Stats from the Nova Scotia Association of REALTORS® (NSAR)
Woodlawn, Portland Estates & Nantucket Single-Family Market Report
District 17 — Dartmouth | 2025 Market Analysis
Executive Summary
District 17, encompassing some of Dartmouth's most established and desirable neighbourhoods, recorded 256 single-family listings in the analysis period, with 217 properties successfully closing at an average sale price of $542,555. This mature market demonstrates balanced conditions with 49.8% of sales closing above asking price and a healthy median days-on-market of just 7 days.
The district exhibits significant geographic price stratification across its six sub-districts: Russell Lake (17-F) commands premium pricing at $806,330 average, while Tam O'Shanter/Westphal (17-A) offers accessible entry points at $485,868. Failed listings—comprising 10 expired and 12 cancelled properties—reveal pricing sensitivities in the upper market segments, with several properties requiring strategic repositioning and substantial price corrections before ultimately transacting.
Total Listings
256
single-family homes
Closed Sales
217
84.8% success rate
Average Sold Price
$542,555
median: $530,000
Median DOM
7
days on market
Listing Status Distribution
The market activity breakdown reveals strong absorption, with over 84% of listed properties successfully closing. The 8.6% failure rate (expired and cancelled combined) indicates disciplined buyer behaviour at certain price points, particularly above the $600,000 threshold.
217
Sold
14
Active
10
Expired
12
Cancelled
3
Conditional
Pricing Performance Analysis
District 17 operates as a balanced market with nearly equal proportions selling above and below list price. Properties that sold over asking averaged a premium of $27,687, while those settling below list saw an average discount of $19,360. The overall list-to-sold ratio of 101.5% confirms competitive conditions for well-priced inventory.
Sold Over Asking
49.8%
108 sales | Avg premium: +$27,687
Sold At Asking
3.2%
7 sales | Exact list price
Sold Under Asking
47.0%
102 sales | Avg discount: −$19,360
| Metric | Value |
|---|---|
| Average List-to-Sold Ratio | 101.5% |
| Original-to-Sold Ratio | 100.1% |
| Properties with Price Reductions (Sold) | 40 (18.4%) |
| Average Reduction (for reduced listings) | 8.0% |
Key Insight
District 17's balanced market rewards strategic pricing. Properties priced at or slightly below market value move quickly—often within a week—while overpriced inventory faces extended exposure. The 7-day median DOM for sold properties stands in stark contrast to 100+ days for many failed listings, demonstrating the binary nature of pricing decisions.
Analysis by Sub-District
District 17 comprises six distinct sub-districts, each with unique market characteristics and price points. Understanding these micro-market dynamics is essential for accurate pricing and strategic positioning.
17-A: Tam O'Shanter & Westphal
Established neighbourhoods with older homes and excellent access to lakes and trails
Total Listings
58
23% of district
Closed Sales
46
79.3% success rate
Average Sold Price
$485,868
median: $490,250
Avg DOM
18
median: 9 days
| Metric | Value |
|---|---|
| Price Range | $300,000 – $640,500 |
| Average SqFt | 1,710 |
| Average $/SqFt | $299.84 |
| Sold Over/At/Under Asking | 25 / 2 / 19 |
| List-to-Sold Ratio | 101.7% |
| Active Listings | 6 |
| Expired / Cancelled | 2 / 3 |
Highest Sale: Culrain Crescent — $640,500 (3 DOM, 2,198 sqft, $291/sqft)
17-B: Woodlawn, Ellenvale & Woodlawn Heights
The district's most active market with established family neighbourhoods and newer developments
Total Listings
85
33% of district
Closed Sales
74
87.1% success rate
Average Sold Price
$517,458
median: $520,500
Avg DOM
17
median: 7 days
| Metric | Value |
|---|---|
| Price Range | $378,000 – $840,000 |
| Average SqFt | 1,806 |
| Average $/SqFt | $300.39 |
| Sold Over/At/Under Asking | 38 / 1 / 35 |
| List-to-Sold Ratio | 101.7% |
| Active Listings | 3 |
| Expired / Cancelled | 4 / 2 |
Highest Sale: Lindenwood Terrace — $840,000 (31 DOM, 2,361 sqft, $356/sqft)
17-C: Wildwood Lake Area
Mature neighbourhood with lake access and strong family appeal
Total Listings
44
17% of district
Closed Sales
39
88.6% success rate
Average Sold Price
$504,081
median: $486,500
Avg DOM
11
median: 5 days
| Metric | Value |
|---|---|
| Price Range | $350,000 – $670,000 |
| Average SqFt | 1,831 |
| Average $/SqFt | $285.07 |
| Sold Over/At/Under Asking | 20 / 3 / 16 |
| List-to-Sold Ratio | 101.6% |
| Active Listings | 1 |
| Expired / Cancelled | 1 / 3 |
Highest Sale: Nausett Crescent — $670,000 (5 DOM, 1,708 sqft, $392/sqft)
Fastest-Moving Sub-District
With a median DOM of just 5 days and 88.6% success rate, Wildwood Lake demonstrates the strongest absorption in District 17. Well-priced properties here attract immediate buyer interest.
