Stats from the Nova Scotia Association of REALTORS® (NSAR)
Dartmouth Downtown to Burnside Single-Family Market Report
District 10 — Burnside, Tufts Cove, Shannon Park & Albro Lake Corridor | 2025 Market Analysis
Executive Summary
District 10—spanning downtown Dartmouth through Burnside—recorded 51 single-family listings in the analysis period, with 45 properties successfully closing at an average sale price of $510,603. The district demonstrates exceptionally strong market absorption, achieving an 88.2% success rate with a median days-on-market of just 11 days.
While two-thirds of transactions settled below asking price, the overall list-to-sold ratio of 99.1% indicates realistic seller expectations and efficient price discovery. Geographic variations are pronounced: Sub-district 10-A (Burnside area) commands premium pricing averaging $730,000 with a 100% over-asking success rate, while Sub-districts 10-B and 10-C offer more accessible entry points in the $450K–$530K range with balanced buyer-seller dynamics.
Failed listings—comprising 2 expired and 3 cancelled properties—concentrate in Sub-district 10-B, revealing pricing resistance in the mid-market segment around the $400K–$540K range where inventory competes directly with newer construction on Nadia Drive.
Total Listings
51
single-family homes
Closed Sales
45
88.2% success rate
Average Sold Price
$510,603
median: $497,000
Median DOM
11
days on market
Listing Status Distribution
The market activity breakdown reveals robust absorption, with nearly nine out of ten listed properties successfully closing. The combined failure rate of 9.8% (expired and cancelled) is notably low for the region, indicating strong demand across the district's diverse neighbourhoods.
45
Sold
1
Active
2
Expired
3
Cancelled
Pricing Performance Analysis
District 10 operates as a balanced-to-buyer-favourable market, with approximately two-thirds of transactions settling below list price. Properties that sold over asking achieved a modest average premium of $13,390, while those negotiating below list saw discounts averaging $15,811. The tight 99.1% list-to-sold ratio indicates sellers are pricing realistically within market tolerance.
Sold Over Asking
33.3%
15 sales | Avg premium: +$13,390
Sold At Asking
4.4%
2 sales | Exact list price
Sold Under Asking
62.2%
28 sales | Avg discount: −$15,811
| Metric | Value |
|---|---|
| Average List-to-Sold Ratio | 99.1% |
| Median List-to-Sold Ratio | 99.6% |
| Original-to-Sold Ratio | 97.1% |
| Average Price Reduction (for reduced listings) | $79,512 |
Key Insight
The 97.1% original-to-sold ratio—compared to 99.1% list-to-sold—reveals that properties requiring price adjustments ultimately settled nearly 3% below original expectations. Eight properties underwent price reductions averaging nearly $80,000 before transacting, underscoring the penalty for initial overpricing in this market.
Analysis by Sub-District
District 10 comprises three distinct sub-districts with meaningful variations in pricing, absorption rates, and buyer behaviour. Understanding these micro-markets is essential for accurate valuation and strategic positioning.
Sub-District 10-A: Burnside Area
The smallest sub-district by volume, 10-A recorded only 2 sales—both achieving prices above asking. This premium pocket commands the district's highest average prices, reflecting proximity to commercial employment centres and larger lot sizes.
Total Listings
2
100% sold
Closed Sales
2
100% success rate
Average Sold Price
$730,000
median: $750,000
Average DOM
6
days on market
Over Asking Rate
100%
Both sales above list | Avg: +$5,100
Avg Price per SqFt
$349
Avg finished: 2,122 sqft
Sub-District 10-B: Tufts Cove & Shannon Park
The district's most active sub-market with 23 total listings, 10-B demonstrates healthy but buyer-leaning dynamics. New construction along Nadia Drive (12 sales averaging $496,242) anchors pricing, while established neighbourhoods face competition. Four of the district's five failed listings originated here, signalling sensitivity to overpricing.
Total Listings
23
45% of district
Closed Sales
19
82.6% success rate
Average Sold Price
$458,674
median: $497,000
Average DOM
22
median: 11 days
Over Asking Rate
21.1%
4 sales | Avg premium: +$6,350
Under Asking Rate
68.4%
13 sales | Avg discount: −$10,031
Avg Price per SqFt
$330
Avg finished: 1,546 sqft
Sub-District 10-C: Albro Lake Road, Victoria Road & Halifax Harbour
The largest sub-district by sales volume, 10-C offers diverse housing stock ranging from entry-level to luxury waterfront. The 92.3% success rate leads the district, though the wider price range ($326,500–$1,250,000) reflects significant neighbourhood-by-neighbourhood variation. Shore Road's harbour-view properties anchor the premium segment.
