In 2023, the cohort median close price was almost unchanged from 2022, while both listing events and sold close events declined. The useful lesson is not that “nothing changed.” It is that price and activity measures told different parts of the story.
A flat median did not mean a static year
The median close price moved from $426,000 in 2022 to $425,000 in 2023, a change of -0.23%. Listing events declined 10.16% to 2,413, while sold close events declined 17.54% to 1,693.
These are registered-cohort comparisons, not complete-market totals. The figures do not measure affordability because the evidence contains no household income, mortgage-payment, interest-rate or ownership-cost series.
The 2023 numbers
| Measure | 2023 | Change from 2022 |
|---|---|---|
| Listing events | 2,413 | -10.16% |
| Sold close events | 1,693 | -17.54% |
| Median close price | $425,000 | -0.23% |
| Median sale-to-export-list ratio | 100.00% | 105.09% in 2022 |
The export price relationship changed
The median sale-to-export-list ratio moved from 105.09% in 2022 to 100.00% in 2023. This describes the relationship between ClosePrice and the export’s ListPrice field. It does not establish sale-to-original-list performance or bidding-war frequency.
What property-type records add
The thresholded 2023 table contains 1,583 house close records with a $434,900 median. Thirty mobile-home records had a $172,500 median, and 29 row or townhouse records had a $320,000 median. These differences reinforce why the overall median should not be treated as the value of a typical individual property.
Practical reading for buyers and sellers
A seller should not interpret the flat annual median as proof that every neighbourhood or property type held the same value. A buyer should not infer that fewer close events automatically made every negotiation easier. Both decisions still require current, property-specific evidence.
Common questions
Was 2023 an affordability story?
This fact layer cannot answer that. Affordability needs income, financing and ownership-cost evidence.
Does a 100% median ratio mean every property sold at list price?
No. It is the middle paired ratio, not a statement about every transaction.
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