The registered MLS export cohort used for this analysis recorded a higher median close price in 2022 alongside fewer listing and sold close events. That combination is the useful story: one headline number cannot describe the year.
What changed from 2021 to 2022
Listing events declined 3.76%, from 2,791 to 2,686. Sold close events declined 17.42%, from 2,486 to 2,053. At the same time, the cohort median close price increased 18.32%, from $360,050 to $426,000.
Those figures do not prove an intra-year peak, a complete-market high or same-home appreciation. They show how three consistently defined measures changed between two full-year registered cohorts.
The 2022 numbers
| Measure | 2022 | Change from 2021 |
|---|---|---|
| Listing events | 2,686 | -3.76% |
| Sold close events | 2,053 | -17.42% |
| Median close price | $426,000 | +18.32% |
| Median sale-to-export-list ratio | 105.09% | 105.16% in 2021 |
Property mix still matters
Houses accounted for 1,927 threshold-qualified close records and had a $431,000 median close price. Mobile homes had 32 records with a $169,250 median, while 36 row or townhouse records had a $275,750 median. These categories help explain why an all-property median is not a price index.
What 105.09% means
The median paired record closed at 105.09% of the ListPrice field in the export. That field is not proven to be original list price. The result cannot tell us how many properties had multiple offers, how often bidding wars occurred or whether every property sold above list.
How to use the 2022 record
Sellers can see why price and activity should be discussed separately. Buyers can see why a higher annual median does not describe every property type or negotiation. Homeowners comparing years should follow the same measure across full-year cohorts rather than combining event counts into a conversion rate.
Questions the 2022 data answers
Did the higher median mean every home became 18.32% more valuable?
No. The change is between raw annual cohort medians and is sensitive to the mix of properties sold.
Can listing events be divided by close events?
No. They use different event dates and are not a listing-to-sale funnel.
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.
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