One of the most common questions buyers ask is: “How long will this actually take?”
And the honest answer is this: the timeline isn’t one number — it’s a range, and it’s largely shaped by preparation, inventory, and how fast financing + paperwork can move once you find the right home.
What I can give you is a realistic breakdown of the phases — plus what speeds things up, what slows things down, and where first-time buyers tend to underestimate the clock.
Phase 1: Financial Preparation (1–3 Weeks)
Some buyers can knock this out in a few days. Others take a few weeks because the paperwork and planning takes time (and lenders don’t move faster just because you’re excited).
Before you start viewing homes seriously, you want to:
Get pre-approved
Set a real budget (comfortable payment, not max approval)
Understand cash needed for closing costs and adjustments
What speeds it up: stable income, easy-to-prove down payment, and getting documents to your lender quickly.
What slows it down: self-employment, irregular income, gifted down payment paperwork, credit clean-up, or waiting until “later” to gather documents.
This is the biggest variable — because it depends on what you want, what’s available, and how flexible you can be.
Some buyers find the right home in a week. Others take two months because:
Inventory is tight in their price range
Their criteria is very specific
They’re learning what they actually value (which is normal)
What speeds it up: clear “must-haves vs nice-to-haves,” fast communication, and a saved-search strategy that keeps you focused.
What slows it down: browsing without a filter, touring homes that don’t match your real priorities, or hesitating on decisions until the best options are gone.
Once you find a home, the timeline tightens — and this is where preparation really shows.
Here’s the realistic flow:
Negotiation: sometimes hours, sometimes a day or two (depending on seller response, offer timing, and how many moving parts are involved).
Conditional period: typically 5–10 business days for financing, inspection, and anything else you need to verify.
What speeds it up: being lender-ready, booking inspections quickly, and having a clear plan for conditions.
What slows it down: waiting to call your lender “after” acceptance, scrambling for an inspector, or needing extra time for quotes and specialist visits.
Once conditions are satisfied, the deal is firm — and the next stretch is largely process-driven:
Mortgage is finalized
Legal work and title searches happen ️
Funds, insurance, and closing documents are arranged
In many Sudbury transactions, 30–60 days is a common closing window — but it’s negotiable and sometimes shorter or longer depending on the seller’s needs, financing timelines, and logistics.
Fast purchase (rare but possible): 30–45 days (usually when the buyer is fully prepared and finds “the one” quickly).
Common timeline: 60–90 days (a reasonable search window + a normal closing).
Longer search: 3–6 months or more (tight inventory, specific criteria, or buyers who need time to build confidence).
Big takeaway: preparation shortens timelines. Disorganization extends them — and not by a little. Most “it took forever” stories are really “we weren’t ready when the right home showed up.”
Efficiency Comes From Structure
The goal isn’t to rush. The goal is to make the process feel predictable instead of chaotic.
Buying a home involves more than just the purchase price. Understanding closing costs in Greater Sudbury helps you plan confidently, build a realistic budget, and avoid last-minute surprises.
Quick planning tip: Many buyers set aside a dedicated “closing buffer” for costs outside the down payment. The exact amount depends on your purchase price, financing, property type, and whether you’re buying in-town services or rural systems (well/septic, fuel, etc.). Your lawyer and lender will confirm the final numbers.
Closing Costs Checklist (What to Expect)
️ Land Transfer Tax (Ontario) and any eligible rebates
Inspections and tests (home inspection, well water, septic, WETT where applicable)
Lender requirements (appraisal, mortgage insurance if applicable)
Moving and setup costs (insurance, utility hookups, deposits, mailbox/keys, etc.)
️ Land Transfer Tax (Ontario)
Ontario charges Land Transfer Tax when property changes ownership. It’s calculated on a sliding scale based on the purchase price and is paid on closing.
Paid on closing through your lawyer
Calculated on purchase price (your lawyer provides the exact figure)
First-time buyers may qualify for a provincial refund (eligibility rules apply)
Note: If you’re buying your first home, it’s worth confirming eligibility early so your planning is accurate.
️ Legal Fees, Disbursements & Registrations
Your real estate lawyer coordinates the legal side of closing and protects you through searches, registrations, and documentation. Costs typically include professional fees plus transaction expenses (“disbursements”).
Title searches and off-title inquiries
Mortgage registration and lender instructions
Funds transfer, trust accounting, and closing documents
Registration fees, couriers, document production, and third-party search costs
Planning tip: Legal fees can vary based on complexity (rural properties, private services, estate sales, power of sale, boundary/access issues, etc.). Your lawyer will quote and confirm.
️ Title Insurance
Title insurance is usually arranged by your lawyer and paid at closing. It’s designed to protect against specific title-related risks that can be expensive to fix after you take possession.
Title defects and certain errors in public records
Fraud/forgery and some identity-based title risks
Some liens, encroachments, or survey-related issues (coverage depends on the policy)
Important: Coverage varies by insurer and policy type. Your lawyer will explain what’s included and what isn’t for your specific purchase.
Adjustments (The “Prorated” Costs Buyers Forget)
Closing day isn’t just “pay the purchase price.” The statement of adjustments balances prepaid or ongoing costs between buyer and seller as of the closing date.
Common adjustments include:
Property taxes: If the seller has prepaid part of the tax period, you reimburse from closing day forward.
Utilities: Sometimes water/sewer accounts or final meter readings are reconciled through adjustments.
Condo fees: If applicable, monthly fees are adjusted to the closing date.
Fuel: In rural homes, oil/propane may be adjusted based on remaining fuel (and whether a tank is owned vs. rented).
Sudbury reality: Adjustments can be bigger than expected when closing happens mid-cycle (tax periods, condo fee periods, fuel fills, etc.).
Potability test and/or flow testing (when applicable)
Follow-up testing if results require confirmation
Septic
Septic inspection (and in some cases pumping to allow a proper evaluation)
Clarifying age, capacity, and any paperwork/history available
Heating Fuels & Safety
Propane: tank ownership vs. rental, assignment/transfer fees where applicable
Oil: tank age/certification questions, insurance requirements, or removal costs if needed
Wood stoves: WETT inspection when appropriate or requested
Planning tip: These aren’t “gotchas.” They’re simply part of the true cost of ownership in certain home types — and it’s better to budget for them early. And if the property you’re considering is raw land rather than an existing home, the due diligence and cash-planning conversation becomes even more specialized. That’s exactly what I break down in Buying Vacant Land in Greater Sudbury? What Buyers Need to Know Before They Start Shopping.
Lender & Financing-Related Costs
Depending on your mortgage and down payment, your lender may require additional steps or products:
Appraisal: sometimes required to confirm value for financing
Mortgage default insurance: generally applies when the down payment is under 20% (added to borrowing cost)
Interest adjustment: some lenders charge interest from closing date to the first payment date
Home insurance starting on or before closing (often required by lenders)
Immediate maintenance items (filters, locks, smoke/CO detectors, minor fixes)
Why Budgeting Early Matters
Closing costs are separate from your down payment. Planning early helps you:
Avoid last-minute financial stress
Make cleaner offers with more confidence
Focus on the right homes instead of stretching too far
To see what happens on possession day and beyond, read: Closing & Moving.
Plan, Don’t Guess
Clear budgeting reduces stress and keeps your decisions strategic. If you want the full roadmap from preparation to keys, start here: The Buyer Experience.
And when you’re ready to shop with better filters and fewer dead ends, use: MLS® Smart Search.
Expect Moore for Your Real Estate. — Chad Moore, REALTOR® | Lake City Realty
The Bank of Canada’s overnight target moves from 1.00% at the start of 2015 to 2.25% at the September 2, 2026 decision. The path between those points includes oil-shock cuts, emergency pandemic support, rapid inflation-fighting increases and a later easing cycle. The level alone does not explain why each decision is made.
The major turning points
2015: two quarter-point cuts bring the target to 0.50% as falling oil prices weaken Canadian income and investment.
2017–2018: five increases lift the target to 1.75% as the economy strengthens.
2020: three March cuts reduce the target to 0.25% as COVID-19 disrupts activity and financial markets.
2022–2023: the Bank raises rates rapidly to address broad inflation, reaching 5.00% in July 2023.
2024–2025: nine cuts across the two years reduce the target to 2.25%.
2026 through September 2: six holds keep the target at 2.25% while the Bank weighs growth and inflation risks.
Annual policy-rate summary
Year
Opening target
Closing target
Increases
Cuts
Holds
2015
1.00%
0.50%
0
2
6
2016
0.50%
0.50%
0
0
8
2017
0.50%
1.00%
2
0
6
2018
1.00%
1.75%
3
0
5
2019
1.75%
1.75%
0
0
8
2020
1.75%
0.25%
0
3
7
2021
0.25%
0.25%
0
0
8
2022
0.25%
4.25%
7
0
1
2023
4.25%
5.00%
3
0
5
2024
5.00%
3.25%
0
5
3
2025
3.25%
2.25%
0
4
4
2026 to Sept. 2
2.25%
2.25%
0
0
6
The 2026 row covers only announcements through September 2. Opening and closing rates show the policy target at the boundaries of each period; the decision counts include holds as well as changes.
