The August numbers point to a market that continued to slow seasonally, but the bigger story may be what happened to inventory.
Across the GTA, both sales and new listings were lower than a year ago, with listings falling much more sharply. TRREB reported 5,057 sales in August, down 2.1% year-over-year, while 12,075 new listings represented a 14.1% decline.
Durham Region showed a similar pattern month-over-month. Sales declined from July, but so did the number of new properties coming onto the market. At the same time, homes took longer to sell and the average sale price moved lower.
For buyers and sellers heading into the fall market, the question is becoming less about how August performed in isolation and more about what happens when activity returns in September.
Durham Region: Prices and Sales Move Lower
The average sale price in Durham Region was $819,569 in August, down 1.77% from $834,312 in July. Average days on market increased from 27 to 31 days, while the average sale-to-list price ratio remained at 98%.
Sales fell to 602 transactions, down 16.97% from July's 725 sales. However, new listings also dropped substantially, falling 17.22% to 1,423 new listings.
That combination is important. Buyer activity slowed in August, but sellers weren't flooding the market with additional inventory either.
If buyers return faster than new listings this fall, competition could begin to increase. If inventory rises faster than demand, buyers could maintain more of the negotiating power they've had throughout much of 2026.
Oshawa
Oshawa recorded one of the larger monthly price declines among the Durham municipalities we track.
The average sale price fell 5.90% from July to $652,775. There were 143 sales, down 19.21%, while new listings decreased 17.82% to 369.
The September numbers will be particularly important in determining whether August's price movement was largely a late-summer fluctuation or the beginning of a broader trend.
Whitby
Whitby moved in a different direction on price.
The average sale price increased 1.22% month-over-month to $905,123. Sales declined 8.51% to 129, while new listings fell 15.17% to 274.
With listings declining faster than sales, Whitby will be worth watching closely as the fall market gets underway.
Ajax
Ajax experienced a significant decline in activity during August.
The average sale price was $871,853, down 3.91% from July. Sales dropped 35.14% to 72 transactions, while new listings declined 24.23% to 172.
Both sides of the market slowed considerably, making September's return to more normal routines especially relevant when evaluating the direction of Ajax's fall market.
Pickering
Pickering was the only municipality among those tracked where sales increased from July.
The average sale price declined 1.64% to $935,490, while sales increased 7.14% to 105 transactions. New listings fell 16.60% to 216.
That combination — higher sales alongside fewer new listings — stands out from the broader August slowdown and could become significant if it continues into September.
Clarington
Clarington also experienced lower prices, sales and new inventory.
The average sale price declined 2.65% to $733,960. Sales fell 21.97% to 103, while new listings declined 15.59% to 249.
As with the rest of Durham Region, the next question is how quickly buyers and sellers return after summer.
What August Means for Buyers
August offered buyers less competition in many parts of Durham Region, with overall regional sales falling nearly 17% from July. Homes also took longer to sell, with average days on market reaching 31 days.
However, buyers shouldn't assume that automatically means more selection heading into fall. New listings also fell more than 17% month-over-month.
If September brings more buyers back into the market without a corresponding increase in inventory, some neighbourhoods and property types could become more competitive.
What August Means for Sellers
The average Durham Region home sold for approximately 98% of its asking price in August, unchanged from July, while average days on market increased to 31.
That makes pricing and positioning particularly important.
The market is not moving uniformly. Whitby prices increased while Oshawa, Ajax, Pickering and Clarington recorded monthly declines. Sales increased in Pickering but fell in the other municipalities tracked.
A Durham-wide average can provide context, but it cannot tell a homeowner exactly what is happening with their particular home, neighbourhood and price range.
The Number We're Watching This Fall
The key number heading into September is new listings relative to sales.
August's slowdown in sales was accompanied by an almost identical decline in new listings across Durham Region: sales fell 16.97%, while new listings fell 17.22%.
That means the fall market could shift depending on which side returns faster.
If listings rebound significantly while sales remain subdued, buyers should continue to have considerable choice. If buyer activity strengthens faster than inventory, negotiating conditions could begin to tighten.
September should give us the first meaningful indication of which direction the Durham Region fall market is taking.
If you're considering buying or selling in Durham Region this fall, looking at the numbers for your specific community, property type and price range can provide a much clearer picture than the regional average alone.
Posted by Dan Plowman on
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