I promise this post contains zero pie charts, zero jargon, and absolutely no expectation that you’ll need a calculator.
Now, let’s talk about something that comes up a lot:
Someone recently said to me, “There are so many homes for sale right now—it’s clearly a buyer’s market, right?”
And my answer (which always feels a little like I’m dodging the question) was: “It depends.”
Before you roll your eyes or wander off to scroll cat videos, hear me out. “It depends” might sound like a non-answer, but when it comes to real estate, it’s probably the most honest three-word phrase I can give you.
The truth is, the market is like your favourite buffet—there’s a little something for everyone, but where you go and what you choose makes all the difference. So let’s break it down in a way that doesn’t require a spreadsheet and won’t make you want to lie down.
The Scoop on Oshawa
Now, if you’re hoping to snag a place between $800K and $900K, you’re right in the middle of the action. There are 79 homes for sale in that range—but here’s the kicker: 28 of them sold last month, and they sold for an average of $30,000 over the asking price. That’s not exactly “buyer’s market” behavior.
Now let’s say you’re shopping at $1 million or more. There are 153 homes on the market—but only 22 sold, and they went for an average of $25,000 under asking. Translation: less competition, more negotiation power. Buyers in the higher-end market have more breathing room, while average-priced homes are like trying to grab the last parking spot at Costco on a Saturday.
Meanwhile, in Whitby and Clarington…
Let’s zoom out a little and see what’s happening in our nearby neighbourhoods.
Whitby’s average detached home is priced around $1,065,000. Here’s the quick and painless version:
- Around $1.1M–$1.25M, there are a lot of homes for sale (67), and 17 sold last month.
- At $1.5M+, there are 61 homes listed, but only 5 sold. Ouch.
- On the flip side, the $1M–$1.1M range saw 13 sales out of just 29 listings. That’s pretty active.
Bottom line for Whitby: If you’re buying above the $1.1M mark, you’ve got room to play. If you’re selling in the $1.1M–$1.25M range, you’re in a solid position.
Now, Clarington—where the average detached price is around $910,000—is showing a similar trend.
- In the $900K–$1M range, 14 of 31 homes sold.
- But from $1.1M–$1.25M? Only 3 out of 32 sold.
- And above $1.5M? A grand total of one home sold out of 46. That’s… lonely.
Translation: Buyers in the $1.1M+ range are spoiled for choice. Sellers in the lower price points are seeing more action.
So… Who Has the Power Here?
If you’re still wondering if it’s a buyer’s market or a seller’s market, here’s the answer you didn’t want but need to hear again: it depends.
It depends on where you’re looking.
It depends on what you’re selling.
It depends on your price range, the competition, and the trends for that specific slice of the market.
Sellers in the mid-price zones (especially in Oshawa and Clarington) are in demand. Buyers looking in the higher price brackets can negotiate more comfortably. Everyone else? Well, it’s about understanding what part of the buffet you’re browsing.
Final Thoughts (With No Brain Freeze)
There’s a saying in this business: “Let the data do the heavy lifting.” That doesn’t mean you have to become a data analyst. That’s my job. But you do want your agent to go beyond headlines and social media noise to tell you what’s really going on—in your neighbourhood, in your price range, and in real time.
So if you’re thinking of jumping into the market, whether you’re buying, selling, or just curious—reach out. I’ll help you navigate the numbers without making your eyes glaze over.
Lindsay Smith
Real Estate Broker – Keller Williams Energy
lindsay@buyselllove.ca | buyselllove.ca
Helping people move smart for 39 years—and counting.
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