Greater Sudbury | October 6, 2026
Greater Sudbury Homes Brief
Fewer homes are available than last week, but buyers are taking longer and paying above asking less often than in spring. The price range and history of a home you actually want tell a more useful story than a city-wide headline.
As of noon, October 6, 2026: This brief covers SREB MLS single-family residential properties for sale in the City of Greater Sudbury districts, not the whole board. That includes detached and semi-detached houses, townhomes and condos classified as single-family dwellings.
What is happening now
The quick read
After rising through September, the number of homes available fell from 382 last week to 366 today. One week does not make a trend. Another 40 homes are listed as conditional, up from 32 last week; they are not part of the 366 still available.
The median sale price over 90 days is $475,000. Over the latest 30 days it is $460,000; 38 sales in the past week had a $480,000 median. Those figures describe different homes sold over different periods, so they are useful signals, not a price change for any one property.
What this means for your move: if you are shopping below $700,000, get your financing in place and know which inspection questions matter to you; those homes are still turning over faster. Above $700,000, you have more room to compare. If you are selling, watch the drop in available homes, but price against today’s competition, not one week’s change.
Look beyond one week
Is the market turning?
Fewer homes than last week, more than mid-September
There were 355 homes available on September 15, 361 on September 22, 382 on September 29 and 366 on October 6. Choice has dipped from last week, but it has not fallen back to mid-September levels. I would wait for another update before calling this a turn.
More homes sold
Thirty-eight homes sold in the past week, compared with 23 the week before. The latest 30 days brought 162 sales, up from 147 in the previous 30 days. Buyers are active, though more sales alone do not mean prices are rising.
Are homes still selling above asking?
Some are, but it is not happening on every street. I separate small differences from the bigger swings:
Close to the asking price
Using $5,000 as the line, 36 of 162 homes sold in the latest 30 days finished within $5,000 of the recorded asking price. Another 43 finished more than $5,000 above it, while 83 finished more than $5,000 below. This shows which side of asking a sale landed on; it does not say how dramatic the difference was.
The larger moves
On a separate 5% test, 22 of those 162 sales were more than 5% above asking and 24 were more than 5% below. Those are the sizeable gaps worth distinguishing from a few thousand dollars either way.
Across the latest 90 days, the share selling more than $5,000 above asking fell to 29.1%, from 41.8% in the preceding 90 days. The share selling more than 5% above fell too, from 25.4% to 14.3%. Buyers still compete for some homes, but an above-ask offer should be a decision about that property and its competition, not a reflex.
Buyers are still taking more time
The typical sold listing spent 19 days on the market in the latest 30 days, up from 17 in the previous 30 days. The median sale price was $460,000, compared with $488,500 in the previous 30 days. Different homes sold in each period, so that is not a price cut on any one home. The dip in available homes deserves watching, but longer selling times and fewer above-ask sales still call for a careful offer or asking price.
See how sales have changed since spring
| Period | Sales | Median sale | Median days | Above asking |
|---|---|---|---|---|
| Apr 10–May 9 | 127 | $545,000 | 11 | 43.3% |
| May 10–Jun 8 | 234 | $507,000 | 10.5 | 48.7% |
| Jun 9–Jul 8 | 234 | $490,000 | 13 | 34.2% |
| Jul 9–Aug 7 | 224 | $477,500 | 15 | 30.4% |
| Aug 8–Sep 6 | 147 | $488,500 | 17 | 29.9% |
| Sep 7–Oct 6 | 162 | $460,000 | 19 | 26.5% |
The latest month had 10% more sales than the month before, but 31% fewer than the May–June high. Its median sale price was 5.8% lower than the previous month; the mix of homes sold changed, too.
The five-year view: choice has been rebuilding
Looking at the same day each August shows the longer wave. In the historical listings available for comparison, listings still active or conditional fell sharply after 2019, when there were 619, then rebuilt unevenly:
That August count was about 20% higher in 2026 than in 2025, but still 36% below 2019. It puts one week’s dip in perspective: choice has been rebuilding for years. Older records are not a like-for-like match with today’s city-only search, so the 399 in this series should not be compared directly with today’s 366.
How long are homes really taking?
Homes that sold in the past 90 days spent a median of 16 days on the market. The homes still available have already been listed for a median of 28 days, with no sale yet: 172 of 366 have passed 30 days, and 62 have passed 90. Looking only at sold homes would miss those longer waits.
| Group | Listings | Median days on this listing | Median total listed days |
|---|---|---|---|
| Available now | 366 | 28 | 41 |
| Conditional now | 40 | 22 | 22 |
| Sold | 533 | 16 | 19 |
| Cancelled | 151 | 36 | 46 |
| Suspended | 21 | 35 | 39 |
| Expired | 55 | 92 | 98 |
In the past 90 days, 151 listings were cancelled, 55 expired and 21 were suspended, alongside 533 that sold. A cancelled listing does not always mean the home left the market: I found 94 cancelled or expired listings followed within 30 days by a new MLS number at the same address with matching home details. These are listing histories, not 94 additional homes. Seventy homes available now have more total listed days than days on their current listing. If a home looks newly listed, check its address history.
If your home has drawn little serious interest after two weeks, compare its price, photos and condition with the homes buyers can visit now. If you are buying, ask about earlier listings for the same address before treating a new MLS number as a brand-new opportunity.
Where you shop matters
What changes with your budget?