What the history means for a mortgage borrower
The policy rate is not your mortgage rate. It influences short-term funding and lender prime rates, making it especially relevant to variable mortgages and home-equity lines of credit. Fixed mortgage offers also reflect bond yields, lender funding, competition and product terms.
A policy cut does not guarantee an equal reduction in your payment. A hold does not freeze fixed-rate offers. The effect depends on the contract, how the lender responds and whether you are taking a new mortgage, renewing or continuing an existing term.
For an actual decision, compare written offers using the same balance, amortization and term. Include penalties, prepayment flexibility and the costs of switching. Then test the full housing budget, including taxes, insurance, utilities and maintenance.
Read each announcement in its own context
The decision archive links to the individual analyses. The announcement date and the date a new target takes effect can differ. Some posts are published after the announcement and explain that timing in the opening paragraphs.
Read the inflation and growth reasoning alongside the rate. The same nominal target can reflect very different economic conditions. A national decision is not proof that Greater Sudbury home prices move by a particular amount.
Bring the history back to your move
Rate history is useful for testing assumptions, not for identifying a guaranteed best time to buy or sell. A household should be able to manage more than one plausible renewal rate. A seller still needs current comparable sales and competing listings, while a buyer needs a property that fits both the budget and day-to-day life.
A year-by-year record of House listings, closed sales, median prices, seasonal patterns and market balance across the City of Greater Sudbury. The narrative explains each major transition; the charts and complete tables preserve the evidence behind it.
Property group
City of Greater Sudbury · Houses only
Activity history
Partial Sept. 2015; complete Oct. 2015–Aug. 2026
Annual price history
2021–2025; 2026 through Aug. 19
The market’s main turning points
Monthly House listing and sold-close eventsSolid navy: new listings · dashed green: sold closings
The long activity record shows several distinct phases.
From 2016 through 2019, annual new-listing events declined each year while sold-close events were broadly stable and then rose. The annual closing-to-new-listing ratio moved from 54.97% in 2016 to 73.42% in 2019. That is evidence of tightening in the relationship between those two flows. It is not an inventory calculation and it does not tell us whether any particular listing sold.
The relationship tightened further in 2020 and 2021. Monthly-series sold closings reached 2,351 in 2021, while the annual summary records 2,353 House sold closings. The monthly-series annual flow ratio reached 90.35%. May 2021 recorded the highest complete-month sold-close count in this series at 276. These figures show an unusually narrow gap between annual new-listing and sold-closing flows, together with the series-high monthly sold-close count. They do not, by themselves, prove why it occurred.
The activity cycle changed in 2022 and 2023. Annual-summary sold closings fell 18.10% in 2022 and another 17.85% in 2023. Yet the annual median House close price rose 18.08% in 2022 and 0.90% in 2023. The combination matters: transaction volume and the middle closing price can move differently, which is one reason a single headline cannot describe the whole market.
Activity recovered in 2024 and 2025. Annual-summary house sold closings rose 13.90% in 2024 and 3.99% in 2025. The annual median close price rose to $466,789 in 2024 and $485,404 in 2025. The 2025 median was 32.99% above the 2021 annual median, but that is a comparison of the homes sold in each year—not same-home appreciation.
The 2026 record is partial. Activity through August 31 totals 1,736 new-listing events and 1,189 sold-close events in the monthly activity series. The retained annual summary records 1,122 House sold closings and a $500,000 median close price through August 19. March through July has deeper price and recorded-list detail, but those five months should not be projected into a full-year forecast.
The practical lesson is to separate four questions: How much property came to market? How much activity reached closing? Where was the middle closing price? How did completed transactions compare with the recorded list-price field? Each measure adds context. None sets the value of an individual home or guarantees the result of a launch.
What this history covers
This series follows houses within the City of Greater Sudbury. It is narrower than a report covering all residential property types. For example, the house-only series records 315 new listings in September 2025, while the broader monthly report records 327. Compare like-for-like series; do not combine their counts or prices.
New listings are grouped by their listing date and completed sales by their closing date. A closing can come from a home listed in an earlier month. The ratio of closings to new listings describes those two flows, not the percentage of that month’s listings that sell.
The monthly activity record begins with a partial September 2015 and complete months from October 2015 through August 2026. Annual median house prices are available for full years from 2021 to 2025, with 2026 shown separately through August 19. A partial year should not be ranked against a full one.
2015: The opening window
What the annual record says
The public activity record starts on September 11, so 2015 is not a calendar-year comparison. September contributes only a partial month. October is the first complete month and the correct starting point for month-to-month records.
How the year moved month by month
Within 2015, new-listing activity was highest in October 2015 at 220; sold-close activity was highest in October 2015 at 162. The monthly flow ratio ranged from 57.84% in November 2015 to 73.64% in October 2015. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
September 2015
169
113
66.86%
Partial Opening From 2015-09-11
October 2015
220
162
73.64%
Complete Month
November 2015
204
118
57.84%
Complete Month
December 2015
135
82
60.74%
Complete Month
Interpretation
The four-month opening is useful for continuity, but its annual total should never be ranked against a full year.
2016: The first complete year
What the annual record says
The first full calendar year recorded 3,198 new-listing events and 1,758 sold-close events. The annual closing-to-new-listing ratio was 54.97%. May produced 441 new listings, still the highest complete-month new-listing count in the series, while June recorded 230 sold closings.
How the year moved month by month
Within 2016, new-listing activity was highest in May 2016 at 441; sold-close activity was highest in June 2016 at 230. The monthly flow ratio ranged from 43.19% in February 2016 to 87.62% in December 2016. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2016
189
82
43.39%
Complete Month
February 2016
213
92
43.19%
Complete Month
March 2016
289
127
43.94%
Complete Month
April 2016
283
161
56.89%
Complete Month
May 2016
441
205
46.49%
Complete Month
June 2016
377
230
61.01%
Complete Month
July 2016
281
179
63.70%
Complete Month
August 2016
304
165
54.28%
Complete Month
September 2016
284
157
55.28%
Complete Month
October 2016
231
160
69.26%
Complete Month
November 2016
201
108
53.73%
Complete Month
December 2016
105
92
87.62%
Complete Month
Interpretation
The first full year establishes the activity baseline. It does not include a complete citywide closing-price series, so no 2016 median price is published.
2017: Sales held while new supply eased
What the annual record says
New-listing events declined to 2,979, while sold-close events were nearly unchanged at 1,752. The annual closing-to-new-listing ratio rose to 58.81%. January recorded the series-low complete-month flow ratio of 36.41%; December ended at 83.67%.
How the year moved month by month
Within 2017, new-listing activity was highest in May 2017 at 382; sold-close activity was highest in August 2017 at 223. The monthly flow ratio ranged from 36.41% in January 2017 to 83.67% in December 2017. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2017
217
79
36.41%
Complete Month
February 2017
181
87
48.07%
Complete Month
March 2017
276
146
52.90%
Complete Month
April 2017
287
138
48.08%
Complete Month
May 2017
382
161
42.15%
Complete Month
June 2017
310
166
53.55%
Complete Month
July 2017
283
183
64.66%
Complete Month
August 2017
292
223
76.37%
Complete Month
September 2017
258
202
78.29%
Complete Month
October 2017
230
150
65.22%
Complete Month
November 2017
165
135
81.82%
Complete Month
December 2017
98
82
83.67%
Complete Month
Interpretation
The annual relationship tightened because the new-listing flow fell more than the sold-closing flow. The monthly spread also shows why one ratio should not stand in for the whole year.
2018: Sold-closing flow rose while new-listing flow fell
What the annual record says
New-listing events declined again, to 2,769. Sold-close events rose 3.60% to 1,815. The annual closing-to-new-listing ratio reached 65.55%. May was the highest new-listing month at 345, and June was the highest sold-closing month at 213.
How the year moved month by month
Within 2018, new-listing activity was highest in May 2018 at 345; sold-close activity was highest in June 2018 at 213. The monthly flow ratio ranged from 45.33% in January 2018 to 91.43% in December 2018. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2018
225
102
45.33%
Complete Month
February 2018
158
106
67.09%
Complete Month
March 2018
248
140
56.45%
Complete Month
April 2018
287
179
62.37%
Complete Month
May 2018
345
189
54.78%
Complete Month
June 2018
323
213
65.94%
Complete Month
July 2018
289
199
68.86%
Complete Month
August 2018
251
178
70.92%
Complete Month
September 2018
209
158
75.60%
Complete Month
October 2018
218
171
78.44%
Complete Month
November 2018
146
116
79.45%
Complete Month
December 2018
70
64
91.43%
Complete Month
Interpretation
The activity relationship continued to tighten. Without complete historical price coverage, this chapter does not infer how values moved.
