David Kurt’s Weekly Market Summary

Latest public post · November 6, 2026

Four weeks before Sudbury goes quiet?

David Kurt · Lake City Realty

Hey Sudbury! Five Bullet Friday is back. A few ward results surprised me. Paul Lefebvre getting another term didn’t. I’d have liked to see more people vote, but I like having some continuity at City Hall with so much work underway downtown.

Meanwhile, in the part of my week that involves considerably more basements, I’m noticing a change. Some buyers are spending less time picturing Christmas morning in the living room and more time trying to figure out which seller will come down the furthest.

Taken off market includes cancellations, expiries and suspensions. Of the 48 in the latest week, 31 were month-end expiries and five had already relisted by Nov. 3.

1. Four houses. Four low offers.

A buyer came through one of our listings recently. He’d told his agent to make exceptionally low offers on four different houses and see which seller was the most desperate. I think that’s a pretty crazy way to shop for a home. He was falling in love with the deal he might get. The house could’ve been any one of the four.

That’s part of what sellers are up against, especially at first-time buyer prices. From what I’m seeing, the homes getting showings are the ones priced exceptionally well. Even then, a lot of offers are coming in well below asking.

2. I counted 77 homes between $250,000 and $400,000.

That’s how many I’d consider livable options for a first-time buyer. It’s exceptionally high compared with what I’m used to seeing, and more are coming on. My gut says maybe one in five of those homes sells before winter sets in, if we’re lucky. I wouldn’t be surprised to see a lot of the rest come back in spring.

3. I figure we’ve got about four weeks.

People are still looking. But try getting someone excited about a second showing after they’ve shovelled the driveway twice and it’s still coming down. Once winter settles in, a lot of buyers who can wait will wait. If I were selling, I’d pull up everything a buyer could go see in my price range this Saturday. That’s the competition I’d price against.

4. I think we’ll feel the rate hike more in spring.

Buyers were already pulling back before the Bank of Canada raised its rate. What I’m watching is what happens when spring buyers do the math. If borrowing costs are higher and more listings come back on the market, I can see buyers taking their time and prices staying under pressure. Bank of Canada rate decision

5. There’s a lot happening in downtown Sudbury.

There’s the residential conversion at Scotia Tower, the cultural hub at Tom Davies Square, the new event centre and plans for housing at the old hospital site. Will a shiny new event centre get people downtown on a Tuesday when there’s no game or concert? We’ll see. What makes me optimistic is the amount of work happening at once. City’s downtown plans

That’s it for this week, Sudbury.

David