Stats from the Nova Scotia Association of REALTORS® (NSAR)
Crichton Park to Albro Lake Single-Family Market Report
District 13 — Dartmouth | 2025 Market Analysis
Executive Summary
District 13, encompassing well-established residential areas north of downtown Dartmouth from Crichton Park through to Albro Lake, recorded 91 single-family listings in the analysis period, with 62 properties successfully closing at an average sale price of $651,292. The district demonstrates a balanced market environment, with 46.8% of sales closing above asking price and a remarkably efficient median days-on-market of just 5 days.
The market exhibits pronounced geographic variations across its three sub-districts: Sub-District 13-A (Crichton Park) commands premium pricing at $759,235 average, while 13-C (Albro Lake area) offers more accessible entry points at $574,252. Failed listings—comprising 9 expired and 13 cancelled properties—reveal pricing challenges particularly in the $600K–$800K range, with several properties requiring strategic repositioning before ultimately transacting.
Total Listings
91
single-family homes
Closed Sales
62
69.7% success rate
Average Sold Price
$651,292
median: $619,500
Median DOM
5
days on market
Listing Status Distribution
The market activity breakdown reveals a solid absorption rate, with approximately 70% of listed properties successfully closing. The 24.7% failure rate (expired and cancelled combined) indicates meaningful pricing sensitivity, particularly in upper price brackets where buyer expectations diverge from seller aspirations.
62
Sold
4
Active
9
Expired
13
Cancelled
1
Conditional
Pricing Performance Analysis
District 13 operates as a relatively balanced market with near-equal distribution between over-asking and under-asking sales. Properties that sold over asking averaged a premium of $34,924, while those settling below list saw an average discount of $20,207. The overall list-to-sold ratio of 101.9% suggests modest upward pressure on well-priced inventory.
Sold Over Asking
46.8%
29 sales | Avg premium: +$34,924
Sold At Asking
4.8%
3 sales | Exact list price
Sold Under Asking
48.4%
30 sales | Avg discount: -$20,207
| Metric | Value |
|---|---|
| Average List-to-Sold Ratio | 101.9% |
| Median List-to-Sold Ratio | 100.0% |
| Original-to-Sold Ratio | 100.9% |
| Average Reduction from Original (where reduced) | $35,623 |
Key Insight
The stark contrast between median DOM (5 days) and average DOM (17 days) reveals a bifurcated market: well-priced properties sell within a week, often with competing offers, while overpriced listings face extended exposure measured in months. Properties requiring reductions from original pricing averaged 30+ days on market versus single digits for those priced correctly from launch.
Analysis by Sub-District
District 13 comprises three distinct geographic areas, each with unique market characteristics shaped by proximity to amenities, lot sizes, and neighbourhood maturity. Understanding these micro-markets is essential for accurate pricing and market positioning.
Sub-District 13-A: Crichton Park
The premium segment of District 13, Crichton Park features established homes near the Banook Lake waterfront, the historic Crichton Park community, and proximity to downtown Dartmouth. This sub-district recorded the highest average sale prices and attracted buyers seeking character homes and premium locations.
Total Listings
32
35% of district
Closed Sales
23
71.9% success rate
Average Sold Price
$759,235
median: $755,000
Median DOM
5
avg: 23 days
| Metric | Value |
|---|---|
| Price Range | $358,000 - $1,555,000 |
| Average $/sqft | $354.02 |
| Sold Over Asking | 43.5% (10 sales) |
| Sold Under Asking | 52.2% (12 sales) |
| Expired Listings | 3 |
| Cancelled Listings | 3 |
Sub-District 13-B: Brightwood Golf Club Area
Anchored by the prestigious Brightwood Golf and Country Club, this sub-district along Victoria Road offers a mix of established homes and mature streetscapes. The area demonstrates strong demand with the highest over-asking percentage and commands premium price-per-square-foot values.