2019: Tightening continued before the exceptional years
What the annual record says
Annual new-listing events fell to 2,558 while sold-close events rose 3.47% to 1,878. The closing-to-new-listing ratio reached 73.42%. December recorded 77 new listings and 93 sold closings, producing a 120.78% monthly flow ratio.
How the year moved month by month
Within 2019, new-listing activity was highest in May 2019 at 326; sold-close activity was highest in July 2019 at 217. The monthly flow ratio ranged from 42.44% in January 2019 to 120.78% in December 2019. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2019
172
73
42.44%
Complete Month
February 2019
145
98
67.59%
Complete Month
March 2019
191
131
68.59%
Complete Month
April 2019
255
150
58.82%
Complete Month
May 2019
326
207
63.50%
Complete Month
June 2019
303
210
69.31%
Complete Month
July 2019
279
217
77.78%
Complete Month
August 2019
241
190
78.84%
Complete Month
September 2019
227
185
81.50%
Complete Month
October 2019
192
198
103.12%
Complete Month
November 2019
150
126
84.00%
Complete Month
December 2019
77
93
120.78%
Complete Month
Interpretation
A monthly ratio above 100% does not mean more than every new listing sold. Closings in December can come from homes listed in earlier months.
2020: Fewer new listings, more sold closings
What the annual record says
The activity series records 2,327 new-listing events and 1,967 sold-close events, a 4.74% increase in sold closings from 2019. The annual closing-to-new-listing ratio rose to 84.53%. June was the busiest closing month at 266. December produced the series-high complete-month flow ratio of 150.00%, with 78 new listings and 117 sold closings.
How the year moved month by month
Within 2020, new-listing activity was highest in June 2020 at 307; sold-close activity was highest in June 2020 at 266. The monthly flow ratio ranged from 54.01% in January 2020 to 150.00% in December 2020. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2020
137
74
54.01%
Complete Month
February 2020
174
130
74.71%
Complete Month
March 2020
197
132
67.01%
Complete Month
April 2020
94
80
85.11%
Complete Month
May 2020
198
129
65.15%
Complete Month
June 2020
307
266
86.64%
Complete Month
July 2020
261
251
96.17%
Complete Month
August 2020
239
213
89.12%
Complete Month
September 2020
275
215
78.18%
Complete Month
October 2020
217
202
93.09%
Complete Month
November 2020
150
158
105.33%
Complete Month
December 2020
78
117
150.00%
Complete Month
Interpretation
The activity record shows a marked tightening in the two flows. It does not support a complete 2020 citywide House median, and it cannot assign a cause to the change.
2021: The activity peak in this record
What the annual record says
Monthly-series sold closings rose 19.52% to 2,351; the annual-summary count is 2,353. New-listing events rose to 2,602. The annual closing-to-new-listing ratio reached 90.35%. May recorded 276 sold closings, the highest complete-month sold count in the series. The annual median House close price was $365,000.
How the year moved month by month
Within 2021, new-listing activity was highest in April 2021 at 345; sold-close activity was highest in May 2021 at 276. The monthly flow ratio ranged from 74.49% in April 2021 to 116.16% in December 2021. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2021
131
107
81.68%
Complete Month
February 2021
155
148
95.48%
Complete Month
March 2021
310
257
82.90%
Complete Month
April 2021
345
257
74.49%
Complete Month
May 2021
330
276
83.64%
Complete Month
June 2021
312
274
87.82%
Complete Month
July 2021
206
200
97.09%
Complete Month
August 2021
197
195
98.98%
Complete Month
September 2021
182
181
99.45%
Complete Month
October 2021
182
183
100.55%
Complete Month
November 2021
153
158
103.27%
Complete Month
December 2021
99
115
116.16%
Complete Month
Interpretation
This is the strongest annual closing activity in the available history. It is also the first year with a complete annual house-price median, so price comparisons begin here rather than being backfilled from incomplete older price fields.
Annual sales and prices
The annual summary records 2,353 House sold closings and a median close price of $365,000 for the full year.
2022: A sharp activity reset, with a higher annual median
What the annual record says
Annual-summary house sold closings fell 18.10% to 1,927. Monthly-series new listings declined to 2,471, and the annual closing-to-new-listing ratio moved down to 77.90%. The annual-summary median close price rose 18.08% to $431,000. December recorded just 50 new listings—the lowest complete-month new-listing count in the series—and 74 sold closings.
How the year moved month by month
Within 2022, new-listing activity was highest in June 2022 at 332; sold-close activity was highest in May 2022 at 239. The monthly flow ratio ranged from 65.06% in June 2022 to 148.00% in December 2022. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2022
137
104
75.91%
Complete Month
February 2022
174
138
79.31%
Complete Month
March 2022
246
198
80.49%
Complete Month
April 2022
256
181
70.70%
Complete Month
May 2022
318
239
75.16%
Complete Month
June 2022
332
216
65.06%
Complete Month
July 2022
250
195
78.00%
Complete Month
August 2022
226
172
76.11%
Complete Month
September 2022
176
174
98.86%
Complete Month
October 2022
159
111
69.81%
Complete Month
November 2022
147
123
83.67%
Complete Month
December 2022
50
74
148.00%
Complete Month
Interpretation
The divergence is important: a lower number of transactions can coexist with a higher annual median. Volume and price are different dimensions of the market, and the median is also affected by the mix of homes that close.
Annual sales and prices
The annual summary records 1,927 House sold closings and a median close price of $431,000 for the full year. The sold count changed -18.10% from the prior year, and the median changed 18.08%.
2023: The low-volume year and price stabilization
What the annual record says
Annual-summary sold closings fell another 17.85% to 1,583, the lowest annual-summary count from 2021 to 2025. Monthly activity records 2,208 new listings and 1,579 sold closings, both the lowest full-year totals in the 2016–2025 reconstruction. The annual closing-to-new-listing ratio was 71.51%. The median close price edged up 0.90% to $434,900. January recorded 62 sold closings, the lowest complete-month sold count in the series.
How the year moved month by month
Within 2023, new-listing activity was highest in June 2023 at 272; sold-close activity was highest in June 2023 at 200. The monthly flow ratio ranged from 42.18% in January 2023 to 128.57% in December 2023. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2023
147
62
42.18%
Complete Month
February 2023
114
94
82.46%
Complete Month
March 2023
164
134
81.71%
Complete Month
April 2023
154
120
77.92%
Complete Month
May 2023
241
162
67.22%
Complete Month
June 2023
272
200
73.53%
Complete Month
July 2023
237
180
75.95%
Complete Month
August 2023
214
165
77.10%
Complete Month
September 2023
227
137
60.35%
Complete Month
October 2023
240
131
54.58%
Complete Month
November 2023
142
122
85.92%
Complete Month
December 2023
56
72
128.57%
Complete Month
Interpretation
The annual median was comparatively stable while completed transaction volume contracted. That is a better description than calling the year simply up or down.
Annual sales and prices
The annual summary records 1,583 House sold closings and a median close price of $434,900 for the full year. The sold count changed -17.85% from the prior year, and the median changed 0.90%.
2024: Activity recovered and the median advanced
What the annual record says
Annual-summary house sold closings rose 13.90% to 1,803. Monthly-series new listings rose to 2,332, while the annual closing-to-new-listing ratio increased to 77.14%. The annual-summary median close price rose 7.33% to $466,789. May was the busiest month for both new listings and sold closings, at 308 and 218.
How the year moved month by month
Within 2024, new-listing activity was highest in May 2024 at 308; sold-close activity was highest in May 2024 at 218. The monthly flow ratio ranged from 65.60% in January 2024 to 134.62% in December 2024. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2024
125
82
65.60%
Complete Month
February 2024
143
115
80.42%
Complete Month
March 2024
152
123
80.92%
Complete Month
April 2024
271
186
68.63%
Complete Month
May 2024
308
218
70.78%
Complete Month
June 2024
269
196
72.86%
Complete Month
July 2024
241
182
75.52%
Complete Month
August 2024
194
162
83.51%
Complete Month
September 2024
239
171
71.55%
Complete Month
October 2024
195
168
86.15%
Complete Month
November 2024
143
126
88.11%
Complete Month
December 2024
52
70
134.62%
Complete Month
Interpretation
The year brought more completed activity than 2023 and a higher annual median. It did not return to the 2021 closing count, and the citywide median still does not describe the path of every property.
Annual sales and prices
The annual summary records 1,803 House sold closings and a median close price of $466,789 for the full year. The sold count changed 13.90% from the prior year, and the median changed 7.33%.
2025: The recovery continued at a slower pace
What the annual record says
Annual-summary house sold closings rose 3.99% to 1,875. Monthly-series new listings increased to 2,493 and monthly series sold closings also totaled 1,875. The annual closing-to-new-listing ratio was 75.21%. The annual-summary median close price rose 3.99% to $485,404. September was the busiest new-listing month at 315, while June had the most sold closings at 215.
