Greater Sudbury Real Estate Blog

The numbers and the questions they answer

Within the completed February 2025 baseline behind this March 2025 update, new-listing events describe the flow of properties entering the dataset. Sold-close events describe transactions whose recorded closing falls in that period. They are not the same group of properties, so one count divided by the other is not a sales conversion rate.

In the completed February 2025 baseline behind this March 2025 update, compared with January 2025, new-listing events change +5.3%, sold-close events change +16.3%, and the median close price changes +11.9%. These are period-to-period movements in separate event groups—not a resale gain or loss for one home.

What the activity flow suggests

Within the completed February 2025 baseline behind this March 2025 update, there is more listing flow than closing flow: the difference between 138 new-listing events and 100 sold-close events is 38. Another way to show the relationship is about 72.5 sold-close events for every 100 new-listing events recorded in the same period. That comparison is directional because a listing can close in a different month or quarter.

The practical point from the completed February 2025 baseline behind this March 2025 update is the combination of a 38-event gap and a 72.5-per-100 relationship—not a label for the whole city. The better question is whether a specific property segment is gaining fresh alternatives faster than qualified buyers are absorbing them. Price range, condition, neighbourhood and property type can produce a very different balance from the city-wide summary.

How to read the $497,700 median

In the completed February 2025 baseline behind this March 2025 update, the median close price is the middle value among the valid positive close prices. It is less sensitive to one extreme sale than an average, but it can still move because a larger share of higher-priced or lower-priced homes happens to close.

The composition of the completed February 2025 baseline behind this March 2025 update is why the $497,700 result cannot be applied as a percentage adjustment to a specific Greater Sudbury property. A valuation needs recent comparable sales with similar location, lot, age, condition, size, utility, updates and market exposure. The median gives the conversation a scale; the comparable set gives it precision.

What the 100.00% paired relationship does—and does not—show

Across the completed February 2025 baseline behind this March 2025 update, the median close-price-to-export-list relationship is 100.00%, which places the midpoint very close to the export list field. Here, the midpoint sits close to that field, even though individual results vary. This measure uses the ListPrice field present in the export; it does not prove the property's original asking price or capture every price change made before the sale.

For a buyer using the completed February 2025 baseline behind this March 2025 update, the ratio is not an automatic offer formula; for a seller, it is not a promise. The useful comparison is the group of current and recently sold homes that compete with the subject property, including the differences that explain why one attracts stronger terms than another.

What buyers can do with February 2025's signal

Recalculate taxes, heating and insurance for each serious property. In the completed February 2025 baseline behind this March 2025 update, the $497,700 market median is not the buyer's budget, and the 100.00% paired relationship is not the required bid. Financing, property tax, utilities, insurance, condo fees and immediate repairs all determine the real monthly cost.

• Confirm the rate, term, amortization and expiry date of the pre-approval.
• Compare each serious home with current alternatives and recent closes.
• Estimate near-term repairs before deciding which property is the better value.
• Use financing and inspection conditions according to the property's risks and the offer environment.
• Keep closing costs and an emergency reserve outside the down payment.

The figures in the completed February 2025 baseline behind this March 2025 update are most useful as a prompt to investigate. If new choices are accumulating in the buyer's exact segment, there may be room to slow down and compare. If well-positioned homes are disappearing quickly, preparation and clean decision-making matter more than a city-wide label.

What sellers can do with February 2025's signal

Separate presentation problems from a price problem during the first week. The gap inside the completed February 2025 baseline behind this March 2025 update—138 listing events against 100 sold closes—creates 38 more listing events, but the decisive competition is still the small set visible to the same buyer.

• Build the price range from comparable sales and active competition.
• Account for condition, updates, deferred work and recurring carrying costs.
• Make the online presentation answer the questions buyers use to eliminate options.
• Track showing quality, repeat interest and objections from the opening days.
• Adjust when the competing set and buyer response do not support the original position.

A strong sale within the completed February 2025 baseline behind this March 2025 update still requires alignment among price, property and exposure. The market summary can identify the environment; it cannot compensate for an asking price that qualified buyers cannot defend against the alternatives.

