As the summer market hits its stride, July brought a mix of momentum and adjustment to the Durham Region real estate landscape. Buyers continue to benefit from rising inventory levels, while sellers face a market that demands sharper pricing strategies and polished presentation. These trends reinforce the ongoing shift toward more balanced conditions, moving further away from the highly competitive seller’s market of recent years.

Across the region, both new listings and sales climbed year-over-year, giving buyers more choice and opportunities to negotiate. However, average prices have edged lower in many municipalities compared to last July, reflecting improved affordability and a market environment where strategic offers are gaining traction.

Here’s a detailed breakdown of how the Durham market performed this month.

MARKET OVERVIEW

July 2025 continued the region’s movement toward a more balanced real estate market in Durham Region. Sales rose 9.4% year-over-year, while new listings climbed 14.1%, expanding choice for buyers and easing some of the competitive pressure seen in recent years. The average selling price edged down 3.3% to $885,259, signaling improved affordability and a softening from last summer’s peak values. For sellers, success now hinges on accurate pricing and strong presentation, while buyers can approach the market with greater confidence and leverage in negotiations.

CITY-BY-CITY BREAKDOWN

• Oshawa

Oshawa’s housing market in July 2025 experienced a 6.5% increase in sales compared to last year, reaching 213 transactions, while new listings held nearly flat at 575. The average selling price declined 4.5% to $736,383, signaling improved affordability and creating opportunities for buyers to enter the market at more accessible price points. Months of inventory eased to 3.5, and homes sold more quickly, with days on market dropping to 22, reflecting healthy buyer activity. For sellers, this environment still rewards well-priced and well-presented listings, while buyers gain the advantage of more options and slightly reduced competition compared to past peak markets.  

• Whitby

Whitby’s market activity in July 2025 remained steady, with sales holding level year-over-year at 170 transactions despite a notable 26.9% increase in new listings. The average selling price rose 1.7% to $996,314, suggesting that well-positioned properties are still attracting strong offers even in a more competitive environment. Inventory levels, measured at 2.8 months, remain relatively tight, but a modest increase in days on market to 24 indicates buyers are taking slightly longer to make purchasing decisions. For sellers, this balance means pricing precision is essential, while buyers benefit from a broader selection without facing the urgency of past markets.

• Bowmanville

In Bowmanville, July saw stable sales volumes compared to last year, with 213 homes sold, but a 13.0% drop in new listings tightened supply. The average price eased 1.3% to $840,400, while dollar volume dipped 2.8%, reflecting measured buyer activity amid constrained inventory. Months of inventory fell to just 2.3, reinforcing its position as one of Durham’s more competitive submarkets, and homes sold faster on average, with days on market down to 37. This combination of steady demand and reduced supply favors sellers, but buyers who are well-prepared can still secure opportunities in a market where choice is limited.

CITY-BY-CITY COMPARISON

Listings Comparison

July 2025 saw divergent trends in new listings across Durham’s key markets. Whitby posted the most substantial year-over-year increase, with a 26.9% jump in new inventory, offering buyers a significantly wider selection than last summer. Oshawa remained stable, recording only a 0.2% dip in new listings, maintaining a consistent level of choice for purchasers. In contrast, Bowmanville (Clarington) experienced a notable 13.0% drop, tightening supply and potentially fueling greater competition for desirable properties in that area.

Sales Comparison

Sales activity reflected varying levels of buyer engagement across municipalities. Oshawa led in growth with a 6.5% year-over-year rise, demonstrating steady demand despite broader market shifts. Whitby’s sales held level with last July, suggesting that increased inventory has yet to translate into higher absorption rates. Bowmanville mirrored Whitby’s flat performance, with transactions holding steady, indicating a balanced interplay between supply constraints and buyer demand.

