Durham Region Housing Market Update – October 2026

October Sales Improve, But Buyers Continue to Hold the Advantage

October brought some encouraging signs of improvement to the Durham Region housing market, but the overall picture continues to favour buyers.

Across the six areas we follow – Pickering, Ajax, Whitby, Oshawa, Clarington and Uxbridge – 549 homes sold in October, up 5.37% from September.

At the same time, new listings declined 7.06%, suggesting that the pace of new properties entering the market began to ease after September's increase.

However, there is an important distinction between improving sales activity and a market returning to balance.

Despite the increase in sales, all six municipalities remained in buyer's-market territory, based on their October Sales-to-New-Listings Ratios (SNLR).

And compared with October 2025, combined sales were still down 17.44%.

For buyers, this means there continues to be a good selection of homes available, with opportunities to negotiate on price, conditions and closing dates.

For sellers, the improvement in sales is encouraging, but competition remains significant. Pricing your property correctly and presenting it effectively are still essential.

For homeowners thinking about selling and purchasing another property, these conditions could create opportunities, particularly when moving to a more expensive home.

Let's look at October's numbers and what they mean for buyers and sellers across Durham Region.

Market Snapshot – October 2026

Durham Region Housing Market at a Glance

Source: Supplied October 2026 MLS statistics. Active listings are as of October 31, 2026. SNLR is calculated by dividing sales by new listings.

Important: These statistics cover the six municipalities included in this report, not every municipality in Durham Region.

September vs. October 2026: Sales Recover as New Listings Decline

October's numbers suggest the market experienced a modest improvement following September's slower sales activity.
Across the six municipalities:

The increase in sales, combined with fewer new listings, is a positive development.

However, active inventory remained virtually unchanged, with 2,373 properties available at the end of October compared with 2,375 at the end of September.

This tells us that although buyers purchased more homes during October, there was still a substantial number of properties competing for their attention.

The market is showing signs of improved activity, but there hasn't been a significant reduction in available inventory.
 

October 2026 vs. October 2025: A Different Perspective

Looking back one year provides additional context.

Although October sales improved compared with September, they remained considerably below the same month last year.

This is an important reminder that one month of stronger sales doesn't necessarily indicate a sustained market recovery.

Buyers are still active, but overall demand remains relatively modest compared with the number of properties available.

Understanding Market Balance

One of the most useful ways to evaluate housing market conditions is the Sales-to-New-Listings Ratio (SNLR).

The calculation is simple:

Homes Sold ÷ New Listings × 100

• Seller's Market – Above 60%: Buyer demand is strong relative to new supply, generally giving sellers greater negotiating power.

• Balanced Market – 40% to 60%: Supply and demand are more evenly matched, with neither buyers nor sellers holding a clear overall advantage.

• Buyer's Market – Below 40%: New listings are entering the market faster than homes are selling, generally creating more choice and negotiating opportunities for buyers.

The SNLR is a helpful indicator of market conditions, but it doesn't tell the whole story.

Individual neighbourhoods, property types and price ranges can behave differently from the municipality-wide averages.

October Market Balance: All Six Areas Remain Buyer's Markets

October's results show some improvement in market balance compared with September, but not enough to move any of the six municipalities into balanced-market territory.

Oshawa came closest to balanced-market conditions, with a ratio of 38.38%.

Ajax followed at 37.00%, while Clarington, Whitby and Pickering remained in the low-to-mid 30% range.

Uxbridge stood out with an SNLR of just 18.64%, reflecting particularly slow sales activity relative to the number of new listings.

Across all six municipalities combined, the SNLR increased from 30.67% in September to 34.77% in October.

That's an improvement, but it remains below the 40% threshold generally associated with a balanced market.

For buyers, this means negotiating opportunities remain available.

For sellers, it means that even with some improvement in sales activity, pricing and marketing must reflect the competition.

The 30-Second Summary

For Buyers

• All six municipalities remain in buyer's-market territory.

• There continues to be a substantial selection of homes available.

• Buyers may have greater flexibility when negotiating prices, conditions and closing dates.

• Well-priced, desirable homes can still attract competition, so preparation remains important.

For Sellers

• Sales activity improved in October, but inventory remains elevated.

• Buyers have plenty of properties to compare.

• Accurate pricing and professional presentation can make a meaningful difference.

• Understanding your competition is just as important as reviewing recent sales.

For Homeowners Selling and Buying

• Selling your current property may require patience and a carefully planned strategy.

