This Month In Real Estate 🏡

Hey friends,

We’re a third of the way through October, and I’ve had a chance to dig into the September numbers, hear what people are saying at open houses and buyer meetings, and get a sense of what’s really happening out there.

And to put it simply?

📉 Sales cooled off.

📈 Listings still flowed.

💰 And prices—well, they held for now… but not in the way you might think.

📊 September 2025 Market Snapshot

Windsor-Essex County

• 🏡 Homes Sold: 444 (⬇️ from 506 last September)

• 🆕 New Listings: 1,580 (⬆️ from 1,440 YoY)

• 💰 Average Sale Price (Residential): $590,008

• 📍 Median Sale Price: $540,000 (flat YoY)

• 💵 Total Sales Volume: $260.3M (⬇️ 12.2%)

Notable stat: 6 homes sold in the $2–2.5M range, with 1 over $3M .

📌 Translation: The average price stat stayed high because of luxury activity—not necessarily because the whole market lifted.

🔍 The Real Story Behind the Numbers

🐢 1. The Pace Slowed

We felt it in showings and we see it in the stats—sales volume is down, and some listings are just sitting. Fall has brought more hesitation and fewer quick decisions.

💼 2. Luxury Listings Skewed the Price

A small cluster of high-end sales made the average price seem stronger than it actually is. The median price held flat, which is a better indicator of what most homes are doing.

The real market? Balanced—but cautious. Homes still sell, but only when they’re dialled in.

🧠 What We’re Seeing Day-to-Day

We’re still seeing strong interest at the right price points, especially in that $450K–$650K zone.

• Well-presented listings in great locations? Still move.

• Overpriced or underwhelming listings? They’re not getting second looks.

Buyers are better educated than ever, and many are watching the rate environment carefully. The recent BoC rate cut in early September is being felt slowly—but hasn’t fully kicked in yet.💬 Conversations I’m Having Weekly:

“Is this the calm before a fall rush?”

“We want to move, but we don’t want to get caught chasing the market.”

“If we buy now, what happens if rates drop again?”

These are smart questions—and they’re exactly why a personalized strategy is so important right now. Because timing matters—but preparation matters more.

📦 What Sellers Should Know

You’re not listing into a fire sale. But you are listing into a sharp, segmented market where strategy wins:

✅ Price with intent

✅ Prep with detail

✅ Market like your home matters (because it does)

📲 Want a Smarter Move Before Year-End?

If you’re unsure whether to buy, sell, or stay put—it’s time to check in. Not just with your gut, but with real data, real market knowledge, and real strategy.

Talk soon,
Justin

📎 Sources:
Windsor-Essex County Association of REALTORS® – Monthly Stats

As a licensed REALTOR®, I provide insights based on market data and professional experience. Real estate decisions should be based on individual circumstances. For personalized advice, consult your real estate, financial, or legal professional.