How these Greater Sudbury measures are calculated

For the completed February 2025 baseline behind this March 2025 update, the counts come from nine geographically divided MLS exports used in this local series. Listing events use the recorded ListingContractDate. Sold-close events require a valid CloseDate and a positive ClosePrice. The median paired relationship uses ClosePrice and the export's ListPrice field.

The exports behind the completed February 2025 baseline behind this March 2025 update may not contain every board-wide or City of Greater Sudbury record. These are raw activity and price measures rather than a benchmark index, a same-home appreciation calculation or a forecast. That limitation is why property-level comparable work remains essential.

To compare the completed February 2025 baseline behind this March 2025 update with another public view of the region, see the Sudbury Real Estate Board statistics page from CREA.

The March 2025 bottom line

The completed February 2025 baseline behind this March 2025 update provides a clear four-part snapshot: 138 listing events, 100 sold-close events, a $497,700 median close price and a 100.00% median paired relationship. Read together, they describe activity, price mix and negotiating outcomes without pretending that every home or neighbourhood moves the same way.

The numbers and the questions they answer

Within the February 2025 market record, new-listing events describe the flow of properties entering the dataset. Sold-close events describe transactions whose recorded closing falls in that period. They are not the same group of properties, so one count divided by the other is not a sales conversion rate.

In the February 2025 market record, compared with January 2025, new-listing events change +5.3%, sold-close events change +16.3%, and the median close price changes +11.9%. These are period-to-period movements in separate event groups—not a resale gain or loss for one home.

What the activity flow suggests

Within the February 2025 market record, there is more listing flow than closing flow: the difference between 138 new-listing events and 100 sold-close events is 38. Another way to show the relationship is about 72.5 sold-close events for every 100 new-listing events recorded in the same period. That comparison is directional because a listing can close in a different month or quarter.

The practical point from the February 2025 market record is the combination of a 38-event gap and a 72.5-per-100 relationship—not a label for the whole city. The better question is whether a specific property segment is gaining fresh alternatives faster than qualified buyers are absorbing them. Price range, condition, neighbourhood and property type can produce a very different balance from the city-wide summary.

How to read the $497,700 median

In the February 2025 market record, the median close price is the middle value among the valid positive close prices. It is less sensitive to one extreme sale than an average, but it can still move because a larger share of higher-priced or lower-priced homes happens to close.

The composition of the February 2025 market record is why the $497,700 result cannot be applied as a percentage adjustment to a specific Greater Sudbury property. A valuation needs recent comparable sales with similar location, lot, age, condition, size, utility, updates and market exposure. The median gives the conversation a scale; the comparable set gives it precision.

What the 100.00% paired relationship does—and does not—show

Across the February 2025 market record, the median close-price-to-export-list relationship is 100.00%, which places the midpoint very close to the export list field. Here, the midpoint sits close to that field, even though individual results vary. This measure uses the ListPrice field present in the export; it does not prove the property's original asking price or capture every price change made before the sale.

For a buyer using the February 2025 market record, the ratio is not an automatic offer formula; for a seller, it is not a promise. The useful comparison is the group of current and recently sold homes that compete with the subject property, including the differences that explain why one attracts stronger terms than another.

What buyers can do with February 2025's signal

Keep cash for inspections, immediate repairs and closing adjustments. In the February 2025 market record, the $497,700 market median is not the buyer's budget, and the 100.00% paired relationship is not the required bid. Financing, property tax, utilities, insurance, condo fees and immediate repairs all determine the real monthly cost.

• Confirm the rate, term, amortization and expiry date of the pre-approval.
• Compare each serious home with current alternatives and recent closes.
• Estimate near-term repairs before deciding which property is the better value.
• Use financing and inspection conditions according to the property's risks and the offer environment.
• Keep closing costs and an emergency reserve outside the down payment.

The figures in the February 2025 market record are most useful as a prompt to investigate. If new choices are accumulating in the buyer's exact segment, there may be room to slow down and compare. If well-positioned homes are disappearing quickly, preparation and clean decision-making matter more than a city-wide label.

