East Hants & Colchester West Real Estate Market Report
Complete Sub-District Analysis | 2025 Market Data
Stats from the Nova Scotia Association of REALTORS® (NSAR)
Executive Summary
This comprehensive analysis examines the residential real estate market across East Hants and Colchester West (District 105), encompassing 479 property listings across four distinct sub-districts. The data reveals a buyer-favorable market characterized by extended days on market, significant price negotiations, and notable listing failure rates through cancellations and expirations.
The district recorded 310 completed sales with an average sale price of $499,656 and a median of $497,000. However, the average price adjustment of -$21,874 demonstrates that sellers are consistently accepting below their initial asking prices. Two-thirds of all transactions (66.1%) closed below asking price, while only 22.6% achieved premiums over list price.
Total Listings Analyzed
479
Across 4 sub-districts
Properties Sold
310
64.7% absorption rate
Average Sale Price
$499,656
Median: $497,000
Avg Days on Market
35
For sold properties
Key Market Insight
Two out of three properties in East Hants sold below asking price, with sellers accepting an average discount of $21,874. The 87 cancelled and expired listings—representing 18.2% of all activity—signal pricing misalignment and market resistance at certain price points.
District-Wide Market Performance
Listing Status Distribution
Understanding the full lifecycle of listings provides critical insight into market health. Beyond sold properties, the cancelled and expired categories reveal where pricing strategies failed to attract buyers.
| Status | Count | % of Total | Significance |
|---|---|---|---|
| Sold | 310 | 64.7% | Completed transactions |
| Active | 69 | 14.4% | Currently available |
| Expired | 52 | 10.9% | Failed to sell in term |
| Cancelled | 35 | 7.3% | Withdrawn before expiry |
| Conditional Sale | 9 | 1.9% | Pending completion |
| Withdrawn | 4 | 0.8% | Removed from market |
Listing Failure Rate: 18.2%
Combined cancelled (35) and expired (52) listings total 87 properties that failed to transact. This indicates significant pricing challenges and the importance of competitive positioning from day one.
Pricing Performance Analysis
The relationship between asking price and final sale price reveals buyer negotiating power across the district.
Sold Under Asking
66.1%
205 of 310 sales closed below list price
Sold Over Asking
22.6%
70 sales achieved premium pricing
Avg Price Adjustment
−$21,874
Average gap between list and sale
Price Per Square Foot Analysis
At an average of $278.64 per square foot, District 105 offers competitive value compared to Halifax Peninsula pricing. However, significant variation exists between sub-districts based on proximity to amenities and highway access.
Sub-District Analysis
District 105 comprises four distinct sub-districts, each with unique market characteristics, community profiles, and pricing dynamics. The following analysis provides granular insight into each area's performance.
Sub-District 105-A
Shubenacadie, Milford, Maitland, Enfield Rural, Highway 215 Corridor • 41 Communities
Sub-District 105-A represents the most geographically diverse area, spanning from Enfield's rural communities through Shubenacadie to the scenic Highway 215 corridor along the Bay of Fundy. This sub-district includes a mix of established villages, waterfront properties, and rural acreages.
82
Sold
15
Active
17
Expired
6
Cancelled
3
Conditional
| Metric | Value | Context |
|---|---|---|
| Average Sale Price | $444,463 | Lowest of all sub-districts |
| Median Sale Price | $430,000 | Entry-level pricing |
| Average Days on Market | 39 days | Moderate absorption |
| Average Price/SqFt | $257.58 | Best value in district |
| Sold Over Asking | 18 (22.0%) | Avg premium: +$31,185 |
| Sold Under Asking | 59 (72.0%) | Avg discount: −$34,377 |
| Average Price Adjustment | −$19,051 | Negotiation room exists |
105-A Market Insight
With 72% of properties selling below asking and a 23 listing failure rate (17 expired + 6 cancelled), Sub-District 105-A demonstrates significant buyer leverage. The average discount of $34,377 on under-asking sales signals that initial pricing often misses market expectations. However, well-priced properties can still achieve premiums averaging $31,185.
Sub-District 105-B
Elmsdale, Lantz, Enfield, Nine Mile River, Belnan • 14 Communities
Sub-District 105-B is the highest-volume market in District 105, anchored by the established communities of Elmsdale and Lantz. This area benefits from direct Highway 102 access, making it a popular commuter zone for Halifax professionals. New construction activity, particularly in Lantz subdivisions, drives significant market volume.
154
Sold
29
Active
19
Expired
15
Cancelled
5
Conditional
| Metric | Value | Context |
|---|---|---|
| Average Sale Price | $520,899 | Mid-range positioning |
| Median Sale Price | $505,000 | Strong middle market |
| Average Days on Market | 31 days | Fastest in district |
| Average Price/SqFt | $280.32 | Premium over 105-A |
| Sold Over Asking | 34 (22.1%) | Avg premium: +$17,606 |
| Sold Under Asking | 95 (61.7%) | Avg discount: −$32,106 |
| Average Price Adjustment | −$19,004 | Standard negotiation |
Key communities within 105-B show strong new construction activity, particularly along Jessome Avenue, Lew Crescent, and Brianna Drive in Lantz. The Hemlock Drive area in Elmsdale continues to see consistent resale activity in the $375,000–$500,000 range.