How the year moved month by month
Within 2025, new-listing activity was highest in September 2025 at 315; sold-close activity was highest in June 2025 at 215. The monthly flow ratio ranged from 65.70% in March 2025 to 118.18% in December 2025. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2025
118
78
66.10%
Complete Month
February 2025
130
95
73.08%
Complete Month
March 2025
172
113
65.70%
Complete Month
April 2025
259
183
70.66%
Complete Month
May 2025
281
206
73.31%
Complete Month
June 2025
279
215
77.06%
Complete Month
July 2025
271
201
74.17%
Complete Month
August 2025
216
168
77.78%
Complete Month
September 2025
315
215
68.25%
Complete Month
October 2025
228
187
82.02%
Complete Month
November 2025
158
136
86.08%
Complete Month
December 2025
66
78
118.18%
Complete Month
Interpretation
Activity improved again, though the annual flow ratio was slightly lower than in 2024 because new listings grew faster than sold closings. That describes the balance between two annual event flows; it does not establish how many homes were available to buyers at any point.
Annual sales and prices
The annual summary records 1,875 House sold closings and a median close price of $485,404 for the full year. The sold count changed 3.99% from the prior year, and the median changed 3.99%.
2026: A partial-year view, not a forecast
What the annual record says
Through August 31, the monthly activity layer records 1,736 new-listing events and 1,189 sold-close events, for a 68.49% closing-to-new-listing ratio. Through August 19, the annual summary records 1,122 House sold closings and a $500,000 median close price. June was the busiest month so far, with 355 new listings and 244 sold closings. The monthly flow ratio rose to 79.42% in July and moved to 64.32% in August.
How the year moved month by month
Within 2026, new-listing activity was highest in June 2026 at 355; sold-close activity was highest in June 2026 at 244. The monthly flow ratio ranged from 57.32% in May 2026 to 84.95% in January 2026. These are timing observations, not evidence that the busiest month caused a price or negotiation outcome.
How the year moved month by month.
Month
New listings
Sold closings
Closing-to-new-listing ratio
Coverage
January 2026
93
79
84.95%
Complete Month
February 2026
131
91
69.47%
Complete Month
March 2026
138
101
73.19%
Complete Month
April 2026
173
111
64.16%
Complete Month
May 2026
328
188
57.32%
Complete Month
June 2026
355
244
68.73%
Complete Month
July 2026
277
220
79.42%
Complete Month
August 2026
241
155
64.32%
Complete Month
Interpretation
Coverage dates differ across the August series: activity runs through August 31, annual price through August 19, and monthly price and recorded-list detail through July. None of the partial-year figures should be annualized into a forecast.
Annual sales and prices
The annual summary records 1,122 House sold closings and a median close price of $500,000 for the period through August 19.
Rolling 12-month trends
Rolling 12-month House activitySolid navy: new listings · dashed green: sold closings
Monthly Greater Sudbury activity is seasonal. A rolling 12-month view reduces that visual noise by adding twelve consecutive complete months at every point.
The first complete window, October 2015 through September 2016, recorded 3,220 new-listing events and 1,760 sold-close events, for a 54.66% flow ratio. The latest window, September 2025 through August 2026, recorded 2,503 new listings and 1,805 sold closings, for a 72.11% flow ratio.
The rolling series is useful for locating broad transitions. It still does not measure inventory, and adjacent rows share eleven months of data. A small change from one rolling row to the next is therefore not twelve months of entirely new evidence.
View all rolling 12-month values
Rolling 12-month trends.
Window start
Window end
New listings
Sold closings
Closing-to-new-listing ratio
2015-10
2016-09
3,220
1,760
54.66%
2015-11
2016-10
3,231
1,758
54.41%
2015-12
2016-11
3,228
1,748
54.15%
2016-01
2016-12
3,198
1,758
54.97%
2016-02
2017-01
3,226
1,755
54.40%
2016-03
2017-02
3,194
1,750
54.79%
2016-04
2017-03
3,181
1,769
55.61%
2016-05
2017-04
3,185
1,746
54.82%
2016-06
2017-05
3,126
1,702
54.45%
2016-07
2017-06
3,059
1,638
53.55%
2016-08
2017-07
3,061
1,642
53.64%
2016-09
2017-08
3,049
1,700
55.76%
2016-10
2017-09
3,023
1,745
57.72%
2016-11
2017-10
3,022
1,735
57.41%
2016-12
2017-11
2,986
1,762
59.01%
2017-01
2017-12
2,979
1,752
58.81%
2017-02
2018-01
2,987
1,775
59.42%
2017-03
2018-02
2,964
1,794
60.53%
2017-04
2018-03
2,936
1,788
60.90%
2017-05
2018-04
2,936
1,829
62.30%
2017-06
2018-05
2,899
1,857
64.06%
2017-07
2018-06
2,912
1,904
65.38%
2017-08
2018-07
2,918
1,920
65.80%
2017-09
2018-08
2,877
1,875
65.17%
2017-10
2018-09
2,828
1,831
64.75%
2017-11
2018-10
2,816
1,852
65.77%
2017-12
2018-11
2,797
1,833
65.53%
2018-01
2018-12
2,769
1,815
65.55%
2018-02
2019-01
2,716
1,786
65.76%
2018-03
2019-02
2,703
1,778
65.78%
2018-04
2019-03
2,646
1,769
66.86%
2018-05
2019-04
2,614
1,740
66.56%
2018-06
2019-05
2,595
1,758
67.75%
2018-07
2019-06
2,575
1,755
68.16%
2018-08
2019-07
2,565
1,773
69.12%
2018-09
2019-08
2,555
1,785
69.86%
2018-10
2019-09
2,573
1,812
70.42%
2018-11
2019-10
2,547
1,839
72.20%
2018-12
2019-11
2,551
1,849
72.48%
2019-01
2019-12
2,558
1,878
73.42%
2019-02
2020-01
2,523
1,879
74.47%
2019-03
2020-02
2,552
1,911
74.88%
2019-04
2020-03
2,558
1,912
74.75%
2019-05
2020-04
2,397
1,842
76.85%
2019-06
2020-05
2,269
1,764
77.74%
2019-07
2020-06
2,273
1,820
80.07%
2019-08
2020-07
2,255
1,854
82.22%
2019-09
2020-08
2,253
1,877
83.31%
2019-10
2020-09
2,301
1,907
82.88%
2019-11
2020-10
2,326
1,911
82.16%
2019-12
2020-11
2,326
1,943
83.53%
2020-01
2020-12
2,327
1,967
84.53%
2020-02
2021-01
2,321
2,000
86.17%
2020-03
2021-02
2,302
2,018
87.66%
2020-04
2021-03
2,415
2,143
88.74%
2020-05
2021-04
2,666
2,320
87.02%
2020-06
2021-05
2,798
2,467
88.17%
2020-07
2021-06
2,803
2,475
88.30%
2020-08
2021-07
2,748
2,424
88.21%
2020-09
2021-08
2,706
2,406
88.91%
2020-10
2021-09
2,613
2,372
90.78%
2020-11
2021-10
2,578
2,353
91.27%
2020-12
2021-11
2,581
2,353
91.17%
2021-01
2021-12
2,602
2,351
90.35%
2021-02
2022-01
2,608
2,348
90.03%
2021-03
2022-02
2,627
2,338
89.00%
2021-04
2022-03
2,563
2,279
88.92%
2021-05
2022-04
2,474
2,203
89.05%
2021-06
2022-05
2,462
2,166
87.98%
2021-07
2022-06
2,482
2,108
84.93%
2021-08
2022-07
2,526
2,103
83.25%
2021-09
2022-08
2,555
2,080
81.41%
2021-10
2022-09
2,549
2,073
81.33%
2021-11
2022-10
2,526
2,001
79.22%
2021-12
2022-11
2,520
1,966
78.02%
2022-01
2022-12
2,471
1,925
77.90%
2022-02
2023-01
2,481
1,883
75.90%
2022-03
2023-02
2,421
1,839
75.96%
2022-04
2023-03
2,339
1,775
75.89%
2022-05
2023-04
2,237
1,714
76.62%
2022-06
2023-05
2,160
1,637
75.79%
2022-07
2023-06
2,100
1,621
77.19%
2022-08
2023-07
2,087
1,606
76.95%
2022-09
2023-08
2,075
1,599
77.06%
2022-10
2023-09
2,126
1,562
73.47%
2022-11
2023-10
2,207
1,582
71.68%
2022-12
2023-11
2,202
1,581
71.80%
2023-01
2023-12
2,208
1,579
71.51%
2023-02
2024-01
2,186
1,599
73.15%
2023-03
2024-02
2,215
1,620
73.14%
2023-04
2024-03
2,203
1,609
73.04%
2023-05
2024-04
2,320
1,675
72.20%
2023-06
2024-05
2,387
1,731
72.52%
2023-07
2024-06
2,384
1,727
72.44%
2023-08
2024-07
2,388
1,729
72.40%
2023-09
2024-08
2,368
1,726
72.89%
2023-10
2024-09
2,380
1,760
73.95%
2023-11
2024-10
2,335
1,797
76.96%
2023-12
2024-11
2,336
1,801
77.10%
2024-01
2024-12
2,332
1,799
77.14%
2024-02
2025-01
2,325
1,795
77.20%
2024-03
2025-02
2,312
1,775
76.77%
2024-04
2025-03
2,332
1,765
75.69%
2024-05
2025-04
2,320
1,762
75.95%
2024-06
2025-05
2,293
1,750
76.32%
2024-07
2025-06
2,303
1,769
76.81%
2024-08
2025-07
2,333
1,788
76.64%
2024-09
2025-08
2,355
1,794
76.18%
2024-10
2025-09
2,431
1,838
75.61%
2024-11
2025-10
2,464
1,857
75.37%
2024-12
2025-11
2,479
1,867
75.31%
2025-01
2025-12
2,493
1,875
75.21%
2025-02
2026-01
2,468
1,876
76.01%
2025-03
2026-02
2,469
1,872
75.82%
2025-04
2026-03
2,435
1,860
76.39%
2025-05
2026-04
2,349
1,788
76.12%
2025-06
2026-05
2,396
1,770
73.87%
2025-07
2026-06
2,472
1,799
72.78%
2025-08
2026-07
2,478
1,818
73.37%
2025-09
2026-08
2,503
1,805
72.11%
Seasonality across the ten complete years
Typical calendar-month activity, 2016–2025Navy: new listings · green: sold closings
The 2016–2025 calendar-month medians show a broad pattern in the calendar-month medians. May had the highest median new-listing flow at 322.0. June had the highest median sold-close flow at 214.0. December had the lowest median new-listing flow at 73.5 and the lowest median sold-close flow at 80.0.
