📊 Sales Are Up, and the Market’s Holding Its Ground

In July, 299 residential homes sold across Greater Sudbury — that’s up 7.6% year-over-year, and, more importantly, it beats both the 5-year and 10-year July averages.

Translation? This isn’t just a random uptick. It’s sustained momentum.

And this isn’t driven by speculative flippers or outside investors. These are local families making moves — getting into their first home, upsizing, downsizing, or shifting toward lifestyle-focused decisions.

That kind of activity — in July — shows one thing: real confidence in the Sudbury market.

💶 Prices Are Up — But It’s Not a Frenzy

The MLS® HPI benchmark price for a home in Sudbury came in at $499,300, up 4.8% year-over-year. The average sale price was $501,063, a 5.5% increase. Year-to-date, we’re sitting at $508,802.

We’re seeing stable growth, not runaway bidding wars. The frenzy from the COVID years is behind us, but the market isn’t pulling back either.

This is the kind of price appreciation that feels sustainable — and that’s good for everyone. Sudbury buyers are getting smarter, and sellers are needing to earn those numbers with clean listings, great marketing, and the right pricing strategy.

🏡 Listings Are Coming… But Let’s Talk Inventory Trends

One of the more interesting developments this summer is what’s been happening with inventory — because this isn’t just about how many homes are on the market in July. It’s about how that number fits into the bigger picture.

Here’s the story:

• New listings in July were up 5.3% year-over-year
• Active listings sat at 732 units
• That’s 11% above the 5-year average, but still 27% below the 10-year average

But let’s zoom in on the short-term trend — because that’s what I’m watching closely.

Inventory bottomed out in 2022 and into early 2023 — the absolute valley of supply in our COVID-recovery market. Since then, we’ve been slowly but steadily climbing, and if you’ve been paying attention over the last 6–8 weeks, the climb is starting to feel more noticeable.

As of mid-August, it feels like inventory is building, even if slowly. We’re still technically in a seller’s market, but not all listings are flying off the shelf anymore. Some properties are sitting longer, and we’re seeing a market that’s a bit more tempered and week-to-week — one open house is packed, the next is quiet.

This ebb and flow makes for an interesting dynamic. It’s not quite a buyer’s market, but it is one where smart pricing and strong presentation really matter again. And for buyers? It means you might actually have time to breathe and think — something we haven’t had in a while.

💸 What’s Happening at the High End?

One trend I can’t ignore — the increase in activity at the higher price points.

Homes pushing toward or past the $900K–$1M+ range aren’t just being listed. They’re actually selling.

There seems to be a shift in how buyers view those properties. Rather than flinching at the price, there’s an increasing acceptance that this is the new normal if you want that fully finished dream home on a big lot in a premium neighbourhood.

It’s not a flood of luxury buyers, but it’s definitely a sign of changing market psychology — and maybe even local affluence holding strong.

🧭 Where Do We Go from Here?

I said this before and I’ll say it again now: the COVID market is done. That was a spike. A (big) blip. We’re now back into a market that follows seasonal cycles, and that’s not a bad thing.

Buyers are active — but they’re thinking. Sellers are listing — but not rushing. And overall? The Sudbury market is feeling mature.

Now add in a Bank of Canada holding pattern (still at 2.75%), the spectre of tariffs and global supply chain pressures, and some softening in commercial capital project momentum? Yeah — stability matters right now.

My read? I think rates will hold through the rest of 2025, with maybe one small drop. But the BoC will stay reactive if inflation or global shocks return.

👋 Final Word

Sudbury’s real estate market is doing what it should do — hold steady, reward good strategy, and reflect the strength of our diverse local economy.

If you’re thinking about buying or selling, it’s not about timing the market perfectly. It’s about making a smart, informed decision — and having someone in your corner who knows this market inside and out.

Let’s talk.

Expect Moore for Your Real Estate.
— Chad Moore
Lake City Realty