Stats from the Nova Scotia Association of REALTORS® (NSAR)
Halifax County South & West Single-Family Market Report
District 40 — Timberlea, Prospect & St. Margaret's Bay | 2025 Market Analysis
Executive Summary
District 40 encompasses Halifax's western and southern coastal communities—from the established subdivisions of Timberlea and Beechville to the oceanfront properties of Prospect and the scenic shores of St. Margaret's Bay. This analysis covers 681 single-family listings during the analysis period, with 404 properties successfully closing at an average sale price of $652,875.
The district demonstrates meaningful geographic price stratification across its four sub-districts. Sub-District 40-D (Highway 3 from Tantallon to Hubbards) commands the highest prices at an average of $757,940, driven by premium waterfront properties along St. Margaret's Bay. Sub-District 40-A (Beechville to Upper Tantallon) represents the largest market segment with 221 sales and strong buyer demand in the $600K–$800K range. Meanwhile, Sub-District 40-B (Prospect Bay area) offers more accessible entry points at $586,513 average but faces higher buyer resistance, with 55% of properties selling below asking.
Failed listings—comprising 119 expired and 61 cancelled properties—reveal significant pricing challenges, particularly in the $600K+ segments where failure rates exceed 30%. Multiple properties required relisting with 10–25% price corrections before eventually transacting, underscoring the critical importance of accurate initial pricing in this diverse market.
Total Listings
681
single-family homes
Closed Sales
404
59.3% success rate
Average Sold Price
$652,875
median: $611,912
Median DOM
9
days on market
Listing Status Distribution
The market activity breakdown reveals that nearly 60% of listings successfully closed, while a notable 26.4% failed (expired or cancelled). This failure rate—substantially higher than Halifax's urban core—reflects the pricing sensitivity inherent in suburban and rural markets where buyers have more alternatives.
404
Sold
78
Active
119
Expired
61
Cancelled
14
Conditional
District-Wide Pricing Performance
Overall, District 40 shows a balanced market with properties selling near list price on average. The list-to-sold ratio of 99.8% indicates realistic seller expectations district-wide, though performance varies significantly by sub-district. Properties in 40-A demonstrate the strongest seller outcomes with 44% selling over asking, while 40-B and 40-C show more buyer-favourable conditions.
List-to-Sold Ratio
99.8%
Average across all sales
Original-to-Sold Ratio
98.5%
Factoring price reductions
Average Days on Market
28
Median: 9 days
Key Insight
The dramatic gap between average (28 days) and median (9 days) DOM reveals a bifurcated market: well-priced properties sell rapidly while overpriced listings languish for months. This pattern intensifies in higher price brackets where failure rates exceed 40%.
Sub-District Performance Comparison
The four sub-districts exhibit distinct market characteristics, from the accessible suburban communities of 40-A to the premium waterfront properties of 40-D.
| Sub-District | Sales | Avg Price | Median Price | Avg DOM | Avg $/SqFt |
|---|---|---|---|---|---|
| 40-A: Beechville to Upper Tantallon | 221 | $653,182 | $650,000 | 25 | $301 |
| 40-B: Prospect Bay Area | 92 | $586,513 | $559,900 | 26 | $312 |
| 40-C: Upper Tantallon to Peggy's Cove | 45 | $679,641 | $552,000 | 37 | $352 |
| 40-D: Tantallon to Hubbards | 46 | $757,940 | $699,950 | 35 | $344 |
Failure Rate by Price Segment
Price sensitivity increases dramatically above $600,000. Properties in the $800K–$1M range face a 40% failure rate, signaling a clear ceiling where buyer resistance intensifies.
| Price Segment | Listings | Sold | Success Rate | Failed | Failure Rate |
|---|---|---|---|---|---|
| Under $400,000 | 53 | 40 | 75.5% | 9 | 17.0% |
| $400,000 – $600,000 | 199 | 151 | 75.9% | 28 | 14.1% |
| $600,000 – $800,000 | 273 | 154 | 56.4% | 84 | 30.8% |
| $800,000 – $1,000,000 | 94 | 36 | 38.3% | 38 | 40.4% |
| $1,000,000+ | 62 | 23 | 37.1% | 21 | 33.9% |
Critical Pricing Threshold
The $600,000 mark represents a significant inflection point. Below this threshold, three-quarters of listings sell successfully. Above it, more than 30% of listings fail—rising to over 40% in the $800K–$1M range.
