Stats from the Nova Scotia Association of REALTORS® (NSAR)
Waverley to Fall River Single-Family Market Report
District 30 — Waverley, Fall River, Windsor Junction & Surrounding Communities | 2025 Market Analysis
Executive Summary
District 30, encompassing the sought-after suburban communities of Waverley, Fall River, Windsor Junction, Wellington, and Oakfield, recorded 275 single-family listings in the analysis period, with 164 properties successfully closing at an average sale price of $772,716. This district operates as a predominantly buyer-favourable market, with 68.9% of sales closing below asking price and an average discount of $33,368.
The district's five sub-districts reveal distinct market dynamics: Sub-District 30-B (Fall River core) commands the highest average prices at $847,777, while Sub-District 30-E (Goffs/Devon area) represents the most affordable entry point at $615,618 average. With 67 failed listings (39 expired, 28 cancelled) representing a 24.4% failure rate, pricing precision remains critical—particularly in the upper segments where multiple properties required 15-20% reductions before finding buyers.
Total Listings
275
single-family homes
Closed Sales
164
59.6% success rate
Average Sold Price
$772,716
median: $722,500
Median DOM
20
days on market
Listing Status Distribution
The market activity breakdown reveals a 24.4% failure rate (expired and cancelled combined)—significantly higher than Halifax Central's 16.2%—indicating that pricing accuracy is even more critical in this suburban market. The elevated failure rate reflects both pricing challenges in upper segments and extended absorption periods for new construction inventory.
164
Sold
39
Active
39
Expired
28
Cancelled
3
Conditional
Pricing Performance Analysis
District 30 operates decisively as a buyer's market, with nearly seven in ten properties selling below list price. Properties that sold under asking averaged a discount of $33,368, while the 23.2% that achieved premiums averaged just $19,529 above list. The overall list-to-sold ratio of 98.3% confirms buyers hold meaningful negotiating power.
Sold Over Asking
23.2%
38 sales | Avg premium: +$19,529
Sold At Asking
7.9%
13 sales | Exact list price
Sold Under Asking
68.9%
113 sales | Avg discount: −$33,368
| Metric | Value |
|---|---|
| Average List-to-Sold Ratio | 98.3% |
| Median List-to-Sold Ratio | 98.3% |
| Original-to-Sold Ratio | 96.8% |
| Average Days on Market (Sold) | 39 days |
| Median Days on Market (Sold) | 20 days |
| Average Price per Square Foot | $290.30 |
Key Insight
The 3.2% gap between original and final sold prices indicates systematic overpricing at listing—properties that required price reductions before selling saw an average 6-8% correction from their initial ask. In contrast, accurately priced properties demonstrate the 20-day median, proving that competitive pricing drives rapid absorption even in a buyer's market.
Sub-District Performance Analysis
District 30's five sub-districts exhibit distinct market characteristics, from the premium Fall River core (30-B) to the emerging communities of Goffs and Devon (30-E). Understanding these micro-markets is essential for accurate pricing and realistic expectations.
Sub-District 30-A: Waverley, Lakeview & Grand Lake
This sub-district encompasses established Waverley communities, lakefront properties, and portions of Fall River. With 80% of sales closing under asking, it represents a clear buyer's market. The wide price range ($455,000–$1,119,000) reflects diverse housing stock from entry-level homes to premium lakefront properties.
Total Listings
29
10.5% of district
Closed Sales
20
69.0% success rate
Average Sold Price
$706,576
median: $621,950
Average DOM
30
days on market
| Metric | 30-A |
|---|---|
| Sold Over Asking | 15.0% |
| Sold Under Asking | 80.0% |
| List-to-Sold Ratio | 97.9% |
| Average $/SqFt | $272.67 |
| Expired Listings | 3 |
| Cancelled Listings | 3 |
Sub-District 30-B: Fall River Core & Windsor Junction
The largest and most active sub-district, 30-B represents the premium Fall River market with executive homes, Heddas Way estates, and established Windsor Junction neighbourhoods. Despite commanding the highest average prices in the district, 72.7% of sales closed under asking, indicating significant buyer negotiating power even in premium segments.