The median monthly flow ratio was highest in December at 119.48%. That does not mean December was automatically the strongest month for every seller. New listings typically fell sharply by year-end while closings could reflect agreements reached earlier. The ratio compares two monthly event flows, not the same group of properties.
Seasonality describes the historical timing of these two event flows; it is not a forecast or a direct measure of buyer competition. Property-specific timing still requires current inventory and comparable evidence. Use the Seller Experience or Buyer Experience to connect the aggregate calendar with a specific move.
Seasonality across the ten complete years.
Calendar month
Sample years
Median new listings
Median sold closings
Median monthly closing-to-new-listing ratio
Observed new range
Observed sold range
January
2016-2025
142.0
80.5
49.67%
118–225
62–107
February
2016-2025
156.5
102.0
73.89%
114–213
87–148
March
2016-2025
221.5
133.0
67.80%
152–310
113–257
April
2016-2025
265.0
170.0
69.64%
94–345
80–257
May
2016-2025
322.0
205.5
66.19%
198–441
129–276
June
2016-2025
308.5
214.0
71.09%
269–377
166–274
July
2016-2025
266.0
197.0
75.73%
206–289
179–251
August
2016-2025
232.5
175.0
77.44%
194–304
162–223
September
2016-2025
233.0
177.5
76.89%
176–315
137–215
October
2016-2025
217.5
169.5
80.23%
159–240
111–202
November
2016-2025
150.0
126.0
84.96%
142–201
108–158
December
2016-2025
73.5
80.0
119.48%
50–105
64–117
Recent price distribution and recorded-list comparisons
March–July 2026 recorded-list comparisonLine: median ratio · bars: above, at and below
The current raw-source window supports a deeper monthly look from March through July 2026. The median close price ranged from $485,000 in July to $550,000 in April. The inclusive 25th and 75th percentiles show the middle half of each month's supported House closings, which is more informative than the median alone when the market contains very different price bands.
The median sale-to-recorded-list ratio moved from 100.03% in March to 101.27% in May and 99.62% in July. July's paired closings were 38.36% above the recorded list field, 10.05% at it and 51.60% below it.
ListPrice is the value retained in the export. It is not proven original list price or final list price across every record. These ratios do not count offers, reconstruct price changes or prove the quality of a seller's strategy. Financing, conditions, deposit, closing date and completion risk also matter. That is why the seller-performance analysis does not treat over-asking as the scorecard.
Recent price distribution and recorded-list comparisons.
Period
Sold closings
Valid close-price sample
Median
25th percentile
75th percentile
Paired list sample
Median sale/list
Above list
At list
Below list
March 2026
101
101
$490,000
$379,000
$615,000
101
100.03%
53.47%
4.95%
41.58%
April 2026
111
111
$550,000
$403,465
$652,500
111
100.00%
43.24%
7.21%
49.55%
May 2026
188
188
$518,000
$427,895
$644,000
188
101.27%
59.04%
9.04%
31.91%
June 2026
244
244
$499,950
$402,386
$617,750
244
100.00%
45.90%
8.61%
45.49%
July 2026
219
219
$485,000
$400,000
$601,000
219
99.62%
38.36%
10.05%
51.60%
Complete-month records and lows
The extremes below use complete months from October 2015 through August 2026. They are descriptive records inside this dataset, not all-time Greater Sudbury records outside the stated coverage.
Complete-month records and lows.
Measure
Direction
Period
Value
New listing events
Low
December 2022
50
New listing events
High
May 2016
441
Sold close events
Low
January 2023
62
Sold close events
High
May 2021
276
Sales-to-new-listings ratio
Low
January 2017
36.41%
Sales-to-new-listings ratio
High
December 2020
150.00%
The highest new-listing month and the highest sold-closing month occurred five years apart. The highest and lowest flow ratios occurred in winter months, when the new-listing denominator can be small. Those facts are useful warnings against reducing market history to one record month or one ratio.
Complete annual table
Annual median House close priceNavy line: median close price
The activity columns summarize the monthly listing and closing series. Annual sale counts and median prices are shown separately where available. Keep those series and their coverage periods distinct.
Complete annual table.
Year
Coverage
Monthly-series new listings
Monthly series sold closings
Monthly-series closing-to-new-listing ratio
Annual-summary sold closings
Annual median
Annual sales change from prior year
Median YoY
2015
Partial from Sept. 11
728
475
65.25%
—
—
—
—
2016
Full year
3,198
1,758
54.97%
—
—
—
—
2017
Full year
2,979
1,752
58.81%
—
—
—
—
2018
Full year
2,769
1,815
65.55%
—
—
—
—
2019
Full year
2,558
1,878
73.42%
—
—
—
—
2020
Full year
2,327
1,967
84.53%
—
—
—
—
2021
Full year
2,602
2,351
90.35%
2,353
$365,000
—
—
2022
Full year
2,471
1,925
77.90%
1,927
$431,000
-18.10%
18.08%
2023
Full year
2,208
1,579
71.51%
1,583
$434,900
-17.85%
0.90%
2024
Full year
2,332
1,799
77.14%
1,803
$466,789
13.90%
7.33%
2025
Full year
2,493
1,875
75.21%
1,875
$485,404
3.99%
3.99%
2026
Activity through Aug. 31; price through Aug. 19
1,736
1,189
68.49%
1,122
$500,000
—
—
Complete monthly activity table
The table below contains every public monthly activity value. September 2015 is visibly partial; October 2015 through August 2026 are complete months.
Open the full monthly table
Complete monthly activity table.