Total Listings
14
15% of district
Closed Sales
8
57.1% success rate
Average Sold Price
$639,488
median: $605,000
Median DOM
5
avg: 10 days
| Metric | Value |
|---|---|
| Price Range | $478,900 - $908,000 |
| Average $/sqft | $434.35 |
| Sold Over Asking | 62.5% (5 sales) |
| Sold Under Asking | 37.5% (3 sales) |
| Expired Listings | 3 |
| Cancelled Listings | 2 |
Sub-District 13-B Insight
Despite having the smallest inventory, Brightwood demonstrates the strongest seller's market conditions with 62.5% of sales exceeding list price. The $434/sqft average represents a 37% premium over Sub-District 13-C, reflecting the neighbourhood's prestige and limited inventory.
Sub-District 13-C: Albro Lake and Area
The largest segment of District 13, the Albro Lake area encompasses diverse neighbourhoods including newer developments along Viridian Drive, established streets near Symonds and Lancaster, and areas proximate to Burnside Business Park. This sub-district offers the most accessible price points and highest transaction volume.
Total Listings
45
49% of district
Closed Sales
31
68.9% success rate
Average Sold Price
$574,252
median: $590,000
Median DOM
4
avg: 15 days
| Metric | Value |
|---|---|
| Price Range | $360,000 - $800,000 |
| Average $/sqft | $316.90 |
| Sold Over Asking | 45.2% (14 sales) |
| Sold Under Asking | 48.4% (15 sales) |
| Expired Listings | 3 |
| Cancelled Listings | 8 |
Geographic Price Differential
Crichton Park (13-A) properties command a 32% premium ($184,983) over Albro Lake (13-C) equivalents, reflecting proximity to Dartmouth's historic lakefront, established tree canopy, and larger lot configurations.
Price Segment Analysis
Demand concentrates heavily in the $500K-$600K range, which captured one-third of all closed sales. The under-$500K segment demonstrates the fastest absorption (5-day average DOM), while mid-to-upper brackets show more variable performance requiring precise pricing strategies.
| Price Segment | Sales | Avg Price | Avg DOM |
|---|---|---|---|
| Under $500,000 | 8 | $429,238 | 5 days |
| $500,000 - $600,000 | 21 | $546,757 | 13 days |
| $600,000 - $700,000 | 14 | $638,493 | 30 days |
| $700,000 - $800,000 | 10 | $761,300 | 8 days |
| $800,000 - $1,000,000 | 7 | $888,914 | 30 days |
| $1,000,000+ | 2 | $1,345,000 | 31 days |
Price Segment Insight
The $600K-$700K segment shows the longest average days on market (30 days), suggesting this price point represents a threshold where buyer expectations and seller pricing frequently diverge. Properties in this range may benefit from more aggressive initial pricing or enhanced marketing strategies.
Market Velocity and Value Metrics
Average Days on Market
17
Range: 1 - 108 days
Median Days on Market
5
Well-priced homes sell fast
Average Price per SqFt
$346
Range: $229 - $711/sqft
Average Finished SqFt
1,990
Median: 1,899 sqft
Highest Sale
The district's top transaction demonstrates the premium potential of District 13's lakefront properties in Crichton Park.
1
Lakeshore Park Terrace
5,600 sqft | 15 DOM | $277.68/sqft | Sub-District 13-A
$1,555,000
| Metric | Value |
|---|---|
| Selling Price | $1,555,000 |
| Original List Price | $1,675,000 |
| Final List Price | $1,675,000 |
| Discount from List | -$120,000 (7.2%) |
| Days on Market | 15 days |
| Finished Square Feet | 5,600 sqft |
Street-Level Performance
Fifteen streets recorded multiple transactions, providing meaningful pricing benchmarks for these sought-after corridors throughout District 13.
1
Crichton Avenue
4 sales | Range: $685,000 - $777,000
$725,500 avg
2
Cannon Terrace
3 sales | Range: $645,000 - $800,000
$743,333 avg
3
Mount Pleasant Avenue
2 sales | Range: $590,000 - $787,000
$688,500 avg
4
Ernest Avenue
2 sales | Range: $621,000 - $664,500
$642,750 avg
5
Viridian Drive
2 sales | Range: $525,000 - $727,500
$626,250 avg
6
Tulip Street
2 sales | Range: $524,500 - $721,500
$623,000 avg
7
Lancaster Drive
4 sales | Range: $445,000 - $517,000
$496,250 avg
8
Limardo Drive
3 sales | Range: $420,000 - $528,000
$483,667 avg
Expired Listings Analysis
Nine properties expired without selling, collectively spending an average of 68 days on market. These listings reveal pricing thresholds buyers rejected across all three sub-districts, with concentrations in the $500K-$800K and $1M+ segments.