Total Listings
129
46.9% of district
Closed Sales
77
59.7% success rate
Average Sold Price
$847,777
median: $770,000
Average DOM
38
days on market
| Metric | 30-B |
|---|---|
| Sold Over Asking | 23.4% |
| Sold Under Asking | 72.7% |
| List-to-Sold Ratio | 97.9% |
| Average $/SqFt | $292.55 |
| Expired Listings | 19 |
| Cancelled Listings | 15 |
Sub-District 30-B Alert
With 34 failed listings (26% of sub-district activity), 30-B demonstrates the highest absolute failure count in the district. The luxury segment above $1M shows particular vulnerability—multiple properties required 10-20% reductions across successive listing attempts.
Sub-District 30-C: Fall River & Waverley Corridor
The smallest sub-district demonstrates notably stronger seller performance, with 50% of sales achieving over-asking premiums—the highest rate in the district. This area's balanced market and faster absorption (11-day median DOM) suggest more accurate initial pricing and stronger buyer demand.
Total Listings
10
3.6% of district
Closed Sales
8
80.0% success rate
Average Sold Price
$724,288
median: $653,200
Median DOM
11
days on market
| Metric | 30-C |
|---|---|
| Sold Over Asking | 50.0% |
| Sold Under Asking | 50.0% |
| List-to-Sold Ratio | 99.8% |
| Average $/SqFt | $274.85 |
| Expired Listings | 1 |
| Cancelled Listings | 0 |
Sub-District 30-D: Wellington, Fletchers Lake & Oakfield
This sub-district offers a mix of established communities and new development, including the Celebration Drive corridor. With 63.5% of sales under asking and significant new construction inventory, buyers find negotiating opportunities while sellers face absorption challenges for premium builds.
Total Listings
82
29.8% of district
Closed Sales
52
63.4% success rate
Average Sold Price
$715,603
median: $721,488
Median DOM
19
days on market
| Metric | 30-D |
|---|---|
| Sold Over Asking | 21.2% |
| Sold At Asking | 15.4% |
| Sold Under Asking | 63.5% |
| List-to-Sold Ratio | 98.7% |
| Average $/SqFt | $300.08 |
| Expired Listings | 8 |
| Cancelled Listings | 8 |
Sub-District 30-E: Goffs, Devon & Enfield
The most affordable sub-district also demonstrates the weakest absorption, with only 7 sales from 25 listings (28% success rate). The area's new construction focus and more rural character present marketing challenges, though buyers find value at an average $615,618—21% below the district average.
Total Listings
25
9.1% of district
Closed Sales
7
28.0% success rate
Average Sold Price
$615,618
median: $644,000
Median DOM
11
days on market
| Metric | 30-E |
|---|---|
| Sold Over Asking | 28.6% |
| Sold Under Asking | 57.1% |
| List-to-Sold Ratio | 99.9% |
| Average $/SqFt | $260.89 |
| Expired Listings | 8 |
| Cancelled Listings | 2 |
Sub-District 30-E Absorption Warning
The Old Guysborough Road developments show repeated expired listings without price adjustments. Multiple lots have expired 2-3 times at identical pricing, suggesting sellers have not yet calibrated to actual buyer demand in this emerging area.
Sub-District Comparison Summary
| Sub-District | Sales | Avg Price | Avg DOM | $/SqFt | Under Ask | Failed |
|---|---|---|---|---|---|---|
| 30-A (Waverley/Lakeview) | 20 | $706,576 | 30 | $272.67 | 80.0% | 6 |
| 30-B (Fall River Core) | 77 | $847,777 | 38 | $292.55 | 72.7% | 34 |
| 30-C (Corridor) | 8 | $724,288 | 20 | $274.85 | 50.0% | 1 |
| 30-D (Wellington/Fletchers) | 52 | $715,603 | 41 | $300.08 | 63.5% | 16 |
| 30-E (Goffs/Devon) | 7 | $615,618 | 82 | $260.89 | 57.1% | 10 |
Price Segment Analysis
Demand concentrates in the $500K–$900K range, which captured 67.7% of all closed sales. The under-$500K segment offers extremely limited inventory (7.9% of sales), while the luxury segment above $1.1M demonstrates the longest absorption periods and highest price negotiation.
| Price Segment | Sales | % of Sales | Avg Price | Avg DOM | Avg $/SqFt |
|---|---|---|---|---|---|
| Under $500,000 | 13 | 7.9% | $396,715 | 42 days | $261.62 |
| $500,000 – $700,000 | 61 | 37.2% | $611,746 | 28 days | $291.51 |
| $700,000 – $900,000 | 50 | 30.5% | $782,717 | 43 days | $288.59 |
| $900,000 – $1,100,000 | 24 | 14.6% | $970,121 | 49 days | $287.07 |
| $1,100,000+ | 16 | 9.8% | $1,364,549 | 49 days | $319.18 |
Highest Sales
The district's premium transactions reveal both the ceiling prices achievable in Fall River and the negotiating dynamics—8 of 10 top sales closed below asking, with discounts reaching nearly 20% in one case.