• Purchasing your next home could offer more selection and negotiating flexibility.

• If you're moving to a more expensive property, the savings on your purchase may help offset a lower selling price.

• The difference between your selling price and purchase price matters more than either transaction on its own.

Municipality Highlights

Pickering – October 2026

• Sales: 93, up from 92 in September (+1.09%).

• Average Selling Price: $821,211, down from $893,842 (-8.13%).

• New Listings: 285, up from 277 (+2.89%).

• Active Listings: 421, up from 411 (+2.43%).

• SNLR: 32.63% – Buyer's Market.

However, the average selling price declined by 8.13%, while both new and active listings increased.

Compared with October 2025, sales were down 23.14%, and the average selling price was 7.41% lower.

For buyers, this combination of softer average prices and increased inventory may create opportunities, particularly for those who have been waiting for more negotiating flexibility.

For sellers, the numbers reinforce the importance of understanding current competition. With more properties available and relatively little improvement in sales activity, an asking price based on older market conditions could make it harder to attract serious buyers.

What This Means

Pickering experienced relatively stable sales activity in October, with just one more home selling than in September.

Ajax – October 2026

• Sales: 74, down from 77 in September (-3.90%).

• Average Selling Price: $918,704, up from $828,835 (+10.84%).

• New Listings: 200, down from 229 (-12.66%).

• Active Listings: 304, down from 312 (-2.56%).

• SNLR: 37.00% – Buyer's Market.

However, October sales were still 27.45% below October 2025.

The increase in average selling price is encouraging for homeowners, but it shouldn't automatically be interpreted as a 10.84% increase in individual property values. Changes in the types and prices of homes sold can significantly influence monthly averages.

For buyers, Ajax continues to offer negotiating opportunities, although the reduction in listings is worth watching.

For sellers, fewer competing new listings may help, but the relatively low number of sales means pricing remains extremely important.

What This Means

Ajax recorded one of October's more interesting results.

While sales declined slightly, the average selling price increased by 10.84%, reaching $918,704.

At the same time, new listings dropped by 12.66%, and active inventory declined.

The reduction in new supply helped Ajax achieve the second-highest SNLR among the six municipalities.

Whitby – October 2026

• Sales: 108, up from 96 in September (+12.50%).

• Average Selling Price: $876,275, down from $882,772 (-0.74%).

• New Listings: 325, up from 318 (+2.20%).

• Active Listings: 437, up from 428 (+2.10%).

• SNLR: 33.23% – Buyer's Market.

What This Means

Whitby experienced a noticeable improvement in sales activity during October, with transactions increasing by 12.50%.

The average selling price remained relatively stable, declining by less than 1% compared with September.

However, both new and active listings increased, meaning buyers continued to have plenty of properties to consider.

Compared with October 2025, sales were down 22.30%, while the average selling price declined 6.62%.

For buyers, Whitby's relatively stable month-over-month average price and continued inventory levels provide opportunities to compare properties carefully before making an offer.

For sellers, the improvement in sales is encouraging, but the market remains competitive. Homes that are priced appropriately and presented well are better positioned to attract attention.

Oshawa – October 2026

• Sales: 152, up from 125 in September (+21.60%).

• Average Selling Price: $653,466, down from $679,861 (-3.88%).

• New Listings: 396, down from 448 (-11.61%).

• Active Listings: 630, down from 660 (-4.55%).

• SNLR: 38.38% – Buyer's Market.

Looking back one year, Oshawa's average selling price was down 10.17% from October 2025, while sales were 14.12% lower.

For buyers, Oshawa continues to offer opportunities, although the improvement in sales and reduction in inventory suggest that demand strengthened during October.

For sellers, the increase in transactions is a positive sign, but lower average prices indicate that buyers remain price-conscious.

Oshawa will be an important market to watch over the next few months to see whether this improvement in activity continues.

What This Means

Oshawa recorded the strongest month-over-month sales improvement among the six municipalities, with transactions increasing by 21.60%.

At the same time, new listings declined by 11.61%, and active inventory fell by 4.55%.

These changes helped Oshawa achieve the highest SNLR in October at 38.38%, bringing it closer to balanced-market territory than any other municipality in this report.

However, the average selling price declined by 3.88% compared with September.

Clarington – October 2026

• Sales: 111, down from 113 in September (-1.77%).

• Average Selling Price: $742,452, down from $781,521 (-5.00%).

• New Listings: 314, down from 362 (-13.26%).