Average Price Comparison

Price trends diverged subtly among the three cities, underscoring the nuanced nature of the current market. Whitby stood out with a 1.7% increase in average selling price to $996,314, pointing to resilience in its upper-tier property segment. Oshawa, conversely, recorded a 4.5% decline to $736,383, reflecting improved affordability and potential opportunities for first-time buyers. Bowmanville saw a modest 1.3% dip to $840,400, suggesting stable valuations in the face of reduced supply.

MOI (Months of Inventory) Comparison

Inventory conditions varied notably, shaping the competitive landscape in each market. Bowmanville remained the most competitive with just 2.3 months of inventory, indicating a stronger tilt toward sellers. Whitby followed closely at 2.8 months, reflecting balanced yet still relatively tight conditions. Oshawa posted the highest MOI at 3.5, suggesting slightly more breathing room for buyers and a softer pace of market turnover compared to its neighbors.

Dollar Volume Comparison

Dollar volume trends revealed the combined impact of sales counts and price movements. Whitby led with $169.37 million in total sales value, a slight increase from last year, supported by steady sales and modest price growth. Oshawa followed closely with $156.85 million, edging up 1.8% year-over-year despite price declines, thanks to higher transaction counts. Bowmanville, with $147.07 million in volume, saw a 2.8% dip, reflecting the effect of both fewer listings and slightly lower average prices.

 Days on Market (DOM) Comparison

The speed of sales varied meaningfully across the region. Oshawa’s DOM fell 8.3% to just 22 days, highlighting brisk buyer activity. Bowmanville also saw an improvement, with DOM shortening by 7.5% to 37 days, indicating stronger absorption of available inventory. In contrast, Whitby’s DOM rose 9.1% to 24 days, suggesting buyers are taking more time to evaluate options in a market with rapidly expanding supply.

WHAT THESE MEAN FOR BUYERS AND SELLERS

For buyers, July’s market data reinforces a shift toward conditions that allow for more measured decision-making, especially in cities like Oshawa where inventory is higher and days on market are shorter. Whitby’s surge in new listings provides ample choice, giving buyers leverage to negotiate, though stable prices suggest quality properties still command strong offers. Bowmanville’s reduced supply means competition can be fierce, requiring buyers to act decisively when the right home appears. Across all markets, the slight decline in average prices improves affordability, while consistent sale-to-list ratios indicate that fair, strategic offers are more likely to succeed than aggressive low bids. This environment rewards preparation, market awareness, and the willingness to move quickly when opportunities align.

For sellers, the data highlights the growing need for strategic positioning in a more balanced market. In Whitby, increased competition from higher inventory levels makes pricing accuracy and standout presentation essential to capturing buyer interest. Oshawa’s steady demand and quicker sales pace offer an opportunity for well-prepared listings to secure strong results, even with softened prices. Bowmanville’s lower inventory keeps conditions favorable for sellers, but buyers’ heightened sensitivity to value means overpricing can quickly push a home out of contention. Across the region, success will hinge on working closely with experienced agents to leverage current market trends, target the right buyer segments, and adapt quickly to shifting conditions.

WHAT JULY 2025 REVEALS ABOUT THE DURHAM REGION MARKET

July 2025 highlighted Durham Region’s ongoing shift toward a more balanced real estate environment, with more homes available and steady buyer demand. New listings grew across the region, giving buyers greater choice and easing the urgency that defined past markets. Sales activity remained healthy, supported by improved affordability and stable borrowing conditions, while average prices adjusted slightly from last summer’s levels. Market conditions varied by community—Bowmanville remained one of the more competitive areas, Whitby offered an expanded selection of properties, and Oshawa provided a blend of accessibility and healthy turnover. Overall, the region is showing signs of stability, where well-informed buyers and strategically minded sellers can both achieve their goals.

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As the summer market gets underway, June brought a mix of evolving trends to the Durham Region real estate landscape. Buyers are gaining more leverage with growing inventory levels, while sellers are seeing increased competition that requires strategic pricing and staging. This shift signals a continued move away from the intense seller’s market conditions of previous years.

