn't fully there yet. A patient buyer can take advantage of that.

Taxes. South Shore cities apply the standard provincial scale for transfer duties, without Montreal's higher brackets. On a $700,000 property, the welcome tax comes to about $7,985 on the South Shore, versus $9,611 in Montreal. Add to that municipal tax rates that vary from one city to the next: on a $600,000 house, the gap between two neighbouring municipalities can exceed $1,000 a year.

And rates, this week?

The Bank of Canada announces its decision this Wednesday, July 15. The policy rate has been at 2.25% since March and bond markets overwhelmingly expect a hold. The best mortgage rates sit around 3.94% for an insured 5-year fixed and 3.35% for a variable. For a buyer, that means a predictable budget. For a seller, it means buyers who can commit.

What this means for you

• You're selling a single-family home: you're in the only segment where the balance of power still clearly favours you. But the 2026 buyer compares everything. A house that's well prepared and priced on your city's recent firm sales sells in a month. An overpriced house watches the others go by.
• You're looking for a house: short selling times don't forgive hesitation. Up-to-date pre-approval, targeted alerts across two or three cities rather than one, and a clear idea of the premium you're willing to pay for proximity to the REM or a specific school.
• You're torn between two cities: run the full calculation. Purchase price, transfer duties, municipal taxes, cost of commuting. The cheapest city to buy in isn't always the cheapest to live in.

Want to know what your house is worth in today's market, or what your budget really gets you in Brossard, Saint-Lambert, La Prairie or Candiac? Request a free evaluation or write to me directly. I answer personally.