October brought more sales to Greater Sudbury, but buyers were less willing to push past the asking price. The month recorded 185 MLS-reported sales, up from 162 in September, while the share selling more than $2,000 above recorded asking fell from 29.0% to 18.9%. Homes also took longer to sell. To me, that is a market where people are still making moves, with more attention to whether the price makes sense.
The median sale price rose to $480,000 from $470,000. That deserves some context: more higher-priced properties sold, and fewer sales were below $300,000. A higher monthly median does not mean every homeowner gained 2.1% in value. It tells us where the middle transaction landed among the properties that actually sold.
What changed in October
| Measure | September | October |
|---|---|---|
| MLS-reported sales | 162 | 185 |
| Median sale price | $470,000 | $480,000 |
| Median days on market | 18 | 21 |
| Above recorded ask by more than $2,000 | 29.0% | 18.9% |
| Below recorded ask by more than $2,000 | 57.4% | 62.7% |
Sales increased 14.2% from September, or 10.5% on a daily basis after allowing for October's extra day. Median time on the current listing increased from 18 to 21 days. Cumulative days on market, which help capture earlier listing periods, rose from 19.5 to 25.
Of October's 185 reported sales, 116 were more than $2,000 below recorded asking, 34 were within $2,000 either way, and 35 were more than $2,000 above it. Recorded asking means the asking price attached to the sold record; it may already reflect a reduction. A sale below that figure is not automatically a bargain, just as a sale above it does not tell us how many offers were involved.
For a seller, the useful question is how your home compares with the alternatives a buyer can choose today. For a buyer, October's results give you reason to examine the price and history carefully. They do not give every property the same negotiating room.
The middle of the market carried most of the activity
Properties selling between $300,000 and $700,000 accounted for 142 of the 185 October sales, or 76.8%. The $500,000 to under $700,000 band was the largest, with 59 sales. The $300,000 to under $400,000 band moved fastest among these price groups, with a 14-day median.
| Sale-price band | Sales | Median price | Median days |
|---|---|---|---|
| Under $300K | 15 | $268,132 | 18 |
| $300K-$400K | 36 | $356,000 | 14 |
| $400K-$500K | 47 | $447,500 | 16 |
| $500K-$700K | 59 | $570,000 | 21 |
| $700K-$1M | 22 | $791,450 | 23.5 |
| $1M+ | 6 | $1,310,000 | 71.5 |
These bands use final sale prices, with each upper boundary entering the next band. Sales at $700,000 and above increased from 16 to 28, while sales below $300,000 fell from 24 to 15. That shift helps explain why I would be cautious about treating the higher overall median as a measure of appreciation for an individual house.
There were only six sales at $1 million or more, with a median 71.5 days on market. That is useful context for a premium-property conversation, but six transactions cannot describe every waterfront, acreage or custom home. The right comparison still depends on the property.
A good new listing could still move quickly
Seventy-five October sales happened within 14 days on the current listing. Of those, 28 sold more than $2,000 above recorded asking. Among the 110 sales that took longer than two weeks, only seven finished above that threshold, and 83 sold below it.
I would use that pattern as a reason to pay close attention to the early response to a listing. Showings, follow-up questions and the homes buyers choose instead can help you decide whether the price and presentation are working. The numbers do not prove that waiting causes a lower price; the quick and slower groups include different properties. They do show why a blanket assumption about the whole market is not enough.
Buyers should take the same lesson seriously. More negotiating room overall does not mean a well-priced home that fits your needs will remain available while you wait for the next price reduction.
The experience varied across Greater Sudbury
New Sudbury and Valley East each recorded 26 sales, both with 15 median days on market. The broader South End, Lo-Ellen and Lockerby group recorded 25 sales, but its median listing time was 44 days. Those are quite different experiences within the same monthly report.
Walden's 15 sales had a 12-day median, and eight sold more than $2,000 above recorded asking. Chelmsford and Azilda recorded 14 sales with a 15.5-day median; one was above that asking-price threshold. Local comparisons matter, and small groups need care: these figures describe the month's transactions, not a price index for every home in a neighbourhood.