Below $700,000, the number of homes for sale equals about 1.5 to 2 months of sales at the past month’s pace. From $700,000 to $1 million, it is 5.4 months; above $1 million, 9.5. That means more choice and generally more time to compare at the higher prices. Individual homes can still move differently.
| Price band | Available | Sold 30 days | Median sold price, 90 days | Months of stock |
|---|---|---|---|---|
| Under $300K | 40 | 25 | $250,000 | 1.6 |
| $300K–$400K | 52 | 28 | $360,000 | 1.9 |
| $400K–$500K | 65 | 43 | $449,200 | 1.5 |
| $500K–$700K | 96 | 48 | $564,950 | 2.0 |
| $700K–$1M | 75 | 14 | $777,500 | 5.4 |
| $1M+ | 38 | 4 | $1,240,000 | 9.5 |
For buyers
The $400,000–$500,000 band has the least stock relative to the last 30 days’ sales: 65 available and 43 sold. Be prepared for a good fit, but do not assume every property needs an above-ask offer; 72 of 154 sales in that band over 90 days finished more than $5,000 below the recorded ask, while 52 finished more than $5,000 above.
For sellers
At $1 million or more, there are 38 available homes against only four sales in 30 days. The 90-day median listing time there is 58.5 days across 14 sales. Price and presentation against actual alternatives matter more than the city-wide median.
Turn the numbers into a search
Features and areas
Use these numbers to narrow your search, not to put a price on a garage, lake or neighbourhood. One home can fit several feature groups, and homes in the same area can be very different. In both tables below, the 90-day sales show the size of each group; months of stock uses sales in the latest 30 days.
Compare five common search needs
| Search need | Available | Sold 90 days | Median sold price | Months of stock |
|---|---|---|---|---|
| 3+ bedrooms, 2+ bath spaces | 271 | 413 | $510,000 | 2.2 |
| 4+ bedrooms | 171 | 263 | $520,000 | 2.1 |
| Garage | 219 | 326 | $530,000 | 2.3 |
| Finished or partly finished basement | 246 | 398 | $500,000 | 2.2 |
| Waterfront | 65 | 30 | $740,000 | 6.5 |
Waterfront has much more stock relative to recent sales, but lake, access, services and condition matter more than one median. “Two bath spaces” includes half baths; a partly finished basement may not be fully usable living area.
For a price-led search, Flour Mill & Donovan had a $328,000 median across 22 sales, while the Onaping–Northwest group was $360,000 across 15. Valley East (92 sales) and New Sudbury (75) offer larger sets of recent comparisons. I would choose two or three areas and the features you truly need, then loosen one filter if the shortlist is thin.
See all 15 area groups
| Area group | Available | Sold 90 days | Median sold price | Months of stock |
|---|---|---|---|---|
| Capreol | 16 | 12 | $370,000 | 8.0 |
| Chelmsford & Azilda | 30 | 55 | $480,000 | 1.8 |
| Coniston & Wahnapitae | 16 | 19 | $380,000 | 1.6 |
| Copper Cliff | 6 | 10 | $417,500 | 1.0 |
| Downtown & City Centre | 4 | 7 | $418,000 | 4.0 |
| Flour Mill & Donovan | 17 | 22 | $328,000 | 3.4 |
| Garson, Falconbridge & Skead | 22 | 30 | $461,500 | 1.6 |
| Hospital Area | 15 | 27 | $425,000 | 2.1 |
| Minnow Lake | 18 | 34 | $497,500 | 2.6 |
| New Sudbury | 36 | 75 | $475,000 | 1.6 |
| Onaping, Levack, Dowling & Northwest | 23 | 15 | $360,000 | 5.8 |
| South End, Lo-Ellen & Lockerby | 68 | 63 | $640,000 | 3.1 |
| Valley East | 51 | 92 | $517,500 | 2.0 |
| Walden | 23 | 54 | $477,500 | 1.6 |
| West End & Gatchell | 21 | 18 | $382,500 | 4.2 |
Small-area ratios can swing sharply when a month has only one or two sales. Use the table to choose where to look more closely, then compare individual properties.
What I will watch next
Does the inventory dip hold?
If fewer homes are available again next week while sales hold up, buyers may have less room to wait. If more homes come on the market and listings keep sitting longer, this week’s dip was likely a pause. I will watch both before calling the market one way or the other.
About these numbers
About these numbers
The figures come from the SREB MLS selection described at the top of this page, counted through noon on October 6. Available homes and conditional listings are separate. The 30-day figures cover September 7 to October 6; the 90-day figures cover July 9 to October 6. October 6 includes only activity recorded by noon.
“Months of stock” compares homes available now with homes sold in the past 30 days. Price ranges put homes for sale under their asking price and sales under their sold price. “At asking” means within $5,000 of the recorded asking price. That price may have changed during the listing; it is not necessarily the original asking price. The 5% comparisons use that same recorded price.
A home can be listed more than once. Total listed days may include earlier listings, and a cancellation or expiry is not necessarily the end of that home’s time on the market. Withdrawn listings are not separated in these figures. The older August counts include conditional listings and provide long-term context, not a direct comparison with today’s city-only inventory.
Make it useful for your move
Your next step
If you are buying
Start with your budget row and two or three areas. Save three homes you would actually consider, then compare condition, price history and time on market. If an open house is on your shortlist, use the guide to plan the visit and ask for any available inspection before you go.
If you are selling
Put your home beside three active alternatives and three recent comparable sales. We can set a launch price and a point to review the response after two weeks. That is more useful than pricing from a city-wide median.