Period
Coverage
New listings
Sold closings
Closing-to-new-listing ratio
September 2015
Partial Opening From 2015-09-11
169
113
66.86%
October 2015
Complete Month
220
162
73.64%
November 2015
Complete Month
204
118
57.84%
December 2015
Complete Month
135
82
60.74%
January 2016
Complete Month
189
82
43.39%
February 2016
Complete Month
213
92
43.19%
March 2016
Complete Month
289
127
43.94%
April 2016
Complete Month
283
161
56.89%
May 2016
Complete Month
441
205
46.49%
June 2016
Complete Month
377
230
61.01%
July 2016
Complete Month
281
179
63.70%
August 2016
Complete Month
304
165
54.28%
September 2016
Complete Month
284
157
55.28%
October 2016
Complete Month
231
160
69.26%
November 2016
Complete Month
201
108
53.73%
December 2016
Complete Month
105
92
87.62%
January 2017
Complete Month
217
79
36.41%
February 2017
Complete Month
181
87
48.07%
March 2017
Complete Month
276
146
52.90%
April 2017
Complete Month
287
138
48.08%
May 2017
Complete Month
382
161
42.15%
June 2017
Complete Month
310
166
53.55%
July 2017
Complete Month
283
183
64.66%
August 2017
Complete Month
292
223
76.37%
September 2017
Complete Month
258
202
78.29%
October 2017
Complete Month
230
150
65.22%
November 2017
Complete Month
165
135
81.82%
December 2017
Complete Month
98
82
83.67%
January 2018
Complete Month
225
102
45.33%
February 2018
Complete Month
158
106
67.09%
March 2018
Complete Month
248
140
56.45%
April 2018
Complete Month
287
179
62.37%
May 2018
Complete Month
345
189
54.78%
June 2018
Complete Month
323
213
65.94%
July 2018
Complete Month
289
199
68.86%
August 2018
Complete Month
251
178
70.92%
September 2018
Complete Month
209
158
75.60%
October 2018
Complete Month
218
171
78.44%
November 2018
Complete Month
146
116
79.45%
December 2018
Complete Month
70
64
91.43%
January 2019
Complete Month
172
73
42.44%
February 2019
Complete Month
145
98
67.59%
March 2019
Complete Month
191
131
68.59%
April 2019
Complete Month
255
150
58.82%
May 2019
Complete Month
326
207
63.50%
June 2019
Complete Month
303
210
69.31%
July 2019
Complete Month
279
217
77.78%
August 2019
Complete Month
241
190
78.84%
September 2019
Complete Month
227
185
81.50%
October 2019
Complete Month
192
198
103.12%
November 2019
Complete Month
150
126
84.00%
December 2019
Complete Month
77
93
120.78%
January 2020
Complete Month
137
74
54.01%
February 2020
Complete Month
174
130
74.71%
March 2020
Complete Month
197
132
67.01%
April 2020
Complete Month
94
80
85.11%
May 2020
Complete Month
198
129
65.15%
June 2020
Complete Month
307
266
86.64%
July 2020
Complete Month
261
251
96.17%
August 2020
Complete Month
239
213
89.12%
September 2020
Complete Month
275
215
78.18%
October 2020
Complete Month
217
202
93.09%
November 2020
Complete Month
150
158
105.33%
December 2020
Complete Month
78
117
150.00%
January 2021
Complete Month
131
107
81.68%
February 2021
Complete Month
155
148
95.48%
March 2021
Complete Month
310
257
82.90%
April 2021
Complete Month
345
257
74.49%
May 2021
Complete Month
330
276
83.64%
June 2021
Complete Month
312
274
87.82%
July 2021
Complete Month
206
200
97.09%
August 2021
Complete Month
197
195
98.98%
September 2021
Complete Month
182
181
99.45%
October 2021
Complete Month
182
183
100.55%
November 2021
Complete Month
153
158
103.27%
December 2021
Complete Month
99
115
116.16%
January 2022
Complete Month
137
104
75.91%
February 2022
Complete Month
174
138
79.31%
March 2022
Complete Month
246
198
80.49%
April 2022
Complete Month
256
181
70.70%
May 2022
Complete Month
318
239
75.16%
June 2022
Complete Month
332
216
65.06%
July 2022
Complete Month
250
195
78.00%
August 2022
Complete Month
226
172
76.11%
September 2022
Complete Month
176
174
98.86%
October 2022
Complete Month
159
111
69.81%
November 2022
Complete Month
147
123
83.67%
December 2022
Complete Month
50
74
148.00%
January 2023
Complete Month
147
62
42.18%
February 2023
Complete Month
114
94
82.46%
March 2023
Complete Month
164
134
81.71%
April 2023
Complete Month
154
120
77.92%
May 2023
Complete Month
241
162
67.22%
June 2023
Complete Month
272
200
73.53%
July 2023
Complete Month
237
180
75.95%
August 2023
Complete Month
214
165
77.10%
September 2023
Complete Month
227
137
60.35%
October 2023
Complete Month
240
131
54.58%
November 2023
Complete Month
142
122
85.92%
December 2023
Complete Month
56
72
128.57%
January 2024
Complete Month
125
82
65.60%
February 2024
Complete Month
143
115
80.42%
March 2024
Complete Month
152
123
80.92%
April 2024
Complete Month
271
186
68.63%
May 2024
Complete Month
308
218
70.78%
June 2024
Complete Month
269
196
72.86%
July 2024
Complete Month
241
182
75.52%
August 2024
Complete Month
194
162
83.51%
September 2024
Complete Month
239
171
71.55%
October 2024
Complete Month
195
168
86.15%
November 2024
Complete Month
143
126
88.11%
December 2024
Complete Month
52
70
134.62%
January 2025
Complete Month
118
78
66.10%
February 2025
Complete Month
130
95
73.08%
March 2025
Complete Month
172
113
65.70%
April 2025
Complete Month
259
183
70.66%
May 2025
Complete Month
281
206
73.31%
June 2025
Complete Month
279
215
77.06%
July 2025
Complete Month
271
201
74.17%
August 2025
Complete Month
216
168
77.78%
September 2025
Complete Month
315
215
68.25%
October 2025
Complete Month
228
187
82.02%
November 2025
Complete Month
158
136
86.08%
December 2025
Complete Month
66
78
118.18%
January 2026
Complete Month
93
79
84.95%
February 2026
Complete Month
131
91
69.47%
March 2026
Complete Month
138
101
73.19%
April 2026
Complete Month
173
111
64.16%
May 2026
Complete Month
328
188
57.32%
June 2026
Complete Month
355
244
68.73%
July 2026
Complete Month
277
220
79.42%
August 2026
Complete Month
241
155
64.32%
How to compare these figures fairly
Monthly totals and annual summaries can differ slightly
The monthly activity history and annual price summaries come from separate MLS record sets. Summing the monthly closing counts produces totals lower than the annual summaries by 2 sales in 2021, 2 in 2022, 4 in 2023 and 4 in 2024; the totals match in 2025. The tables identify which series each column uses rather than silently combining them. These differences are small, but they matter when reproducing a calculation.
Activity is not inventory or a failure rate
The records do not establish a consistent month-end inventory history or comparable days-on-market figures across the entire period. A cancelled, expired or withdrawn listing may later be relisted, sold through another listing or removed for reasons unrelated to demand. Those statuses are not counted here as proof that an owner failed to sell.
Prices describe the homes that close
A median can change because the mix of properties changes. It is not a same-home appreciation measure, an appraisal or the CREA benchmark index. Earlier records do not provide a complete citywide price series, so the annual price history starts in 2021. Use current comparable properties when making a decision about one home.
A short guide to the measures
New listing
A house listing entering the market under a distinct MLS identity. A relisting under a new MLS number is a separate listing event.
Sold closing
A completed transaction counted in the period of its recorded closing date.
Median price
The middle closing price when the relevant sales are ordered from lowest to highest.
25th and 75th percentiles
The boundaries containing the middle half of the closing prices.
Closing-to-new-listing ratio
Closings divided by new listings in the same period. It does not measure active inventory or the chance that a particular listing sells.
Recorded list price
The list price stored with the sale record. It is not necessarily the original asking price. A sale-to-list comparison does not, by itself, show negotiating skill or a premium above market value.
Complete data tables
Six complete, aggregate data sections support this reference and are available on this page:
The historical record is most useful when it helps you ask a more specific question.
If you are selling, compare the broad market phase with your actual competition, recent relevant sales, condition, presentation and timing. Start with the Seller Experience, a Greater Sudbury home valuation, or the explanation of strategic pricing. The Seller Success Stories show how property-level decisions differ even within the same citywide market.
If you are buying, use the history to understand pace and seasonality without waiting for one perfect citywide signal. Search current homes through MLS Smart Search, compare communities in the Greater Sudbury communities brief, and use the home-shopping process to connect market context with property-level due diligence.
Your home may be your most valuable asset. It deserves more than a hopeful list price and a few photos. It deserves a pricing and launch plan designed to protect attention, preserve negotiating leverage and maximize the opportunity the market provides.
That does not mean chasing an “over asking” headline. A sale-to-list ratio can be useful, but only when it is read in context. The real work is deciding where a property belongs in the current market, preparing it properly, presenting it clearly, giving buyers a strong reason to act and negotiating the whole offer—not one number in isolation.
The comparison covers my seller-side results from 2021 through the 2026 year-to-date period and places each year’s median sale price as a percentage of recorded list price beside the corresponding broader MLS cohort. The six-year record spans very different selling conditions. It offers a practical look at how disciplined execution can be applied as the market changes.
The six-year comparison
Each pair below compares my annual seller median with the corresponding broader MLS cohort median. The measure is sale price as a percentage of the recorded/final list-price field, not original list price.
Annual median sale price as a percentage of recorded/final list price for Chad Moore seller-side transactions and the corresponding broader MLS cohort. The 2026 figure is year-to-date and preliminary. Historical results vary and are not guaranteed.
Year
My seller median
Broader MLS median
Difference
2021
119.6%
105.2%
+14.4 points
2022
100.1%
105.1%
-5.0 points
2023
99.5%
100.0%
-0.5 points
2024
113.6%
100.0%
+13.6 points
2025
103.2%
100.0%
+3.2 points
2026 YTD
100.9%
100.0%
+0.9 points
These are annual medians, not promises about an individual property. Four of the six annual medians were above the broader MLS comparison. In 2023, my median was half a percentage point below it. In 2022, it was five points below it. Across all six annual cohorts, my seller median remained at or above 99.5% of the recorded list price.
The broader MLS comparison also shows why context matters. Its median was just over 105% in 2021 and 2022, then approximately 100% from 2023 through 2026 YTD. The market’s relationship with list price changed. A plan that made sense in one year could not simply be carried into the next unchanged.