17-D: Nantucket
Prestigious lakefront community with executive-style homes
Total Listings
21
8% of district
Closed Sales
17
81.0% success rate
Average Sold Price
$609,652
median: $525,000
Avg DOM
17
median: 4 days
| Metric | Value |
|---|---|
| Price Range | $415,000 – $1,650,000 |
| Average SqFt | 2,287 |
| Average $/SqFt | $273.38 |
| Sold Over/At/Under Asking | 11 / 0 / 6 |
| List-to-Sold Ratio | 102.7% |
| Active Listings | 2 |
| Expired / Cancelled | 1 / 1 |
Highest Sale: Bayswater Road — $1,650,000 (125 DOM, 4,143 sqft, $398/sqft)
Strongest Seller Performance
Nantucket's 102.7% list-to-sold ratio is the highest in District 17, with 65% of sales exceeding asking price. This waterfront community commands premiums for well-positioned inventory.
17-E: Portland Estates
Executive neighbourhood with larger lots and proximity to Portland Hills trails
Total Listings
36
14% of district
Closed Sales
31
86.1% success rate
Average Sold Price
$613,100
median: $605,000
Avg DOM
14
median: 7 days
| Metric | Value |
|---|---|
| Price Range | $445,000 – $920,000 |
| Average SqFt | 2,197 |
| Average $/SqFt | $282.79 |
| Sold Over/At/Under Asking | 13 / 1 / 17 |
| List-to-Sold Ratio | 101.1% |
| Active Listings | 1 |
| Expired / Cancelled | 2 / 2 |
Highest Sale: Portland Hills Drive — $920,000 (12 DOM, 2,955 sqft, $311/sqft)
17-F: Russell Lake Area
Premium enclave with newer construction and waterfront proximity
Total Listings
12
5% of district
Closed Sales
10
83.3% success rate
Average Sold Price
$806,330
median: $772,500
Avg DOM
28
median: 20 days
| Metric | Value |
|---|---|
| Price Range | $575,000 – $1,225,000 |
| Average SqFt | 2,784 |
| Average $/SqFt | $293.06 |
| Sold Over/At/Under Asking | 1 / 0 / 9 |
| List-to-Sold Ratio | 97.8% |
| Active Listings | 1 |
| Expired / Cancelled | 0 / 1 |
Highest Sale: Freshwater Trail — $1,225,000 (3 DOM, 3,745 sqft, $327/sqft)
Luxury Segment Caution
Russell Lake's 97.8% list-to-sold ratio indicates buyer negotiating power in the premium segment. Nine of ten sales closed below asking, with longer market exposure (median 20 days) typical for properties above $750,000.
