The real estate market in December 2025 looks very different for Sellers than the market we experienced in 2022. Interest rates are higher, job security has softened, immigration has slowed, and inventory has increased dramatically. What was once a strong Seller’s market has shifted decisively into a Buyer’s market. Days on Market (DOM) have more than doubled, and multiple‑offer situations—once routine—are now rare. In 2022, I had a property receive 14 offers, four of them unconditional. That is certainly not today’s reality.
What does this mean if you’re a Seller?
Today’s conditions strongly favour Buyers. Properties no longer sell in a week, and they certainly don’t sell over asking by default. Prices have declined. For example, the average sale price in Northumberland dropped to $671,436 (Nov 2025) from $876,448 (Nov 2021)*. That earlier number may be slightly inflated, as properties over $1,000,000 have struggled to sell in recent years, but the trend is clear.
Inventory has also changed dramatically. In November 2021, there were 76 active listings. In November 2025, that number jumped to 622*. Competition has increased substantially, and Sellers must adjust their expectations accordingly.
If you’re selling—or planning to—here are some practical suggestions
Your goal is to make your home stand out in a crowded market. A few cost‑effective improvements can make a meaningful difference:
• Fresh paint, done properly, goes a long way.
• Keep driveways and walkways clear in winter, including the back deck. Buyers need to experience the space, not just see it.
• Bright lighting helps every room feel more inviting.
• Reduce clutter—a good stager can help you distinguish between “lived‑in” and “overwhelming.”
• Clean the garage and basement; these areas matter more than many Sellers realize.
• Avoid major renovations unless absolutely necessary. Kitchens and bathrooms can add value, but rarely return 100% of the investment.
• Replace old flooring if it’s worn or dated. New flooring can transform a space at a reasonable cost.
• Look for deals at Home Depot, Home Hardware, and Bryan’s Farm Auction.
Choosing the right listing Realtor
Please interview more than one Realtor. Different perspectives can help you better understand your home’s value and what you can do to improve your chances of a successful sale.
Most importantly: use a local Realtor.
Local agents understand:
• Your neighbourhood
• Your competition
• Rural and small‑town considerations
• Wells, septics, and other features that can intimidate out‑of‑area buyers
I don’t necessarily agree with it, but I understand why many local agents hesitate to show listings from out‑of‑town Realtors. That’s a whole separate discussion.
During the listing presentation, evaluate how each Realtor plans to market your property. Ask:
• What services are included?
• Do they cover staging?
• Will they be present for showings?
• Will they host open houses?
• What do they do beyond filling out paperwork and waiting for offers?
Setting the listing price
This is one of the most important decisions you’ll make. While the Realtor provides guidance, you ultimately set the price.
In today’s Buyer’s market, you cannot list high and expect the market to push the price upward. With so much competition, pricing correctly from day one is critical. Most activity happens in the first 14–20 days.
There isn’t a statistic that definitively states what Buyers look at first, but we do know:
• 51% of Buyers search for properties they can afford (Royal LePage)
• 65% of first‑time Buyers paid the maximum they could afford (CMHC)
Price is the first filter.
One of the worst things you can do is list high and then reduce the price a few weeks later. Buyers immediately assume something is wrong with the property.
How to set the right price
Start with comparables:
• Active listings show what Sellers hope to get.
• Sold listings show what the market is actually willing to pay.
Sold comparables are the most reliable indicator of value. If an agent avoids using sold data, that’s a red flag.
It can be difficult if you were hoping for a certain profit and the sold comparables don’t support it. But choosing the agent who promises the highest price is rarely the best long‑term decision. Once your home is listed, it’s other Realtors who bring the Buyers.
Understanding commission
Some companies offer a flat‑fee MLS listing instead of a commission. These are FSBO (For Sale By Owner) listings. You pay upfront, and the company provides no service beyond posting your listing. You handle everything: showings, negotiations, paperwork, and problem‑solving.
RECO statistics show that FSBOs sell for 7–16% less on average than properties listed with a Realtor. I’ve sold a property privately myself—I never did it again.
FSBOs also receive less attention from Realtors. Why show a property when there’s no commission? If a Buyer’s agent brings an offer, they will ask for 2–2.5% commission. If the Seller refuses, the Buyer may walk away. There are also legal restrictions preventing Buyers from bypassing their agent to make a private deal.
Commissions are often the most contentious part of a listing. In our area, the standard is 5%, though some list at 4%. Many agents will not show properties offering reduced commission. Showings drive sales, and anything that reduces showings reduces your chances.
Commissions may seem high, but when Realtors protect your sale, navigate issues, and negotiate on your behalf, they earn it.
My personal approach
I attend every showing on my listings. It’s my job to help sell your home—not just wait for someone else to do it. The Buyer’s agent wants to sell a house, not necessarily your house.
Being present allows me to:
• Answer questions immediately
• Provide accurate information
• Gauge Buyer interest firsthand
• Ensure nothing is missed or misunderstood
Some agents aren’t used to the listing agent being present, but I believe it’s part of providing full service.
I love to talk Real Estate. I will answer questions with no obligation.
Sincerely; Eric Tippelt, Realtor with Coldwell Banker RMR Real Estate Brokerage. 905 269 0422
* data is from Central Lakes Association of Realtors