What sellers can do with February 2025's signal

Compare condition and carrying costs, not only bedroom count and area. The gap inside the February 2025 market record—138 listing events against 100 sold closes—creates 38 more listing events, but the decisive competition is still the small set visible to the same buyer.

• Build the price range from comparable sales and active competition.
• Account for condition, updates, deferred work and recurring carrying costs.
• Make the online presentation answer the questions buyers use to eliminate options.
• Track showing quality, repeat interest and objections from the opening days.
• Adjust when the competing set and buyer response do not support the original position.

A strong sale within the February 2025 market record still requires alignment among price, property and exposure. The market summary can identify the environment; it cannot compensate for an asking price that qualified buyers cannot defend against the alternatives.

How these Greater Sudbury measures are calculated

For the February 2025 market record, the counts come from nine geographically divided MLS exports used in this local series. Listing events use the recorded ListingContractDate. Sold-close events require a valid CloseDate and a positive ClosePrice. The median paired relationship uses ClosePrice and the export's ListPrice field.

The exports behind the February 2025 market record may not contain every board-wide or City of Greater Sudbury record. These are raw activity and price measures rather than a benchmark index, a same-home appreciation calculation or a forecast. That limitation is why property-level comparable work remains essential.

To compare the February 2025 market record with another public view of the region, see the Sudbury Real Estate Board statistics page from CREA.

The February 2025 bottom line

The February 2025 market record provides a clear four-part snapshot: 138 listing events, 100 sold-close events, a $497,700 median close price and a 100.00% median paired relationship. Read together, they describe activity, price mix and negotiating outcomes without pretending that every home or neighbourhood moves the same way.

The numbers and the questions they answer

Within the January 2025 market record, new-listing events describe the flow of properties entering the dataset. Sold-close events describe transactions whose recorded closing falls in that period. They are not the same group of properties, so one count divided by the other is not a sales conversion rate.

The reading from the January 2025 market record stands on its own in this series. Its value comes from comparing listing flow, closing flow, the median price and the paired price relationship—not from forcing a comparison to a period built differently.

What the activity flow suggests

Within the January 2025 market record, there is more listing flow than closing flow: the difference between 131 new-listing events and 86 sold-close events is 45. Another way to show the relationship is about 65.6 sold-close events for every 100 new-listing events recorded in the same period. That comparison is directional because a listing can close in a different month or quarter.

The practical point from the January 2025 market record is the combination of a 45-event gap and a 65.6-per-100 relationship—not a label for the whole city. The better question is whether a specific property segment is gaining fresh alternatives faster than qualified buyers are absorbing them. Price range, condition, neighbourhood and property type can produce a very different balance from the city-wide summary.

How to read the $444,950 median

In the January 2025 market record, the median close price is the middle value among the valid positive close prices. It is less sensitive to one extreme sale than an average, but it can still move because a larger share of higher-priced or lower-priced homes happens to close.

The composition of the January 2025 market record is why the $444,950 result cannot be applied as a percentage adjustment to a specific Greater Sudbury property. A valuation needs recent comparable sales with similar location, lot, age, condition, size, utility, updates and market exposure. The median gives the conversation a scale; the comparable set gives it precision.

What the 100.00% paired relationship does—and does not—show

Across the January 2025 market record, the median close-price-to-export-list relationship is 100.00%, which places the midpoint very close to the export list field. Here, the midpoint sits close to that field, even though individual results vary. This measure uses the ListPrice field present in the export; it does not prove the property's original asking price or capture every price change made before the sale.

For a buyer using the January 2025 market record, the ratio is not an automatic offer formula; for a seller, it is not a promise. The useful comparison is the group of current and recently sold homes that compete with the subject property, including the differences that explain why one attracts stronger terms than another.

What buyers can do with January 2025's signal

Compare the next-best active property before deciding how aggressive to be. In the January 2025 market record, the $444,950 market median is not the buyer's budget, and the 100.00% paired relationship is not the required bid. Financing, property tax, utilities, insurance, condo fees and immediate repairs all determine the real monthly cost.