Sub-District Comparison Summary
| Sub-District | Sales | Avg Price | Avg $/SqFt | Median DOM | List-to-Sold |
|---|---|---|---|---|---|
| 17-A: Tam O'Shanter/Westphal | 46 | $485,868 | $300 | 9 | 101.7% |
| 17-B: Woodlawn/Ellenvale | 74 | $517,458 | $300 | 7 | 101.7% |
| 17-C: Wildwood Lake | 39 | $504,081 | $285 | 5 | 101.6% |
| 17-D: Nantucket | 17 | $609,652 | $273 | 4 | 102.7% |
| 17-E: Portland Estates | 31 | $613,100 | $283 | 7 | 101.1% |
| 17-F: Russell Lake | 10 | $806,330 | $293 | 20 | 97.8% |
Price Segment Analysis
Demand concentrates in the $400K–$600K range, which captured 71% of all closed sales. The under-$400K segment offers limited but swift-moving inventory, while properties above $750K require more precise positioning and longer sale cycles.
| Price Segment | Sales | % of Market | Avg Price | Avg DOM | Avg $/SqFt |
|---|---|---|---|---|---|
| Under $400,000 | 11 | 5.1% | $371,881 | 13 days | $302 |
| $400,000 – $500,000 | 72 | 33.2% | $443,129 | 14 days | $307 |
| $500,000 – $600,000 | 82 | 37.8% | $547,038 | 17 days | $283 |
| $600,000 – $750,000 | 40 | 18.4% | $644,576 | 16 days | $281 |
| $750,000 – $1,000,000 | 10 | 4.6% | $822,330 | 19 days | $294 |
| $1,000,000+ | 2 | 0.9% | $1,437,500 | 64 days | $363 |
Market Velocity & Value Metrics
Average Days on Market
16
Range: 0 – 125 days
Median Days on Market
7
Well-priced homes sell fast
Average Price per SqFt
$293
Range: $150 – $596/sqft
Average Finished SqFt
1,929
Larger than HRM average
Top Sales by Price
The district's highest transactions demonstrate the premium potential across different sub-districts, with waterfront and executive properties commanding significant values.
1
Bayswater Road (17-D: Nantucket)
4,143 sqft | 125 DOM | $398/sqft
$1,650,000
2
Freshwater Trail (17-F: Russell Lake)
3,745 sqft | 3 DOM | $327/sqft
$1,225,000
3
Portland Hills Drive (17-E)
2,955 sqft | 12 DOM | $311/sqft
$920,000
4
Bayswater Road (17-D: Nantucket)
4,427 sqft | 4 DOM | $203/sqft
$900,000
5
Lindenwood Terrace (17-F)
3,267 sqft | 31 DOM | $262/sqft
$855,000
Street-Level Performance
Multiple streets recorded significant transaction volumes, providing meaningful pricing benchmarks for these established corridors.
1
Regal Road
6 sales | Range: $420,000 – $650,000 | 18 avg DOM
$516,667 avg
2
Mount Edward Road
6 sales | Range: $465,000 – $655,000 | 69 avg DOM
$517,333 avg
3
Valkyrie Crescent
6 sales | Range: $405,000 – $450,000 | 8 avg DOM
$438,167 avg
4
Summer Field Way
5 sales | Range: $556,000 – $752,000 | 5 avg DOM
$640,000 avg
5
Lindenwood Terrace
4 sales | Range: $770,000 – $855,000 | 20 avg DOM
$822,250 avg
6
Cranberry Crescent
5 sales | Range: $445,000 – $570,500 | 8 avg DOM
$472,800 avg
7
Landrace Crescent
5 sales | Range: $500,000 – $574,500 | 17 avg DOM
$534,900 avg
Expired Listings Analysis
Ten properties expired without selling, collectively spending an average of 97 days on market. These listings reveal pricing thresholds buyers rejected, with properties ranging from $440K to nearly $1M. Most required price reductions before expiring—yet still failed to attract acceptable offers.
