By Franco Ippolito, eXp Realty — BuyOttawa.com

"We're just going to wait until rates come down."

I hear some version of that sentence almost every week. And honestly? It makes sense on the surface — who wouldn't want a lower mortgage payment. But after nearly four decades of helping buyers and sellers here in Ottawa, I can tell you it's one of the most misunderstood strategies in real estate. And it can end up costing people far more than they think.

Here's why.

The Domino Effect Nobody Talks About

Let's play it out. Rates drop. Great news, right?

Except lower rates don't just make life easier for you — they make it easier for everyone else house-hunting too. Suddenly there are more buyers in the market, all chasing the same limited inventory. More buyers means more competition. More competition means fewer chances to negotiate, and in a lot of cases, prices creeping back up.

So the math you were hoping for — lower rate, lower payment — can quietly get erased by a higher price tag. To be clear, that's not a guarantee. Markets are messy and depend on a dozen moving parts. But the assumption that "waiting = paying less" simply doesn't hold up the way people expect it to.

What I've Learned From Watching Buyers Wait (and Not Wait)

Over the years I've worked with all kinds of buyers. Some bought when rates were higher than they'd hoped for, because the home fit their life and their budget worked — full stop. Others held out for the "perfect" moment in the market.

Sometimes the waiting paid off. Sometimes it didn't.

But here's the pattern I keep seeing: the buyers who were happiest with their decision a year later weren't the ones who guessed the market correctly. They were the ones who made the call based on their own financial picture and life plans — not on trying to time something that's genuinely impossible to predict.

The Questions Worth Asking Instead

So rather than asking "will rates drop?" — a question nobody can actually answer with certainty — ask yourself these instead:

• Am I financially ready?

• Can I comfortably handle the payments today, not just hypothetically?

• Do I plan on staying in this home for several years?

If you can answer yes to those three, you're already asking the questions that actually move the needle. Everything else is noise.

So, Should You Wait?

There's no one-size-fits-all answer here — every buyer's situation is different, and that's exactly the point. If you're not sure whether now makes sense for you, I'm always happy to sit down, run the numbers, and talk it through. No pressure, no sales pitch — just an honest conversation.

And if you've got a question about buying, selling, investing, or downsizing in Ottawa, send it my way. It might just end up being the topic of my next post.

I'm Franco Ippolito with BuyOttawa.com. Remember: knowledge builds confidence, and confidence leads to better real estate decisions.

For more home buyer and seller tips, check out my YouTube Channel.

By Franco Ippolito, eXp Realty — BuyOttawa.com

“The information in this article reflects the Ottawa real estate market at the time of writing. Market conditions change, and because every neighbourhood is different, always seek advice based on your specific situation before making a real estate decision.”

Should you sell your current home before buying your next one? It's one of the biggest questions homeowners ask me — and in today's Ottawa market, the answer looks a little different than it did just a few years ago.

Let's get into it.

First, a Reminder: Ottawa Isn't One Market

Before we talk strategy, it's worth saying this clearly: Ottawa isn't a single real estate market — it's a patchwork of neighbourhood markets, each moving at its own pace. What's happening in Kanata may look nothing like what's happening in Orléans, Barrhaven, Stittsville, Alta Vista, or Riverside South.

We can talk about broad trends all day, but at the end of the day, every neighbourhood — and every home — has its own story. That's why local knowledge matters more than headlines.

So, Where Is the Market Right Now?

Zoom out, and Ottawa is generally considered a balanced market. But if you're a buyer right now, it probably feels more like a buyer's market — and here's why:

• There's noticeably more inventory than we've seen in the past few years

• Buyers have more homes to actually choose from

• Homes are generally taking longer to sell

• We're seeing prices trend downward in a number of areas, as sellers compete harder for buyers

That doesn't mean every home is losing value — far from it. But it does mean buyers today have more negotiating power and more breathing room to make thoughtful decisions than they did during the frenzy of 2021 and 2022.

So... Should You Sell First?

For most homeowners in today's market, step one isn't "list your house" or "start touring homes" — it's understanding exactly where your current home stands.