Total Listings
26
51% of district
Closed Sales
24
92.3% success rate
Average Sold Price
$533,431
median: $490,000
Average DOM
24
median: 13 days
Over Asking Rate
37.5%
9 sales | Avg premium: +$18,361
Under Asking Rate
62.5%
15 sales | Avg discount: −$20,820
Avg Price per SqFt
$387
Avg finished: 1,450 sqft
Sub-District Price Differential
10-A commands a 59% premium ($730,000) over 10-B ($458,674), reflecting larger homes in the Burnside corridor. 10-C's $533,431 average is elevated by Shore Road waterfront sales exceeding $900,000—removing these outliers brings the 10-C median closer to 10-B levels.
Price Segment Analysis
Buyer activity concentrates in the $400K–$600K range, which captured 60% of all closed transactions. The under-$400K segment shows notable velocity despite limited inventory, while the luxury segment above $800K requires patience and precise positioning.
| Price Segment | Sales | % of Market | Avg Price | Avg DOM |
|---|---|---|---|---|
| Under $400,000 | 10 | 22.2% | $342,840 | 43 days |
| $400,000 – $500,000 | 14 | 31.1% | $456,143 | 13 days |
| $500,000 – $600,000 | 13 | 28.9% | $533,681 | 14 days |
| $600,000 – $800,000 | 6 | 13.3% | $672,650 | 17 days |
| $800,000+ | 2 | 4.4% | $1,094,500 | 54 days |
Price Segment Insight
The under-$400K segment's extended 43-day average DOM reflects limited, often renovation-required inventory rather than buyer hesitation. In contrast, the $400K–$600K sweet spot sells in approximately two weeks, demonstrating strong demand from first-time buyers and investors seeking established Dartmouth neighbourhoods.
Market Velocity & Value Metrics
Average Days on Market
23
Range: 0 – 148 days
Median Days on Market
11
Well-priced homes sell fast
Average Price per SqFt
$362
Range: $216 – $674/sqft
Average Finished SqFt
1,520
Median: 1,434 sqft
Days on Market by Sub-District
| Sub-District | Quick (≤7 days) | Moderate (8-30) | Extended (30+) | Avg DOM |
|---|---|---|---|---|
| 10-A (Burnside) | 1 sale | 1 sale | 0 sales | 6 days |
| 10-B (Tufts Cove/Shannon Park) | 7 sales | 9 sales | 3 sales | 22 days |
| 10-C (Albro Lake/Victoria Rd) | 9 sales | 9 sales | 6 sales | 24 days |
Highest Sales
The district's top transactions highlight both premium potential and the pricing adjustments often required at higher price points. Shore Road's harbour-view properties dominate the luxury segment.
1
Shore Road (10-C)
2,582 sqft | 94 DOM | $484.12/sqft | 16.7% below original
$1,250,000
2
Shore Road (10-C)
2,467 sqft | 14 DOM | $380.62/sqft | 1.1% below original
$939,000
3
Victoria Road (10-A)
1,885 sqft | 10 DOM | $397.88/sqft | Sold over asking
$750,000
4
Windmill Road (10-A)
2,360 sqft | 2 DOM | $300.85/sqft | 1.4% above original
$710,000
5
Frances Street (10-C)
2,796 sqft | 25 DOM | $239.77/sqft | 4.2% below original
$670,400
Luxury Segment Reality Check
The district's highest sale—90 Shore Road at $1,250,000—originally listed at $1,500,000 and required a $201,000 reduction (plus 94 days) to transact. This pattern reinforces that even premium harbour-view properties must meet precise market expectations.
Street-Level Performance
Eleven streets recorded multiple transactions, providing meaningful pricing benchmarks. Nadia Drive dominates volume with 12 sales—all within a tight $398,000–$545,000 range—indicating strong new-construction absorption.
1
Shore Road
2 sales | Range: $939,000 – $1,250,000
$1,094,500 avg
2
Frances Street
2 sales | Range: $446,000 – $670,400
$558,200 avg
3
Brookside Avenue
3 sales | Range: $423,000 – $578,950
$517,283 avg
4
Windmill Road
4 sales | Range: $299,900 – $710,000
$509,125 avg
5
Nadia Drive
12 sales | Range: $398,000 – $545,000 | Tight spread
$496,242 avg
6
Chappell Street
2 sales | Range: $401,000 – $549,000
$475,000 avg
7
Howe Street
2 sales | Range: $430,000 – $437,500
$433,750 avg
Nadia Drive: New Construction Benchmark
Nadia Drive's 12 closed sales—representing 27% of district volume—establish a powerful pricing reference for newer construction in 10-B. The consistent $496,242 average with minimal price variance suggests builder pricing has found equilibrium with buyer expectations. Properties competing within this radius must account for these comps.
Expired Listings Analysis
Two properties expired without selling, both located in Sub-district 10-B. These listings reveal pricing thresholds that buyers rejected, providing calibration points for future valuations in similar micro-markets.