Sub-District 40-A: Highway 3 (Beechville to Upper Tantallon)
Includes: Timberlea, Beechville, Hubley, Lakeside, Brunello Estates, Lewis Lake
Sub-District 40-A dominates District 40 with 312 total listings and 221 closed sales—more than half of all district activity. This established suburban corridor offers convenient highway access to Halifax while providing family-friendly communities with modern subdivisions. Timberlea leads with 107 sales, followed by Beechville (61) and Hubley (23).
Total Listings
312
46% of district
Closed Sales
221
70.8% success rate
Average Sold Price
$653,182
median: $650,000
Average $/SqFt
$301
median: $300/sqft
40-A Pricing Performance
Sold Over Asking
43.9%
97 sales | Avg premium: +$16,602
Sold At Asking
19.9%
44 sales | Exact list price
Sold Under Asking
36.2%
80 sales | Avg discount: −$20,861
40-A Price Segment Distribution
40-A Top Communities
1
Timberlea
107 sales | Median $565,000 | 31 avg DOM
$628,512 avg
2
Beechville
61 sales | Median $689,900 | 12 avg DOM
$670,130 avg
3
Hubley
23 sales | Median $650,000 | 29 avg DOM
$727,109 avg
4
Brunello Estates
5 sales | Median $781,593 | 50 avg DOM
$842,153 avg
5
Lakeside
9 sales | Median $497,000 | 14 avg DOM
$497,656 avg
40-A Highest Sale
1
Three Brooks Drive, Hubley
5,029 sqft | 3 DOM | $348/sqft
$1,750,000
40-A Expired Listings (29 Properties)
Failed listings in 40-A cluster heavily in new construction developments—particularly Brunello Estates and Provence Way—where builder pricing has consistently exceeded buyer tolerance. Average DOM for expired listings: 97 days.
Brunello Boulevard (Multiple Listings)
Three separate listings of same property at $789,900 | Combined 150+ DOM | 2,321 sqft | Brunello Estates
Merlot Court
Three separate listings at $995,000 | Combined 218 DOM | 3,004 sqft | Timberlea
St. Margaret's Bay Road
Original: $849,900 → Final: $799,000 (6.0% reduction) | 121 DOM | 3,750 sqft | Timberlea
Higgins Avenue
Multiple expired listings between $689,900–$758,000 | 90–182 DOM | Beechville
40-A Cancelled Listings (28 Properties)
Cancelled listings reveal strategic withdrawals, often followed by successful relisting at corrected prices. Average DOM before cancellation: 76 days.
Three Brooks Drive, Hubley
Two listings at $799,900–$854,900 | Combined 293 DOM | Premium location unable to find buyer at asking
Provence Way
$612,000–$969,000 range | Multiple cancellations | 97–120 DOM | New construction pricing challenges
Success: One Provence Way property relisted at $609,000 and sold for $607,000
Sub-District 40-B: Highway 333 (Prospect Bay Area)
Includes: Hatchet Lake, Whites Lake, Brookside, Prospect Bay, Terence Bay, Shad Bay, West Dover
Sub-District 40-B represents the Prospect Road corridor—a mix of established coastal communities and newer developments. With 92 closed sales at an average of $586,513, this sub-district offers more accessible entry points but demonstrates the highest buyer resistance in the district: 55% of sales closed below asking price.
Total Listings
185
27% of district
Closed Sales
92
49.7% success rate
Average Sold Price
$586,513
median: $559,900
Average $/SqFt
$312
median: $290/sqft
40-B Pricing Performance
Sold Over Asking
31.5%
29 sales | Avg premium: +$22,497
Sold At Asking
13.0%
12 sales | Exact list price
Sold Under Asking
55.4%
51 sales | Avg discount: −$30,990
40-B Price Segment Distribution
40-B Top Communities
1
Hatchet Lake
18 sales | Median $463,000 | 18 avg DOM
$538,406 avg
2
Whites Lake
18 sales | Median $552,450 | 20 avg DOM
$523,461 avg
3
Brookside
17 sales | Median $678,000 | 35 avg DOM
$726,723 avg
4
Prospect Bay
5 sales | Median $489,000 | 48 avg DOM
$561,500 avg
5
Terence Bay
4 sales | Median $575,000 | 30 avg DOM
$557,500 avg
40-B Highest Sale
1
Lynwood Drive, Brookside
3,901 sqft | 212 DOM | $449/sqft
$1,750,000
This luxury sale required 212 days on market and a price reduction from $1,990,000 to $1,980,000 before closing at $1,750,000—an 12% discount from original asking—illustrating the challenges of luxury pricing in this sub-district.