• Confirm the rate, term, amortization and expiry date of the pre-approval.
• Compare each serious home with current alternatives and recent closes.
• Estimate near-term repairs before deciding which property is the better value.
• Use financing and inspection conditions according to the property's risks and the offer environment.
• Keep closing costs and an emergency reserve outside the down payment.

The figures in the January 2025 market record are most useful as a prompt to investigate. If new choices are accumulating in the buyer's exact segment, there may be room to slow down and compare. If well-positioned homes are disappearing quickly, preparation and clean decision-making matter more than a city-wide label.

What sellers can do with January 2025's signal

Make the value case visible before buyers begin negotiating around uncertainty. The gap inside the January 2025 market record—131 listing events against 86 sold closes—creates 45 more listing events, but the decisive competition is still the small set visible to the same buyer.

• Build the price range from comparable sales and active competition.
• Account for condition, updates, deferred work and recurring carrying costs.
• Make the online presentation answer the questions buyers use to eliminate options.
• Track showing quality, repeat interest and objections from the opening days.
• Adjust when the competing set and buyer response do not support the original position.

A strong sale within the January 2025 market record still requires alignment among price, property and exposure. The market summary can identify the environment; it cannot compensate for an asking price that qualified buyers cannot defend against the alternatives.

How these Greater Sudbury measures are calculated

For the January 2025 market record, the counts come from nine geographically divided MLS exports used in this local series. Listing events use the recorded ListingContractDate. Sold-close events require a valid CloseDate and a positive ClosePrice. The median paired relationship uses ClosePrice and the export's ListPrice field.

The exports behind the January 2025 market record may not contain every board-wide or City of Greater Sudbury record. These are raw activity and price measures rather than a benchmark index, a same-home appreciation calculation or a forecast. That limitation is why property-level comparable work remains essential.

To compare the January 2025 market record with another public view of the region, see the Sudbury Real Estate Board statistics page from CREA.

The January 2025 bottom line

The January 2025 market record provides a clear four-part snapshot: 131 listing events, 86 sold-close events, a $444,950 median close price and a 100.00% median paired relationship. Read together, they describe activity, price mix and negotiating outcomes without pretending that every home or neighbourhood moves the same way.

The numbers and the questions they answer

Within the fourth-quarter 2024 record, new-listing events describe the flow of properties entering the dataset. Sold-close events describe transactions whose recorded closing falls in that period. They are not the same group of properties, so one count divided by the other is not a sales conversion rate.

In the fourth-quarter 2024 record, compared with Q3 2024, new-listing events change -42.4%, sold-close events change -30.0%, and the median close price changes -1.8%. These are period-to-period movements in separate event groups—not a resale gain or loss for one home.

What the activity flow suggests

Within the fourth-quarter 2024 record, there is more listing flow than closing flow: the difference between 423 new-listing events and 387 sold-close events is 36. Another way to show the relationship is about 91.5 sold-close events for every 100 new-listing events recorded in the same period. That comparison is directional because a listing can close in a different month or quarter.

The practical point from the fourth-quarter 2024 record is the combination of a 36-event gap and a 91.5-per-100 relationship—not a label for the whole city. The better question is whether a specific property segment is gaining fresh alternatives faster than qualified buyers are absorbing them. Price range, condition, neighbourhood and property type can produce a very different balance from the city-wide summary.

How to read the $461,750 median

In the fourth-quarter 2024 record, the median close price is the middle value among the valid positive close prices. It is less sensitive to one extreme sale than an average, but it can still move because a larger share of higher-priced or lower-priced homes happens to close.

The composition of the fourth-quarter 2024 record is why the $461,750 result cannot be applied as a percentage adjustment to a specific Greater Sudbury property. A valuation needs recent comparable sales with similar location, lot, age, condition, size, utility, updates and market exposure. The median gives the conversation a scale; the comparable set gives it precision.