Woodlawn Road (17-A)
Original: $998,000 → Final: $998,000 (no reduction) | 123 DOM | 2,714 sqft
Collins Grove (17-D)
Original: $775,000 → Final: $749,900 (3.2% reduction) | 44 DOM | 2,185 sqft
Wamphray Crescent (17-B)
Original: $699,900 → Final: $659,000 (5.8% reduction) | 112 DOM | 2,279 sqft
La Pierre Crescent (17-C)
Original: $629,500 → Final: $599,900 (4.7% reduction) | 45 DOM | 1,486 sqft
History: Previously cancelled at $660,000 (20 DOM) before relisting at reduced price
Russell Lake Drive (17-E)
Original: $599,900 → Final: $579,900 (3.3% reduction) | 64 DOM | 1,223 sqft
Fader Street (17-A)
Original: $599,900 → Final: $549,000 (8.5% reduction) | 59 DOM | 1,533 sqft
Hilton Drive (17-B)
Original: $569,900 → Final: $532,900 (6.5% reduction) | 185 DOM | 1,581 sqft
Collingwood Court (17-E)
Original: $529,900 → Final: $519,900 (1.9% reduction) | 84 DOM | 1,963 sqft
Lawson Avenue (17-B)
Original: $519,900 → Final: $514,900 (1.0% reduction) | 141 DOM | 1,340 sqft
Power Street (17-B)
Original: $449,900 → Final: $439,900 (2.2% reduction) | 112 DOM | 1,116 sqft
What Expired Listings Reveal
Eight of ten expired properties had price reductions averaging just 4.4%—insufficient corrections given their extended market exposure. The Hilton Drive property's 185 days on market with only 6.5% reduction demonstrates that incremental price cuts rarely solve fundamental overpricing. Buyers interpreted these modest adjustments as continued seller resistance rather than genuine repositioning.
Cancelled Listings Analysis
Twelve listings were cancelled by sellers, representing strategic withdrawals to reassess pricing or timing. Tracking these properties reveals whether market corrections ultimately enabled transactions.
Alpine Drive (17-F)
Original: $975,000 → Final: $975,000 (no reduction) | 14 DOM | 3,721 sqft
Alpine Drive (17-E) — First Attempt
Original: $759,900 → Final: $749,900 (1.3% reduction) | 69 DOM | 2,475 sqft
Alpine Drive (17-E) — Second Attempt
Original: $724,900 → Final: $691,310 (4.6% reduction) | 163 DOM | 2,475 sqft
La Pierre Crescent (17-C)
Original: $660,000 → Final: $660,000 (no reduction) | 20 DOM | 2,860 sqft
Subsequent status: Relisted at $629,500, reduced to $599,900, then EXPIRED
Grandview Drive (17-B)
Original: $645,000 → Final: $645,000 (no reduction) | 25 DOM | 2,607 sqft
Success story: Relisted at $639,000, reduced to $599,000 and SOLD for $580,000 (10% below original) | 87 DOM total
Regal Road (17-D)
Original: $449,999 → Final: $449,999 (no reduction) | 36 DOM | 2,138 sqft
Success story: Relisted at $469,900, reduced to $435,000 and SOLD for $420,000 (6.7% below original) | 27 DOM
Fourth Street (17-A)
Original: $400,000 → Final: $400,000 (no reduction) | 10 DOM | 868 sqft
Success story: Relisted at same price and SOLD for $400,000 (at asking) | 1 DOM on relist
Braeside Court (17-A)
Original: $489,900 → Final: $489,900 (no reduction) | 42 DOM | 1,659 sqft
Ellen Drive (17-C)
Original: $492,900 → Final: $479,500 (2.7% reduction) | 23 DOM | 1,154 sqft
Louisburg Lane (17-B)
Original: $444,900 → Final: $444,900 (no reduction) | 5 DOM | 2,308 sqft
Steed Court (17-A)
Original: $429,900 → Final: $429,900 (no reduction) | 6 DOM | 1,737 sqft
Londra Court (17-C)
Original: $429,900 → Final: $424,900 (1.2% reduction) | 68 DOM | 1,208 sqft
Lessons from Relisted Properties
Three cancelled listings ultimately transacted after strategic repositioning. The Grandview Drive success required a 10% correction from original pricing and 87 total days across listings. The Alpine Drive property at 2,475 sqft failed twice—first at $749,900 (69 DOM), then at $691,310 (163 DOM)—spending a combined 232 days on market without finding a buyer, demonstrating persistent overvaluation despite multiple attempts.
