Durham Region Housing Market Update – August 2026

Sales Slow, But Lower Inventory Moves Durham Toward a More Balanced Market

The Durham Region real estate market experienced the typical late-summer slowdown during August 2026, with sales activity declining in most communities compared to July. However, new listings also fell considerably, helping reduce the amount of competing inventory available to buyers.

Across Durham Region, 602 homes sold during August at an average selling price of $819,569. There were 1,423 new listings, while Durham had approximately 3.4 months of inventory.

The result is a market that continues to become more balanced. Buyers still have opportunities to negotiate, but fewer homes are coming onto the market. Sellers, meanwhile, continue to face selective buyers, although declining inventory means properly priced homes may have less competition than they did earlier this year.

August also showed how different conditions can be from one Durham Region municipality to another. Pickering actually recorded more sales than in July, while Ajax experienced a significant decline. Whitby's average selling price increased, while prices moved lower in several other communities.

Market Snapshot – August 2026

Durham Region Housing Market at a Glance

Understanding Market Balance (Simple Definition)

One of the most common questions I get asked is:

“Is it a buyer's market or a seller's market?”

One of the simplest ways to answer that question is by using the Sales-to-New-Listings Ratio (SNLR). This compares the number of homes sold during the month with the number of new listings that came onto the market.

Seller's Market (SNLR is above 60%)

Demand exceeds the supply of new listings.

Homes generally sell faster, multiple offers become more common, and sellers usually have greater negotiating power.

Balanced Market (SNLR is between 40% and 60%)

Supply and demand are relatively even.

Buyers have reasonable selection while well-priced homes continue to sell.

Buyer's Market (SNLR is below 40%)

New listings are arriving faster than buyers are purchasing them.

Buyers typically have more choice, additional time to make decisions, and greater negotiating leverage.

August 2026 Market Balance Summary

What August Tells Us

August's numbers show that five of the six Durham Region municipalities highlighted in this report were in balanced-market territory, based on their monthly Sales-to-New-Listings Ratios.

Uxbridge had the strongest SNLR at 51.35%, followed by Pickering at 48.61% and Whitby at 47.08%. Ajax and Clarington were also balanced at 41.86% and 41.37%, respectively.

Oshawa was the exception at 38.75%, placing it just below the 40% threshold and giving buyers somewhat more negotiating leverage.

Overall, Durham Region recorded 602 sales against 1,423 new listings, producing a regional SNLR of approximately 42.30%. This places Durham Region overall within balanced-market territory, although conditions remain more favourable to buyers in certain neighbourhoods and property types.

30-Second Summary

If you only have a minute, here's what August tells us:

Buyers

• Buyers continue to have good selection across Durham Region.

• Prices remain below last year's levels overall.

• Negotiating opportunities still exist, particularly on homes that have been sitting on the market.

• Falling inventory means buyers should pay closer attention when a well-priced property becomes available.

Sellers

• Fewer new listings mean less competition from other sellers.

• Proper pricing continues to be extremely important.

• Buyers remain selective and are comparing properties carefully.

• Attractive, move-in-ready homes that are priced correctly continue to generate interest.

Overall

August was quieter than July, which is not unusual during the final weeks of summer. The important development was that new listings declined along with sales, preventing inventory from building substantially.

Durham Region therefore remains a market where buyers still have opportunities, but conditions are gradually becoming more balanced as available supply tightens.

Municipality Highlights

Pickering – August 2026

• Sales increased from 98 in July to 105 in August.
• Average price decreased from $951,065 to $935,490.
• New listings declined from 259 to 216.
• Active listings decreased from 431 to 398.

What This Means

Pickering strengthened into balanced territory as sales increased while both new and active listings declined. Buyers still have options, but sellers are facing less competing inventory than they did in July.

Ajax – August 2026

• Sales decreased from 111 in July to 72 in August.
• Average price declined from $907,336 to $871,853.
• New listings fell from 227 to 172.
• Active listings decreased from 300 in July to 285 in August.

What This Means

Ajax sales slowed considerably, but new and active listings also declined. With an SNLR of 41.86%, conditions remained balanced, although buyers continue to have room to negotiate.

Whitby – August 2026

• Sales decreased from 141 in July to 129 in August.
• Average price increased from $894,257 to $905,123.
• New listings declined from 323 to 274.
• Active listings decreased from 423 to 400.

What This Means

Whitby remained balanced as inventory tightened and the average selling price edged higher. Buyers still have reasonable choice, but well-priced properties may attract stronger attention.

Oshawa – August 2026

• Sales declined from 177 in July to 143 in August.
• Average price decreased from $693,677 to $652,775.
• New listings declined from 449 to 369.
• Active inventory decreased to approximately 640 homes.

What This Means

Oshawa remained the most buyer-friendly of the municipalities highlighted, with an SNLR of 38.75%. Buyers have more negotiating leverage, while sellers need to be especially competitive on price and presentation.

Clarington – August 2026

• Sales declined from 132 in July to 103 in August.
• Average price decreased from $753,919 to $733,960.
• New listings totalled 249.
• Active listings totalled 396.

What This Means

Clarington remained balanced with an SNLR of 41.37%. Buyers continue to have selection, but the market is not heavily tilted in either direction.

Uxbridge – August 2026

• Sales decreased from 23 in July to 19 in August.
• Average price increased from $1,152,885 to $1,194,026.
• New listings totalled 37.
• Active listings totalled 103.

What This Means

Uxbridge had the highest SNLR at 51.35%, placing it comfortably within balanced territory. However, with only 19 sales, monthly price changes should be interpreted cautiously because of the small sample size.

What These Numbers Tell Us Overall

August's biggest story was declining supply alongside slower sales.

