Market Insights - April 2026
What April's numbers are telling Ottawa buyers and sellers
There is a particular feeling to spring in Ottawa. The city loosens. People start having conversations they put off all winter, including conversations about moving. It was that kind of April in the real estate market, too: more activity, more options, and a general sense that things are opening up again after a quieter few months.
If you have been watching the market from the sidelines, here is what the numbers are actually showing, and what they mean for you.
The market in numbers
Homes sold in April
1,336
Up 24% from March
Average sale price
$712,184
Up 0.8% year over year
Median days on market
21 days
Up from 18 days last year
Those numbers point to a balanced market. Not a buyer's market, not a seller's market. A market where both sides have a reasonable amount of ground to stand on, which actually makes it a good time to move if your situation calls for it.
What buyers are experiencing right now
The inventory picture has changed considerably from where it was a couple of years ago. Active listings in April reached 4,535 units, up 17.2 percent compared to April 2025. That means more choices, more time to think, and less pressure to make a decision before you are ready.
Homes are still selling. But the urgency that defined the market a few years back has settled. Median days on market sits at 21 days, compared to 18 this time last year. That is not a dramatic shift, but it is enough to change how a purchase feels. You have a bit more room to ask questions, to come back for a second look, to be sure.
The one segment worth watching carefully is the condo market, where inventory is higher and absorption is slower. If you are a first-time buyer or looking at an apartment-style unit, you are in the stronger position right now. There is real choice available, and sellers in that segment are motivated to be competitive on price and terms.
What sellers need to understand
Prices have held up well. The average freehold house price in April was $794,849, and single-family detached homes averaged $863,000. Year over year, those numbers are essentially flat, which means owners have not lost ground. But the market has shifted enough that strong results now require a stronger strategy.
Homes that are priced right, prepared thoughtfully, and presented well are still selling. The ones that are not are sitting longer and sometimes coming back down on price. The difference between those two outcomes, in most cases, comes down to preparation and positioning before the listing ever goes live.
With months of inventory at 3.4 for the market overall, and 3.1 specifically for detached homes, supply is elevated but not dramatic. There is still a real pool of buyers out there. What has changed is that buyers now have alternatives, which means your home has to earn its price rather than inherit it from scarcity.
A note on the broader picture
Ottawa continues to be one of the more stable real estate markets in Canada. The city's employment base, anchored in government and public sector work, tends to absorb economic uncertainty more steadily than markets driven by private sector cycles or investor activity. That stability shows in the numbers. Prices have not spiked, but they have not dropped either. The market is adjusting, not lurching.
There is also a notable development worth knowing about if you are considering new construction. The federal and provincial HST rebate on qualifying new homes, available from April 1, 2026 through March 2027, offers eligible buyers up to $130,000 in relief on homes valued up to $1 million. That is a meaningful incentive that has started to generate activity in the new home segment, and it may have ripple effects on the resale market as more buyers consider their options.
Where does this leave you
If you have been waiting for a clearer signal, April gave you one. The market is balanced, prices are stable, and both buyers and sellers have real options. What matters now is having someone beside you who understands the specifics of your situation and can help you move at the right time, in the right way.
If a conversation about what this market means for you would be useful, we are glad to have it. No pressure, no pitch. Just two people who know this market well and are happy to talk it through with you.