1
Heddas Way (30-B – Fall River)
4,557 sqft | 19 DOM | $482.77/sqft | 2.2% under ask
$2,200,000
2
Piggott Avenue (30-B – Fall River)
11,165 sqft | 39 DOM | $188.09/sqft | 19.2% under ask
$2,100,000
3
Heddas Way (30-B – Fall River)
5,481 sqft | 35 DOM | $342.09/sqft | 3.8% under ask
$1,875,000
4
Heddas Way (30-B – Fall River)
4,607 sqft | 66 DOM | $385.28/sqft | 15.5% under ask
$1,775,000
5
Piggott Avenue (30-B – Fall River)
4,111 sqft | 12 DOM | $340.55/sqft | 1.8% under ask
$1,400,000
Premium Segment Insight
The Heddas Way corridor dominates Fall River's luxury market with three of the top four sales. However, the second-highest sale at Piggott Avenue required a 19.2% discount ($500,000) from original asking—illustrating that even premium properties face significant buyer pushback when overpriced.
Sales by Community
Fall River dominates district activity with 59% of all sales, commanding a $173,000 premium over the next-highest community (Oakfield). Fletchers Lake offers the fastest absorption at 14 days average DOM.
| Community | Sales | Avg Price | Median Price | Avg DOM | Avg $/SqFt |
|---|---|---|---|---|---|
| Fall River | 97 | $844,752 | $775,000 | 47 | $291.75 |
| Oakfield | 6 | $846,685 | $788,306 | 38 | $285.63 |
| Grand Lake | 3 | $852,536 | $956,608 | 10 | $305.35 |
| Windsor Junction | 10 | $756,200 | $725,000 | 22 | $283.65 |
| Waverley | 13 | $698,092 | $620,000 | 24 | $283.93 |
| Wellington | 16 | $621,219 | $605,500 | 25 | $302.66 |
| Lakeview | 4 | $572,975 | $563,950 | 37 | $287.59 |
| Fletchers Lake | 6 | $471,146 | $470,000 | 14 | $279.08 |
Street-Level Performance
Streets with three or more sales provide meaningful pricing benchmarks. Heddas Way commands the highest average at $1.95M, while Highway corridor sales span the widest range reflecting diverse property types.
1
Heddas Way
3 sales | Range: $1,775,000 – $2,200,000 | 40 DOM avg
$1,950,000 avg
2
Piggott Avenue
5 sales | Range: $687,600 – $2,100,000 | 15 DOM avg
$1,139,420 avg
3
Canterbury Lane
4 sales | Range: $740,000 – $925,000 | 48 DOM avg
$847,475 avg
4
Celebration Drive
6 sales | Range: $695,000 – $949,900 | 83 DOM avg
$818,338 avg
5
High Road
3 sales | Range: $770,000 – $860,000 | 25 DOM avg
$801,667 avg
Expired Listings Analysis
Thirty-nine properties expired without selling, collectively averaging 100 days on market. These failures reveal critical pricing thresholds buyers rejected, with properties above $1M facing the greatest challenges. Notable patterns include luxury properties at unchanged prices and new construction lots with repeated failures.
