Stats from the Nova Scotia Association of REALTORS® (NSAR)
Sackville Single-Family Market Report
District 25 — Lower Sackville, Middle Sackville & Surrounding Communities | 2025 Market Analysis
Executive Summary
Sackville, one of Halifax Regional Municipality's largest suburban markets, recorded 341 single-family listings in the analysis period, with an impressive 291 properties successfully closing at an average sale price of $506,250. The district demonstrates a balanced market environment with 45% of sales closing above asking price and an efficient median days-on-market of just 8 days.
The market spans seven distinct sub-districts offering diverse price points and housing inventory. Lower Sackville leads in transaction volume with 186 sales, while Middle Sackville commands premium pricing averaging $535,127. The district's 9.7% combined failure rate (expired, cancelled, and withdrawn listings) reveals pricing sensitivities primarily affecting properties listed above $700,000, where buyer resistance intensifies and extended market exposure becomes common.
Total Listings
341
single-family homes
Closed Sales
291
85.3% success rate
Average Sold Price
$506,250
median: $510,000
Median DOM
8
days on market
Listing Status Distribution
The market activity breakdown reveals a highly efficient absorption rate, with 85% of listed properties successfully closing. The 9.7% combined failure rate indicates selective buyer behavior, particularly in upper price brackets where properties require more precise positioning to attract qualified purchasers.
291
Sold
10
Active
10
Expired
21
Cancelled
7
Conditional
2
Withdrawn
Pricing Performance Analysis
Sackville operates in a balanced market where competitive bidding and negotiation coexist. While 45% of properties sold above asking with an average premium of $24,298, a nearly equal share (47.8%) transacted below list price, indicating buyers retain meaningful negotiating leverage on appropriately positioned inventory. The overall list-to-sold ratio of 101.1% confirms modest seller advantage in aggregate.
Sold Over Asking
45.0%
131 sales | Avg premium: +$24,298
Sold At Asking
7.2%
21 sales | Exact list price
Sold Under Asking
47.8%
139 sales | Avg discount: −$14,703
| Metric | Value |
|---|---|
| Average List-to-Sold Ratio | 101.1% |
| Median List-to-Sold Ratio | 100.0% |
| Original-to-Sold Ratio | 100.0% |
| Properties Requiring Reduction (before sale) | 73 (25.1%) |
| Average Price Reduction (for reduced listings) | $25,675 |
Key Insight
Sackville's median DOM of 8 days compared to an average of 18 days reveals a bifurcated market: well-priced properties move swiftly while overpriced inventory lingers, pulling up the average. One in four sold properties required at least one price reduction, averaging $25,675—a clear signal that initial pricing precision significantly impacts both time-on-market and final outcomes.
Analysis by Community
Sackville comprises three primary communities with distinct market characteristics. Lower Sackville dominates transaction volume with accessible pricing, Middle Sackville attracts move-up buyers seeking premium properties, and the Sackville community proper offers a middle-ground option.
Lower Sackville
Total Sales
186
63.9% of district
Average Sold Price
$491,031
median: $489,500
Average DOM
20
days on market
Middle Sackville
Total Sales
85
29.2% of district
Average Sold Price
$535,127
median: $522,000
Average DOM
15
days on market
Sackville (Central)
Total Sales
15
5.2% of district
Average Sold Price
$523,318
median: $537,500
Average DOM
16
days on market
Community Price Premium
Middle Sackville commands a 9% premium ($44,096) over Lower Sackville, reflecting newer subdivisions, larger lot sizes, and proximity to amenities. Despite higher prices, Middle Sackville properties sell 25% faster, suggesting strong demand-supply balance in this segment.
