The Most Common Question I Get: When Should I Sell?

What the Ottawa data actually shows in today’s market

Author

Cale Botha
February 12, 2026

Out of all the questions I get while door knocking, texting clients, or grabbing coffees around Ottawa, one comes up every single week:

"When's the best time to sell?"

Fair question. And honestly? The answer isn't as simple as "spring is best."

Let me show you what the Ottawa data actually says and what most homeowners miss.

When Do Most Homes Sell?

Looking at weekly sold listings over the past few years:

  • Sales pick up in late February

  • Peak between April and early June

  • Taper through summer

  • Slow way down November through January

So yes, spring sees the most buyer activity.

More buyers means more showings means better odds of strong offers.

But here's the thing: volume doesn't always mean the highest price.

When Are Prices Actually Strongest?

Here's where it gets interesting.

Average sale prices typically:

  • Climb through late winter

  • Peak in April, May, or early June

  • Stabilize in summer

  • Soften slightly in late fall

But early spring sometimes gives you more leverage than peak spring because:

  • Serious buyers are already searching

  • Inventory hasn't flooded the market yet

  • You're facing less direct competition

It's not just about when buyers are active.

It's about when buyers are active and competition is still low.

That window? Often opens earlier than people think.

What Most People Overlook

The best time to sell isn't just "spring."

It's when:

  • Buyer demand is rising

  • Inventory is still relatively tight

  • Your home is fully prepared

  • Pricing matches what's actually moving

For most Ottawa sellers, that sweet spot falls late February through early May.

But every neighbourhood behaves differently.

Sometimes listing before peak season creates stronger positioning than listing during peak saturation.

My Honest Take for 2026 Sellers

If you're thinking about selling this year, start prepping 60 to 90 days out, watch what's active in your immediate area, and see how fast similar homes are actually selling.

Spring is strong. But the smartest sellers focus on preparation, positioning, and competition levels. Not just the calendar.

There's a real difference between listing during peak demand and listing strategically ahead of peak competition. That difference shows up in both price and timeline.

If you want a quick snapshot of what's happening in your neighbourhood right now (absorption rates, competition, pricing) I'm happy to pull it for you. Takes me 10 minutes.

Just reply to this email.

Thank you!

Thank you for reading this week’s edition of my newsletter.

Sincerely,

Cale Botha

Cale’s Recent Awards

Nasby Knuckle Award 2025 - (Massive Door-knocking Achievement)

Top 5 Under 25 Years Old In Canada - EXIT REALTY

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