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I know that can sound like a vague answer, but in real estate, “it depends” is actually the most accurate way to describe what’s happening. The market doesn’t move in one big, simple direction. Instead, it shifts based on location, price range and buyer activity.

Let me show you what I mean.

In Oshawa, the average detached home sells for about $875,000. So, let’s look at how many homes are for sale at different price points.

Oshawa

Average detached price: $875,000

• $100,000 to $500,000: 14 homes for sale/5 sold
• $500,000 to $800,000: 147 homes for sale/49 sold
• $800,000 to $900,000: 79 homes for sale/33 sold
• $900,000 to $1,000,000: 66 homes for sale/23 sold
• $1,000,000-plus: 153 homes for sale/25 sold

If you’re shopping around the average price — say, $800,000 to $900,000 — you’ve got fewer homes to choose from, and competition is higher. In fact, 28 homes sold in this range last month, and they went for an average of $30,000 over asking.

But it’s a different story if you’re looking in the $1 million-plus range. More homes are available — 153 to be exact — but only 22 sold, and they sold for an average of $25,000 under the asking price. That means more room to negotiate for buyers.

Now let’s expand a bit and look at Whitby and Clarington.

Whitby

Average detached price: $1,065,000

• $900,000 to $1,000,000: 50 for sale/13 sold
• $1,000,000 to $1,100,000: 29 for sale/13 sold
• $1,100,000 to $1,250,000: 67 for sale/17 sold
• $1,250,000 to $1,500,000: 70 for sale/17 sold
• $1,500,000-plus: 61 for sale/5 sold

If you’re buying in the $1.1 million and up range in Whitby, the market’s on your side — lots of listings, slower sales.

Clarington

Average detached price: $910,000

• $900,000 to $1,000,000: 31 for sale/14 sold
• $1,000,000 to $1,100,000: 32 for sale/9 sold
• $1,100,000 to $1,250,000: 32 for sale/3 sold
• $1,250,000 to $1,500,000: 21 for sale/6 sold
• $1,500,000-plus: 46 for sale/1 sold

In Clarington, buyers will find more opportunity around the $1.1 million range — many listings and very few sales. On the other hand, sellers will likely have the easiest time under the $1-million mark, where more homes are moving.

You can see now why “it depends” is the honest answer. It really depends on your price point, where you’re buying or selling and how much activity is happening there.

For buyers: If you’re in a higher price range, you probably have more options and negotiating power.

For sellers: If you’re in or near the average price range, especially in a more competitive area, you may have the advantage of higher demand.

When you break the market down by price, you start to see the full picture — something I always encourage my clients (and even other agents) to do. It’s the most straightforward way to make smart, confident decisions.

There’s a saying in this business: “Let the data do the heavy lifting.” You don’t need to crunch the numbers yourself, but it’s important to understand what they mean for you.

Whether you’re thinking of buying or selling, make sure your agent is looking beyond the headlines and digging into the local numbers that actually matter to your situation.