Canadian Housing Market Report
*Seasonally Adjusted
Note: Data sourced from the Canadian Real Estate Association (CREA)
Canadian Housing Market Data for January 2026
Canada Real Estate Market Trends
Average Home Prices by Province (January 2026)
Provincial Average Home Sale Prices
Canada
Canada’s housing market began 2026 with prices continuing to normalize, as sales cooled and affordability constraints persisted in several of the country’s largest markets. The national average home price fell to $652,941, down 3.0% month-over-month and 2.6% lower than a year earlier.
The national benchmark home price declined for the eighth consecutive month to $658,300, down 0.3% from December 2025 and 4.9% lower year-over-year, reinforcing that the price reset seen through late 2025 carried into the new year.
Market Insights for January 2026
| Sales | -12.5% Year-over-Year |
| New Listings | +7.3% Month-over-Month |
| Active Listings | +4.5% Year-over-Year |
Note: Sales are seasonally adjusted
Nationally, 36,186 homes were sold in January 2026 on a seasonally adjusted basis, down 5.8% from December 2025 and 12.5% below last year’s level. New listings were up 7.3% month-over-month nationwide, although market activity was down in Ontario, which the Canadian Real Estate Association (CREA) had attributed to a historic winter storm that hit major Ontario markets in January.
Provincial Price Record Breakers for January 2026
| Quebec | 🏆 | Record-Breaking Benchmark ($535,000) Price |
Quebec reached an all-time high in its benchmark home price in January 2026, hitting $535,000.
Benchmark Home Prices by Province (January 2026)
| Province | January 2026 Benchmark Home Price | Monthly Change (%) | Annual Change (%) |
|---|---|---|---|
| British Columbia | $886,200 | -0.9% | -4.9% |
| Ontario | $745,800 | -0.5% | -7.0% |
| Quebec | $535,000 | 1.0% | 7.1% |
| Alberta | $499,300 | 0.1% | -3.1% |
| Nova Scotia | $417,700 | 1.1% | 0.6% |
| PEI | $371,700 | -0.4% | 1.7% |
| Saskatchewan | $359,500 | 0.1% | 5.6% |
| Newfoundland | $334,000 | -0.3% | 9.7% |
| New Brunswick | $329,400 | -1.4% | 4.8% |
| Canada | $658,300 | -0.3% | -4.9% |
Benchmark Prices Across Canada
Benchmark prices were mixed month-to-month across provinces in January 2026, while year-over-year gains remained concentrated in Atlantic Canada. Nationally, the benchmark fell 0.3% month-over-month and is now 4.9% lower than a year earlier.
Annual benchmark declines remain most pronounced in Ontario (-7.0%) and British Columbia (-4.9%), with Alberta also in negative territory (-3.1%). Meanwhile, Newfoundland (+9.7%), Quebec (+7.1%), and Saskatchewan (+5.6%) continue to post strong year-over-year gains, while New Brunswick (+4.8%) also remained positive on a benchmark basis.
Months of Supply
Months of supply fell to 4.9 months nationally in January 2026, signalling that overall inventory remains relatively tight despite softer sales. However, conditions vary widely by region.
PEI (10.5 months) and British Columbia (9.8 months) posted the highest supply levels, pointing to more buyer-friendly dynamics, while Alberta (3.8 months) and Canada overall (4.9 months) remained comparatively tighter.
Ontario (6.0 months), Quebec (6.6 months), and Nova Scotia (6.7 months) sat in the middle range, suggesting more balanced conditions, yet still buyer’s markets, where buyers have improved selection versus late 2025.