Throughout Durham, inventory has expanded year-over-year, and while sales activity has slowed modestly, the number of listings continues to grow—providing more options and flexibility for buyers. At the same time, average prices across several municipalities have adjusted slightly downward compared to last year, suggesting a more balanced market where negotiation is once again becoming a central part of the transaction process.

Here’s a detailed breakdown of how the Durham market performed this month.

MARKET OVERVIEW

June 2025 marked a noticeable shift toward a more balanced real estate market in Durham Region. With sales down 6.8% year-over-year and active listings up significantly, buyers now have greater selection and more room to negotiate. The average selling price declined to $891,662, reflecting a normalization from the heightened prices seen last year. For sellers, this means strategic pricing and presentation are critical; for buyers, it’s an opportune moment to enter the market with more confidence and less urgency.

CITY-BY-CITY BREAKDOWN

• Oshawa

Oshawa’s market activity moderated in June with 144 homes sold and 278 new listings entering the market. The average sale price of $764,501 highlights the city’s continued affordability within Durham Region. With 4.3 months of inventory and an average of 21 days on market, buyers had increased negotiating power. Sellers, meanwhile, needed sharp pricing strategies to stay competitive in this shifting landscape.

• Whitby

Whitby remained one of Durham’s strongest-performing markets in June, recording 189 sales alongside 326 new listings. The average sale price reached $961,292, maintaining its position as one of the region’s higher-value areas. With just 2.7 months of inventory and homes selling in an average of 19 days, demand continued to outpace supply. Sellers benefited from swift transactions, while buyers needed to act decisively on well-priced properties.

• Bowmanville

Bowmanville’s housing market saw a cooler pace in June with 144 homes sold and 300 new listings brought to market. The average sale price settled at $807,960, offering a balanced blend of affordability and value for buyers. With 3.1 months of inventory and homes selling in an average of 15 days, well-presented properties moved quickly. Buyers had more options than last year, but competitive pricing remained key for motivated sellers.

CITY-BY-CITY COMPARISON

Listings Comparison

Listing activity across Durham Region rose modestly in June, with most cities seeing an uptick in new inventory compared to the same time last year. Whitby and Oshawa led the way with notable increases, offering buyers a broader selection of homes. Bowmanville saw a slight decline in new listings, though overall supply remained healthy. This growing inventory signals a shift toward a more balanced market, easing pressure on buyers.

Sales Comparison

Sales activity in Durham Region softened in June, with all major cities experiencing year-over-year declines. Oshawa and Bowmanville both saw sales drop by over 20%, while Whitby had a more modest decrease. This slowdown reflects a market where buyers are taking more time to evaluate options amid rising inventory. Despite the dip, well-priced homes continued to attract strong interest and firm offers.

Average Price Comparison

Average home prices across Durham Region continued to adjust in June, reflecting a more balanced and competitive market. Oshawa and Bowmanville saw moderate year-over-year price declines, reinforcing their appeal to budget-conscious buyers. Whitby maintained the highest average price among the three, though it too experienced an 8% dip from last year. These shifts indicate increased affordability and strategic opportunities for both buyers and sellers.

MOI (Months of Inventory) Comparison

Months of Inventory (MOI) rose across all key Durham cities in June, signaling a shift away from the tight seller's market conditions of prior years. Oshawa saw the highest MOI at 4.3, indicating more available supply and slower turnover. Bowmanville followed at 3.1, while Whitby maintained tighter conditions at 2.7 months. This upward trend gives buyers more leverage, while sellers must position their homes competitively to attract offers.

Dollar Volume Comparison

Total dollar volume declined across Durham Region in June, driven by both lower sales activity and softening average prices. Oshawa and Bowmanville experienced the sharpest year-over-year drops, each down over 25%, while Whitby showed a more moderate 18% decrease. These reductions reflect the broader market shift toward stabilization and affordability. For sellers, it underscores the importance of strategic pricing to maintain strong market presence.

