Stats from the Nova Scotia Association of REALTORS® (NSAR)
Lawrencetown, Lake Echo & Porters Lake Single-Family Market Report
District 31 — Eastern Shore Communities | 2025 Market Analysis
Executive Summary
District 31, encompassing the coastal and lakefront communities east of Dartmouth, recorded 242 single-family listings in 2025, with 189 properties successfully closing at an average sale price of $604,570. This expansive district—spanning Lawrencetown's prestigious oceanfront properties to Lake Echo's family-friendly lakeside communities and Porters Lake's rural estates—demonstrates varied market dynamics across its three sub-districts.
The market presents a balanced yet buyer-leaning environment, with 56.6% of sales closing below asking price and an overall list-to-sold ratio of 99.4%. The median days-on-market of just 8 days indicates strong demand for well-priced properties, while the 39 failed listings (16.1% of total) reveal pricing thresholds that buyers firmly rejected—particularly in the $700,000+ segments where extended market exposure became the norm.
Total Listings
242
single-family homes
Closed Sales
189
78.1% success rate
Average Sold Price
$604,570
median: $575,000
Median DOM
8
days on market
Listing Status Distribution
The market activity breakdown reveals solid absorption with nearly 80% of listings successfully transacting. However, the 16.1% failure rate (23 expired plus 16 cancelled) signals pricing sensitivity—particularly in premium segments where buyer expectations and seller aspirations frequently diverge.
189
Sold
23
Expired
16
Cancelled
10
Active
3
Conditional
Pricing Performance Analysis
District 31 operates as a buyer-leaning market where negotiation is standard practice. Over half of all transactions closed below list price, with sellers averaging a $22,358 discount. That said, well-positioned properties in high-demand segments still commanded premiums—32.8% of sellers achieved above-asking sales averaging $22,636 over list.
Sold Over Asking
32.8%
62 sales | Avg premium: +$22,636
Sold At Asking
10.6%
20 sales | Exact list price
Sold Under Asking
56.6%
107 sales | Avg discount: −$22,358
| Metric | Value |
|---|---|
| Average List-to-Sold Ratio | 99.4% |
| Original-to-Sold Ratio | 98.0% |
| Properties Requiring Price Reductions | 44 (23.3% of sold) |
| Average Reduction (for reduced listings) | $41,964 |
Key Insight
The 8-day median days-on-market masks a bifurcated reality: accurately priced homes sell quickly with minimal negotiation, while overpriced properties languish for months. Properties requiring price corrections averaged 42 days longer on market than those priced correctly from the start.
Sub-District Analysis
District 31 comprises three distinct sub-markets, each with unique buyer profiles and price points. Understanding these geographic variations is essential for both pricing strategy and purchase decisions.
Sub-District 31-A: Lawrencetown, Mineville & East Lawrencetown
The premium sub-district of District 31, anchored by Lawrencetown's oceanfront properties and Mineville's established family neighbourhoods. This area commands the highest average prices and demonstrates the strongest seller performance—nearly half of sales closed over asking.
Total Listings
81
33% of district
Closed Sales
66
81.5% success rate
Average Sold Price
$622,761
median: $604,950
Median DOM
5
days on market
Sold Over Asking
48.5%
32 sales | Avg premium: +$16,666
Sold Under Asking
42.4%
28 sales | Avg discount: −$25,063
Avg Price/SqFt
$289
Avg finished: 2,267 sqft
Communities: Lawrencetown (42 listings), Mineville (18), East Lawrencetown (10), Lake Echo (4), Porters Lake (3), West Porters Lake (2), East Preston (1), West Lawrencetown (1)
Sub-District 31-B: Lake Echo, Preston & Surrounding Areas
The most affordable sub-district offers excellent value for families seeking lakefront living without premium pricing. However, market dynamics differ significantly here—over three-quarters of sales closed below asking, reflecting a buyer-dominant environment requiring realistic pricing strategies.
Total Listings
33
14% of district
Closed Sales
22
66.7% success rate
Average Sold Price
$501,374
median: $476,200
Median DOM
7
days on market
Sold Over Asking
9.1%
2 sales | Avg premium: +$23,510
Sold Under Asking
77.3%
17 sales | Avg discount: −$16,300
Avg Price/SqFt
$257
Avg finished: 2,037 sqft
Communities: Lake Echo (28 listings), East Preston (2), Porters Lake (1), Westphal (1), East Lawrencetown (1)
Sub-District 31-B Pricing Reality
With 77.3% of sales closing below asking and only 9.1% achieving premiums, sellers in Lake Echo must price conservatively from day one. The 97.7% list-to-sold ratio—lowest in the district—confirms buyers hold significant negotiating power.