40-B Expired Listings (39 Properties)
40-B has the highest expired listing count in the district, with multiple properties in the Whites Lake new construction developments (Hideaway Trail, Surf Drive, Terence Bay Road) failing to find buyers. Average expired DOM: 115 days.
Hideaway Trail (Brookside) — Multiple Lots
Lots 306, 307, 309, 316 expired at $649,900–$799,900 | 86–96 DOM | New construction buyer resistance
Indian Point Road (Prospect Village)
Three listings of same property: $974,900 → $995,000 → $1,100,000 | Combined 286 DOM | Premium waterfront
Success: Eventually sold at $799,900 after relisting—18% below final expired price
Prospect Road, Whites Lake
$2,250,000 → $1,950,000 (13.3% reduction) | 182 DOM | 4,419 sqft | Dual property listing
Francie Drive, Williamswood
$1,375,000 → $949,500 (30.9% reduction) | 268 DOM | 2,728 sqft | Dramatic price correction still insufficient
40-B Cancelled Listings (19 Properties)
McGraths Cove Road
$750,000 → $689,000 (8.1% reduction) | 90 DOM
Success: Relisted at $650,000 and sold for $606,000 (19% below original)
Middle Village Road, West Dover
$639,900 → $624,900 (2.3% reduction) | 146 DOM
Success: Relisted at $625,000 and sold for $610,000 (4.7% below original)
Sub-District 40-C: Highway 333 (Upper Tantallon to Peggy's Cove)
Includes: Seabright, Glen Haven, Tantallon, Hackett's Cove, Indian Harbour, Glen Margaret, West Dover
Sub-District 40-C represents the scenic route to Peggy's Cove—a mix of coastal communities commanding premium views but facing the highest buyer resistance for under-asking sales. With only 45 closed sales but the highest price-per-square-foot ($352) in the district, this market rewards patience and precise pricing.
Total Listings
88
13% of district
Closed Sales
45
51.1% success rate
Average Sold Price
$679,641
median: $552,000
Average $/SqFt
$352
highest in district
40-C Pricing Performance
Sold Over Asking
20.0%
9 sales | Avg premium: +$27,486
Sold At Asking
11.1%
5 sales | Exact list price
Sold Under Asking
68.9%
31 sales | Avg discount: −$50,394
Buyer's Market Conditions
With 69% of sales closing below asking and an average discount exceeding $50,000, Sub-District 40-C demonstrates the most buyer-favourable conditions in District 40. Properties requiring price reductions averaged $74,664 in corrections.
40-C Top Communities
1
Seabright
10 sales | Median $449,200 | 44 avg DOM
$489,330 avg
2
Glen Haven
8 sales | Median $676,000 | 50 avg DOM
$703,625 avg
3
Tantallon
8 sales | Median $712,450 | 31 avg DOM
$771,956 avg
4
Hackett's Cove
8 sales | Median $538,750 | 33 avg DOM
$564,078 avg
5
Glen Margaret
3 sales | Includes $2.29M luxury sale
$1,123,300 avg
40-C Highest Sale
1
Oceansea Drive, Glen Margaret
4,912 sqft | 127 DOM | $466/sqft
$2,290,000
Originally listed at $2,795,000, this oceanfront property required a reduction to $2,680,000 before closing at $2,290,000—an 18% correction from original pricing.
40-C Expired Listings (25 Properties)
Expired listings concentrate in French Village new construction (Peggy's Cove Road lots) and established Hackett's Cove properties where pricing exceeds buyer tolerance. Average expired DOM: 103 days.