• What's it actually worth right now?

• How much competition are you up against?

• How long is it realistically going to take to sell?

Those three answers do most of the heavy lifting in figuring out the right strategy for your next move — and they're different for every single homeowner.

Don't Fall in Love Too Soon

Here's a mistake I see constantly: people find their dream home before they have any real plan for selling the one they're in.

I get it completely. You walk into a house, and suddenly you can picture your family there — the furniture, the holidays, all of it. That's a powerful (and very human) feeling. But it can also push people into rushed decisions.

Having a clear plan before you start house-hunting does three things: it gives you confidence, it takes a huge amount of stress off the table, and — maybe most importantly — it puts you in a stronger negotiating position when the right home does show up.

How I Actually Approach This With Clients

When I start working with someone in this exact situation, we don't begin by touring homes. We begin by building a strategy.

That means:

• Reviewing your current home's market value

• Looking closely at what's happening in your specific neighbourhood

• Talking through timing and financing

• Discussing conditions, where appropriate, that can help protect you from ending up owning two homes at once

No two families are in the same spot financially or emotionally — which means no two strategies should look the same either.

Franco's Broker Tip

Trying to perfectly time the market is nearly impossible. Nobody has a crystal ball, no matter how confident they sound.

So instead of chasing perfect timing, focus on what you can actually control: your finances, your goals, and your plan.

In my experience, the clients who end up with the smoothest moves aren't the ones who guessed the market correctly — they're the ones who walked in with the better strategy.

Thinking About Making a Move?

If you're weighing whether to buy first, sell first, or just want to know what your home might be worth in today's market, I'm happy to help you work through it. No pressure, no obligation — just honest advice based on your goals and the current Ottawa market.

And if you've got a question about Ottawa real estate, send it my way. It might end up as the topic of a future post.

I'm Franco Ippolito with BuyOttawa.com.

Remember: knowledge builds confidence, and confidence leads to better real estate decisions.

For more home buyer and seller tips, check out my YouTube Channel.

By Franco Ippolito, eXp Realty — BuyOttawa.com

If you're wondering whether now is a good time to buy or sell a home in Barrhaven, you're not alone. It's one of the most common questions I'm hearing from homeowners, buyers, and investors throughout Ottawa.

National headlines often focus on interest rates, inflation, or Canada's housing market as a whole — but real estate is ultimately local. Every community tells its own story, and Barrhaven continues to be one of Ottawa's most desirable places to live.

That's why I created the BuyOttawa Neighbourhood Market Report — to provide timely, local information that helps you make informed real estate decisions based on what's actually happening in your community.

In this month's report, we'll examine the latest July 2026 statistics, compare them with July 2025, and discuss what these numbers mean for buyers, sellers, and investors.

July 2026 Barrhaven Market Snapshot

Barrhaven Detached Homes

Detached homes continue to represent the largest segment of the Barrhaven housing market and remain the preferred choice for many growing families.

During July 2026, 38 detached homes sold — 7 fewer sales than July 2025.

At first glance, some people may interpret fewer sales as a negative sign. However, context matters. The average detached home sold for $790,000, approximately $18,000 lower than one year ago.

While prices softened modestly, this does not indicate a housing crash. Instead, it reflects a market that has become more balanced after several years of exceptional price growth. Today's buyers have more inventory to choose from, more time to evaluate properties, and greater negotiating power than they had during Ottawa's highly competitive seller's market.

For sellers, this means pricing has become increasingly important. Homes that are priced accurately and presented professionally continue to attract serious buyers.

Attached Homes Continue to Offer Excellent Value

Barrhaven's attached home market remained active throughout July. A total of 58 attached homes sold — only one fewer sale than during the same period last year.

Average prices came in at $564,000, a decrease of approximately $31,000 compared to July 2025. This moderate adjustment is helping improve affordability for many buyers who may have previously been priced out of the detached home market.

Townhomes continue to offer an excellent balance between affordability, living space, and long-term value. For first-time buyers, move-up buyers, and young families, Barrhaven remains one of Ottawa's strongest communities for attached housing.