Months of Supply
| Jurisdiction | January 2026 Months of Supply |
|---|---|
| Canada | 4.9 months |
| PEI | 10.5 months |
| British Columbia | 9.8 months |
| Nova Scotia | 6.7 months |
| Quebec | 6.6 months |
| Ontario | 6.0 months |
| Newfoundland | 5.8 months |
| New Brunswick | 5.5 months |
| Saskatchewan | 4.9 months |
| Alberta | 3.8 months |
Note: Calculated as actual active listings/actual sales for the month
Today's Mortgage Rates
| 1-Year Fixed | 2-Year Fixed | 3-Year Fixed | 4-Year Fixed | 5-Year Fixed | 5-Year Variable | |
|---|---|---|---|---|---|---|
| Lowest Rates | % | |||||
| Average Rates (10 Lenders) | 5.21% | 4.82% | 4.35% | 4.47% | 4.33% | 4.01% |
| 30-Days Change of Average Rates | -7 bps lower | -4 bps lower | -2 bps lower | 0 bps higher | -4 bps lower | -1 bps lower |
| Term | Lowest Rates | Average Rates (10 Lenders) | 30-Days Change of Average Rates |
|---|---|---|---|
| -Year Fixed | % | 5.21% | -7 bps lower |
| -Year Fixed | % | 4.82% | -4 bps lower |
| -Year Fixed | % | 4.35% | -2 bps lower |
| -Year Fixed | % | 4.47% | 0 bps higher |
| -Year Fixed | % | 4.33% | -4 bps lower |
| undefined-Year Variable | % | 4.01% | -1 bps lower |
The basket of 10 lenders includes: , BMO, TD, Scotiabank, RBC, National Bank, Desjardins, nesto, Tangerine, First National.
Regional Analysis
Ontario
Ontario's housing market cooled further in January 2026. The average home price fell 2.8% month-over-month to $778,102, leaving prices 6.4% lower than a year earlier. The benchmark price declined 0.5% to $745,800, now 7.0% below last year’s level.
Ontario home sales dropped to 7,737, down 12.1% from December 2025 and down 15.6% year-over-year, while the SNLR fell to 32% from 74% in December 2025, reflecting a seasonal rebound in new listings alongside weaker demand.
The average home sold price in the GTA was $973,289 in January 2026, representing a decrease of 6.5% year-over-year and 3.3% month-over-month to its lowest since January 2021. It’s also the first time it has been below $1 million in the five years since then. Meanwhile, the GTA’s benchmark home price is down 8.0% year-over-year to $936,100, also the lowest since January 2021.
GTA home sales are down 19.9% year-over-year, with 3,082 transactions in January 2026. The GTA had 5.8 months of supply in January 2026, indicating a buyer’s market.
British Columbia
Home prices in British Columbia's housing market softened again in January. The average home price declined 2.9% month-over-month to $924,239 and was 1.9% lower than a year earlier. The benchmark price decreased 0.9% month-over-month to $886,200, leaving the benchmark 4.9% lower year-over-year.
Home sales in BC fell to 3,314, down 22.4% from December 2025 and down 22.9% year-over-year. Greater Vancouver's average home price for January 2026 was $1,210,684, managing to remain up 0.2% year-over-year.
Quebec
Quebec remained one of Canada’s stronger markets on a year-over-year basis in January 2026, even as prices eased from December. The average home price was $538,121, down 2.5% month-over-month but still up 5.5% year-over-year. The benchmark price rose to $535,000, up 1.0% monthly and 7.1% higher year-over-year. Sales totalled 5,094, down 13.2% from December 2025 and down 12.4% year-over-year.
The Montreal housing market saw its average home price rise 5.0% annually to $651,066 for January 2026. Quebec City’s average home price was $461,034 in January 2026, down 3.8% month-over-month but up 4.8% year-over-year. Sales in Quebec City were 522 for January 2026, down 21.3% from December 2025 and down 17.8% year-over-year.
The Prairies
Alberta
Alberta’s housing market held essentially flat in January 2026, rising 0.1% month-over-month to $513,162 and up 2.0% year-over-year. The benchmark price ticked up to $499,300 (+0.1% monthly) but remained 3.1% lower than a year ago. Sales were 3,637 (down 1.2% month-over-month and down 19.0% year-over-year), with 7,737 new listings.
Average home prices in Calgary was at $618,270, up 2.2% year-over-year, while Edmonton home prices had a 2.4% annual increase to $448,761. Calgary home sales are down 15% year-over-year, while Edmonton home sales are down 28% year-over-year.
