Executive Summary

District 26, encompassing Beaver Bank and Upper Sackville, recorded 336 single-family listings in the analysis period, with 200 properties successfully closing at an average sale price of $707,983. The district demonstrates a balanced-to-buyer-favourable market, with 46% of sales closing below asking price and a median days-on-market of 22 days.

The market exhibits dramatic geographic and price stratification: Sub-District 26-A (Middle Sackville, Upper Sackville) commands significantly higher average prices ($766,272) driven by McCabe Lake waterfront properties, while Sub-District 26-B (Beaver Bank) offers more accessible entry points at $618,704 average. Failed listings—comprising 35 expired and 29 cancelled properties—reveal persistent pricing challenges, particularly in upper-tier new construction where properties routinely require 3-6 months of market exposure before transacting or relisting at substantially lower prices.

Listing Status Distribution

The market activity breakdown reveals a moderately competitive absorption rate, with 59.5% of listed properties successfully closing. The combined 19% failure rate (expired and cancelled) signals pricing sensitivity, particularly in upper market segments and new construction. An additional 8 withdrawn listings suggest strategic repositioning decisions by sellers.

Pricing Performance Analysis

District 26 operates as a balanced-to-buyer market with nearly half of closed transactions settling below list price. Properties that sold over asking achieved an average premium of $17,291, while those settling below list saw an average discount of $20,231. The overall list-to-sold ratio of 99.7% reflects modest negotiating room, though the original-to-sold ratio of 98.4% indicates some price corrections were necessary to achieve sales.

Metric	Value
Average List-to-Sold Ratio	99.7%
Median List-to-Sold Ratio	100.0%
Original-to-Sold Ratio	98.4%
Sold Properties with Price Reductions	51 (25.5%)
Average Price Reduction (for reduced listings)	$39,951

Analysis by Sub-District

District 26 comprises two distinct sub-markets with markedly different price profiles and buyer demographics. Sub-District 26-A captures the premium lakefront and newer development areas, while Sub-District 26-B serves the traditional Beaver Bank community with more accessible price points.

Sub-District 26-A: Middle Sackville & Upper Sackville

The larger of the two sub-districts, 26-A encompasses Middle Sackville's prestigious McCabe Lake waterfront corridor, newer developments along Zaffre Drive, Bondi Drive, and Orchid Court, plus the Upper Sackville corridor. This area recorded the district's highest-value transactions, including six sales exceeding $1 million.

Metric	26-A Value
Price Range	$315,000 – $2,515,000
Average $/Sqft	$337.40
Sold Over Asking	31.4% (38 sales)
Sold Under Asking	47.1% (57 sales)
Quick Sales (≤7 DOM)	28.9% (35 sales)
Extended Sales (>60 DOM)	21.5% (26 sales)
Expired Listings	20
Cancelled Listings	17

Sub-District 26-B: Beaver Bank & Kinsac

Sub-District 26-B serves the established Beaver Bank community, offering larger lots, mature neighbourhoods, and significantly more accessible pricing. This area demonstrates stronger market velocity with faster median days-on-market and a higher proportion of quick sales.

Metric	26-B Value
Price Range	$366,000 – $810,634
Average $/Sqft	$280.12
Sold Over Asking	32.9% (26 sales)
Sold Under Asking	44.3% (35 sales)
Quick Sales (≤7 DOM)	35.4% (28 sales)
Extended Sales (>60 DOM)	21.5% (17 sales)
Expired Listings	15
Cancelled Listings	12

Analysis by Community

Four distinct communities comprise District 26, each with unique market characteristics and buyer demographics.

Community	Sales	Avg Price	Median Price	Avg DOM
Middle Sackville	98	$801,366	$725,250	37 days
Beaver Bank	76	$619,577	$647,500	41 days
Upper Sackville	20	$590,599	$589,900	60 days
Sackville	4	$749,510	$812,450	91 days

Price Segment Analysis

Demand concentrates in the $600K–$700K range, which captured over a quarter of all closed sales. The $500K–$600K segment also demonstrates strong absorption. Upper-bracket properties ($800K+) face extended market exposure, while the accessible under-$400K segment offers extremely limited inventory.

Price Segment	Sales	Avg Price	Avg DOM
Under $400,000	7	$360,557	26 days
$400,000 – $500,000	18	$465,400	24 days
$500,000 – $600,000	45	$555,474	31 days
$600,000 – $700,000	53	$661,199	45 days
$700,000 – $800,000	43	$749,445	42 days
$800,000 – $1,000,000	22	$879,520	73 days
$1,000,000+	12	$1,590,001	36 days

Market Velocity & Value Metrics

Highest Sales

The district's top transactions demonstrate the premium potential of McCabe Lake waterfront properties, with six of the top ten sales located on this sought-after corridor.