What the 100.00% paired relationship does—and does not—show

Across the fourth-quarter 2024 record, the median close-price-to-export-list relationship is 100.00%, which places the midpoint very close to the export list field. Here, the midpoint sits close to that field, even though individual results vary. This measure uses the ListPrice field present in the export; it does not prove the property's original asking price or capture every price change made before the sale.

For a buyer using the fourth-quarter 2024 record, the ratio is not an automatic offer formula; for a seller, it is not a promise. The useful comparison is the group of current and recently sold homes that compete with the subject property, including the differences that explain why one attracts stronger terms than another.

What buyers can do with Q4 2024's signal

Treat the pre-approval maximum as a boundary, not the shopping target. In the fourth-quarter 2024 record, the $461,750 market median is not the buyer's budget, and the 100.00% paired relationship is not the required bid. Financing, property tax, utilities, insurance, condo fees and immediate repairs all determine the real monthly cost.

• Confirm the rate, term, amortization and expiry date of the pre-approval.
• Compare each serious home with current alternatives and recent closes.
• Estimate near-term repairs before deciding which property is the better value.
• Use financing and inspection conditions according to the property's risks and the offer environment.
• Keep closing costs and an emergency reserve outside the down payment.

The figures in the fourth-quarter 2024 record are most useful as a prompt to investigate. If new choices are accumulating in the buyer's exact segment, there may be room to slow down and compare. If well-positioned homes are disappearing quickly, preparation and clean decision-making matter more than a city-wide label.

What sellers can do with Q4 2024's signal

Respond to the competing set rather than waiting for the monthly median to rescue the price. The gap inside the fourth-quarter 2024 record—423 listing events against 387 sold closes—creates 36 more listing events, but the decisive competition is still the small set visible to the same buyer.

• Build the price range from comparable sales and active competition.
• Account for condition, updates, deferred work and recurring carrying costs.
• Make the online presentation answer the questions buyers use to eliminate options.
• Track showing quality, repeat interest and objections from the opening days.
• Adjust when the competing set and buyer response do not support the original position.

A strong sale within the fourth-quarter 2024 record still requires alignment among price, property and exposure. The market summary can identify the environment; it cannot compensate for an asking price that qualified buyers cannot defend against the alternatives.

How these Greater Sudbury measures are calculated

For the fourth-quarter 2024 record, the counts come from nine geographically divided MLS exports used in this local series. Listing events use the recorded ListingContractDate. Sold-close events require a valid CloseDate and a positive ClosePrice. The median paired relationship uses ClosePrice and the export's ListPrice field.

The exports behind the fourth-quarter 2024 record may not contain every board-wide or City of Greater Sudbury record. These are raw activity and price measures rather than a benchmark index, a same-home appreciation calculation or a forecast. That limitation is why property-level comparable work remains essential.

To compare the fourth-quarter 2024 record with another public view of the region, see the Sudbury Real Estate Board statistics page from CREA.

The Q4 2024 bottom line

The fourth-quarter 2024 record provides a clear four-part snapshot: 423 listing events, 387 sold-close events, a $461,750 median close price and a 100.00% median paired relationship. Read together, they describe activity, price mix and negotiating outcomes without pretending that every home or neighbourhood moves the same way.

The numbers and the questions they answer

Within the fourth annual record in this series from 2024, new-listing events describe the flow of properties entering the dataset. Sold-close events describe transactions whose recorded closing falls in that period. They are not the same group of properties, so one count divided by the other is not a sales conversion rate.

In the fourth annual record in this series from 2024, compared with 2023, new-listing events change +4.81%, sold-close events change +12.52%, and the median close price changes +8.16%. These are period-to-period movements in separate event groups—not a resale gain or loss for one home.

What the activity flow suggests

Within the fourth annual record in this series from 2024, there is more listing flow than closing flow: the difference between 2,529 new-listing events and 1,905 sold-close events is 624. Another way to show the relationship is about 75.3 sold-close events for every 100 new-listing events recorded in the same period. That comparison is directional because a listing can close in a different month or quarter.