Sub-District 31-C: Porters Lake, Chezzetcook & Three Fathom Harbour
The largest sub-district by volume encompasses the diverse Porters Lake area, the Chezzetcook corridor, and coastal Three Fathom Harbour. This segment shows moderate seller success with roughly one-quarter of sales exceeding asking price, while the 20% failure rate (13 expired, 9 cancelled) signals persistent overpricing in premium segments.
Total Listings
128
53% of district
Closed Sales
101
78.9% success rate
Average Sold Price
$615,160
median: $579,900
Median DOM
13
days on market
Sold Over Asking
27.7%
28 sales | Avg premium: +$29,396
Sold Under Asking
61.4%
62 sales | Avg discount: −$22,798
Avg Price/SqFt
$298
Avg finished: 2,153 sqft
Communities: Porters Lake (63 listings), East Lawrencetown (13), West Chezzetcook (11), Head Of Chezzetcook (9), East Chezzetcook (8), West Porters Lake (7), Gaetz Brook (5), Three Fathom Harbour (5), Grand Desert (2), Lower East Chezzetcook (2), Conrod Settlement (1), Middle Porters Lake (1)
Sub-District Comparison Summary
| Metric | 31-A | 31-B | 31-C |
|---|---|---|---|
| Total Listings | 81 | 33 | 128 |
| Sold | 66 (81.5%) | 22 (66.7%) | 101 (78.9%) |
| Expired + Cancelled | 12 (14.8%) | 5 (15.2%) | 22 (17.2%) |
| Average Sold Price | $622,761 | $501,374 | $615,160 |
| Median DOM | 5 days | 7 days | 13 days |
| Over Asking % | 48.5% | 9.1% | 27.7% |
| List-to-Sold Ratio | 100.1% | 97.7% | 99.2% |
Price Segment Analysis
Transaction volume concentrates in the $400K–$700K range, which captured two-thirds of all sales. The entry-level segment under $400K shows limited inventory, while properties above $800K face significantly extended market exposure—averaging 77 days for sales in the $800K–$1M range.
| Price Segment | Sales | Avg Price | Avg DOM | % of Sales |
|---|---|---|---|---|
| Under $400,000 | 19 | $336,164 | 27 days | 10.1% |
| $400,000 – $500,000 | 43 | $453,191 | 22 days | 22.8% |
| $500,000 – $600,000 | 44 | $551,947 | 23 days | 23.3% |
| $600,000 – $700,000 | 39 | $649,306 | 20 days | 20.6% |
| $700,000 – $800,000 | 21 | $751,328 | 34 days | 11.1% |
| $800,000 – $1,000,000 | 18 | $896,543 | 77 days | 9.5% |
| $1,000,000+ | 5 | $1,373,000 | 33 days | 2.6% |
Premium Segment Warning
Properties priced $800,000–$1,000,000 averaged 77 days on market—more than triple the district median. Sellers in this segment must price precisely or face extended exposure and substantial reductions.
Highest Sales
The district's top transactions illustrate both the premium potential—and pricing challenges—of luxury properties in Eastern Shore communities.
1
Moss Close (Lawrencetown) — 31-A
5,052 sqft | 38 DOM | $326.60/sqft | −$100,000 under asking
$1,650,000
2
Joan Elizabeth Way (Porters Lake) — 31-C
4,824 sqft | 23 DOM | $310.95/sqft | −$250,000 under asking
$1,500,000
3
Candlewood Drive (Porters Lake) — 31-C
5,667 sqft | 69 DOM | $250.57/sqft | −$59,900 under asking
$1,420,000
4
Whisper Ridge (Porters Lake) — 31-C
2,757 sqft | 7 DOM | $435.26/sqft | +$200,100 OVER asking
$1,200,000
5
Mineville Road (Mineville) — 31-A
2,314 sqft | 27 DOM | $473.21/sqft | −$50,000 under asking
$1,095,000
Notable Transaction
The Whisper Ridge sale demonstrates the power of strategic repositioning. After a cancelled listing at $1,499,900 (reduced to $1,324,900 over 123 days), the property relisted at $999,900 and sold for $1,200,000—generating a $200,100 premium through competitive bidding. The lesson: aggressive repricing can unlock demand that aspirational pricing suppresses.
Street-Level Performance
These corridors recorded multiple transactions, providing meaningful pricing benchmarks for these established communities.