Saskatchewan
Saskatchewan’s average price was $333,574 in January 2026, down 0.4% month-over-month and up 7.4% year-over-year. The benchmark price was $359,500, up 0.1% monthly and 5.6% higher year-over-year. Sales fell to 712, down 10.1% from December and 8.0% year-over-year, with an SNLR of 57%.
Saskatoon’s average home price rose to $414,984 in January 2026, up 2.4% month-over-month and 6.0% year-over-year. Sales were 307, down 5.8% from December 2025 and down 6.0% year-over-year.
Regina’s average home price was $315,420 in January 2026, down 9.5% month-over-month but up 5.0% year-over-year. Sales were 208, down 4.6% from December 2025 and down 6.0% year-over-year.
Atlantic Canada
Nova Scotia
Nova Scotia’s average home price declined seasonally in January 2026, falling 9.2% month-over-month to $435,387 and down 3.1% year-over-year. The benchmark price increased to $417,700 (+1.1% monthly) and was 0.6% higher than a year earlier. Sales totalled 496, down 18.3% from December 2025 and down 10.3% year-over-year.
In Halifax’s housing market, the average price was $569,778 in January 2026, down 4.5% month-over-month and up 5.6% year-over-year.
Prince Edward Island
PEI’s average home price rose to $417,830 in January 2026, up 5.8% month-over-month and 11.2% year-over-year. The benchmark price edged down to $371,700 (-0.4% monthly) but was 1.7% higher year-over-year. Sales were 88, down 37.6% from December 2025 and down 20.7% year-over-year.
New Brunswick
New Brunswick’s average home price was $329,850 in January 2026, up 0.8% month-over-month. On a benchmark basis, New Brunswick’s benchmark home price was $329,400, down 1.4% month-over-month but up 4.8% year-over-year. Sales were 455, down 18.6% from December 2025 and down 3.0% year-over-year.
The average home prices in New Brunswick’s major cities were:
- Fredericton at $319,275 (sales: 94)
- Moncton at $373,997 (sales: 182)
- Saint John at $338,294 (sales: 96)
Newfoundland and Labrador
Newfoundland’s average home price was $348,366 in January 2026, down 1.6% month-over-month and up 3.9% year-over-year. The benchmark price was $334,000 (-0.3% monthly) and 9.7% higher year-over-year. Sales were 288, down 41.1% from December 2025 but up 8.9% year-over-year.
📊 2026 Canada Housing Market Forecast
The national housing market in 2026 is forecast to see muted sales growth and stagnant national prices, driven by a dynamic conflict between demand (immigrants) and supply-side costs (trade war) that is left unbalanced by a stable interest rate environment.
| Category | Outlook for 2026 | Primary Drivers |
|---|---|---|
| National Average Price | Flat to Slight Decline | High construction costs (trade war) and low buyer confidence counteract sustained immigrant demand. |
| Sales Volume | Muted Recovery | Pent-up demand from established Canadians is constrained by stable, non-stimulative interest rates, leading to smaller-than-expected growth. |
| Supply (New Construction) | Decline | Trade tariffs on building materials will raise construction costs, potentially causing developers to postpone or cancel new projects, worsening the long-term supply shortage. |
| Affordability | Worsens for New Homes | Stable rates keep borrowing costs high, while tariffs add an estimated $30,000−$50,000 to the cost of a new build, increasing the price gap between new and resale homes. |
1. 🏦 Constraint from Stable Interest Rates
Market expectation of stable BoC rates until 2027 acts as a brake on sales activity.
No "Unleashing" of Demand: The market will not benefit from the "powerful boost" of further rate cuts that some forecast.
Mortgage Renewal Headwind: A large portion of all outstanding Canadian mortgages are expected to renew in 2026. Since many of these renewals will be at higher rates than their initial contracts (especially five-year fixed mortgages), homeowners will face payment increases for those renewing in 2026. This rising cost of ownership will force/encourage some sellers to list.
2. ⚔️ Damage from Trade Conflict
The trade conflict is a net negative that hits both the supply and demand sides of the market simultaneously.
