Greater Sudbury Weekly Market Brief · Wednesday, August 26, 2026
More choice under $500K—and sellers are adjusting
The active count barely moved since my August 14 review, but the listings inside it did. More homes are now asking below $500,000, dozens of continuing listings changed price, and recent sales still show that the right property can hold close to its asking price.
My read this week
Greater Sudbury is giving buyers more to compare, especially below $500,000. I would not call it a slow market. I would call it a more selective one.
The current-active group moved from 330 records in the August 14 snapshot to 332 in the August 25 export. That two-listing increase hides plenty of movement: 70 records entered the active set and 68 left it. Buyers are seeing new choices, conditional activity and price adjustments at the same time.
The asking-price mix moved lower
MLS® facts
The number of current-active records below $500,000 increased from 126 to 133. Their share of active inventory rose from 38.2% to 40.1%. The median asking price for all current-active records moved from $575,000 to $554,950.
| Snapshot | Active | Under $500K | Median asking | Median cumulative days |
|---|---|---|---|---|
| August 14 | 330 | 126 · 38.2% | $575,000 | 38 |
| August 25 · 5:15 p.m. | 332 | 133 · 40.1% | $554,950 | 41 |
Price changes are part of the conversation
Among the 262 listings that remained current-active in both snapshots, 49 changed asking price. Forty-eight moved lower and one moved higher. The median change among those 49 records was a $20,000 reduction.
That gives buyers a reason to look at pricing history and current alternatives before deciding how to approach a property. It does not create an automatic discount. A reduction may bring a home into line with its competition, or it may only narrow a gap that still needs to be understood.
Recent sales are the useful counterweight
There were 43 closings dated August 19–25 in the export, compared with 32 in the preceding seven-day period. Their median sold-to-list ratio was 100.0%, and median market time was 14 days.
So the message is not that every buyer can wait or negotiate aggressively. Well-matched homes can still sell at their recorded asking price. The extra room appears property by property, most often where price, condition, location or utility does not line up cleanly with the alternatives.
What I expect next
An uneven market, with more decisions around price
I expect fresh, well-prepared homes in popular price ranges to keep drawing attention. Listings that have accumulated market time or combine several compromises are more likely to adjust or negotiate. I will change that view if the next Tuesday export shows a material drop in active inventory, fewer reductions among continuing listings or a clear acceleration in sales above list.
This week's Moore Picks
Four ways to buy useful garage space below $500K
All four picks share a garage and an asking price below $500,000. What the buyer gets around that garage is very different: workshop utility, a more complete urban package, flexible living space or a country setting. These are not rankings or bargain claims. They are four current comparisons worth investigating.
4405 Notre Dame Avenue, Hanmer
$339,900 · MLS® 2129961
The property: Bungalow; 700-1,100 sq. ft. range. Detached garage reported as heated, wired and insulated, with a separate 100-amp panel.
Why I picked it: This is the lowest asking price in the group, and the garage is the reason it belongs in the comparison. For a buyer who needs workshop or storage space, that can matter more than a finished lower level.
What I would investigate: The lower level is unfinished. Confirm the garage heating source, electrical work, permits and insurance treatment, along with the home's remaining capital-work priorities.
Listing courtesy of Sutton-Benchmark Realty Inc., Brokerage. Price and ACTIVE status rechecked August 25, 2026 at 6:06 p.m. EDT.
444 St. Raphael Street, Sudbury
$449,900 · MLS® 2130001
The property: Three-level home; 1,100-1,500 sq. ft. range; 1,600 sq. ft. total living area reported. Attached garage.
Why I picked it: The appeal here is not just the garage. The finished lower level, storage, sauna and outdoor space create a more complete lifestyle package than the asking price alone suggests.
What I would investigate: Plumbing is reported for a possible third bathroom, but possibility is not approval. Verify the rough-in, sauna and outdoor-shower systems, drainage and any work completed over time.
Listing courtesy of RE/MAX Crown Realty Inc. (Sudbury). Price and ACTIVE status rechecked August 25, 2026 at 6:06 p.m. EDT.
199 Cote Boulevard, Chelmsford
$499,700 · MLS® 2129870
The property: Bungalow; 1,100-1,500 sq. ft. range. Detached garage with a separate workshop area reported.
Why I picked it: This one brings a different kind of flexibility: a three-bedroom main residence, a reported one-bedroom main-floor in-law arrangement and useful garage space. That combination will be relevant to some households and unnecessary complexity for others.
What I would investigate: Do not assume the secondary arrangement is legal or suitable for a particular use. Review permits, fire separation, insurance, entrances, services and any tenancy documents with the appropriate professionals.
Listing courtesy of RE/MAX Crown Realty Inc. (Sudbury). Price and ACTIVE status rechecked August 25, 2026 at 6:06 p.m. EDT.
3828 Long Lake Road, Greater Sudbury
$499,900 · MLS® 2129954
The property: Bungalow; 700-1,100 sq. ft. range. Large detached garage reported.
Why I picked it: The country setting, mature trees, two reported gazebos and a large garage make this the space-and-privacy comparison. The trade is that rural utility questions can be more important than cosmetic finish.
What I would investigate: Confirm water and wastewater services, access, drainage, lot boundaries, garage specifications and the age and condition of major systems. Several fields were not stated in the export.
Listing courtesy of Royal LePage Realty Team Brokerage. Price and ACTIVE status rechecked August 25, 2026 at 6:06 p.m. EDT.
My closing thought: More choice is useful only when you know what you are comparing. Under $500,000 this week, the garage may be the headline feature, but the better questions are about the house around it, the work still required and whether the layout fits how you actually plan to live.
Method and limitations
This brief compares privacy-safe normalized snapshots from MLS® exports reviewed August 14 and August 25, 2026. The August 25 source contains 1,759 unique residential records: 332 derived current-active, 33 conditional pending, 1,048 sold, 31 suspended, 93 expired and 222 cancelled. Lifecycle uses LastChangeType plus off-market dates; LastStatus is not used alone. Seven-day activity uses listing-contract and closing dates in the export. Median prices can change with property mix. REALTOR® remarks were excluded from the running dataset. Selected facts were returned to the source record and current public property page. Price, status and availability can change without notice.