What happened as the market changed
The early part of this period rewarded sellers differently than the years that followed. When the broader market median was above 105% of recorded list price, over-asking results were more common across the cohort. From 2023 onward, the broader median settled around the recorded list price.
That shift changes the decisions a seller has to make. In a market where buyers are competing quickly, the launch needs to concentrate attention without losing sight of value and offer quality. In a more balanced market, the price has to stand up against current alternatives, the presentation has to earn the showing, and the negotiation may involve more than the first number on the page.
My own annual results moved too. That is exactly the point. A seller plan should respond to the market in front of the property—not a headline from last year.
What the numbers mean for a seller
The strongest lesson is not that every home should sell over asking. It is that list price is part of a larger decision system.
1. Start with a defensible value range
A useful value assessment looks at recent comparable sales, current competition, condition, location, buyer search ranges and the features that make the home meaningfully different. The goal is to understand where the property can compete before choosing how it should enter the market.
Preparation is not a generic renovation list. Some homes need repair work or cleanup. Others need editing, staging or simply a better plan for how buyers will move through the space. The right work is the work that improves clarity, confidence and presentation without spending money for its own sake.
3. Present the property as a complete opportunity
Photography, floor plans, video, drone media where useful, accurate property details and clear copy all help buyers understand what is being offered. Good presentation cannot change the property, but it can prevent important value from being overlooked.
4. Build exposure around the likely buyer
MLS exposure matters, but a launch is more than putting a listing online. Timing, access, search positioning, marketing distribution and showing readiness should work together. The aim is to reduce friction and make it easy for qualified buyers to assess the home while the listing has its strongest attention.
5. Negotiate the whole offer
Price matters. So do financing, conditions, deposit, closing date and the likelihood that the offer will complete. Protecting a seller’s position means comparing the complete terms and responding to what is actually on the table.
Why I do not use “over asking” as the scorecard
A high sale-to-list ratio can reflect strong demand, disciplined execution, an intentionally low list price—or some combination of those factors. A ratio near 100% can represent an excellent result when the home was positioned close to market value. The percentage does not tell you whether one strategy caused the outcome, whether the seller accepted the strongest overall terms or whether a different list price would have produced more money.
That is why I use this record as one piece of evidence, not as a guarantee. It shows how my annual seller results compared with the broader MLS cohort and how closely those results held to recorded list price across changing conditions. It does not replace a property-specific valuation or promise what your home will sell for.
See the process in real Greater Sudbury sales
Aggregate numbers tell you what happened across a portfolio. Individual cases show how decisions changed with the property.
The Greater Sudbury Seller Success Stories document real sales with context: preparation choices, occupied-home logistics, presentation, launch decisions and offer review. They are not templates or guarantees. They are examples of how the process adapts to different homes and seller priorities.
If you are thinking about selling, the Seller Experience explains the full path from the first value conversation through preparation, launch, negotiation and closing support.
A practical place to begin
Before choosing a price, ask three questions:
What are buyers comparing this home with today?
What preparation and presentation will make its value easiest to understand?
What launch and negotiation plan fits the seller’s timing, priorities and risk tolerance?
Those answers matter more than choosing an arbitrary percentage above or below asking.
Your home may be your most valuable asset. The plan should be built around its evidence, its competition and the market available now.
Methodology and limitations
The table reports annual median sale price as a percentage of the recorded/final list-price field for Chad Moore seller-side transactions and the corresponding annual broader MLS cohort. It is not a sale-to-original-list measure. The 2026 figures are year-to-date and preliminary. Medians describe the middle result in each annual cohort and do not show the range of individual outcomes. Historical results are not an appraisal or a forecast. Individual properties and seller circumstances vary, and no result is guaranteed.
When your home hits the market in Greater Sudbury, a clock starts ticking.
The first week isn’t just “another seven days.” It’s your highest-visibility window—when buyer alerts fire, interest peaks, and your listing gets its strongest chance to build momentum.
You only get one chance to be new.
What Actually Happens in the First Week
In the first days after you go live, your listing typically gets:
maximum exposure in “new listing” searches
highest engagement from buyers watching your price range
the most natural urgency (because buyers assume competition)
the clearest feedback from the market (showings, saves, inquiries, comments)
If the home is positioned correctly, this week can create leverage. If it isn’t, the market starts negotiating against you earlier than most sellers expect.
Buyer Psychology Is Strongest Early
In the first 48–72 hours, buyers typically think:
“We should book a showing before someone else does.”
And if you want to reduce late surprises (and protect leverage during negotiations), a pre-listing inspection can be a smart tool in the right scenario: Pre-Listing Inspection.
️ Your Real Leverage Window: The First 7–14 Days
The first week is the peak. The first two weeks are the leverage window.
Once a listing pushes beyond that window without meaningful activity, perception shifts and negotiations usually get tougher.
This doesn’t mean a home can’t sell after two weeks—it absolutely can. It means the strategy may need tightening if the market feedback is telling you something is off.
When offers arrive, this is where offer negotiation becomes about more than the highest number.
First-Week Checklist (The “Do This Before You Hit Go” List)
Preparation complete: repairs, cleaning, decluttering, staging plan
Media complete: professional photos and listing presentation ready
Pricing lane confirmed: positioned for your true buyer pool
Access plan: showings are easy to book and accommodate
Launch plan: coordinated rollout, not “post and hope”
Offer plan: you already know what terms matter most to you
That full sequence is the heart of the Seller Experience: strategy before launch, not panic after feedback arrives.
ℹ️ Important Note
This page is general information to help sellers understand common market dynamics. It isn’t legal advice. Real estate agreements, disclosures, and transaction decisions should be reviewed with your real estate lawyer and your REALTOR® based on your specific situation.
Chad Moore REALTOR® | Lake City Realty Expect Moore for Your Real Estate.
The Bank of Canada held its policy rate at 2.25% on September 2, 2026.
September 2 decision and the latest Greater Sudbury housing context
Measure
Figure
Bank of Canada policy rate
2.25% — held
Bank Rate
2.50%
Deposit rate
2.20%
Greater Sudbury July residential sales
320
Greater Sudbury July new listings
467
Greater Sudbury July active listings
800
So, no cut. No increase. And no immediate change in direction.
But this wasn’t a meaningless announcement. The Bank is looking at an economy that has started to grow again while inflation risks are building in the background. It decided that 2.25% is the right place to wait and see which of those forces becomes more important.
For anyone buying, selling or renewing a mortgage in Greater Sudbury, that means the interest-rate picture is steady for now—but it isn’t settled.
What happened, and why
Canada’s economy grew by 3.3% in the second quarter after a weak start to the year. Consumer spending improved, exports and business investment rose, and housing activity began to recover. The national unemployment rate also edged down to 6.4% in July.
Normally, that kind of rebound takes pressure off the Bank to cut rates.
Inflation gave it another reason to hold. Headline inflation has been running close to 3%, largely because gasoline prices remain high. Inflation excluding gasoline was 2.2% in July, and the Bank’s core measures were still close to its 2% target. So the Bank isn’t saying inflation is out of control. It is saying the risks have become harder to ignore.
High energy prices could eventually work their way into the cost of other goods and services. New U.S. tariffs and Canadian counter-tariffs could also make some products more expensive. At the same time, those tariffs could weaken growth.
That puts the Bank in an awkward position. Cutting too soon could add to inflation pressure. Holding rates too high for too long could weigh on a recovery that may not be as strong as the latest numbers suggest.
The first thing to understand is that the Bank of Canada’s policy rate is not the mortgage rate you see on a lender’s website.
Variable mortgage rates are usually tied to a lender’s prime rate, so they respond more directly to changes in the policy rate. Because the Bank held, borrowers shouldn’t expect this announcement by itself to lower a variable rate or payment.
Fixed mortgage rates follow a different path. They are influenced by bond yields, lender funding costs, product terms and competition. The Bank noted that long-term bond yields have risen since July, which is why a policy-rate hold does not automatically lead to cheaper fixed-rate mortgages.
In plain language: the headline stayed the same, but the rate available to you may still move.
If you are shopping for a home, approaching renewal or considering a refinance, this is a good time to get real numbers instead of making plans around the next Bank announcement. Ask what the payment looks like under the products available today. Look at the penalties and prepayment terms. Make sure the payment still leaves room for taxes, utilities, insurance, repairs and the rest of your life.
The latest official Sudbury Real Estate Board numbers cover July, and they show a market with solid activity and more choice for buyers.
There were 320 residential sales in July, up 7.7% from the previous year. The MLS® benchmark price was $512,000, up 2.8% year over year, while the average sale price was $499,198—almost unchanged from July 2025.
At the same time, 467 new listings came to market and active inventory reached 800 homes, the highest July total in more than five years. Months of inventory stood at 2.5, still below the long-run July average of 3.1 months.
Those numbers tell me buyers are active, but they have more to compare than they did when listings were scarcer. That puts greater pressure on sellers to get the price, preparation and presentation right from the beginning.