Across Durham Region:

• Sales slowed compared with July.
• New listings declined significantly.
• Active inventory generally moved lower.
• Buyers still have negotiating opportunities.
• Balanced market conditions are becoming more common.
• Average prices remain below last year's levels overall.

Durham Region recorded 602 sales in August, while 1,423 new listings entered the market. The regional average selling price was $819,569, approximately 4.8% below August 2025.

Rather than seeing a sudden shift in favour of either buyers or sellers, the market appears to be gradually finding a healthier balance.

For buyers, there is still more time and negotiating flexibility than during the highly competitive markets of previous years.

For sellers, reduced inventory is encouraging, but today's buyers remain very price-conscious. Success continues to depend heavily on proper pricing, preparation and marketing.

Why the Market Is Moving This Way

Several factors continue influencing today's housing market:

• Fewer homeowners are putting their properties on the market.
• Buyers remain cautious about affordability and the broader economy.
• Lower home prices compared with last year are improving affordability for some purchasers.
• Inventory has tightened considerably from earlier in the year.
• Interest rates have become more stable, but borrowing costs remain an important consideration.
• The ongoing Canada-U.S. trade dispute and tariffs continue to create uncertainty for businesses, employment and consumer confidence.
• Questions surrounding the future of CUSMA are adding another layer of uncertainty for Canada's trade-dependent economy.
• The continuing Iran conflict and instability in the Middle East have contributed to higher oil and energy prices.
• Higher energy and transportation costs can eventually affect household budgets through gasoline, groceries and other everyday expenses, leaving some prospective buyers with less financial flexibility.

These factors don't affect real estate in isolation, but together they can influence how confident buyers and sellers feel about making a major financial decision.

At the same time, reduced housing inventory is helping offset some of the weakness in demand. That is one reason Durham Region is gradually moving toward more balanced conditions rather than seeing the market shift sharply in either direction.

Looking Ahead

As we move into the fall market, several trends will be worth watching:

• Whether buyer activity increases following Labour Day.
• Whether more sellers list their homes for the traditional fall market.
• Whether active inventory continues to decline.
• Whether average prices begin to stabilize.
• Future Bank of Canada interest-rate decisions.
• The Canada-U.S. trade dispute and tariff developments.
• Energy and everyday living costs.
• Consumer confidence, employment and the broader economy.

September traditionally brings renewed real estate activity after the summer slowdown.

If buyer activity increases while inventory remains relatively tight, the market could become more competitive. If a large number of new listings arrive, buyers may continue to enjoy the selection and negotiating opportunities they've had throughout much of 2026.

Thinking About Making a Move?

Whether you're:

• Buying your first home
• Moving up to a larger property
• Downsizing
• Investing
• Wondering what your current home is worth

understanding your local market is one of the most important parts of making a confident decision.

Every neighbourhood behaves differently, and city-wide statistics only tell part of the story.

Buyer Recommendations

Today's buyers should consider:

• Getting pre-approved before beginning their search.
• Watching new listings closely as inventory continues to tighten.
• Looking beyond asking price and evaluating recent comparable sales.
• Taking advantage of negotiating opportunities where properties have been on the market longer.
• Being prepared to act when an attractive, properly priced home becomes available.

A Little Extra Protection for Buyers

If you're considering buying a home in Durham Region, today's market continues to provide negotiating opportunities that were much harder to find during the highly competitive markets of previous years.

Through my VIP Buyer Cash Savings Guarantee, if I don't negotiate at least $10,000 off the asking price of the home you purchase, I'll pay you $1,000 on closing.*

If you'd like to learn more about how my VIP Buyer Program and Cash Savings Guarantee work, call me at 905-683-7800.

We can talk about your home search, your plans, and what opportunities may be available in today's market.

Seller Recommendations

If you're planning to sell this year:

• Price your home based on today's market rather than last year's.
• Review recently sold properties as well as your current competition.
• Invest time in presentation before listing.
• Make sure your marketing clearly communicates what makes your home stand out.
• Be prepared for buyers to compare your property with competing listings.

Thinking About Selling, But Worried Your Home Won't Sell?

Even though inventory is beginning to tighten, buyers still have choices in many parts of Durham Region. It's understandable for sellers to wonder how long their home could take to sell.

That's one reason I offer my Sold in Under 60 Days or $1,000 Cash Guarantee.*

If you're thinking about selling and would like to learn how the guarantee works, call me at 905-683-7800.

I'll explain the program and how it could fit your situation.

Final Thoughts

August 2026 was quieter than July, but fewer new listings and declining inventory helped move much of Durham Region toward more balanced conditions.

Pickering, Ajax, Whitby, Clarington and Uxbridge were all in balanced territory based on their August SNLRs, while Oshawa continued to lean slightly in favour of buyers.

For buyers, negotiating opportunities remain. For sellers, reduced competition is encouraging, but realistic pricing and strong marketing are still essential.

September will be important to watch as both buyers and sellers return for the traditional fall market.

If you're considering buying or selling in Durham Region, call me at 905-683-7800. I can help you understand what these numbers mean for your particular neighbourhood, property and plans.

Thank you for reading, and I look forward to bringing you next month's Durham Region Housing Market Update.

Read last month's market update here:

Thanks For Reading Today’s BLOG!

Brian Kondo
Sales Representative / Team Leader
The Brian Kondo Real Estate Team
Re/Max Hallmark First Group Realty Ltd.
905-683-7800 office
905-426-7484 direct
brian@briankondo.com
www.BrianKondo.com
www.BrianKondoTeam.com


If you or anyone you know is considering making a move in the next little while, give me a call or pass on my number ... 905-683-7800 (Office) or 905-426-7484 (Direct).

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