1
Highway 7
11 sales | Range: $300,000 – $672,500
$472,955 avg
2
Crowell Road
7 sales | Range: $360,000 – $940,000
$624,429 avg
3
Candy Mountain Road
6 sales | Range: $370,000 – $993,409
$704,068 avg
4
East Chezzetcook Road
6 sales | Range: $310,000 – $685,000
$495,917 avg
5
Highway 207
6 sales | Range: $330,000 – $848,000
$535,150 avg
6
Myra Road
5 sales | Range: $452,500 – $860,000
$613,600 avg
7
Leslie Road
5 sales | Range: $565,000 – $755,000
$678,800 avg
Expired Listings Analysis
Twenty-three properties expired without selling, collectively spending an average of 104 days on market. These listings reveal pricing thresholds that buyers firmly rejected—critical intelligence for sellers establishing realistic expectations.
Sub-District 31-A Expired (6 listings)
Notting Hill Road (Mineville)
Original: $1,350,000 (no reduction) | 98 DOM | 3,001 sqft
Note: Same property expired again at $1,299,900 after 64 additional DOM—cumulative 162 days without sale
Oceanic Drive (East Lawrencetown)
Original: $849,900 → Final: $839,900 (−1.2% reduction) | 121 DOM | 2,463 sqft
Candy Mountain Road (Mineville)
Original: $749,900 (no reduction) | 59 DOM | 2,092 sqft
Market insight: Same street shows sales ranging $370K–$993K, suggesting this price point was achievable but listing presentation or condition may have deterred buyers
Lawrencetown Road (Lawrencetown)
Original: $659,900 → Final: $649,900 (−1.5% reduction) | 72 DOM | 1,202 sqft
Sub-District 31-B Expired (4 listings)
Brooks Drive (East Preston)
Original: $675,000 → Final: $600,000 (−11.1% reduction) | 194 DOM | 2,200 sqft
Highway 7 (various locations)
Multiple Highway 7 expirations including properties at $250,000 (134 DOM), $399,000 (99 DOM), and $444,900 (91 DOM)
Theresa Court (Lake Echo)
Original: $479,900 (no reduction) | 49 DOM | 2,240 sqft
Relisted: Now ACTIVE at $674,900—pricing significantly HIGHER despite previous failure
Sub-District 31-C Expired (13 listings)
Capri Drive (West Porters Lake)
Original: $1,399,999 (no reduction) | 212 DOM | 4,564 sqft
History: Also cancelled at identical $1,399,999 price—cumulative 281 days at same price without adjustment
Mannette Court (Porters Lake)
Original: $1,400,000 (no reduction) | 158 DOM | 3,939 sqft
Crowell Road (East Lawrencetown)
Original: $1,396,000 (no reduction) | 153 DOM | 3,484 sqft
Joan Elizabeth Way (Porters Lake)
Original: $1,890,000 → Final: $1,750,000 (−7.4% reduction) | 118 DOM | 4,824 sqft
Success story: Relisted at $1,750,000 and SOLD for $1,500,000 (20.6% below original asking)
Spruce Court (Three Fathom Harbour)
Original: $1,190,000 → Final: $1,180,000 (−0.8% reduction) | 60 DOM | 4,415 sqft
Emerald Drive (Three Fathom Harbour)
Two expirations at same address: $998,000 (94 DOM after reducing from $1,099,000) and $850,000 (9 DOM)
What Expired Listings Reveal
Of the 23 expired properties, 15 (65%) were priced above $700,000—confirming that premium segments face the greatest absorption challenges. The average DOM of 104 days (versus 8-day median for sold properties) represents a staggering 13× longer market exposure for overpriced listings.
Cancelled Listings Analysis
Sixteen listings were strategically withdrawn, representing seller decisions to pause and reassess. Tracking these properties reveals eventual market clearing prices and the magnitude of corrections required.
Key Cancelled Listings with Outcomes
Whisper Ridge (Porters Lake) — 31-C
Cancelled: $1,499,900 → Reduced to $1,324,900 (−11.7%) | 123 DOM | 2,574 sqft
Success story: Relisted at $999,900 and SOLD for $1,200,000—generating $200,100 over asking through strategic repricing (20% below original)
River Drive (Lake Echo) — 31-B
Cancelled: $789,900 → Reduced to $769,900 (−2.5%) | 141 DOM | 2,173 sqft
Outcome: Relisted and SOLD at $680,000 (13.9% below original)
Spruce Court (Three Fathom Harbour) — 31-C
Cancelled: $1,275,000 → Reduced to $1,224,900 (−3.9%) | 160 DOM | 3,771 sqft
Status: Subsequently expired at $1,180,000—still seeking market clearance
West Porters Lake Road — 31-A
Cancelled: $1,199,999 (no reduction) | 42 DOM | 2,664 sqft
Candy Mountain Road (Mineville) — 31-A
Two cancellations on same street: $849,900 (115 DOM, reduced from $899,900) and $695,000 (71 DOM)
George Cyril Drive (Lawrencetown) — 31-A
Cancelled: $282,000 (no reduction) | 36 DOM | 4,550 sqft
Outcome: Relisted at $249,900 and SOLD for $225,000 (20.2% below original)
Cancellation Pattern Analysis
Properties that cancelled and eventually sold required average price corrections of 15–20% from original asking. The average combined days on market across all listing attempts exceeded 150 days—versus 8 days median for correctly-priced initial listings.
