Across the MLS records included in this analysis, the 2021-2025 full-year series shows a higher raw median close price over time, a sharp reduction and later partial recovery in recorded event counts, and a shift in the median sale-to-export-list relationship. The 2026 row ends August 19 and is kept separate from full-year comparisons.
The series in one table
| Period | Listing events | Sold close events | Median close | Median sale-to-export-list |
|---|---|---|---|---|
| 2021 | 2,791 | 2,486 | $360,050 | 105.16% |
| 2022 | 2,686 | 2,053 | $426,000 | 105.09% |
| 2023 | 2,413 | 1,693 | $425,000 | 100.00% |
| 2024 | 2,529 | 1,905 | $459,700 | 100.00% |
| 2025 | 2,655 | 1,962 | $482,000 | 100.01% |
| 2026 through Aug. 19 | 1,775 | 1,182 | $493,000 | 100.00% |
The raw median pattern
The cohort median close price increased 18.32% in 2022, changed -0.23% in 2023, increased 8.16% in 2024 and increased 4.85% in 2025. These are changes in composition-sensitive annual medians. They are not a benchmark index or same-home appreciation series.
Recorded activity fell, then partly recovered
Sold close events declined 17.42% in 2022 and 17.54% in 2023, then increased 12.52% in 2024 and 2.99% in 2025. Listing events followed a different path: down 3.76% in 2022 and 10.16% in 2023, then up 4.81% in 2024 and 4.98% in 2025.
The two event cohorts must remain separate. They cannot be divided into a conversion or sell-through rate.
The export ListPrice relationship changed
The median sale-to-export-list ratio was about 105% in 2021 and 2022, then about 100% from 2023 through the August 2026 cutoff. This does not establish bidding-war incidence or sale-to-original-list performance.
Why 2026 sits outside the annual trend calculation
The 2026 evidence ends August 19. Its 1,775 listing events, 1,182 sold close events and $493,000 median close price are useful as an as-of snapshot, but they cannot be compared with full-year 2025 as annual growth rates.
What consumers can learn from the series
Market conditions do not move in one dimension. Price, event volume, property mix and the export price relationship can change at different speeds. A useful current conversation starts by identifying which measure matters to the decision, then checking whether the evidence period and property set actually match the question.
Questions about the comparison
Does the table show total Greater Sudbury market activity?
No. It covers the registered export cohort used for this analysis.
Can the medians be used to calculate a homeowner's return?
No. They are not repeat-sales or same-home measurements.
Where can I read the annual detail?
Read the individual 2021, 2022, 2023, 2024 and 2025 retrospective articles. The 2026 row here remains a partial-year snapshot through August 19.
Methodology and limits
The MLS records included in this analysis come from nine registered, geographically partitioned exports. Listing events use ListingContractDate. Sold close events use a valid CloseDate and positive ClosePrice because LastStatus is not a reliable terminal status in these exports. Completeness against every City of Greater Sudbury or board-wide record has not been proven. Price medians are mix-sensitive and are not CREA HPI, benchmark or same-home appreciation measures.
Bring the historical record back to today's decision
An annual pattern can improve the questions you ask. It cannot replace current comparable properties, condition, location, financing and timing.
Plan a seller conversation