 Days on Market (DOM) Comparison

Days on Market (DOM) in June highlighted a shift in buyer behavior, with properties generally taking longer to sell compared to last year. Oshawa experienced the biggest increase, rising to 21 days from 15, while Whitby and Bowmanville saw slight improvements with DOM decreasing to 19 and 15 days respectively. These variations suggest that while some markets are cooling, well-priced and well-presented homes still attract swift interest. Sellers should be prepared for longer listing periods in more competitive areas.

WHAT THESE MEAN FOR BUYERS AND SELLERS

For buyers, the June market brought expanded inventory, reduced competition, and more time to make informed decisions. With average prices adjusting downward and MOI increasing, conditions are more favorable for negotiating price and terms especially in markets like Oshawa and Bowmanville. Steady interest rates also make this a strategic time to secure financing and enter the market with confidence.

For sellers, success now hinges on accurate pricing, strong property presentation, and proactive marketing. Homes that are move-in ready and priced according to local comparables are still selling quickly especially in high-demand areas like Whitby. However, with buyers gaining leverage, it's essential to differentiate your property from the growing competition. Partnering with a knowledgeable local REALTOR® is key to navigating these evolving conditions.

WHAT APRIL 2025 REVEALS ABOUT THE DURHAM REGION MARKET

June 2025 confirmed a market in transition, shifting steadily from the frenzied pace of previous years to a more balanced and opportunity-driven environment. Inventory growth across Durham Region has empowered buyers, while modest declines in average prices signal an easing of upward pressure. Although sales volume has dipped, demand remains healthy for well-priced, quality homes, particularly in established communities like Whitby. Overall, the region is entering a more sustainable phase, offering strategic advantages for both buyers seeking value and sellers ready to position their properties competitively.

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Spring has sprung and so has the housing activity across Durham Region. While inventory is climbing and prices remain steady, the pace of sales is showing signs of cooling compared to last year. Buyers have more choice than they’ve had in recent years, and sellers are adjusting to a more balanced playing field.

Let’s break down what’s really happening across the region.

MARKET OVERVIEW

In April 2025, Durham Region's housing market showed signs of rebalancing with a 58% increase in active listings and an 18% rise in new listings compared to last year. Sales dropped 19%, and the average home price declined slightly to $913,500, down just 3.2% year-over-year. With inventory up and homes taking slightly longer to sell, the market is shifting toward more balanced conditions. 

The market is shifting toward balance: more inventory, longer listing times, and slight price adjustments.

CITY-BY-CITY BREAKDOWN

• Oshawa

Oshawa’s market softened slightly this April, with sales dropping to 204 and the average price landing at $796,574. Despite the dip in activity, new listings and active inventory both increased, offering buyers more choice while sellers still enjoyed a strong 102% sale-to-list price ratio.

• Whitby

Whitby saw 204 homes sold in April at an average price of $941,442, down from last year’s $1.04M. While prices moderated, inventory levels rose and homes continued to sell quickly—averaging just 18 days on the market.

• BOWMANVILLE

Bowmanville had the highest number of new listings at 711 and matched Oshawa and Whitby in total sales (204), but with a slightly lower average price of $855,858. With months of inventory rising to 3.2 and days on market holding steady at 18, the area is showing signs of becoming more balanced between buyers and sellers.

CITY-BY-CITY COMPARISON

Listings Comparison

In April 2025, new listings in Oshawa, Whitby, and Bowmanville all increased compared to the same period last year. Oshawa rose from 353 to 390 listings, while Whitby saw a modest jump from 433 to 456. Bowmanville recorded the most significant increase, climbing from 641 to 711 listings—adding even more inventory to the region’s most active submarket.

Sales Comparison

In April 2025, sales activity declined across Oshawa, Whitby, and Bowmanville compared to the same time last year. Oshawa dropped from 248 to 204 sales, while Whitby declined from 273 to 204. Bowmanville also saw a slowdown, with sales falling from 280 to 204—signaling a more cautious buyer pool across the board.