Current Active Inventory
Ten properties remain available across the district, with several carrying substantial price reductions and extended market exposure. These listings represent current buying opportunities—though extended DOM on some properties signals potential for further negotiation.
| Street | Sub-District | Current Price | Reduction | DOM |
|---|---|---|---|---|
| Breezy Lane (Lake Echo) | 31-B | $369,900 | −$55,000 (12.9%) | 120 |
| Walker Street (Lake Echo) | 31-B | $529,000 | −$20,000 (3.6%) | 129 |
| Jan Marie Drive (Lawrencetown) | 31-A | $569,000 | — | 170 |
| East Chezzetcook Road | 31-C | $629,900 | −$10,000 (1.6%) | 118 |
| Theresa Court (Lake Echo) | 31-B | $674,900 | — | 249 |
| Whos Hill Road (Lower East Chezzetcook) | 31-C | $674,900 | −$50,100 (6.9%) | 185 |
| Sugarwood Court (Porters Lake) | 31-C | $685,900 | — | 87 |
| Lahey Drive (West Lawrencetown) | 31-A | $689,500 | — | 48 |
| Bastian Point Road (East Lawrencetown) | 31-A | $782,900 | — | 51 |
| Post Office Road (Porters Lake) | 31-C | $1,775,000 | −$224,999 (11.2%) | 322 |
The Post Office Road property at 322 DOM represents the district's oldest active listing. Despite an 11.2% reduction ($225,000), the $1.775M asking price remains above demonstrated market acceptance for the area's luxury segment.
Conditional Sales
Three properties are currently pending under conditional contracts:
| Street | Sub-District | List Price | Firm Date | DOM |
|---|---|---|---|---|
| Motts Drive (East Chezzetcook) | 31-C | $449,000 | January 29, 2026 | 93 |
| Patricia Place (Lake Echo) | 31-B | $467,500 | January 27, 2026 | 155 |
| Ponderosa Drive (Lake Echo) | 31-B | $574,500 | February 4, 2026 | 98 |
Strategic Takeaways
For Sellers
District 31 rewards precise pricing while firmly penalizing aspirational strategies. The 8-day median DOM for successful sales versus 100+ days for failed listings creates a binary outcome: price correctly and sell quickly, or overprice and languish indefinitely.
Sub-district matters significantly. Lawrencetown-area sellers (31-A) can expect stronger competition—48.5% achieved premiums. Lake Echo sellers (31-B) face the opposite reality: 77% of sales required discounting, making conservative pricing essential from day one. Porters Lake (31-C) falls in between, with roughly one-quarter of sellers achieving premiums.
Premium properties above $800,000 require patience and flexibility—expect 40–77 days on average and build in room for negotiation. Multiple relisted properties demonstrated that 15–20% price corrections from original asking were necessary to find buyers.
For Buyers
Negotiating leverage exists throughout the district, with 56.6% of all sales closing below asking price. The strongest buyer position is in Lake Echo (31-B), where discounts are standard practice.
Premium-segment buyers have particular opportunity: failed and relisted properties indicate sellers with reset expectations. The 10 active listings—several with 100+ DOM and substantial reductions—represent motivated sellers likely to negotiate further.
Entry-level buyers under $400,000 face limited but not impossible inventory (10.1% of sales). Act quickly on well-priced properties in this segment, as competition intensifies for affordable options.
Market Summary
District 31 offers compelling value across its diverse communities—from Lawrencetown's coastal prestige to Lake Echo's accessible lakefront living to Porters Lake's rural estates. The consistent theme across all sub-districts: pricing precision determines outcome. Properties priced at market sell in days; those priced above it face months of exposure and eventual corrections averaging 15–20%. With 39 failed listings providing clear pricing boundaries, both buyers and sellers have the intelligence needed to transact efficiently.