Sub-District 13-A: Crichton Park (3 Expired)
Lawnsdale Drive
Original: $779,900 to Final: $749,900 (3.8% reduction) | 39 DOM | 2,000 sqft
Mount Royal Court
Original: $949,000 to Final: $799,000 (15.8% reduction) | 62 DOM | 2,801 sqft
Success story: Relisted at $775,000 and SOLD for $750,000 (21% below original asking)
Lakeview Avenue
Original: $1,150,000 to Final: $1,150,000 (no reduction) | 34 DOM | 1,818 sqft
Sub-District 13-B: Brightwood Area (3 Expired)
Woodland Avenue (56)
Original: $574,900 to Final: $549,900 (4.3% reduction) | 78 DOM | 2,026 sqft
Note: This property expired twice - first at $549,900 (78 DOM), then relisted and expired again at $539,900 (36 DOM). Combined 114 days on market without transacting.
Victoria Road
Original: $1,100,000 to Final: $1,100,000 (no reduction) | 11 DOM | 2,559 sqft
Sub-District 13-C: Albro Lake Area (3 Expired)
Woodland Avenue (83)
Original: $499,900 to Final: $499,900 (no reduction) | 167 DOM | 1,124 sqft
Fury Drive
Original: $724,900 to Final: $649,900 (10.3% reduction) | 110 DOM | 2,100 sqft
Monique Avenue
Original: $699,500 to Final: $659,900 (5.7% reduction) | 75 DOM | 1,690 sqft
What Expired Listings Reveal
The expired listings cluster at two distinct price thresholds: the $500K-$700K "move-up" segment where buyers have abundant comparable options, and the $1M+ luxury tier where buyer pools contract significantly. The 56 Woodland Avenue situation - expiring twice across 114 combined days - illustrates how initial overpricing can create lasting market stigma even after reductions.
Cancelled Listings Analysis
Thirteen listings were cancelled by sellers, representing strategic withdrawals to reassess pricing, timing, or market conditions. Average days on market before cancellation was 56 days. Tracking these properties provides insight into eventual market clearing prices and seller expectations.
Sub-District 13-A: Crichton Park (3 Cancelled)
Glen Manor Drive
Original: $625,000 to Final: $625,000 | 6 DOM | 1,885 sqft
Success story: Relisted at $599,900 and SOLD for $590,000 (5.6% below original)
Kingston Crescent
Original: $777,777 to Final: $777,777 | 49 DOM | 2,163 sqft
Susan Place
Original: $879,900 to Final: $779,500 (11.4% reduction) | 115 DOM | 1,835 sqft
Sub-District 13-B: Brightwood Area (2 Cancelled)
Slayter Street
Original: $674,900 to Final: $674,900 | 1 DOM | 2,064 sqft
Rose Street
Original: $724,900 to Final: $724,900 | 5 DOM | 2,539 sqft
Sub-District 13-C: Albro Lake Area (8 Cancelled)
Jackson Road (6)
Original: $599,000 to Final: $517,000 (13.7% reduction) | 62 DOM | 1,220 sqft
Note: This property was cancelled twice - first at $517,000 after 62 DOM, then relisted at $488,000 and cancelled again after 120 DOM. Combined 182 days without transacting, representing a significant pricing challenge.
Moira Street (22)
Original: $569,900 to Final: $554,900 (2.6% reduction) | 11 DOM | 1,795 sqft
Viridian Drive (52)
Original: $564,900 to Final: $564,900 | 31 DOM | 2,103 sqft
Symonds Street (91)
Original: $599,900 to Final: $569,900 (5.0% reduction) | 48 DOM | 1,800 sqft
Fury Drive (3)
Original: $649,900 to Final: $629,900 (3.1% reduction) | 77 DOM | 2,100 sqft
Note: This address also had a prior expired listing at $649,900 (110 DOM). Combined history of 187 days across multiple attempts suggests fundamental value-expectation gap.