It also means the market can feel very different from one price range or neighbourhood to another. A well-priced home in a popular segment can still attract competition. Another property may sit while buyers consider their alternatives.
The Bank’s decision won’t erase those differences.
What I think buyers and sellers should take from this
For buyers
A hold is not a reason to rush into the market, and it is not a reason to put life on pause while waiting for a cut. Find out what you can comfortably afford today. If the right home fits that number, you can make a decision based on the property instead of trying to predict the Bank’s next move. Use MLS Smart Search to compare current Greater Sudbury listings against that budget.
For sellers
This is not a green light to add money to the asking price because rates did not go up. Buyers are still payment-conscious, and they have more listings to compare than they did a year ago. The homes that stand out will be the ones that make sense beside the current competition. If you’re weighing a move, start with a Seller Consultation built around your property and timeline.
For homeowners approaching renewal
Start the conversation early. A hold does not mean every renewal offer will stay unchanged, especially on the fixed-rate side. Give yourself time to compare the actual rate, payment, term and flexibility being offered.
My read is that this decision gives the market some stability, but not certainty. The Bank sees an improving economy and a less comfortable inflation outlook. It will want more evidence before choosing its next direction.
The next scheduled decision is October 28, 2026, when the Bank will also publish a new Monetary Policy Report.
Until then, I would make the real-estate decision in front of you using today’s price, today’s financing and enough room for the plan to keep working if conditions change. You can also follow the historical decisions in the Bank of Canada Decisions & Mortgage Rate Context Archive.
If you want to work through what this decision means for a specific Greater Sudbury purchase, sale or renewal timeline, let’s look at the actual numbers together.
Expect Moore for Your Real Estate. — Chad Moore Lake City Realty
If you ask ten people when the “best time” to sell is, you’ll usually hear one answer: spring.
In Greater Sudbury, that answer is incomplete.
The best time to sell isn’t about the calendar — it’s about alignment between your goals, market conditions, and execution.
What Does “Best Time” Mean for You?
Most sellers mean one or more of these:
Getting the strongest price
Selling on a tighter timeline
Reducing stress and uncertainty
Those goals don’t peak in the same season. Timing is less about the busiest month — and more about positioning your home when competition and buyer behaviour work in your favour.
That is why timing should be part of a broader Seller Experience, not a guess based on the calendar alone.
Season vs. Strategy
Spring can bring more buyers — and more listings.
Fall often has serious buyers who missed earlier options.
Summer stays active, especially for family moves, rural properties, and waterfront lifestyles.
Bottom line: every season can work when pricing, marketing, and access are dialed in.
The season may influence buyer behaviour, but the outcome is still shaped by preparation, pricing, presentation, launch strategy, and negotiation. That is why the best timing decision usually starts with a Seller Consultation, where your timeline, property type, competition, and goals can be reviewed together.
️ How Seasonality Typically Works in Sudbury
Spring (March–May)
Pros: larger buyer pool, strong showing activity, curb appeal improves
Cons: inventory surges — more competition from other sellers
Spring rewards listings that are fully prepared and priced correctly from day one.
Because more sellers often enter the market in spring, your home needs to stand out immediately. That means your preparation, photography, pricing lane, and launch plan should be in place before the listing goes live. If you are aiming for spring, review How to Prepare Your Home for Sale in Sudbury early so you are not rushing when buyer activity picks up.
️ Summer (June–August)
Pros: longer daylight hours, easier showings, some seller competition drops
Cons: vacations can slow the mid-summer rhythm
Early summer often carries “late spring” energy. Late summer can become more price-sensitive — which makes strategy more important.
Summer can be especially effective for homes where outdoor space, lake access, rural lifestyle, family layouts, garages, pools, or curb appeal help tell the story. But if the home is not positioned clearly, buyers can still drift toward better-priced or better-presented alternatives.
Fall (September–October)
Pros: serious buyers remain active, faster decision-making, clean negotiation windows
Cons: a shorter runway before winter
Fall is often a strong second wave — especially when buyers are still motivated and options thin out.
Fall buyers can be very focused. Some missed in spring or summer. Some need to move before winter. Some are watching closely for the right property after a slower summer search. With the right pricing and presentation, fall can produce strong results because the buyer pool may be smaller, but often more intentional.
️ Winter (November–February)
Winter is the season many sellers overlook — and that’s exactly why it can work.
Lower inventory usually means less competition
Winter buyers are serious — relocation, timelines, life changes
Marketing matters more — daylight, snow, and presentation must be handled properly
Winter isn’t “good” or “bad.” It’s simply different — and when inventory drops, well-positioned homes can capture outsized attention.
The challenge is that winter marketing needs to be intentional. Photos, access, driveway maintenance, lighting, warmth, and showing experience all matter. A strong winter listing cannot feel like it was rushed onto the market. It needs to feel ready.
The First Week on Market Matters More Than the Month
Regardless of season, one factor consistently influences outcomes: the first week on market.
That’s when your listing is new to MLS®, appears at the top of buyer alerts, and sees its strongest initial engagement.
New listing visibility
Buyer alert placement
Highest initial click activity
Serious buyers watching closely
If pricing, photos, and positioning are aligned from day one, that first week can create meaningful leverage.
This is also why timing and launch strategy are connected. The right season does not help much if the launch is weak. A strong launch is built through proper preparation, professional media, clear pricing, and a marketing plan that makes the home easy for the right buyers to notice quickly. That process is outlined in Hitting the Market.
A Simple Timing Matrix (By Property Type)
Every listing is different — but these patterns show up consistently:
Situation
Timing Strategy
Family home in a school-area move pattern
Spring to early summer, when family planning windows are strongest
Move-in-ready detached in a high-demand range
Spring through early summer, when momentum and the buyer pool are strongest
Higher-end, rural, or lifestyle property
Late spring through summer, when showing flexibility and lifestyle appeal are strongest
Fixer-upper or “needs vision” property
Spring exposure, when more buyer types may be active and considering options
Well-presented home in a low-inventory segment
Potentially any season, if buyer demand is active and competition is limited
The point is not that every home has one perfect month. The point is that different properties benefit from different buyer behaviours. A starter home, waterfront home, rural property, family layout, or downsizer-friendly bungalow may each have a different best window depending on current inventory and buyer demand.
3 Signs It’s the Right Time to List
You’re mentally and financially ready. Timing can’t replace preparation and decision clarity.
You have a workable timeline. If you need to coordinate buying and selling, we build a plan that protects flexibility.
Your home shows well. Clean, staged, and marketed like a pro? You’re already ahead.
If you are not sure whether the numbers make sense yet, begin with a Home Valuation. Knowing where your home likely fits in today’s market can make the timing decision much clearer.
Why “Waiting” Can Backfire
Trying to time the market perfectly introduces variables you can’t control:
Interest rate shifts, where buyer behaviour can change quickly
️ Inventory spikes, which may create more competition later
Personal pressure, where timeline stress reduces leverage
The best day to list? When your home is ready and your plan is strong — not when your neighbour decides to list.
Waiting can make sense when the home genuinely needs preparation, when legal or personal timing is not ready, or when your next move requires more planning. But waiting only because “spring is better” or because you are trying to perfectly guess the top of the market can create its own risk.
If the market changes while you wait, you may face more competition, different buyer behaviour, or a less favourable pricing environment. That is why timing should be reviewed alongside value, preparation, and strategy — not in isolation.
Negotiation strategy is mapped before offers arrive: Offer Negotiation
There is no magic month. There is only smart positioning.
If you are thinking about selling in Greater Sudbury, the best next step is not to ask, “Should I wait for spring?” The better question is, “What timing gives my home the strongest chance to launch properly, attract the right buyers, and protect my leverage?”
That answer depends on your home, your competition, your next move, and the current market — and that is exactly what a structured seller plan is built to clarify.
Chad Moore REALTOR® | Lake City Realty Expect Moore for Your Real Estate.
Follow published Bank of Canada rate decisions by year and open the Greater Sudbury housing and mortgage-rate context recorded for each announcement date.
The Bank sets its policy interest rate; lenders set their own mortgage products and pricing. Open a decision date for the Canadian economic reasoning and the Greater Sudbury planning context available at that time.
Decision period
Pages
What the period contains
2015–2019
40
Low-rate holds, two 2015 cuts and the 2017–2018 tightening cycle
2020
10
Emergency cuts, market support and early recovery decisions
2021–2022
16
Extended 0.25% holds followed by the 2022 tightening cycle
2023–2026
30
Peak-rate decisions, easing and 2026 holds through September 2
Find Greater Sudbury real estate market reporting by year. This index brings together monthly updates, quarterly retrospectives, seasonal analysis and annual reviews while preserving the date and context of each report.
Each report reflects the information available on its publication date. For current conditions, start with the newest entry; use older reports to understand how the market looked at that point in time.
Series
Pages
Use it for
Market updates and retrospectives
36
Current-at-the-time pricing, inventory and negotiation context
Monthly house history
32
New-listing and sold-closing activity from May 2022 through December 2024