Barrhaven Condominium Market

The condominium market remained remarkably consistent. Sales volume held steady at 14 units, identical to July 2025.

Average prices, however, declined to $395,000 — approximately $22,000 lower than last year. For buyers entering the market, this represents an opportunity to purchase in one of Ottawa's most established suburban communities at prices that have become increasingly competitive.

Investors should also continue monitoring Barrhaven's condominium market, particularly given the area's population growth, expanding amenities, and continued demand for rental housing.

Overall Market Activity

Across all property types, Barrhaven recorded 112 residential sales during July 2026 — only nine fewer sales than the previous year.

One statistic that deserves particular attention is the average Days on Market. Homes required an average of 45 days to sell, compared to 31 days one year earlier. This tells us buyers are taking more time before making purchasing decisions.

Unlike the fast-paced markets of recent years, today's buyers are conducting more due diligence, comparing more properties, and negotiating more confidently. This is exactly what we would expect to see in a balanced market.

By Franco Ippolito, eXp Realty — BuyOttawa.com

National housing headlines love to talk in broad strokes — "the market is cooling," "the market is heating up" — but if you're actually buying or selling in Kanata, none of that tells you what you need to know. Real estate is local, street by street, and this month Kanata is proving exactly why it's earned its reputation as one of Ottawa's most dependable communities.

Welcome to the BuyOttawa Neighbourhood Market Report, where we break down what's actually happening on the ground — and what it means for you.

And this month, the story out of Kanata is a genuinely good one. While plenty of markets across Canada are still finding their footing, Kanata has done something rarer: it's stayed steady. Prices have barely budged, and homes are moving faster than they did a year ago. Let's dig into why.

July 2026 Kanata Market Snapshot

Detached Homes: Quietly Holding Their Ground

Detached homes are still the backbone of Kanata's market, and this month they told a reassuring story.

The average detached home sold for $940,000 in July — just $6,000 higher than the same month last year. On paper, that might look unremarkable. But look closer, and it's actually a strong signal: despite higher borrowing costs and a lot more inventory sitting on the market across Ottawa, Kanata homeowners have largely held onto their equity while other pockets of the city have softened.

And the pace tells its own story too. Detached homes sold in an average of 43 days — three days faster than last July. Buyers clearly aren't waiting around when a well-priced, well-maintained home hits the market here.

Attached Homes: More Affordable, Still Moving Fast

Kanata's attached home segment stayed genuinely active through July.

Average price came in at $604,000, down a modest $18,000 from a year earlier. Normally you'd expect a price dip like that to come with homes sitting longer — but the opposite happened. Attached homes actually sold two days faster than last July.

Translation: buyers are getting a slightly better deal, and they know it. For first-time buyers or growing families priced out of the detached market, Kanata's attached segment continues to punch above its weight for value.

Condos: The Most Interesting Number This Month

If one stat in this report deserves a second look, it's the condo market.

Average condo prices landed at $405,000 — about $20,000 below last July. But here's the twist: condos sold in an average of just 12 days, a full 11 days faster than a year ago.

That's not a soft market. That's buyers recognizing value the moment it shows up and moving on it quickly. Anything affordable and close to Kanata's employment hubs, transit, and shopping is getting snapped up fast — which makes this a segment investors should be watching closely right now.

Zooming Out: What's the Bigger Picture?

Step back from the individual numbers, and one theme jumps out clearly: Kanata is stable.

Prices have held steady across every housing type. Homes are still selling within a reasonable window. Buyer confidence hasn't wavered the way it has in some other pockets of the city. While other markets are riding out bigger swings, Kanata is moving through this balanced market with a kind of quiet resilience.

For context, Barrhaven's homes averaged 45 days on market this month. Kanata came in at 43 — a small gap, but a telling one about sustained local demand.