Average Price Comparison

Average home prices softened year-over-year in all three cities. Oshawa dipped slightly from $806,637 to $796,574, while Whitby declined more significantly from $1,042,555 to $941,442. Bowmanville followed with a moderate drop, falling from $876,319 to $855,858—reflecting a market where increased supply is tempering price growth.

MOI (Months of Inventory) Comparison

Months of Inventory rose year-over-year in all three markets, indicating improving conditions for buyers. Oshawa moved from 2.5 to 3.1 months, and Whitby increased from 2.5 to 2.9. Bowmanville recorded the highest increase, climbing from 2.3 to 3.2—marking the closest shift toward a balanced market among the three.

Dollar Volume Comparison

Total dollar volume also declined in April 2025 compared to April 2024. Oshawa fell from an estimated $190.6 million to $162.5 million, and Whitby dropped from $177.8 million to $139.3 million. Bowmanville saw the sharpest decrease, going from $891.3 million to $702.5 million—driven by fewer sales and slightly lower prices.

 Days on Market (DOM) Comparison

Homes took slightly longer to sell in April 2025 than they did the previous year. Oshawa’s DOM increased from 16 to 18 days, while Whitby rose from 17 to 18 days. Bowmanville remained nearly steady, ticking up from 17 to 18 days—showing a subtle shift in buyer urgency.

WHAT THESE MEAN FOR BUYERS AND SELLERS

For buyers, the increase in both new and active listings means more selection and slightly less pressure. With homes staying on the market a little longer and prices stabilizing, there’s more room to negotiate—especially in areas like Bowmanville, where inventory has grown the most. While interest rates remain a factor, the current market gives buyers a chance to make more informed decisions without the frenzy of last year.

For sellers, properties are still moving at strong sale-to-list ratios, but expectations need to be adjusted. Overpricing in this market could lead to longer days on market or missed opportunities, as buyers now have alternatives. Sellers who invest in preparation and pricing strategically can still take advantage of solid demand—especially in mid-range and move-in-ready segments.

WHAT APRIL 2025 REVEALS ABOUT THE DURHAM REGION MARKET

The Durham Region real estate market in April 2025 is showing continued signs of moderation as the gap between supply and demand begins to widen. While average prices in Oshawa, Whitby, and Bowmanville have dipped slightly compared to the previous year, the more notable trend is the sharp rise in new and active listings paired with a decline in sales. This shift suggests that both buyers and sellers are approaching the market with greater caution, likely influenced by lingering economic uncertainty and interest rate sensitivity. Even so, properties are still selling at solid prices, with sale-to-list ratios remaining around 102%, showing that demand is still present—especially for well-priced and move-in-ready homes.

Bowmanville (Clarington) continues to lead in inventory growth, offering buyers more choice while maintaining competitive pricing. Although total dollar volumes declined across all three cities, the drop reflects fewer sales rather than a collapse in value. With homes taking slightly longer to sell and Months of Inventory increasing, buyers now have more time to consider their options without the urgency of previous years. For sellers, this evolving landscape calls for a strategic approach—homes that are well-prepared and priced in line with current conditions can still attract strong offers. The market may be shifting, but opportunity remains on both sides of the transaction.

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Welcome to your March 2025 snapshot of the Durham Region real estate market. This month reflected a changing rhythm in buyer and seller behavior: fewer listings, slower movement, but prices holding firm in most areas.

Let’s dive into the numbers that matter.

MARKET OVERVIEW

While the average price dipped slightly, inventory and time on market increased, and both sales and dollar volume fell. Sellers still hold leverage (SP/LP at 101%), but buyers are showing more caution.

The market is slightly cooler compared to last year, but seller leverage remains high with homes still selling over list price.

