38 Days on Market Tells You What the Price Hasn't
- Asking, May 10, 2026
- $649,900
- What I'd pay
- $620,000
- Against asking
- -4.6%
- Overall
- 5/10
My read
The market already voted on this one at $659,900 and the answer was no. At $649,900 it's still sitting 15% above the NE detached benchmark of $565,100 (that figure is the CREB quadrant aggregate; Saddle Ridge itself trades at a premium to that number given its school access and transit infrastructure, with area comps landing closer to [sold-price range removed: see the record of changes] for similar finished-basement detached) in a quadrant that has cooled 8.2% year-over-year and is carrying 4.22 months of supply. The updates are real and meaningful, but the price is still anchored to a market that no longer exists.
The play
Come in at $615,000 with a home inspection condition and a 30-day possession. The price history and DOM together suggest negotiating room exists. Your inspection focus should be the composite siding moisture points and the absence of AC. If inspection is clean, you have a well-maintained home at a number that reflects where the NE market actually is in April 2026, not where it was in 2022.
Corrections and record of changes
This read is dated and stays as it was published. Anything changed since, and why, is listed here.
- 26 September 2026. The first paragraph is back to the figures I used when I wrote this: the NE detached benchmark of $565,100, down 8.2% year over year, with 4.22 months of supply (CREB, April 2026, the latest report on 11 May). Automated site updates on 6 August and 1 September 2026 had swapped in later months’ figures ($563,900, then $560,500) and changed the percentage and supply numbers around them.
- 8 September 2026. The sold-price ranges I quoted from the board’s records (in two places) were removed. Pillar 9’s licence does not allow sold figures on a public page. My number, $620,000, did not change.
Listing photos courtesy of Ko Realty Ltd.. View the original listing on REALTOR.ca
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Each Take is my read on one listed home, dated and published before anyone knows how it ends. The read is never edited afterwards: corrections and the outcome are added underneath, right or wrong. How the checking works · Every call and how it turned out
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Listing brokerage: Ko Realty Ltd. (the brokerage I work with). Original listing on REALTOR.ca.
An opinion of value, not a formal appraisal or CMA, written from the listing, the photos and market data on the day shown. Verify everything before relying on it. Not intended to solicit clients currently under contract with another REALTOR®.