If You're Buying in Kanata Right Now

This is genuinely a better moment to buy than Kanata has seen in a few years. You're getting:

• More homes to actually choose from

• A lot less bidding-war pressure

• Real room to negotiate

• Prices that have stayed dependable, not volatile

If you've been holding out for a market where you can make a thoughtful decision instead of a rushed one, this is close to it.

If You're Selling in Kanata Right Now

The playbook has changed from Ottawa's old seller's market days — buyers simply have more options now, which means how you price and present your home matters more than it used to.

The upside? Kanata buyers are still motivated. Homes that are priced accurately and marketed well are still generating strong interest and getting great results. It's just no longer a "list it and watch the offers roll in" market — it rewards a bit more strategy.

Why Investors Keep an Eye on Kanata

Kanata's fundamentals haven't changed, and that's exactly why it remains one of Ottawa's strongest long-term investment areas — a diverse job base, a genuinely strong tech sector, good schools, and infrastructure that keeps expanding. Stable pricing paired with healthy buyer activity is usually a sign of a market that's matured, not one that's cooling.

Franco's Market Insight

After nearly 40 years helping families buy and sell across Ottawa, here's something I keep coming back to: every neighbourhood has its own personality.

What impresses me about Kanata specifically is its consistency. Other areas swing harder in both directions — Kanata just... holds. And in a market like this one, that's not a small thing.

My take? Stop chasing headlines and start understanding your specific neighbourhood. That's still the biggest edge you can have, whether you're buying, selling, or investing.

Frequently Asked Questions

Is Kanata currently a buyer's market? It's best described as balanced — buyers have more negotiating power than they've had in recent years, but home values are still holding steady.

Are Kanata home prices falling? Not really. Detached prices actually ticked up slightly year over year, while attached homes and condos saw modest, healthy adjustments — nothing dramatic.

Is now a good time to sell a home in Kanata? Yes — as long as it's priced right and presented well. Motivated buyers are still out there; strategic pricing is just more important than it used to be.

Is Kanata still a good place to invest? Absolutely. Strong employment, great schools, expanding amenities, and steady population growth keep it near the top of Ottawa's investment list.

The Bottom Line

Stable prices. Healthy demand. Better affordability. Faster sales. That's about as good a combination as you'll find in today's market — and it's exactly what Kanata delivered in July.

If you're thinking about buying, selling, or investing here, understanding these local trends puts you a step ahead of anyone relying on national headlines alone.

Franco Ippolito is a REALTOR® with eXp Realty and the founder of BuyOttawa.com. With nearly 40 years of experience helping buyers, sellers, investors, and downsizers across Ottawa, Franco provides trusted market insights, neighbourhood expertise, and practical real estate advice to help clients make informed decisions.

Knowledge builds confidence. Confidence leads to better real estate decisions.

By Franco Ippolito, eXp Realty — BuyOttawa.com

If you've been wondering whether now is the right time to buy or sell in Orléans, you're asking the same question as a lot of homeowners across Ottawa right now — and fair enough. National headlines love to talk about interest rates and "the housing market" like it's one single thing, but the truth is, the neighbourhood-level numbers are where the real answers live.

That's exactly why I put together the BuyOttawa Neighbourhood Market Report every month — to cut through the noise and show you what's actually happening on your street, not just in the national conversation.

And this month's Orléans numbers tell a genuinely interesting story: even though overall sales dipped from last year, Orléans held onto its title as Ottawa's busiest suburban market. That's not a small thing — it says a lot about how much demand this community still commands.

Let's get into it.

July 2026 Orléans Market Snapshot

Detached Homes: Still Driving the Market

Detached homes remain the backbone of Orléans real estate, and July reinforced exactly why.

68 detached homes sold — just 4 fewer than the same month last year. Average price landed at $769,000, about $25,000 lower than July 2025. At first glance, that price dip might raise an eyebrow. But zoom out, and the picture looks a lot healthier: Orléans still recorded more detached home sales than either Barrhaven or Kanata this month.

That's the real headline here. This isn't a market losing steam — it's buyers getting more price-conscious while still clearly valuing what Orléans offers long-term.

Attached Homes: About as Stable as It Gets

If you want a masterclass in market stability, look at Orléans' attached home segment.