Supply Crisis Deepens: Retaliatory tariffs on key imports (e.g., steel, aluminum, glass, and major appliances) from the U.S. will drive up the price of building materials. This added expense will cause developers to delay or scrap new projects, reducing housing starts and prolonging the supply crisis.
Confidence Sinks: The primary risk is the "overall economic slowdown" caused by trade uncertainty, which translates directly into lower consumer confidence and a hesitation to make a large purchase, further muting sales activity.
3. 🌍 Stabilization from Established Immigrants
The sustained underlying demand from recent immigrants who are now credit-ready will be the market's main stabilizing force.
Demand Maturation: Immigrants from the last few years are now meeting the necessary two years of Canadian residency and job stability required for favourable mortgage financing and are transitioning from the rental market to the ownership market.
Price Floor: This structural demand will be concentrated in major urban markets (Toronto, Vancouver, Montreal, Calgary), acting as a floor under prices and likely preventing the very steep annual declines that some forecast for Ontario and BC from being realized. This sustained demand will offset economic softness caused by trade anxiety.
Breakdown By Region
New Housing Price Index
The New Housing Price Index (NHPI) Overview
The New Housing Price Index (NHPI) is a monthly measure published by Statistics Canada that tracks changes in the selling prices of new residential houses over time. It serves as a vital tool for government agencies, market analysts, and real estate professionals to monitor the construction sector's health.
Key Technical Details:
- Base Period: The index is calculated relative to a base of 100 set in December 2016.
- Geographic Scope: The index covers 27 census metropolitan areas (CMAs) across Canada, providing both national and city-specific data.
- Tax Exclusions: To reflect the true market price of the structure and land, the NHPI prices exclude value-added taxes such as GST and HST.
- Property Types: It specifically measures the prices of newly built single-family homes, semi-detached houses, and townhouses.
- Exclusions: The index does not include resale homes, custom-built homes, or apartment condominiums, which are tracked by different statistical measures.
Other Real Estate Statistics
Homeownership Rate: 66.5% (2021) down from peak of 69% (2011), highest in Newfoundland and Labrador (75.7%) and lowest in Nunavut (19.2%). Ontario and Quebec respectively have homeownership rates of 68.4% and 59.9%.
The national vacancy rate for purpose-built rental apartments rose to 3.1% in late 2025, up from 2.2% in 2024. Vacancy rates for Toronto, Montreal, Vancouver and Calgary are respectively 3%, 2.9%, 3.7% and 5%.
Housing Construction
Housing Starts: The trend is 264,445 units per year; the actual number of housing starts is 21,870 (November 2025). On an annual basis, housing starts are higher by 24% in Montreal, while they are lower by 11% in Toronto and 1% in Vancouver.
Housing Under Construction: As of November 2025, there are 356k residential units under construction. This number includes 298k apartments, 29k detached homes, 22k row houses and 7k semi-detached units.
Housing Completions: During 2023, 188,689 residential units were completed. 2023 completions included 113k apartments, 44k detached homes, 24k row homes and 8k semidetached homes. CMHC have stopped reporting Canada-wide housing completion data.
Investment in Residential Construction: CAD $185.70 billion (November 2024 - October 2025) shows 8.3% annual growth
Investment in Non-Residential Construction: CAD $81.37 billion (November 2024 - October 2025) shows 3.2% annual growth.