• Active Listings: 467, up from 457 (+2.19%).

• SNLR: 35.35% – Buyer's Market.

What This Means

Clarington experienced a slight decline in sales during October, while the average selling price fell by 5.00%.

New listings declined considerably, dropping 13.26% from September.

However, active inventory still increased, reaching 467 properties at the end of October.

This suggests that although fewer new homes came onto the market, the overall supply of available properties remained substantial.

Interestingly, Clarington was the only municipality among the six to record more sales than in October 2025, with transactions increasing 3.74% year over year.

Despite that improvement, the average selling price was 6.39% below October 2025.

For buyers, Clarington continues to provide a good selection of properties and opportunities to negotiate.

For sellers, the increase in active inventory is a reminder that competition remains significant, even when fewer new listings are entering the market.

Uxbridge – October 2026

• Sales: 11, down from 18 in September (-38.89%).

• Average Selling Price: $992,727, down from $1,391,022 (-28.63%).

• New Listings: 59, down from 65 (-9.23%).

• Active Listings: 114, up from 107 (+6.54%).

• SNLR: 18.64% – Buyer's Market.

Active listings increased to 114, while the SNLR fell to just 18.64%, the lowest of all six municipalities.
For buyers, these conditions may provide considerable negotiating flexibility, particularly for properties that have been listed for an extended period.
For sellers, Uxbridge requires careful analysis of recent comparable sales, competing listings and the specific characteristics of each property.
Because transaction volumes are relatively low, broad market averages should be interpreted cautiously.

What This Means

Uxbridge experienced the most significant slowdown among the six municipalities in October.
Only 11 properties sold, compared with 18 in September and 19 in October 2025.
The average selling price also declined sharply, falling 28.63% month over month.
However, it's especially important to put this number into perspective.
With only 11 sales during October, a relatively small change in the mix of properties sold can have a major effect on the average selling price.
This does not necessarily mean that individual homes in Uxbridge lost nearly 29% of their value in one month.

What These Numbers Tell Us Overall

October's housing market results present an interesting combination of improving sales activity and continued buyer-friendly conditions.

The most encouraging development was the increase in sales across the six municipalities.

Combined sales rose from 521 in September to 549 in October, an improvement of 5.37%.

At the same time, new listings declined from 1,699 to 1,579, while active inventory remained virtually unchanged.

These changes helped improve the combined SNLR from 30.67% to 34.77%.

However, several important factors suggest that the market has not yet returned to balance.

First, sales remained 17.44% below October 2025.

Second, all six municipalities continued to record SNLRs below 40%.

Third, the combined number of active listings remained substantial at 2,373.

And finally, average selling prices declined month over month in five of the six municipalities, with Ajax being the exception.

These figures suggest that buyers remain cautious and selective, even as some municipalities experience stronger sales activity.

Opportunities for Buyers

Buyers continue to benefit from a market where available supply exceeds current sales activity.

This can provide more time to compare properties, arrange financing and inspections, and negotiate terms that suit their circumstances.

However, buyers shouldn't assume every seller will accept a significantly reduced offer.

Properties that are priced correctly, well maintained and located in desirable neighbourhoods can still attract serious interest.

The key is understanding the value of each individual property rather than relying solely on municipality-wide averages.

Opportunities for Sellers

For sellers, October's improvement in sales is encouraging.

It demonstrates that buyers are still making purchases, even in a market where they have considerable choice.

However, successful selling strategies need to reflect current conditions.

Pricing based on what similar homes sold for several months ago may not be appropriate if competing properties are now offering better value.

Professional photography, effective marketing, strong presentation and a willingness to respond to market feedback can make a meaningful difference.

Sellers who understand their competition and position their properties appropriately are better prepared to attract qualified buyers.

A Potential Advantage for Homeowners Selling and Buying

For homeowners considering a move, the current market may create opportunities on both sides of the transaction.

Selling your existing property may require more patience, but purchasing your next home could involve less competition and greater negotiating flexibility.

This can be particularly important for homeowners moving to a more expensive property.

For example, if you're selling a home for $800,000 and purchasing one for $1,200,000, the difference is $400,000.

If market conditions allow you to negotiate a better price on the more expensive home, the savings on your purchase could help offset a lower selling price on your current property.

Of course, every situation is different.

The important thing is to consider both transactions together and have a coordinated plan for financing, timing and closing dates.

Why Is the Market Moving This Way?