Sub-District Performance
Sackville's seven sub-districts offer varied housing inventory and price points. Sub-districts 25-F and 25-D lead transaction volume, while 25-G and 25-A command higher average prices in the district's premium corridors.
| Sub-District | Sales | Avg Price | Median | Avg DOM | Avg $/SqFt |
|---|---|---|---|---|---|
| 25-F: Metropolitan Ave, Smokey Dr | 71 | $476,018 | $489,000 | 16 | $270 |
| 25-D: Millwood | 69 | $506,670 | $513,000 | 15 | $288 |
| 25-G: Old Sackville Road | 42 | $544,025 | $547,500 | 15 | $263 |
| 25-B: Pine Hill, First Lake, Bicentennial | 40 | $512,542 | $493,750 | 26 | $279 |
| 25-C: Old Beaverbank, Riverside | 33 | $484,588 | $480,000 | 23 | $282 |
| 25-A: Sackville Cross Rd, Old Sackville Rd | 31 | $532,050 | $549,000 | 22 | $291 |
| 25-E: First Lake Drive | 5 | $545,114 | $585,000 | 6 | $253 |
Price Segment Analysis
Demand concentrates heavily in the $400K–$600K range, which captured 82.5% of all closed sales. Properties above $600,000 demonstrate continued appeal but require more precise positioning, while the under-$400K segment offers limited but rapidly-moving inventory for entry-level buyers.
| Price Segment | Sales | Share | Avg Price | Avg DOM |
|---|---|---|---|---|
| Under $400,000 | 22 | 7.6% | $361,068 | 19 days |
| $400,000 – $500,000 | 115 | 39.5% | $453,285 | 18 days |
| $500,000 – $600,000 | 125 | 43.0% | $541,749 | 18 days |
| $600,000 – $700,000 | 23 | 7.9% | $643,815 | 18 days |
| $700,000+ | 6 | 2.1% | $786,842 | 22 days |
Market Velocity & Value Metrics
Average Days on Market
18
Range: 1 – 102 days
Median Days on Market
8
Well-priced homes sell fast
Average Price per SqFt
$278
Range: $121 – $385/sqft
Average Finished SqFt
1,872
Median: 1,869 sqft
Top 5 Highest Sales
The district's top transactions demonstrate the premium potential—and pricing discipline required—in Sackville's upper market segment.
1
Azure Court
2,336 sqft | 48 DOM | Middle Sackville | $385/sqft
$900,000
2
Brackstone Court
3,770 sqft | 8 DOM | Lower Sackville | $225/sqft
$850,000
3
Chandler Drive
3,224 sqft | 30 DOM | Lower Sackville | $247/sqft
$796,150
4
Darlington Drive
2,561 sqft | 40 DOM | Middle Sackville | $289/sqft
$740,000
5
Chandler Drive
2,462 sqft | 3 DOM | Lower Sackville | $294/sqft
$724,900
| Top Sale: Azure Court | Details |
|---|---|
| Selling Price | $900,000 |
| Original List Price | $979,000 |
| Final List Price | $949,900 |
| Total Reduction from Original | −$79,000 (8.1%) |
| Days on Market | 48 days |
| Finished Square Feet | 2,336 sqft |
Street-Level Performance
Fifteen streets recorded three or more transactions, providing meaningful pricing benchmarks for these established corridors.
1
Rankin Drive
8 sales | Range: $399,900 – $550,000
$466,612 avg
2
Lumberman Drive
7 sales | Range: $400,000 – $585,000
$483,071 avg
3
Riverside Drive
6 sales | Range: $135,000 – $574,000
$427,417 avg
4
Nordic Crescent
6 sales | Range: $445,000 – $556,000
$503,333 avg
5
Beaver Bank Road
6 sales | Range: $475,500 – $565,000
$527,500 avg
6
Tenon Drive
4 sales | Range: $519,000 – $618,000
$569,000 avg
7
Avebury Court
4 sales | Range: $519,400 – $560,000
$543,575 avg
Expired Listings Analysis
Ten properties expired without selling, collectively spending an average of 95 days on market. These listings reveal pricing thresholds buyers rejected. Notably, 70% of expired properties were listed at or above $700,000—indicating significant buyer resistance in this upper bracket.