CITY-BY-CITY BREAKDOWN

• Oshawa

Year-over-Year: Oshawa's average price is slightly down from ~$806,000 in March 2024, with steady demand and time on market unchanged.

• Whitby

Year-over-Year: A mild dip from ~$1,033,707 last March. Activity remains strong and balanced with listings matching sales.

• BOWMANVILLE

Year-over-Year: Bowmanville stands out with a price increase from ~$848,344 in March 2024. Demand remains high.

CITY-BY-CITY COMPARISON

Listings Comparison

In March 2025, new listings in Oshawa, Whitby, and Bowmanville all dropped compared to the same time last year. Oshawa saw a dip from 145 to 118, while Whitby fell slightly from 320 to 302. Bowmanville experienced the largest decline, dropping from 633 to 506 listings—a 20% decrease in available inventory.

Sales Comparison

Sales activity slowed across all three cities. Oshawa recorded 112 sales in March 2025, down from 158 the previous year. Whitby and Bowmanville followed suit, dropping to 302 and 506 sales respectively—indicating a more cautious buyer pool.

Average Price Comparison

Average home prices softened in Oshawa and Whitby but grew in Bowmanville. Oshawa’s average price declined to $769,748 from around $806,000, while Whitby dipped slightly to $1,008,786. In contrast, Bowmanville rose to $893,731—showing resilience in that submarket.

MOI (Months of Inventory) Comparison

Months of Inventory (MOI) increased slightly in all cities, suggesting homes are taking longer to sell. Oshawa and Whitby both climbed from 2.5 to 3.3 months, and Bowmanville ticked up from 2.3 to 3.0. These shifts hint at a slow pivot toward market balance.

Dollar Volume Comparison

Total dollar volume transacted declined across the board. Oshawa dropped from $69.6M to $60.1M, and Whitby followed with a slide from $112.9M to $104.2M. Bowmanville saw the steepest reduction, falling from $150.6M to $141.6M in March.

 Days on Market (DOM) Comparison

Homes are staying on the market slightly longer than last year. Oshawa ticked up from 15 to 16 days, Bowmanville from 17 to 18, while Whitby remained steady at 17. This suggests a bit more breathing room for buyers—but not by much.

WHAT THESE MEAN FOR BUYERS AND SELLERS

Buyers: There’s a bit more breathing room than last year—but don’t wait too long. Inventory is still tight and properties are selling quickly.

Sellers: Demand remains strong. If your home is priced right, it can still go over asking—especially in sought-after areas like Whitby and Bowmanville.

WHAT MARCH 2025 REVEALS ABOUT THE DURHAM REGION MARKET

The Durham Region real estate market in March 2025 is showing signs of stabilization after the aggressive pace of the past few years. While the average price dipped slightly year-over-year, the bigger story is the simultaneous drop in both sales and new listings across Oshawa, Whitby, and Bowmanville. This suggests that both buyers and sellers are approaching the market with more caution—likely due to continued economic uncertainty and interest rate sensitivity. However, properties are still selling quickly and at strong prices, with most cities recording sale-to-list price ratios at or above 100%. The increase in Months of Inventory (MOI) and slightly longer Days on Market (DOM) also hint at a slow shift toward more balanced conditions, though we are still firmly in a seller’s market territory.

One standout this month is Bowmanville (Clarington), which saw an increase in average sale price year-over-year, bucking the regional trend. This signals that demand remains strong in certain pockets, particularly in areas perceived as offering better value relative to the rest of the GTA. While total dollar volumes declined across all three cities—indicating fewer or lower-value transactions—the underlying competitiveness remains. Buyers may have a bit more breathing room than last year, but they still need to act quickly on well-priced homes. For sellers, this is a moment to be strategic: homes that show well and are priced appropriately can still attract multiple offers. The market may be shifting, but opportunities remain strong on both sides.

Need help navigating this market?
 Reach out today to book a free strategy session tailored to your real estate goals. Contact Us!