105-B Market Insight
With 154 sales and the fastest absorption rate (31 days average), Sub-District 105-B is the district's most liquid market. Active listings averaging $766,610—significantly above the sold average of $520,899—suggest current inventory may be overpriced relative to buyer expectations. The 34 failed listings (19 expired + 15 cancelled) reinforce this pricing disconnect.
Sub-District 105-C
Kennetcook, Noel, South Rawdon, Upper Nine Mile River, Stanley • 13 Communities
Sub-District 105-C represents the most rural and affordable segment of District 105, encompassing communities along Highway 215 and the interior Rawdon areas. This market appeals to buyers seeking acreage, privacy, and value-oriented pricing. The area offers a mix of heritage properties, hobby farms, and rural retreats.
23
Sold
9
Active
6
Expired
3
Cancelled
| Metric | Value | Context |
|---|---|---|
| Average Sale Price | $393,862 | Most affordable sub-district |
| Median Sale Price | $400,000 | Entry-level market |
| Average Days on Market | 38 days | Moderate velocity |
| Average Price/SqFt | $251.36 | Lowest in district |
| Sold Over Asking | 8 (34.8%) | Avg premium: +$20,204 |
| Sold Under Asking | 14 (60.9%) | Avg discount: −$49,521 |
| Average Price Adjustment | −$24,167 | Highest negotiation |
105-C Market Insight
The highest over-asking rate (34.8%) in the district suggests that properly priced properties in 105-C attract competitive interest, particularly at the entry-level price points. However, the steep average discount of $49,521 on under-asking sales indicates that overpriced listings face significant corrections. Buyers in this market are extremely price-sensitive.
Sub-District 105-D
Mount Uniacke, East Uniacke, Lakelands • 7 Communities
Sub-District 105-D commands premium pricing as the lakefront and estate property market within District 105. The Mount Uniacke and Lakelands areas attract buyers seeking larger lots, waterfront access, and executive-style homes. Highway 1 and Highway 101 access provides connectivity to both Halifax and the Annapolis Valley.
51
Sold
16
Active
10
Expired
11
Cancelled
1
Conditional
| Metric | Value | Context |
|---|---|---|
| Average Sale Price | $571,964 | Premium sub-district |
| Median Sale Price | $574,750 | Highest in district |
| Average Days on Market | 39 days | Moderate absorption |
| Average Price/SqFt | $319.69 | Highest in district |
| Sold Over Asking | 10 (19.6%) | Avg premium: +$33,774 |
| Sold Under Asking | 37 (72.5%) | Avg discount: −$51,431 |
| Average Price Adjustment | −$33,302 | Steepest discounting |
105-D Market Insight
The premium sub-district shows the most challenging market dynamics. With 21 failed listings (10 expired + 11 cancelled) from only 90 total listings (23.3% failure rate) and average discounts exceeding $51,000, the upper-tier market faces significant pricing pressure. Active inventory averaging $738,856 appears substantially overpriced relative to achieved sales of $571,964.
Sub-District Comparative Analysis
| Sub-District | Sales | Avg Sale | Avg DOM | $/SqFt | Failure Rate |
|---|---|---|---|---|---|
| 105-A | 82 | $444,463 | 39 days | $257.58 | 18.7% |
| 105-B | 154 | $520,899 | 31 days | $280.32 | 15.2% |
| 105-C | 23 | $393,862 | 38 days | $251.36 | 22.0% |
| 105-D | 51 | $571,964 | 39 days | $319.69 | 23.3% |
Market Share by Sub-District
Market Friction: Relisted Properties
A telling indicator of market conditions is the number of properties requiring multiple listing attempts to transact. Analysis identified 32 properties with multiple listing records—representing roughly 6.7% of all market activity. These relisted properties typically experienced one or more of the following scenarios:
1
Expired → Price Reduction → Re-listed
Properties that sat through full listing terms, then returned at adjusted prices
2
Cancelled → Agent Change → Re-listed
Sellers who changed representation and marketing strategy mid-campaign
3
Multiple Expirations → Eventually Sold
Properties requiring significant time and price adjustments to find buyers
Notable examples include properties on Highway 1, Highway 2, and various subdivision streets that required 2-3 listing cycles before achieving sale—often at prices 10-20% below initial asking. This pattern underscores the importance of competitive pricing from day one.
Strategic Market Conclusions
For Sellers
The data is unequivocal: pricing strategy determines success. With a combined 87 cancelled and expired listings (18.2% of market activity) and average price adjustments of -$21,874, sellers who price competitively from the outset capture buyers quickly. Those who test the market with aspirational pricing face extended carrying costs, multiple listing cycles, and ultimately deeper discounts.
For Buyers
Negotiating leverage remains strong across all sub-districts. With 66.1% of transactions closing below asking price, buyers should expect room for negotiation—particularly on properties with elevated days on market. Sub-Districts 105-C and 105-D show the steepest average discounts, suggesting opportunities for value-conscious purchasers willing to look beyond the core Elmsdale/Lantz market.
Market Outlook
The current inventory of 69 active listings—many priced above recent comparable sales—suggests continued buyer opportunity in the near term. Watch for price adjustments among active inventory as sellers recalibrate expectations to match demonstrated market values.