Primrose Street (46)
Original: $600,000 to Final: $800,000 | 102 DOM | 1,008 sqft
Primrose Street (48)
Original: $680,000 to Final: $800,000 | 102 DOM | 1,800 sqft
Lessons from Cancelled Listings
The 6 Glen Manor Drive success story illustrates that cancelled listings can transact - but required a 5.6% correction from original pricing. Meanwhile, properties like 6 Jackson Road (182 combined days) and 3 Fury Drive (187 combined days) reveal that some pricing expectations simply cannot be reconciled with market reality, even after multiple attempts.
Relisted Properties: Market Corrections
Several properties that initially failed to sell eventually transacted after strategic repositioning. These cases provide valuable insight into the price corrections required to align seller expectations with market reality.
| Address | Original Price | Final Sold Price | Correction |
|---|---|---|---|
| Mount Royal Court | $949,000 | $750,000 | -$199,000 (21.0%) |
| Glen Manor Drive | $625,000 | $590,000 | -$35,000 (5.6%) |
Current Active Inventory
Four properties remain available, with three already carrying price reductions. Extended days on market for several listings suggest further adjustments may be required to attract buyers.
| Street | Sub-District | Current Price | Reduction | DOM | SqFt |
|---|---|---|---|---|---|
| Woodland Avenue (66) | 13-B | $476,000 | -$48,900 (9.3%) | 150 | 1,596 |
| Lancaster Drive (107) | 13-C | $750,000 | - | 47 | 2,615 |
| Prince Albert Road (132) | 13-A | $829,900 | -$20,000 (2.4%) | 53 | 2,407 |
| Oakdale Crescent (23) | 13-A | $849,900 | -$40,100 (4.5%) | 39 | 1,900 |
The Woodland Avenue property at 150 DOM represents the oldest active listing in the district. Having already reduced by nearly 10%, it faces the challenge of stale listing perception alongside Brightwood's historically competitive pricing environment.
Conditional Sale
One property is currently pending under conditional contract:
| Street | Sub-District | List Price | Firm Date | DOM |
|---|---|---|---|---|
| Woodland Avenue (48) | 13-A | $384,900 | January 14, 2026 | 54 |
Strategic Takeaways
For Sellers
District 13 rewards precise pricing with a remarkable 5-day median time to sale. Properties listed at market value or slightly below attract competitive offers - 47% of sellers achieved premiums averaging $35,000 above asking. However, overpricing triggers extended market exposure: the average DOM for properties requiring reductions exceeded 30 days versus single digits for correctly priced inventory.
Sub-district selection matters significantly. Crichton Park (13-A) supports average prices approaching $760,000, while Albro Lake (13-C) centres around $575,000. Pricing against the wrong comparable set virtually guarantees extended market time. The $600K-$700K segment requires particular attention - this bracket shows the longest average days on market, suggesting heightened buyer sensitivity to value.
For Buyers
Opportunities exist across all sub-districts. Entry-level buyers under $500,000 face limited but fast-moving inventory - be prepared to act decisively as these properties average just 5 days on market. Mid-market buyers ($500K-$600K) enjoy the largest selection with 21 transactions providing robust comparable data.
Upper-segment buyers have negotiating leverage: expired and cancelled listings indicate sellers with reset expectations. The current active inventory above $750,000 includes properties that have already absorbed reductions of 2.4% to 9.3%, suggesting room for further negotiation. Additionally, the multiple failed listings in the $600K-$800K range signal seller fatigue that strategic buyers can leverage.
Market Summary
District 13's single-family market operates efficiently for well-priced inventory while penalizing aspirational pricing. The 5-day median DOM for successful sales contrasts sharply with 68+ days for expired listings - a gap that underscores the binary nature of pricing decisions in this established Dartmouth district. Sub-district 13-B (Brightwood) demonstrates the strongest seller conditions with 62.5% over-asking sales, while 13-C (Albro Lake) offers the highest transaction volume and most accessible price points for first-time buyers.