October's results show that housing market activity is improving in some municipalities, but buyers remain selective.

Several broader factors may be influencing purchasing decisions.

Mortgage Rates and Affordability

Mortgage payments remain a major consideration for buyers. Even when home prices become more attractive, monthly carrying costs, property taxes, insurance and maintenance expenses all affect affordability.

Employment and Economic Confidence

Purchasing a home is a significant financial commitment. Buyers who are uncertain about their employment, income or future expenses may prefer to wait before making a decision.

Cost of Living

Everyday household expenses can affect how much buyers feel comfortable spending on housing, even when they qualify for a larger mortgage.

More Choice for Buyers

With substantial inventory available across Durham Region, buyers often have the opportunity to compare several properties before making an offer.

This can reduce the urgency to purchase immediately, particularly when similar homes are competing for attention.

Seasonal Market Activity

The fall market often changes as the year progresses. Some sellers may decide to postpone listing until the following spring, while buyers may continue searching for opportunities before the end of the year.

The decline in new listings during October may partly reflect this seasonal pattern.

No single factor explains every change in October's statistics.

What we can say is that sales improved modestly, new listings declined and buyers continued to have a meaningful advantage in the six municipalities covered.

Looking Ahead: What Should Buyers and Sellers Watch in November?

November will provide another important indication of where the Durham Region housing market may be heading as we approach the end of 2026.

Several indicators will be worth watching:

• Sales Activity: Will October's improvement continue, particularly in Oshawa and Whitby?

• New Listings: Will fewer homeowners list their properties as the winter season approaches?

• Active Inventory: Will the number of available homes begin to decline more noticeably?

• Average Selling Prices: Will prices stabilize after October's declines in five municipalities?

• Market Balance: Will any municipality move closer to the 40% SNLR threshold?

• Mortgage Rates and Economic Conditions: Will changes in borrowing costs and consumer confidence influence purchasing decisions?

If sales remain steady while new listings and inventory decline, market conditions could gradually move closer to balance.

However, if sales weaken again while inventory remains elevated, buyers may continue to hold a substantial negotiating advantage.

The next few months should help clarify whether October's improvement represents the beginning of a more sustained change or simply a temporary increase in activity.

Thinking About Making a Move?

Whether you're buying your first home, selling your current property, moving up or downsizing, the October statistics provide valuable information about current market conditions.

However, municipality-wide averages don't necessarily reflect what's happening in your particular neighbourhood, property type or price range.

A detached home in Pickering may face very different competition from a townhouse in Oshawa or a rural property in Uxbridge.

That's why understanding the local market is so important.

For Buyers

• Get pre-approved for your mortgage before beginning your search.

• Compare asking prices with recent sales of similar properties.

• Take advantage of the available selection without feeling pressured to rush.

• Consider negotiating price, conditions and closing dates when appropriate.

• Pay attention to properties that have been on the market for an extended period.

• Be prepared to act when you find a property that meets your needs and is priced appropriately.

Ask me about my VIP Buyer Cash Savings Guarantee, designed to help qualifying buyers save when purchasing their next home.

For Sellers

• Price your home based on current market conditions, not outdated expectations.

• Review both recent comparable sales and competing active listings.

• Make sure your property is presented at its best.

• Use professional photography and a comprehensive marketing strategy.

• Monitor showing activity and buyer feedback.

• Be prepared to adjust your strategy if market conditions change.

• Understand how many competing properties buyers have to choose from.

Ask me about my Guaranteed Sale Program, designed to provide qualifying sellers with additional peace of mind when planning their next move.

For details about either program, call 905-683-7800.

Final Thoughts

October brought some positive developments to the Durham Region housing market.

Sales increased 5.37% compared with September, while new listings declined 7.06%.

Oshawa and Whitby experienced particularly encouraging improvements in sales activity.

However, the broader market continues to favour buyers.

All six municipalities remained in buyer's-market territory, active inventory stayed relatively unchanged and combined sales were still 17.44% below October 2025.

For buyers, this means continued selection and opportunities to negotiate.

For sellers, it reinforces the importance of realistic pricing, effective marketing and understanding the competition.

And for homeowners considering selling and buying another property, the current market may offer opportunities that aren't immediately obvious when looking at selling prices alone.

If you're thinking about making a move and would like to know what these market conditions mean for your particular home or neighbourhood, give me a call at 905-683-7800.

I'll be watching November's numbers closely to see whether October's improvement continues and whether any of our local markets begin moving closer to balance.

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

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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