New Listings: Fewer Homes Coming to Market

The biggest headline from November is the notable drop in new listings. There were 189 new residential listings this month, which is a sharp 30% decrease from the 270 listings recorded in November 2024. Even compared to November 2023, when 226 homes hit the market, this year’s numbers are still down by 16%.

Seasonality always plays a role as winter approaches, but this year’s decline is steeper than normal. A number of factors are likely contributing: homeowners may be waiting for spring, holding out for better price conditions, or simply choosing to renew mortgages rather than move in a higher-rate environment.

Regardless of the motivation, the result is a tighter inventory pool heading into the end of the year. Fewer listings mean buyers have less to choose from, which often supports price stability—even in a slower sales environment.

Sales Activity: Softer Than 2024, Stronger Than 2023

In November 2025, 115 homes sold, which represents a 9.45% drop from the 127 sales seen in November 2024. However, the story shifts when we compare this month to 2023: sales are actually up 18.6% year-over-year.

This mixed picture suggests that demand is still present, but buyers are becoming more selective. The drastic drop in new listings also plays a role—many buyers are waiting for the right property rather than settling, which slows transaction volume.

Even though sales dipped compared to 2024, the fact that we’re outperforming 2023 shows the market is still fundamentally stronger than it was two years ago. Consumer confidence, population growth, and steady employment numbers are all helping keep buyers engaged despite the slower winter months.

Monthly Sales Volume: Down From Last Year, Up From Two Years Ago

Total monthly sales volume came in at $55,312,168, which is almost 19% lower than the $68 million in volume recorded last November. Again, this decline largely mirrors the lower number of listings and sales.

Compared to 2023, however, volume is up 7.5%, showing that while the market may not match 2024’s pace, it continues to outperform earlier years.

This kind of trend is common in transitional markets. Volumes fluctuate more dramatically because there are fewer properties changing hands, but the values of those properties haven’t fallen enough to shift long-term pricing significantly.

Year-to-Date Listings and Sales: A Bigger Picture of Strength

Zooming out from the slower month, the year-to-date (YTD) numbers paint a far more balanced—and in many ways, optimistic—picture for the market in 2025.

YTD New Listings

• 2025: 3,469
  
• 2024: 3,385
  
• 2023: 2,833
  
• Increase vs 2024: +2.48%
  
• Increase vs 2023: +22.4%
  
  

More homeowners listed their homes this year than last year or the year before. This is one of the strongest signs of a healthy market: long-term activity is trending upward, even if a single month showed a slowdown.

YTD Sales

• 2025: 1,542
  
• 2024: 1,488
  
• 2023: 1,441
  
• Increase vs 2024: +3.63%
  
  
• Increase vs 2023: +7%
  
  

Sales are also up year-over-year, showing demand is steady and likely supported by population growth and job stability in the region.

YTD Sales Volume

• 2025: $811,622,737
  
• 2024: $788,240,062
  
• 2023: $765,898,565
  
• Increase vs 2024: +2.97%
  
• Increase vs 2023: +6%
  
  

Even with slower fall months, 2025 is still outpacing the previous two years in total dollar volume. That’s a strong indicator that overall confidence and financial activity in the real estate sector remain solid.

Average and Median Home Prices: Slight Softening

November’s average sale price came in at $492,209, which is a 6.25% drop from the same period in 2024. The median price was $440,000, down 4.35% from last year.

This is a mild softening, not a dramatic shift. Prices remain within a narrow range year-to-date:

• Average YTD Price 2025: $531,254
  
• Average YTD Price 2024: $529,440
  
  

That’s a modest 0.34% increase, which essentially signals stability.

Buyers are still price-sensitive due to borrowing costs, and sellers are adjusting slightly to meet the market. But overall, Sarnia-Lambton continues to avoid the larger swings seen in some bigger Ontario markets.

Most Popular Home Styles: Bungalows Lead Again

Once again, bungalows topped the charts in November with 40 sales, averaging $527,193. These continue to be one of the most desirable home types locally due to:

• Aging demographics
  
• Easy accessibility
  
• Larger lots
  
• Strong resale value
  
  

Following bungalows:

• 2 Storey homes: 32 sales, averaging $530,935
  
• 1½ Storeys: 11 sales
  
• 1¾ Storeys: 5 sales
  
• Back Split 4 Levels: 5 sales
  
  

The top two categories—bungalows and 2 storeys—account for a majority of the activity, showing that family-friendly and accessible layouts continue to dominate buyer preferences.

Sales by Price Category: The Mid-Range Dominates

The strongest portion of the market continues to be the mid-price brackets. Here’s the breakdown for November:

• $300,000–$399,999: 23 sales
  
• $400,000–$499,999: 27 sales
  
• $500,000–$599,999: 21 sales
  
  

These three ranges alone account for 71 of the 115 total sales, or over 60% of monthly activity.

Higher-end properties also saw movement:

• $700k–$799k: 5 sales
  
• $1M–$1.49M: 3 sales
  
• $1.5M–$1.99M: 2 sales
  
• $2M–$2.49M: 2 sales
  
  

This is a reminder that even in a quieter month, qualified buyers in the upper tier remain active and motivated.

Lower-end inventory continues to be scarce, with almost no sales under $200,000—something we expect to remain the case moving forward.

What This Means Heading Into 2026

November brought the expected seasonal slowdown, amplified by lower-than-usual new listings. But the fundamentals of the market remain solid:

• Year-to-date listings and sales are both up
  
• Prices remain stable
  
• Mid-market activity is strong
  
• Demand from families, first-time buyers, and move-up buyers continues
  
  

As we look toward 2026, we anticipate:

• More inventory returning in early spring
  
• Continued price stability unless borrowing costs shift
  
• Strong competition in the $350k–$600k price bands
  
• Consistent demand for bungalows and family-friendly two-storey homes
  
  

If you're thinking about buying or selling this winter or early next year, now is the time to start preparing. A well-priced, well-presented home will still attract strong interest in this market.

Conclusion

The Sarnia-Lambton real estate market in November 2025 may have slowed on the surface, but the underlying trends for the year remain positive. Inventory is tighter, demand is steady, and prices continue to hold. As we approach 2026, both buyers and sellers have opportunities—but strategy and timing matter more than ever.

If you'd like a personalized market evaluation or you're planning a move in the new year, reach out anytime. My team and I are here to help you navigate the changing landscape with confidence.