Luxury Segment Expirations ($1M+)
Sunnylea Road (30-D – Wellington)
Original: $5,900,000 → Final: $5,900,000 (no reduction) | 107 DOM | 7,035 sqft
History: Previously cancelled at $6,900,000 after 113 DOM
Waverley Road (30-A – Dartmouth)
Original: $2,988,000 → Final: $2,988,000 (no reduction) | 125 DOM | 5,366 sqft
Parkview Drive (30-D – Oakfield)
Original: $2,900,000 → Final: $2,600,000 (10.3% reduction) | 204 DOM | 2,782 sqft
Piggott Avenue (30-B – Fall River)
Original: $2,499,900 → Final: $2,499,900 (no reduction) | 71 DOM | 5,348 sqft
Nottingham Lane (30-A – Fall River)
Original: $2,290,000 → Final: $2,190,000 (4.4% reduction) | 179 DOM | 5,966 sqft
History: Subsequently cancelled at $2,095,000 after 41 DOM—cumulative 8.5% reduction
Glenmorren Court (30-B – Fall River)
Original: $1,699,000 → Final: $1,649,000 (2.9% reduction) | 166 DOM | 5,155 sqft
History: Relisted at $1,595,000, expired again after 121 DOM
Mid-Market Expirations ($700K–$1M)
Canterbury Lane (30-B – Fall River)
Original: $1,299,900 → Final: $1,100,000 (15.4% reduction) | 138 DOM | 5,300 sqft
Ringling Court (30-B – Fall River)
Original: $1,299,000 → Final: $1,059,900 (18.4% reduction) | 50 DOM | 4,290 sqft
Success: Relisted at $1,059,900 and SOLD for $1,125,000 (13.4% below original)
Aberdeen Drive (30-B – Fall River)
Original: $1,249,900 → Final: $1,199,000 (4.1% reduction) | 121 DOM | 3,672 sqft
Lincolnshire Drive (30-B – Fall River)
Original: $1,049,000 → Final: $899,000 (14.3% reduction) | 128 DOM | 3,887 sqft
Success: Relisted at $899,000 and SOLD for $871,500 (16.9% below original)
What Expired Listings Reveal
The luxury segment above $1.5M shows the greatest resistance—only one sale exceeded $1.4M in the entire district, yet 7 properties expired above this threshold. The Glenmorren Court property's dual expiration (287 combined DOM) and the Sunnylea Road property's $1M reduction still failing to attract buyers demonstrate fundamental value-expectation gaps in the ultra-premium segment.
Cancelled Listings Analysis
Twenty-eight listings were withdrawn by sellers, averaging 91 days on market before cancellation. Tracking these properties reveals eventual market clearing prices and the magnitude of corrections required to transact.
Notable Cancelled Listings with Subsequent History
Sunnylea Road (30-D – Wellington)
Original: $6,900,000 → Final: $6,900,000 (no reduction) | 113 DOM | 10,417 sqft
Subsequent status: Relisted at $5,900,000 (14.5% reduction) → EXPIRED again
Nottingham Lane (30-A – Fall River)
Original: $2,095,000 → Final: $2,095,000 (no reduction) | 41 DOM | 5,966 sqft
History: Previous expired attempt at $2,290,000 → $2,190,000
Perry Court (30-A – Fall River)
Original: $1,060,000 → Final: $939,900 (11.3% reduction) | 229 DOM | 3,304 sqft
Sutherland Drive (30-B – Fall River)
Original: $899,000 → Final: $869,000 (3.3% reduction) | 83 DOM | 1,769 sqft
Subsequent status: Relisted at $859,900 → $839,900 → EXPIRED (194 combined DOM)
Carlheath Drive (30-D – Wellington)
Original: $689,900 → Final: $689,900 (no reduction) | 56 DOM | 3,390 sqft
Success: Relisted at same price and SOLD for $700,000 (1.5% over ask)
Kelly Road (30-D – Wellington)
Original: $549,900 → Final: $549,900 (no reduction) | 29 DOM | 3,529 sqft
Success: Relisted at $499,900 and SOLD for $461,000 (16.2% below original)
Pattern Recognition
Properties that ultimately transacted after cancellation averaged 15-18% final discounts from original asking. The Kelly Road case exemplifies this pattern: a $549,900 listing required repricing to $499,900 and ultimately sold at $461,000—a 16.2% total correction.
Relisted Properties: Lessons in Pricing
Several properties that failed their initial listing attempts eventually transacted after strategic repositioning. These case studies demonstrate the magnitude of corrections required to find buyers in this market.
| Property | Original Ask | Final Sale | Correction | Total DOM |
|---|---|---|---|---|
| Ringling Court | $1,299,000 | $1,125,000 | −13.4% | 52 |
| Dungarry Close | $1,225,000 | $1,050,000 | −14.3% | 96 |
| Lincolnshire Drive | $1,049,000 | $871,500 | −16.9% | 162 |
| Ingram Drive | $825,000 | $755,000 | −8.5% | 145 |
| Kings Road | $899,900 | $800,000 | −11.1% | 128 |
| Kelly Road | $549,900 | $461,000 | −16.2% | 35 |
| Highway 2 | $549,900 | $249,900 | −54.6% | 163 |
Current Active Inventory
Thirty-nine properties remain available across all sub-districts. Notable trends include extended days on market for new construction and significant price reductions on properties exceeding 100 DOM.