See all 15 local area groups
| Area | Sales | Median price | Median days |
|---|---|---|---|
| Capreol | 4 | $377,500 | 43.5 |
| Chelmsford & Azilda | 14 | $422,500 | 15.5 |
| Coniston & Wahnapitae | 9 | $426,000 | 30 |
| Copper Cliff | 6 | $493,750 | 29.5 |
| Downtown & City Centre | 2 | $262,500 | 38 |
| Flour Mill & Donovan | 5 | $330,000 | 18 |
| Garson, Falconbridge & Skead | 16 | $523,875 | 17.5 |
| Hospital Area | 9 | $425,000 | 12 |
| Minnow Lake | 11 | $560,000 | 17 |
| New Sudbury | 26 | $468,600 | 15 |
| Onaping, Levack, Dowling & Northwest | 5 | $289,900 | 31 |
| South End, Lo-Ellen & Lockerby | 25 | $675,000 | 44 |
| Valley East | 26 | $502,500 | 15 |
| Walden | 15 | $480,000 | 12 |
| West End & Gatchell | 12 | $369,100 | 20.5 |
These are the Homes Brief's analytical area groups. Garson includes Falconbridge and Skead; the South End group includes Lo-Ellen, Lockerby and surrounding districts in that grouping.
See sales by common property features
| Feature | Sales | Median price | Median days |
|---|---|---|---|
| Family layout (3+ beds, 2+ bath spaces) | 148 | $506,375 | 22 |
| 4+ bedrooms | 86 | $538,750 | 24.5 |
| Garage | 122 | $540,000 | 24 |
| Finished or partly finished basement | 151 | $500,000 | 20 |
| Waterfront | 12 | $829,550 | 22.5 |
Feature groups overlap and cannot be added together. Their medians describe the homes that sold with those features; they do not isolate the value of a garage, extra bedroom or waterfront location. Basement descriptions include finished and partly finished space.
Listing history matters when the price changes
Comparing the same MLS listings in the October 20 and October 27 snapshots showed 31 asking-price reductions, with a median reduction of $15,000. That is one observed week, not a count of every price change during October. It is still a useful reminder that sellers were adjusting to the response they received.
A new MLS number can also make an older listing look fresh. In the October 27 snapshot, 32 available properties were identified as probable recent relists. Their median current-listing time was 13 days, compared with 59.5 cumulative days, and 30 had a lower asking price than their preceding listing. Those are October 27 observations, not month-end totals.
When I look at a property with a buyer or prepare a pricing discussion with a seller, the address and listing history belong together. A reset counter should not erase the earlier exposure. A lower asking price is worth understanding in relation to condition, previous pricing and the competing choices, rather than treating the reduction alone as proof of value.
October improved on late summer, with less upward pressure
| Month | Reported sales | Median price | Median days | Above ask |
|---|---|---|---|---|
| June | 258 | $489,950 | 12 | 39.1% |
| July | 235 | $480,000 | 14 | 32.3% |
| August | 158 | $489,250 | 15.5 | 32.9% |
| September | 162 | $470,000 | 18 | 29.0% |
| October | 185 | $480,000 | 21 | 18.9% |
October had more sales than August or September, while remaining below June and July. Median selling time lengthened through that sequence, and the share above recorded asking was 18.9% in October compared with 39.1% in June. This is a month-to-month seasonal comparison, not a seasonally adjusted measure or a comparison with last October.
Open houses remained part of the selling effort. The tracker beginning October 9 captured 62 advertised property-and-date combinations scheduled during October, across 58 address keys. That is a count of observed advertised sessions, not attendance or a complete month-long total. It gives us a picture of marketing activity without pretending to measure how many buyers walked through the door.
What I would take into a November decision
For sellers, I would build the price around the homes buyers can reasonably choose instead of yours, then use the early response to test it. October had buyers, but the results give little support to the idea that the market will carry an ambitious asking price on its own. Preparation and a realistic response to feedback still matter.
For buyers, I would compare the property with recent relevant sales, read the full listing history and make room in the decision for condition and the work it needs. The monthly figures support a more deliberate negotiation conversation. They do not replace the work of deciding what that particular home is worth to you.
For the latest available listings and current market context, use the Greater Sudbury Homes Brief. If you are planning visits, check the current Open House Guide; its dates move forward as new sessions are announced.
Expect Moore for Your Real Estate.
Chad Moore, REALTOR®
Lake City Realty Ltd., Brokerage
Source: Greater Sudbury residential-sale MLS selection used by the Homes Brief, with October 1-31 and September 1-30 reported sale dates from the November 10, 2026 export. This includes houses and other residential sale types, including cottage and leased-land offerings. Figures count reported MLS sale entries, not verified distinct properties or legal closing completions. Above/below asking uses a $2,000 tolerance. Historical snapshot observations are dated where discussed.