Greater Sudbury Real Estate Blog

The numbers and the questions they answer

Within the fourth-quarter 2023 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 2023 record, compared with Q3 2023, new-listing events change -37.5%, sold-close events change -32.9%, and the median close price changes -9.9%. 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 fourth-quarter 2023 record, there is more listing flow than closing flow: the difference between 468 new-listing events and 346 sold-close events is 122. Another way to show the relationship is about 73.9 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 2023 record is the combination of a 122-event gap and a 73.9-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 $394,450 median

In the fourth-quarter 2023 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 2023 record is why the $394,450 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 98.32% paired relationship does—and does not—show

Across the fourth-quarter 2023 record, the median close-price-to-export-list relationship is 98.32%, which places the midpoint below the export list field. Here, negotiation below that export field is visible in the midpoint. 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 2023 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 2023's signal

Keep cash for inspections, immediate repairs and closing adjustments. In the fourth-quarter 2023 record, the $394,450 market median is not the buyer's budget, and the 98.32% 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 2023 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 2023's signal

Compare condition and carrying costs, not only bedroom count and area. The gap inside the fourth-quarter 2023 record—468 listing events against 346 sold closes—creates 122 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 2023 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 2023 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 2023 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 2023 record with another public view of the region, see the Sudbury Real Estate Board statistics page from CREA.

The Q4 2023 bottom line

The fourth-quarter 2023 record provides a clear four-part snapshot: 468 listing events, 346 sold-close events, a $394,450 median close price and a 98.32% 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 third annual record in this series from 2023, 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 third annual record in this series from 2023, compared with 2022, new-listing events change -10.16%, sold-close events change -17.54%, and the median close price changes -0.23%. 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 third annual record in this series from 2023, there is more listing flow than closing flow: the difference between 2,413 new-listing events and 1,693 sold-close events is 720. Another way to show the relationship is about 70.2 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 third annual record in this series from 2023 is the combination of a 720-event gap and a 70.2-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 $425,000 median

In the third annual record in this series from 2023, 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 third annual record in this series from 2023 is why the $425,000 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 third annual record in this series from 2023, 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 third annual record in this series from 2023, 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 2023's signal

Start with a monthly carrying-cost ceiling and work backward to price. In the third annual record in this series from 2023, the $425,000 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 third annual record in this series from 2023 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 2023's signal

Price against the homes a qualified buyer can choose today. The gap inside the third annual record in this series from 2023—2,413 listing events against 1,693 sold closes—creates 720 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 third annual record in this series from 2023 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 third annual record in this series from 2023, 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 third annual record in this series from 2023 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 third annual record in this series from 2023 with another public view of the region, see the Sudbury Real Estate Board statistics page from CREA.

The 2023 bottom line

The third annual record in this series from 2023 provides a clear four-part snapshot: 2,413 listing events, 1,693 sold-close events, a $425,000 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 third-quarter 2023 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 third-quarter 2023 record, compared with Q2 2023, new-listing events change +2.7%, sold-close events change -0.6%, and the median close price changes -4.9%. 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 third-quarter 2023 record, there is more listing flow than closing flow: the difference between 749 new-listing events and 516 sold-close events is 233. Another way to show the relationship is about 68.9 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 third-quarter 2023 record is the combination of a 233-event gap and a 68.9-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 $437,550 median

In the third-quarter 2023 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 third-quarter 2023 record is why the $437,550 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 third-quarter 2023 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 third-quarter 2023 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 Q3 2023's signal

Compare the next-best active property before deciding how aggressive to be. In the third-quarter 2023 record, the $437,550 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 third-quarter 2023 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 Q3 2023's signal

Make the value case visible before buyers begin negotiating around uncertainty. The gap inside the third-quarter 2023 record—749 listing events against 516 sold closes—creates 233 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 third-quarter 2023 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 third-quarter 2023 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 third-quarter 2023 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 third-quarter 2023 record with another public view of the region, see the Sudbury Real Estate Board statistics page from CREA.

The Q3 2023 bottom line

The third-quarter 2023 record provides a clear four-part snapshot: 749 listing events, 516 sold-close events, a $437,550 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.