30-B: Fall River Core (13 Active)
| Street | Current Price | Reduction | DOM | SqFt |
|---|---|---|---|---|
| Aberdeen Drive | $1,888,888 | — | 56 | 4,290 |
| Everlina Lane | $1,649,900 | — | 78 | 3,114 |
| Celebration Drive (Lot 742) | $1,179,000 | — | 100 | 2,888 |
| Eagle Point Drive | $1,150,000 | −$50,000 (4.2%) | 211 | 3,089 |
| Confederation Avenue | $1,050,000 | — | 95 | 3,180 |
| Fall River Road | $899,900 | — | 281 | 2,800 |
| Canterbury Lane | $729,900 | −$20,000 (2.7%) | 127 | 2,742 |
30-D: Wellington & Celebration Drive (14 Active)
| Street | Current Price | Reduction | DOM | SqFt |
|---|---|---|---|---|
| Celebration Drive (Lot 738) | $1,099,900 | — | 256 | 2,884 |
| Parish Street (727) | $1,049,000 | — | 144 | 2,030 |
| Celebration Drive (743) | $889,000 | — | 268 | 2,522 |
| Fletcher Drive | $849,000 | — | 26 | 3,658 |
| Washington Lane | $799,000 | −$30,900 (3.7%) | 310 | 1,609 |
| Highway 2 | $424,900 | −$125,000 (22.7%) | 121 | 1,000 |
Active Inventory Alert
Nine active listings exceed 200 DOM, predominantly new construction on Celebration Drive and Parish Street. The 310-day Washington Lane listing and 281-day Fall River Road listing face the challenge of stale listing perception alongside their pricing challenges.
Pending Conditional Sales
Three properties are currently under conditional contract:
| Street | List Price | Firm Date | DOM | Sub-District |
|---|---|---|---|---|
| Celebration Drive (Lot 748) | $1,039,900 | January 29, 2026 | 53 | 30-B |
| Carriage Road | $649,900 | January 15, 2026 | 80 | 30-B |
| Fall River Road | $499,000 | January 23, 2026 | 100 | 30-B |
Strategic Takeaways
For Sellers
District 30 demands pricing precision. With 68.9% of sales closing under asking and 24.4% of listings failing entirely, the margin for error is narrow. Properties priced at or slightly below market value find buyers within the 20-day median timeframe, while overpriced listings face extended exposure averaging 100+ days before expiring.
The $500K–$900K segment demonstrates the healthiest absorption. Sellers in the luxury segment above $1.1M should anticipate 49+ days on market, potential 10-15% corrections from aspirational pricing, and the need for strategic patience. The failed Glenmorren Court listing—287 combined DOM across two attempts—exemplifies the cost of premium-segment overpricing.
Sub-District 30-C offers the strongest seller performance (50% over-asking, 99.8% list-to-sold ratio), while Sub-Districts 30-A and 30-B demonstrate pronounced buyer advantages with 80% and 72.7% under-asking rates respectively.
For Buyers
Negotiating leverage exists across all price points and sub-districts. The district-wide 98.3% list-to-sold ratio and $33,368 average discount confirm meaningful room for offers below asking. Premium segment buyers ($900K+) hold particular power, with numerous relisted properties demonstrating 15-20% eventual corrections from original pricing.
The 39 active listings include several extended-DOM properties where seller fatigue may enhance negotiations: the 310-day Washington Lane listing, 281-day Fall River Road property, and multiple Celebration Drive new builds exceeding 200 DOM all present opportunities for value-conscious buyers willing to negotiate firmly.
Sub-District 30-E offers the most affordable entry point (average $615,618, 21% below district average) for buyers willing to accept the Goffs/Devon location and new construction focus. Conversely, buyers seeking established Fall River neighbourhoods will find Windsor Junction's 22-day average DOM indicates relatively faster-moving inventory requiring quicker decision-making.
Market Summary
District 30 operates as a clear buyer's market where pricing accuracy separates successful transactions from prolonged failure. The 20-day median DOM for well-priced properties contrasts sharply with the 100-day average for expirations—a gap that underscores the binary outcomes facing sellers. For buyers, the combination of elevated inventory, extended days on market, and demonstrated negotiating room creates favourable conditions across all sub-districts and price segments.