Florence Place Court | 25-C
Original: $399,900 (no reduction) | 10 DOM | 1,240 sqft | Lower Sackville
Sackville Cross Road | 25-A
Original: $439,000 (no reduction) | 5 DOM | 1,300 sqft | Lower Sackville
Haviland Street | 25-B
Original: $529,900 (no reduction) | 56 DOM | 2,016 sqft | Lower Sackville
Madeline Avenue | 25-A
Original: $718,000 (no reduction) | 75 DOM | 960 sqft | Lower Sackville
Schultz Street | 25-C
Original: $724,900 (no reduction) | 38 DOM | 2,199 sqft | Lower Sackville
McIntyre Lane | 25-B
Original: $749,000 → Final: $724,000 (3.3% reduction) | 176 DOM | 2,990 sqft | Lower Sackville
Laura Lee Lane | 25-B
Original: $749,000 (no reduction) | 180 DOM | 2,367 sqft | Lower Sackville
Lindforest Court | 25-G
Original: $879,900 → Final: $819,000 (6.9% reduction) | 134 DOM | 1,884 sqft | Middle Sackville
Relisted: Now ACTIVE at $749,900 (15% below original asking)
Barnsley Court | 25-G
Original: $950,000 → Final: $899,900 (5.3% reduction) | 195 DOM | 3,792 sqft | Middle Sackville
Relisted: Now ACTIVE at $859,900 (9.5% below original asking)
Stone Mount Drive | 25-B
Original: $1,150,000 → Final: $1,125,000 (2.2% reduction) | 82 DOM | 4,160 sqft | Lower Sackville
What Failed Listings Reveal
Seven of ten expired properties were priced at $700,000 or above—a segment that saw only 6 successful sales all year. The average expired listing spent 95 days on market despite only 4 receiving price reductions. Two properties (Lindforest Court and Barnsley Court) have been relisted at significantly lower prices, indicating sellers recognizing the need for strategic repositioning.
Cancelled Listings Analysis
Twenty-one listings were cancelled by sellers, representing strategic withdrawals to reassess pricing or timing. Average DOM for cancelled listings was 61 days, with an average original price of $621,338. Several properties have since successfully transacted after repositioning.
Selected Cancelled Listings
Gallery Crescent | 25-D
Original: $659,900 → Final: $599,900 (9.1% reduction) | 84 DOM | 1,628 sqft | Middle Sackville
Success story: Relisted at $599,900 and SOLD for $600,000 in just 2 days
Noria Crescent | 25-D
Original: $569,900 (no reduction) | 33 DOM | 2,184 sqft | Middle Sackville
Success story: Relisted at $574,900 and SOLD at asking in 4 days
Barnsley Court | 25-A
Original: $699,900 → Final: $674,900 (3.6% reduction) | 59 DOM | 2,122 sqft | Middle Sackville
Success story: Relisted at $649,900 and SOLD for $644,000 in 5 days
Lucy Court | 25-G
Original: $724,900 → Final: $719,900 (0.7% reduction) | 81 DOM | 2,657 sqft | Middle Sackville
Success story: Relisted at $689,900 and SOLD for $684,500 (5.5% below original)
Chandler Drive | 25-B
Original: $895,000 → Final: $839,000 (6.3% reduction) | 161 DOM | 2,872 sqft | Lower Sackville
McCabe Lake Drive | 25-A
Original: $1,025,000 (no reduction) | 29 DOM | 2,657 sqft | Middle Sackville
Yerevan Drive | 25-F
Original: $579,000 → Final: $549,900 (5.0% reduction) | 224 DOM | 1,882 sqft | Lower Sackville
Relisted: Now ACTIVE at $530,000 (8.5% below original asking)
Lessons from Cancelled Listings
Several cancelled listings demonstrate that strategic repositioning can lead to successful sales. The Barnsley Court property, for example, required a cumulative 8% reduction from original pricing but ultimately sold in just 5 days once properly positioned. The Gallery Crescent and Noria Crescent examples show that accurate pricing from the outset would have avoided months of market exposure.