43 townhomes sold in July — 20 fewer than last year, sure. But the average price barely moved at all: $587,000, just $1,000 off from July 2025. That's remarkably tight.

For current owners, that's reassuring — values have held firm even with more inventory on the market and shifting conditions elsewhere. For buyers, it confirms townhomes here remain one of the best combinations of affordability, space, and long-term value you'll find anywhere in Ottawa.

Condos: Where the Real Opportunity Is

The condo market delivered the biggest shift of the month, and it's worth paying attention to.

Average condo price came in at $377,000 — down about $46,000 from last July. Meanwhile, 33 units sold, only 5 fewer than a year ago, which tells you demand hasn't gone anywhere even as prices adjusted.

For first-time buyers, downsizers, and investors, this is exactly the kind of window worth exploring. Improved affordability paired with steady demand doesn't come around often.

The Bigger Picture

Across every property type, 147 homes changed hands in Orléans this July. Yes, that's 39 fewer than last year — but here's the number that matters most: Orléans still outsold both Barrhaven and Kanata.

That's not a coincidence. It's a pattern that's held for years, and it comes down to what Orléans consistently offers: strong schools, growing amenities, newer housing stock, and better relative value than a lot of other Ottawa communities.

Homes took an average of 34 days to sell — just 4 days longer than last July. That's still a healthy pace, and another sign of a market that's balanced, not struggling.

If You're Buying in Orléans Right Now

You're walking into more opportunity than buyers have had in years:

• More inventory to actually choose from

• Real negotiating room

• Healthy competition — without the bidding-war chaos of a few years back

If you've been sitting on the sidelines waiting for a more reasonable market, this is close to it.

If You're Selling in Orléans Right Now

The strategy has shifted from Ottawa's old seller's-market playbook. Buyers simply have more choices now, which means pricing accurately and presenting well matters more than it used to.

The good news: serious buyers are still very much active, and well-prepared homes are still selling successfully throughout Orléans.

Why Investors Still Watch Orléans Closely

Population growth, strong schools, expanding retail and recreation, and easy access to downtown Ottawa — these fundamentals haven't gone anywhere. If you're looking for a stable suburban market with staying power, Orléans continues to earn its spot on that list.

Franco's Market Insight

After nearly 40 years helping Ottawa families buy and sell, here's what I've learned: every community has its own rhythm.

This month, Orléans reminded us exactly why it's one of Ottawa's most sought-after suburbs. Yes, sales moderated compared to last year. Yes, buyers have gotten more selective. But Orléans still out-transacted every other major suburban market in the city.

That's not weakness — that's confidence. And it's exactly why I keep telling clients: stop reacting to headlines, and start understanding your own neighbourhood.

Frequently Asked Questions

Is Orléans a buyer's market? It's best described as balanced — buyers have more negotiating room than they've had in years, while sellers still benefit from steady demand.

Are home prices falling in Orléans? Some segments saw modest adjustments, but overall demand remains strong, and detached homes in particular continue attracting serious buyer interest.

Is now a good time to sell? Yes — homes that are priced correctly and marketed professionally are still attracting motivated buyers. Preparation matters more than ever right now.

Is Orléans still a good place to invest? Absolutely. Population growth, excellent schools, expanding infrastructure, and strong community amenities keep Orléans firmly on Ottawa's list of top suburban investment markets.

The Bottom Line

Competitive prices. Real buyer demand. Steady sales activity. That's what July's numbers confirm about Orléans — a market that's become more balanced, giving both buyers and sellers opportunities that simply didn't exist a few years ago.

Understanding these local trends — not national headlines — is still the key to making confident real estate decisions.

Franco Ippolito is a REALTOR® with eXp Realty and founder of BuyOttawa.com. With nearly 40 years of experience helping buyers, sellers, investors, and downsizers across Ottawa, Franco delivers trusted market intelligence, neighbourhood expertise, and practical advice to help clients make informed real estate decisions.

Knowledge builds confidence. Confidence leads to better real estate decisions.