Peggy's Cove Road — French Village Lots
Lots 100, 102, 104 at $789,900–$999,900 | Multiple expired listings | 61–89 DOM each | New construction
Lukes Lane, Hackett's Cove
Multiple properties at $624,900–$665,900 | 174–272 DOM | Extended market exposure
Peggy's Cove Road, Upper Tantallon
$1,195,000 → $975,000 (18.4% reduction) | 111 DOM | 2,717 sqft | Significant correction insufficient
Success: Relisted at $925,000 and sold for $875,000 (27% below original)
40-C Cancelled Listings (5 Properties)
Indian Point Road, Glen Haven
$749,900 → $679,900 (9.3% reduction) | 175 DOM
Peggy's Cove Road, Glen Margaret
$1,950,000 | 55 DOM | 4,662 sqft | Premium oceanfront withdrawn
Sub-District 40-D: Highway 3 (Tantallon to Hubbards)
Includes: Boutiliers Point, Head of St. Margaret's Bay, Queensland, Black Point, Hubbards, Allen Heights
Sub-District 40-D commands the highest average prices in District 40 at $757,940, driven by premium waterfront properties along St. Margaret's Bay. This market attracts buyers seeking oceanfront living with convenient access to Halifax—but demands precise pricing as evidenced by the 26 expired listings and extended market exposure for upper-segment properties.
Total Listings
96
14% of district
Closed Sales
46
47.9% success rate
Average Sold Price
$757,940
median: $699,950
Average $/SqFt
$344
median: $323/sqft
40-D Pricing Performance
Sold Over Asking
39.1%
18 sales | Avg premium: +$33,255
Sold At Asking
8.7%
4 sales | Exact list price
Sold Under Asking
52.2%
24 sales | Avg discount: −$38,648
40-D Price Segment Distribution
40-D Top Communities
1
Boutiliers Point
16 sales | Median $714,220 | 48 avg DOM
$701,846 avg
2
Head of St. Margaret's Bay
7 sales | Median $1,141,500 | 59 avg DOM
$1,011,429 avg
3
Black Point
5 sales | Median $750,000 | 26 avg DOM
$889,980 avg
4
Queensland
6 sales | Median $526,925 | 17 avg DOM
$500,330 avg
5
Hubbards
5 sales | Median $450,735 | 23 avg DOM
$521,247 avg
40-D Highest Sale
1
Ketch Court, Head of St. Margaret's Bay
4,753 sqft | 193 DOM | $389/sqft
$1,850,000
Originally listed at $2,150,000, this waterfront property required a reduction to $1,995,000 before closing at $1,850,000—a 14% correction after 193 days on market.
40-D Expired Listings (26 Properties)
Expired listings in 40-D concentrate in premium locations where seller expectations consistently exceed buyer tolerance. Average expired DOM: 111 days. Multiple properties at the same address indicate repeated listing attempts without success.
St. Margarets Bay Road, Boutiliers Point
Two listings: $1,599,000 → $1,584,000 (0.9% reduction) | Combined 341 DOM | 1,800–3,050 sqft | Same address, multiple failed attempts
Hillside Drive, Boutiliers Point
$769,900 → $674,900 (12.3% reduction) | 147 DOM | 3,050 sqft
Success: Relisted at $749,000 and sold for $700,000 (9% below expired price)
Deeridge Road, Black Point — Multiple Lots
Lots 17, 22-1, 22-2 at $589,900–$669,900 | 63–93 DOM | New construction pricing challenges
Parklea Drive, Head of St. Margaret's Bay
$1,790,000 → $1,650,000 (7.8% reduction) | 136 DOM | 3,352 sqft | Premium location unable to transact
Lerwick Lane, Boutiliers Point
Two listings: $1,384,900–$1,397,900 | Combined 322 DOM | 1,670–3,270 sqft
40-D Cancelled Listings (9 Properties)
Masons Point Road, Head of St. Margaret's Bay
$1,195,000 → $1,099,999 (7.9% reduction) | 74 DOM | 4,231 sqft
Maggies Landing, Boutiliers Point
$729,900 → $699,900 (4.1% reduction) | 144 DOM | 2,592 sqft
Success: Relisted at $684,900 and sold for $660,000 (9.6% below original)
Relisted Properties: Correction Success Stories
Tracking properties that failed initially but eventually sold after relisting reveals the price corrections required to achieve transactions. These examples demonstrate that District 40 buyers respond to meaningful price adjustments—typically 10–25% from original asking.
| Property | Original Price | Sold Price | Correction | Total DOM |
|---|---|---|---|---|
| Peggy's Cove Road, Upper Tantallon | $1,195,000 | $875,000 | −26.8% | 169 |
| Indian Point Road, Prospect Village | $1,100,000 | $799,900 | −27.3% | 138 |
| Noonan Drive, Prospect | $1,099,000 | $925,000 | −15.8% | 145 |
| McGraths Cove Road | $750,000 | $606,000 | −19.2% | 124 |
| Hillside Drive, Boutiliers Point | $769,900 | $700,000 | −9.1% | 201 |
| Rhyno Road, Head of St. Margaret's Bay | $499,900 | $425,000 | −15.0% | 112 |
What Relisted Properties Reveal
Properties requiring relisting averaged corrections of 15–27% from original pricing and spent 120–200+ combined days on market across listing attempts. The message is clear: initial pricing accuracy is far more valuable than hoping the market will "catch up" to aspirational values.