The practical point from the fourth annual record in this series from 2024 is the combination of a 624-event gap and a 75.3-per-100 relationship—not a label for the whole city. The better question is whether a specific property segment is gaining fresh alternatives faster than qualified buyers are absorbing them. Price range, condition, neighbourhood and property type can produce a very different balance from the city-wide summary.

How to read the $459,700 median

In the fourth annual record in this series from 2024, the median close price is the middle value among the valid positive close prices. It is less sensitive to one extreme sale than an average, but it can still move because a larger share of higher-priced or lower-priced homes happens to close.

The composition of the fourth annual record in this series from 2024 is why the $459,700 result cannot be applied as a percentage adjustment to a specific Greater Sudbury property. A valuation needs recent comparable sales with similar location, lot, age, condition, size, utility, updates and market exposure. The median gives the conversation a scale; the comparable set gives it precision.

What the 100.00% paired relationship does—and does not—show

Across the fourth annual record in this series from 2024, the median close-price-to-export-list relationship is 100.00%, which places the midpoint very close to the export list field. Here, the midpoint sits close to that field, even though individual results vary. This measure uses the ListPrice field present in the export; it does not prove the property's original asking price or capture every price change made before the sale.

For a buyer using the fourth annual record in this series from 2024, the ratio is not an automatic offer formula; for a seller, it is not a promise. The useful comparison is the group of current and recently sold homes that compete with the subject property, including the differences that explain why one attracts stronger terms than another.

What buyers can do with 2024's signal

Treat the pre-approval maximum as a boundary, not the shopping target. In the fourth annual record in this series from 2024, the $459,700 market median is not the buyer's budget, and the 100.00% paired relationship is not the required bid. Financing, property tax, utilities, insurance, condo fees and immediate repairs all determine the real monthly cost.

• Confirm the rate, term, amortization and expiry date of the pre-approval.
• Compare each serious home with current alternatives and recent closes.
• Estimate near-term repairs before deciding which property is the better value.
• Use financing and inspection conditions according to the property's risks and the offer environment.
• Keep closing costs and an emergency reserve outside the down payment.

The figures in the fourth annual record in this series from 2024 are most useful as a prompt to investigate. If new choices are accumulating in the buyer's exact segment, there may be room to slow down and compare. If well-positioned homes are disappearing quickly, preparation and clean decision-making matter more than a city-wide label.

What sellers can do with 2024's signal

Respond to the competing set rather than waiting for the monthly median to rescue the price. The gap inside the fourth annual record in this series from 2024—2,529 listing events against 1,905 sold closes—creates 624 more listing events, but the decisive competition is still the small set visible to the same buyer.

• Build the price range from comparable sales and active competition.
• Account for condition, updates, deferred work and recurring carrying costs.
• Make the online presentation answer the questions buyers use to eliminate options.
• Track showing quality, repeat interest and objections from the opening days.
• Adjust when the competing set and buyer response do not support the original position.

A strong sale within the fourth annual record in this series from 2024 still requires alignment among price, property and exposure. The market summary can identify the environment; it cannot compensate for an asking price that qualified buyers cannot defend against the alternatives.

How these Greater Sudbury measures are calculated

For the fourth annual record in this series from 2024, the counts come from nine geographically divided MLS exports used in this local series. Listing events use the recorded ListingContractDate. Sold-close events require a valid CloseDate and a positive ClosePrice. The median paired relationship uses ClosePrice and the export's ListPrice field.

The exports behind the fourth annual record in this series from 2024 may not contain every board-wide or City of Greater Sudbury record. These are raw activity and price measures rather than a benchmark index, a same-home appreciation calculation or a forecast. That limitation is why property-level comparable work remains essential.

To compare the fourth annual record in this series from 2024 with another public view of the region, see the Sudbury Real Estate Board statistics page from CREA.

The 2024 bottom line

The fourth annual record in this series from 2024 provides a clear four-part snapshot: 2,529 listing events, 1,905 sold-close events, a $459,700 median close price and a 100.00% median paired relationship. Read together, they describe activity, price mix and negotiating outcomes without pretending that every home or neighbourhood moves the same way.