Hilchie Road (10-B)
Original: $299,900 → Final: $299,900 (no reduction) | 4 DOM | 968 sqft
Listed July 4, 2025 — Expired almost immediately, suggesting withdrawn rather than true market test.
Middle Street (10-B)
Original: $539,000 → Final: $524,900 (2.6% reduction) | 72 DOM | 1,289 sqft
Listed September 24, 2025 — At $407/sqft, this property priced above the 10-B average of $330/sqft, creating buyer resistance despite the modest reduction.
What Expired Listings Reveal
The Middle Street expiry demonstrates 10-B's price sensitivity: at $524,900, this property competed directly with newer Nadia Drive inventory offering superior finishes at similar price points. Older resale homes in this sub-district must price below new construction to account for condition and feature differences.
Cancelled Listings Analysis
Three listings were cancelled by sellers, representing strategic withdrawals to reassess pricing or timing. The concentration in Sub-district 10-B reinforces this area's pricing complexity.
Courtney Road (10-B) — 1,361 sqft
Original: $389,000 → Final: $383,000 (1.5% reduction) | 53 DOM
Listed November 13, 2025 — Cancelled during market slowdown. Note: A nearby Courtney Road property sold at $390,000 in July, suggesting this cancellation reflects timing rather than fundamental pricing issues.
Farrell Street (10-B) — 1,460 sqft
Original: $479,900 → Final: $399,900 (16.7% reduction) | 58 DOM
Listed May 20, 2025 — Despite an $80,000 reduction, the property failed to attract buyers. At $274/sqft (final price), this represented fair value—suggesting property-specific issues rather than market rejection.
Shore Road (10-C) — 1,516 sqft
Original: $929,900 → Final: $889,900 (4.3% reduction) | 119 DOM
Listed January 10, 2025 — The longest-running failed listing in the district. At $587/sqft, this property priced well above the sold Shore Road comparables ($380–$484/sqft), indicating significant value gap.
Lessons from Cancelled Listings
The Shore Road cancellation illustrates the challenge of pricing waterfront properties without recent comparable sales. With 60 Shore Road selling at $380/sqft and 90 Shore Road at $484/sqft, the cancelled 66 Shore Road's $587/sqft asking exceeded demonstrable market tolerance by 21–54%.
Current Active Inventory
Only one property remains available in District 10, reflecting the district's strong absorption rate and limited standing inventory.
| Street | Current Price | Reduction | DOM | SqFt | Sub-District |
|---|---|---|---|---|---|
| Albro Lake Road | $569,900 | — | 53 | 1,942 | 10-C |
At $293/sqft, this Albro Lake Road listing prices below the 10-C average of $387/sqft—suggesting value positioning. However, 53 days on market without reduction indicates either seller commitment to current pricing or property-specific challenges requiring buyer attention.
Strategic Takeaways
For Sellers
District 10 rewards realistic pricing with swift sales—the 11-day median DOM demonstrates that properly positioned properties find buyers quickly. However, 62% of sales closing below asking indicates a buyer-favourable negotiating environment. Key considerations:
In Sub-district 10-B, sellers of resale homes must compete with new Nadia Drive construction. Pricing at or below the $496,242 Nadia Drive benchmark—with condition adjustments—maximizes buyer interest. Properties requiring renovation should anticipate 15–20% discounts to attract value-add buyers.
In Sub-district 10-C, the $533,431 average is elevated by Shore Road waterfront premiums. Non-waterfront sellers should reference the $450K–$550K comparable range rather than headline averages. Waterfront sellers should note that even premium Shore Road properties required significant adjustments to transact.
For Buyers
With 62% of District 10 sales closing below asking, buyers have meaningful negotiating leverage—expect discounts averaging $15,811 on appropriately marketed properties. Strategic opportunities exist at multiple price points:
Entry-level buyers under $400K face limited but viable inventory. Properties in this segment often require renovation but offer strong value at $343/sqft average. Patience and flexibility on condition will yield opportunities.
The $400K–$600K sweet spot offers the best selection with 27 sales (60% of market). Nadia Drive's newer construction provides turnkey options, while established streets like Brookside Avenue and Chappell Street offer character homes at comparable pricing.
Luxury buyers targeting $800K+ should expect 50+ days on market and aggressive negotiation. The Shore Road cancellation at $889,900 remains a potential opportunity should the seller return to market with revised expectations.
Market Summary
District 10 operates as an efficient, buyer-tilted market with exceptional absorption rates and realistic seller pricing. The 88% success rate—highest among urban Halifax districts—reflects mature price discovery mechanisms. Nadia Drive's consistent sales establish firm benchmarking for 10-B, while Shore Road defines the upper limit of what buyers will accept for harbour views. Failed listings cluster where pricing exceeded these established corridors.