Current Active Inventory
Fourteen properties remain available across the district, with ten already carrying price reductions. Extended days on market for several listings suggest additional adjustments may be required to attract buyers.
| Street (Sub-District) | Current Price | Reduction | DOM | SqFt |
|---|---|---|---|---|
| Lakecrest Drive (17-A) | $1,250,000 | −$250,000 (16.7%) | 103 | 1,563 |
| Freshwater Trail (17-F) | $1,175,000 | −$100,000 (7.8%) | 31 | 3,438 |
| Pebblecreek Crescent (17-A) | $879,900 | −$20,000 (2.2%) | 177 | 3,369 |
| Havenbrook Hill (17-E) | $855,000 | −$20,000 (2.3%) | 157 | 2,657 |
| Donview Drive (17-D) | $669,900 | −$30,000 (4.3%) | 81 | 1,945 |
| Pauline Crescent (17-B) | $624,900 | — | 32 | 1,633 |
| Helene Avenue (17-A) | $584,900 | — | 22 | 1,750 |
| Mount Edward Road (17-A) | $549,000 | −$10,000 (1.8%) | 78 | 1,745 |
| Tantling Crescent (17-B) | $539,000 | — | 22 | 1,680 |
| Tobermory Road (17-A) | $515,000 | — | 37 | 1,248 |
| Muriel Avenue (17-B) | $499,000 | −$16,000 (3.1%) | 120 | 1,490 |
| Regal Road (17-D) | $454,900 | — | 42 | 1,700 |
| Cranberry Crescent (17-C) | $439,900 | −$10,000 (2.2%) | 57 | 1,568 |
| Aberdeen Court (17-A) | $399,900 | — | 30 | 1,383 |
The Pebblecreek Crescent property at 177 DOM and Havenbrook Hill at 157 DOM represent the oldest active listings in the district. Both have made only modest 2% reductions, yet face the compounding challenge of stale listing perception in a market that typically moves within two weeks.
Conditional Sales
Three properties are currently pending under conditional contract:
| Street (Sub-District) | List Price | Firm Date | DOM |
|---|---|---|---|
| Raymoor Drive (17-B) | $529,900 | January 12, 2026 | 37 |
| Gourok Avenue (17-A) | $499,900 | January 9, 2026 | 123 |
| Roblea Drive (17-B) | $450,000 | January 16, 2026 | 12 |
Strategic Takeaways
For Sellers
District 17 rewards accurate pricing with swift sales—the 7-day median DOM confirms that well-positioned inventory moves quickly. Nearly half of all sellers achieved premiums averaging $27,687 above asking, demonstrating that strategic underpricing can generate competitive bidding. However, the 8.6% failure rate reveals that buyers firmly resist aspirational pricing, particularly above $600,000.
The $400K–$600K segment demonstrates the strongest absorption (71% of sales), while upper-market properties ($750K+) face extended exposure averaging 28 days versus 14 days for mid-range inventory. Properties that required relisting typically needed 10-18% corrections from original pricing to ultimately transact.
For Buyers
Opportunities exist across all price points, with particular leverage in the upper segments. Russell Lake's 97.8% list-to-sold ratio indicates consistent negotiating room in the luxury tier. Stale active listings—seven properties exceeding 75 DOM with minimal reductions—represent potential value for patient buyers willing to negotiate.
Mid-market buyers ($400K–$600K) will encounter competition, with half of sales in this segment exceeding asking price. Be prepared to act decisively on well-priced listings, particularly in Wildwood Lake (17-C) where median DOM is just 5 days.
Market Summary
District 17's mature neighbourhoods deliver strong fundamentals: 84.8% sale success rate, balanced pricing performance, and efficient 7-day median time-to-sale. Sub-district variations are pronounced—from Nantucket's 102.7% seller premiums to Russell Lake's buyer-favouring 97.8%—underscoring the importance of hyper-local market intelligence. Failed listings averaging 97 DOM stand in stark contrast to successful sales at 16 DOM, demonstrating the costly consequences of overpricing in this well-informed market.