Current Active Inventory
Ten properties remain available, with six already carrying price reductions. Extended days on market for several listings suggest further adjustments may be required to attract buyers.
| Street | Current Price | Reduction | DOM | SqFt |
|---|---|---|---|---|
| Mansfield Lane | $399,900 | −$100,000 (20.0%) | 135 | 928 |
| Belvedere Drive | $449,900 | — | 43 | 1,259 |
| Aspen Crescent | $474,900 | — | 59 | 1,605 |
| Beaver Bank Road | $499,900 | −$10,000 (2.0%) | 85 | 1,742 |
| Yerevan Drive | $530,000 | −$18,000 (3.3%) | 78 | 1,774 |
| Trundle Crescent | $549,900 | — | 45 | 1,976 |
| Claudia Crescent | $674,900 | −$15,000 (2.2%) | 178 | 3,180 |
| Tenon Drive | $689,900 | −$10,000 (1.4%) | 108 | 2,355 |
| Lindforest Court | $749,900 | — | 75 | 1,884 |
| Barnsley Court | $859,900 | −$15,000 (1.7%) | 98 | 3,734 |
The Mansfield Lane property at 135 DOM with a 20% reduction represents the starkest example of initial overpricing. The Claudia Crescent listing at 178 DOM faces similar challenges in the $675K bracket where buyer activity is notably limited.
Conditional Sales
Seven properties are currently pending under conditional contract, demonstrating continued demand across price points:
| Street | List Price | Firm Date | DOM |
|---|---|---|---|
| Jubilee Lane | $329,900 | January 22, 2026 | 65 |
| Nordic Crescent | $389,000 | January 16, 2026 | 54 |
| Nictaux Drive | $433,000 | January 12, 2026 | 86 |
| Grennan Drive | $439,900 | January 15, 2026 | 10 |
| Old Sackville Road | $519,900 | January 12, 2026 | 82 |
| Johnson Crescent | $549,000 | January 15, 2026 | 58 |
| Avebury Court | $557,500 | January 13, 2026 | 29 |
Strategic Takeaways
For Sellers
Sackville rewards accurate pricing. Properties listed at market value sell quickly—the median 8-day DOM demonstrates that well-positioned inventory moves efficiently. Overpricing, however, leads to extended exposure: the 25% of sold properties requiring reductions averaged substantially longer market times and ultimately settled at prices they could have achieved from the outset.
The $400K–$600K range demonstrates the strongest demand with 82.5% market share. Sellers pricing above $700,000 should anticipate selective buyer behavior and potential extended marketing periods. The expired listing data shows that this upper segment requires particular pricing discipline—seven of ten failures occurred at this price point.
For Buyers
Opportunities exist across the market spectrum. Entry-level buyers under $400K face limited inventory but can move quickly on competitive offerings. The $400K–$600K segment offers abundant choice with consistent 18-day average DOM, allowing time for thorough evaluation while still requiring decisive action on well-priced listings.
Upper-segment buyers have meaningful negotiating leverage: expired and cancelled listings indicate sellers with reset expectations. Active inventory above $650,000 includes properties that have absorbed significant reductions or face extended market exposure—conditions favorable to buyer negotiation. The pattern of cancelled listings ultimately selling after 5–15% corrections suggests room for discussion on appropriately positioned premium inventory.
Market Summary
Sackville's single-family market operates efficiently within its core $400K–$600K segment while firmly testing seller expectations above $700,000. The 8-day median DOM for successful sales compared to 61+ days for failed listings illustrates the binary outcome of pricing decisions: accurate positioning generates rapid sales with competitive bidding, while aspirational pricing leads to extended exposure, multiple reductions, and often lower final prices than market-aligned listing would have achieved initially.