Street-Level Performance

Fifteen streets recorded three or more transactions, providing meaningful pricing benchmarks for District 26's most active corridors.

Expired Listings Analysis

Thirty-five properties expired without selling, collectively spending an average of 121 days on market. These listings concentrated heavily in upper price brackets, with an average original price of $922,706—well above the district's $707,983 sold average. Only 26% attempted price reductions before expiring, suggesting many sellers held firm on pricing that buyers rejected.

High-Value Expired Properties (Sub-District 26-A)

Beaver Bank Expired Properties (Sub-District 26-B)

Cancelled Listings Analysis

Twenty-nine listings were cancelled by sellers, representing strategic withdrawals to reassess pricing or timing. The average original price of $781,634 and average DOM of 55 days suggests these sellers recognized market resistance before expiration. Tracking relisted properties reveals eventual market clearing prices.

Notable Cancelled Listings

Relisted Properties: Pricing Corrections That Worked

Twenty-three addresses showed multiple listing attempts, providing critical insight into the price corrections necessary for eventual transaction. Several success stories demonstrate the discount buyers required.

Street	Original Price	Final Sale	Correction	Total DOM
McCabe Lake Drive	$2,525,000	$2,515,000	−0.4%	168 days
Zaffre Drive	$719,900	$719,900	At asking	125 days
Darner Drive	$699,900	$706,933	+1.0%	140 days
Darner Drive	$624,900	$640,400	+2.5%	192 days
Darner Drive	$649,900	$633,900	−2.5%	86 days
Pepperbush Court	$699,900	$722,500	+3.2%	65 days

Current Active Inventory

Fifty-nine properties remain available, with an average list price of $954,276—significantly above the district's $707,983 sold average. The elevated active pricing suggests potential softening ahead, with 32 listings (54%) already exceeding 90 days on market.

Active Listings with Significant Price Reductions

Street	Original	Current	Reduction	DOM
McCabe Lake Drive	$2,349,000	$1,995,000	−$354,000 (15.1%)	215
Sackville Drive	$569,900	$509,900	−$60,000 (10.5%)	44
Galloway Drive	$1,150,000	$1,099,900	−$50,100 (4.4%)	75
Jamie Drive	$499,900	$449,900	−$50,000 (10.0%)	106
Hamilton Drive	$764,900	$718,900	−$46,000 (6.0%)	114
Monarch Drive	$929,900	$889,900	−$40,000 (4.3%)	25

The McCabe Lake Drive property at 215 DOM with a $354,000 reduction represents the district's most significant active correction—yet remains unsold, signaling continued buyer resistance even at $1,995,000.

Conditional Sales

Five properties are currently pending under conditional contract:

Street	List Price	Firm Date	DOM	Sub-District
Lakeridge Drive	$699,000	January 13, 2026	61	26-B
Crooked Stick Pass	$709,999	January 9, 2026	43	26-B
Zaffre Drive	$849,900	June 17, 2026	150	26-A
Orchid Court	$934,900	June 17, 2026	164	26-A
Bondi Drive	$952,215	July 6, 2026	32	26-A

Strategic Takeaways

For Sellers

District 26 demands realistic pricing from the outset. With 46% of sales closing below asking and an average expired listing DOM of 121 days, overpricing carries significant costs. The data reveals distinct pricing thresholds: properties in the $500K–$700K range demonstrate healthy absorption (31–45 day averages), while those above $800K face 73+ day market exposure and heightened buyer resistance.

New construction sellers face particular challenges: multiple Zaffre Drive, Bondi Drive, and Orchid Court listings expired without price reductions, suggesting builder pricing exceeds what the market will bear. Sellers in these developments should anticipate extended timelines and potential 5–10% price flexibility.

For Buyers

This market favours patient, prepared buyers. Nearly half of all transactions closed below asking price, with an average discount of $20,231 available for negotiation. The 32 stale active listings (90+ DOM) represent motivated sellers likely to accept reasonable offers well below current asking prices.

Sub-District 26-B (Beaver Bank) offers the strongest value proposition: comparable square footage at $280/sqft versus $337/sqft in 26-A, faster market velocity, and fewer failed listings. Buyers seeking newer construction should note the pattern of relisted properties requiring 100–200 days across attempts before eventual transaction.