WELCOME TO THE ABTEAM DECEMBER BLOG

THE MERRIEST OF HOLIDAYS!

Each December, something truly amazing happens. You can feel a shift. The world tilts – maybe ever so slightly – towards positivity, optimism and hope. Spirits lift. People reach out. Generosity spikes. Priorities realign. Kindness is evident everywhere you look.

It’s that special time of year when the whole world seems to shine a bit brighter and magic is in the air.

This year, we hope that your traditions, celebrations and festivities are more meaningful than ever. We hope that your days abound with love and peace and joy. And we hope that the gleaming new year ahead is full of possibility, prosperity and wonder for you and your whole family.

Surely there is no other time of the year when the human heart is more open, grateful, and humbled by our relationships with others. So with that, we simply
say,

Thank you!

Thank you for the opportunity to serve. It is our purpose and sole ambition.
Thank you for gifting us with your trust. It is the greatest endorsement we will ever receive.
Thank you for your loyalty. We hope to earn it fresh with every interaction.
 

Most of all…

Thank you for inviting us into your story. Whatever you do, and wherever you go, we are sending you our heartfelt wishes for the happiest and healthiest of holidays and an outstanding 2026!

“HOW’S THE MARKET?”

Overwhelmingly, this is the most frequent question a real estate agent will ever get asked. Everyone is interested in the real estate market; it’s a great indicator of how much we Canadians cherish homeownership! And especially at this time of year, with 2026 a blank page before us, everyone wants us to gaze into our crystal ball and accurately predict the market conditions for the next six to twelve months, so that they can time the market perfectly for their purchase or sale. 

If only that were possible! Wouldn’t it be wonderful to know, in advance, the machinations of the global geo-political landscape, the value of our currency for the coming year, what unemployment levels will be for 2026, what mortgage rates and CMHC will do, and how the Bank of Canada and the Fed will respond to inflation, the stock market, global crisis and the recession over the next year! 

Unfortunately, knowing where the bottom is requires knowing where the lift begins, in advance.

We would absolutely require a crystal ball to know all that. 

This monthly report you are holding in your hands enters its ninth year of publication this month, and it has been our truly earnest endeavour that it deliver to you the most timely and relevant real estate information possible, specific to the Durham Region, specific to YOU. Its culled from the most recent sales data available from TRREB, the analysis of week over week activity in our area, and the wisdom and insight of the top economists in Canada.

Rest assured that any shift in market dynamics will be quickly identified by our team and relayed to you, since our brokerage is the highest performing brokerage in the area for the past 15 years. Our position of strength makes us nimble and proactive, and that benefits our clients to no small degree.     

A house should always be -- first and foremost -- a place for you and your family to live, enjoy, put down roots and write your story. Only after that should it ever be considered as an investment vehicle. 

THE MONTH OF NOVEMBER IN REVIEW

In November, the Durham Region Association of REALTORS reported 622 residential sales in the Durham Region; down 93 sales, or 13%, from the 715 sales of October 2025 and also down 16% -- or 117 sales -- from November 2024, when 739 sales were reported. Year-to-date, our sales volume is down 11% compared to 2024, with 7,684 sales in total.

The average selling price in the Durham Region for the month of November was $840,833 – the lowest average monthly sale price thus far for 2025. This represents a loss of $10,931 or 1.25% from October 2025 when the average sale price was $851,764.  It also marks a significant reduction from November 2024: down nearly 7% year-over-year from the $904,226 average sale price then.

Year-to-date, the average sale price of all residential real estate sold in the Durham Region is $884,902 -- down 4% -- from the previous year-to-date numbers.

The amount of new listing inventory coming onto the market in November was 1,186 -- down 12 units, or 1% -- from the 1,198 in November of 2024, but down a significant 34%, or 606 units, from the 1,792 new listings of the previous month. Year-to-date, we are up 10% in listings entering the market. Year-to-date, we have seen 20,161 properties enter the market through the MLS system in Durham Region.

The average days on market for November 2025 was 30 days. The average days on market, year-to-date, sits at 24.

The average Sale Price to List Price Ratio (SP/LP) for all properties sold in November was 98%. Year-to-date, the average SP/LP is 100%. 

The current Months of Inventory factor fell slightly this month to 3.5. The Sales to New Listing Ratio (SNLR) for the month of November rose to 52.4%, a significant rise over the previous month when the average was very balanced at 40%. Typically, ratios between 40% and 60% reflect market balance, with anything below that range suggesting a market that benefits buyers and anything above it, a market that benefits sellers. 

The Durham Region saw a dollar volume in sales of $522,997,956 in November, with year-to-date numbers down 15% from 2024. Oshawa led the way in November, with a volume in excess of $124 million, making Oshawa’s total 18% lower year-to-date than 2024, with its average sale price down 5% year-to-date. Whitby placed an honourable second at almost $105 million, down 18% year-to-date, with its average sale price down 5% year-to-date. Pickering rounded out the top 3 for November, posting just over $98 million in sales, with a year-to-date decrease of 9% and an average sale price loss of 4% year-to-date. Source: CLAR

INDUSTRY STATS FOR NOVEMBER 2025

Durham Region: $840,833

Oshawa: $730,988

Clarington: $770,648

Whitby: $932,088

Scugog: $840,567

Ajax: $908,139

Pickering: $919,332

Uxbridge: $1,118,650

Source: CLAR

AVERAGE PRICE BREAKDOWNS FOR NOVEMBER 2025

The average detached dwelling sold for $934,485 at 98% of list price in 29 days. 404 units sold.

The average semi-detached dwelling sold for $707,376 at 99% of list price in 20 days. 44 units sold.

The average link dwelling sold for $748,806 at 98% of list price in 24 days. 18 units sold.

The average freehold townhouse sold for $755,180 at 99% of list price in 33 days. 75 units sold.

The average condominium apartment sold for $483,971 at 97% of list price in 40 days. 34 units sold. The average condominium townhouse sold for $590,843 at 100% of list price in 32 days. 47 units were sold. Source: CLAR

HERE’S OUR POSITION FOR THE HOUSING MARKET IN OUR AREA...

For 2026, we are anticipating a market in fluid correction, continuing to erode the benchmark gains enjoyed during the pandemic. It would require sweeping reforms from the government and shockingly low mortgage rates to chew through the vast amount of inventory to change the current trajectory of this downward spiraling market. Keep in mind, government interference in the open market system has caused each of the deep market downturns of the last 40 years (1982, 1990 and 2017 to be precise) and this one is no different. They break it, but they can also fix it.

The entry level will continue to support the rest of the market, but the higher the price point, the harder the hit. This is the market of opportunity though, one not seen in over 30 years. What a time to trade up, acquire that cottage or vacation spot or expand your holdings with an investment property! A market such as this will not last forever; upward pressures will renew due to the Canadian wide housing shortage and the incredible importance of the housing market to our GDP (making up roughly 28%). In the grand scheme of things, it will recover, but not before it has decimated some while others become
richer than they ever thought possible.

CHRISTMAS TURKEY RECIPES FOR THE JUICIEST MEAT AND THE CRISPIEST SKIN!

Make the most important dish of the day your best one yet with these favourite festive turkey recipes from Good House Keeping.

Click Here For Fabulous Festive Turkey Recipes

 

We sincerely look forward to another year serving you and your family in real estate. Thank you in advance for recommending us to your family, friends and neighbours in 2026! Happy Holidays!