Average Rent for a 2-Bedroom Unit
As reported by the CMHC for purpose-built rentals in October 2025
| Region | Average Rent for a 2-Bedroom Unit (Annual Change) |
|---|---|
| Greater Toronto Area, ON | $2,046 (3.4%) |
| Ottawa, ON | $1,926 (3.4%) |
| Vancouver, BC | $2,363 (2.2%) |
| Victoria, BC | $2,120 (5.1%) |
| Montreal, QC | $1,346 (7.2%) |
| Edmonton, AB | $1,603 (3.5%) |
| Calgary, AB | $1,914 (1.7%) |
| Winnipeg, MB | $1,571 (1.9%) |
| Halifax, NS | $1,826 (6.7%) |
| Canada (Cities 10,000+) | $1,550 (5.1%) |
Glossary and Definitions
MLS® Home Price Index (HPI): Developed by the Canadian Real Estate Association (CREA), the MLS® HPI is the most advanced tool for tracking price trends in the Canadian housing market. Rather than using simple average prices, which can be skewed by the mix of homes sold in a given month, the HPI tracks the value of a "Benchmark Home"—a property with typical attributes for its specific neighborhood. This allows for an accurate "apples-to-apples" comparison of home values across different regions and time periods, independent of a property's specific features or seasonal volatility. To ensure the index remains relevant, CREA performs an annual review every May to account for evolving market dynamics.
MLS® HPI Benchmark Price: This is the dollar value assigned to a "typical" home in a specific neighborhood. While the HPI itself is an index number used to track trends, the Benchmark Price translates that data into a real-world dollar figure, representing what a standard home with average features (like square footage, rooms, and lot size) would likely sell for in today's market.
Strata Insurance: Strata insurance is insurance used by a strata like a condominium to cover damages to common areas and assets and liability to the strata. It can also include fixtures built or installed as part of the original construction of each unit, even though these may not be common structures. The insurance can cover:
- Buildings and structures associated with the strata including common areas such as the roof, parking garages, driveways, gyms, pools, etc.
- Liability for any property damage or bodily injury suffered on strata property
- Any fixtures that are part of the "standard unit" or original construction of each unit
Strata insurance does not usually include personal items and appliances that are part of a condo unit. It also does not cover the damages made by individual unit owners, such as in the case of water damage caused by a unit owner. These are usually covered by personal condo insurance.
Property types
Detached home: A detached home is your standard single-family home. It is a residential building that stands alone and is separately titled or legally a single unit.
Semi-detached home: A semi-detached home is similar to a detached home, except it shares a wall with another home. This pair of homes must make up an independent building and each should be separately titled or legally two separate units. There can only be two homes in a semi-detached building.
Townhouses: A townhouse is the middle between a detached/semi-detached home and a condo apartment. Like detached and semi-detached homes, they are often single-family units that have their own land and may be attached to other units. However, like condo apartments, they typically have to pay co-ownership fees for maintenance and may share some common features with their neighbors.
Condo apartment: This category includes all apartments and condominiums. These are complexes of residential units with common areas such as hallways, parking lots, stairwells, etc. They can be low-rise, mid-rise, or high-rise buildings. Unlike townhouses, there are no parts of the lot (the land of the building) where access is reserved for only one owner or occupant. There can be privately owned units and spaces inside the building.
Plexes are multi-story buildings with two to four individual units, usually one on each floor. They are a mainstay in Montreal and other cities in Quebec. Each unit is usually individually accessible via an external entrance with higher floors connected by staircases.
Property Classes
Freeholds: A freehold is any property where the owner owns both the house and the land it is built on. Common freehold property types include: detached, semi-detached, some townhouses, and farmland.
Condominiums: A condominium or condo is any property where the owner owns the home (or unit) but shares ownership of the land and other improvements with a condominium corporation. Common condominium property types include condo apartments and some townhouses.
Leasehold: Leasehold describes the situation where different entities own the land and the structure built on the land. Owners of the buildings have leased the land and pay rent to their landlord while owning the building on the land.
Disclaimer:
- Any analysis or commentary reflects the opinions of WOWA.ca analysts and should not be considered financial advice. Please consult a licensed professional before making any decisions.
- The calculators and content on this page are for general information only. WOWA does not guarantee the accuracy and is not responsible for any consequences of using the calculator.
- Financial institutions and brokerages may compensate us for connecting customers to them through payments for advertisements, clicks, and leads.
- Interest rates are sourced from financial institutions' websites or provided to us directly. Real estate data is sourced from the Canadian Real Estate Association (CREA) and regional boards' websites and documents.
- The trademarks MLS®, Multiple Listing Service®, and associated logos are owned by CREA and identify services provided by its members.