Top Streets by Sales Volume
Streets with multiple transactions provide reliable pricing benchmarks for comparable properties.
1
Prospect Road
23 sales | Range: $155,000 – $650,000
$417,717 avg
2
Peggy's Cove Road
13 sales | Range: $410,000 – $875,000
$637,006 avg
3
Terence Bay Road
11 sales | Range: $419,000 – $755,000
$589,027 avg
4
St. Margaret's Bay Road
11 sales | Range: $394,000 – $1,072,500
$617,771 avg
5
Provence Way
11 sales | Range: $607,000 – $1,250,000
$786,468 avg
6
Brunello Boulevard
10 sales | Range: $739,900 – $1,149,000
$842,693 avg
7
Hideaway Trail
8 sales | Range: $589,900 – $833,007
$705,243 avg
8
Higgins Avenue
7 sales | Range: $714,900 – $730,000
$719,849 avg
Current Active Inventory Summary
The district currently has 78 active listings with an average list price of $914,386—significantly higher than the average sold price, indicating potential pricing adjustments ahead.
| Sub-District | Active | Avg List Price | Avg DOM | Price Range |
|---|---|---|---|---|
| 40-A | 28 | $783,064 | 101 | $438,999 – $1,339,000 |
| 40-B | 26 | $817,769 | 82 | $379,000 – $1,495,000 |
| 40-C | 11 | $1,150,927 | 64 | $649,900 – $2,980,000 |
| 40-D | 13 | $1,073,708 | 82 | $339,900 – $3,699,000 |
Active Inventory Warning Signal
Active listings are priced 40% above what the market has demonstrated it will pay. With average DOM exceeding 80 days across most sub-districts, current active sellers face an extended waiting period or price corrections to achieve transactions.
Strategic Takeaways
For Sellers
District 40's success rate varies dramatically by price point. Properties under $600,000 enjoy a 75% success rate, while those above $800,000 face a 40% failure rate. This isn't a market where you can "test" an aspirational price—extended exposure leads to stale listing perception and ultimately larger price corrections than would have been needed with accurate initial pricing.
The data reveals a clear hierarchy: Sub-District 40-A (Timberlea/Beechville) offers the highest success rates and strongest seller outcomes, with 44% of properties selling over asking. Sub-Districts 40-B, 40-C, and 40-D demonstrate buyer-favourable conditions where 55–69% of sales close below list price. Sellers in these areas should price conservatively to attract competitive interest.
New construction developments face particular challenges—builder pricing in Brunello Estates, Provence Way, Hideaway Trail, and the Peggy's Cove Road lots has consistently exceeded buyer tolerance, resulting in multiple failed listings at the same price points.
For Buyers
District 40 presents genuine opportunities across all price segments. The 180 failed listings (expired and cancelled) represent motivated sellers who have already absorbed market reality. Many of these properties will return at corrected prices—often 15–25% below original asking based on relisting success patterns.
Sub-Districts 40-B and 40-C offer the strongest negotiating leverage, with average discounts exceeding $30,000–$50,000 from list price. Premium waterfront properties in 40-D, while commanding higher prices, demonstrate similar negotiation opportunities after extended market exposure.
For entry-level buyers, Prospect Road corridor (40-B) and Seabright/Hackett's Cove (40-C) offer properties in the $400,000–$500,000 range with established communities and ocean proximity. Timberlea and Lakeside (40-A) provide family-friendly suburban options with better highway access.
Market Summary
District 40 rewards pricing precision and penalizes optimism. The 9-day median DOM for successful sales contrasts with 100+ day averages for failed listings—a pattern that should inform every pricing decision. With 26% of listings failing district-wide and 40%+ failure rates above $800,000, the market is clearly communicating its price tolerance. Sellers who listen to this data will transact; those who ignore it will join the growing inventory of stale listings requiring eventual correction.
