Stats from the Nova Scotia Association of REALTORS® (NSAR)
December 2025 New Construction Analysis
Comparative Market Intelligence: Active Listings vs Closed Sales
Executive Summary
December 2025 reveals a tale of two markets in Nova Scotia's new construction sector. While 71 newly constructed homes entered the market, only 42 transactions closed during the month, suggesting a measured approach by both builders and buyers as the year concluded.
The data demonstrates clear market segmentation, with ATN Group dominating December sales through volume-focused pricing in Beechville, while premium builders like Marchand Homes commanded significantly higher per-square-foot valuations in established communities. Active listings showcase a 19% premium in average pricing per square foot compared to closed sales, indicating potential price resistance in the current market environment.
Builder strategies vary considerably, from Ramar Construction's broad market approach with 16 active listings across multiple price points, to specialized builders focusing on specific communities and price segments. The concentration of activity in Bedford, Hammonds Plains, and Fall River reinforces these areas as primary growth corridors for new construction development.
Market Overview: December Activity
Total Sales
42
$28.4M combined volume
Active Listings
71
$48.1M total listed value
Avg Sale Price
$693K
Median: $715K
Avg List Price
$678K
Median: $685K
Price Per Square Foot Analysis
Closed Sales
Average $/SQFT
$332
Median: $321/SQFT
Active Listings
Average $/SQFT
$351
Median: $347/SQFT +5.7% Premium
Key Market Dynamics
- Pricing Pressure: 39% of December sales closed below original asking price, with an average reduction of 1.35%. This reflects buyer leverage in negotiating final terms.
- Absorption Rate: Average days to sell reached 71.7 days (median 40.5 days), indicating selective buyer behavior and extended marketing periods for new construction inventory.
- Listing Premium: Active listings are priced 5.7% higher per square foot than recent sales, suggesting builders may need to adjust expectations or that current listings represent higher-specification products.
- Volume Concentration: The top three builders accounted for 12 of 42 sales (29%), while the leading active listing builder controls 16% of current inventory, demonstrating market concentration among established developers.
Builder Performance Comparison
Top Builders by Sales Volume
| Rank | Builder | Units | Avg Price | $/SQFT |
|---|---|---|---|---|
| 1 | ATN Group Ltd. | 7 | $704,920 | $296 |
| 2 | Marchand Homes | 3 | $963,267 | $403 |
| 3 | Cresco Construction | 2 | $856,400 | $341 |
| 3 | FH Development Group | 2 | $1,016,045 | $362 |
| 3 | Ramar Construction | 2 | $749,900 | $330 |
Top Builders by Active Listings
| Rank | Builder | Units | Avg Price | $/SQFT |
|---|---|---|---|---|
| 1 | Ramar Construction | 16 | $734,556 | $319 |
| 2 | Cresco Construction | 6 | $870,900 | $336 |
| 3 | Marchand Homes | 5 | $880,120 | $470 |
| 4 | Opportunity Estates | 4 | $550,000 | $347 |
| 5 | Rubys Way Developments | 4 | $443,320 | $377 |
Builder Strategy Analysis
ATN Group led December sales with seven transactions in Beechville, all priced between $690K-$722K with remarkably consistent $296/SQFT pricing. This volume-focused approach targets the mid-market segment with standardized product offerings.
Marchand Homes represents the market's premium tier, achieving $403/SQFT on sales and commanding $470/SQFT on active listings, a 36% premium over ATN Group's positioning. This builder targets discerning buyers seeking higher specifications in established communities.
Ramar Construction demonstrates market breadth with 16 active listings spanning $520K to $1M, averaging $319/SQFT. This diversified approach allows the builder to serve multiple buyer segments simultaneously across various communities.
Community Performance Rankings
Top 10 Communities by Sales Activity
| Rank | Community | Sales | Total Volume | Avg Price | $/SQFT |
|---|---|---|---|---|---|
| 1 | Beechville | 9 | $6,393,640 | $710,404 | $298 |
| 2 | Brunello Estates | 4 | $3,531,890 | $882,973 | $346 |
| 3 | Fall River | 3 | $2,709,700 | $903,233 | $434 |
| 4 | Bedford | 2 | $1,712,800 | $856,400 | $341 |
| 5 | Beaver Bank | 1 | $694,900 | $694,900 | $267 |
| 6 | Belmont | 1 | $305,000 | $305,000 | $362 |
| 7 | Bridgewater | 1 | $417,500 | $417,500 | $315 |
| 8 | Central Onslow | 1 | $299,500 | $299,500 | $367 |
| 9 | Centreville | 1 | $490,000 | $490,000 | $306 |
| 10 | Coldbrook | 1 | $474,900 | $474,900 | $344 |
Top 10 Communities by Active Listings
| Rank | Community | Listings | Total Value | Avg Price | $/SQFT |
|---|---|---|---|---|---|
| 1 | Bedford | 7 | $6,088,300 | $869,757 | $336 |
| 2 | Stewiacke | 7 | $2,962,980 | $423,283 | $383 |
| 3 | Hammonds Plains | 6 | $4,262,400 | $710,400 | $305 |
| 4 | Middle Sackville | 5 | $4,439,599 | $887,920 | $466 |
| 5 | Onslow Mountain | 4 | $2,200,000 | $550,000 | $347 |
| 6 | Brookside | 3 | $2,171,700 | $723,900 | $289 |
| 7 | Fall River | 3 | $2,767,900 | $922,633 | $358 |
| 8 | French Village | 3 | $2,659,700 | $886,567 | $330 |
| 9 | Hilden | 3 | $1,005,700 | $335,233 | $335 |
| 10 | Hackett's Cove | 2 | $1,315,800 | $657,900 | $279 |
Geographic Market Dynamics
Beechville emerged as December's most active sales community with nine transactions totaling $6.4M, representing 21% of all new construction sales. The community's $298/SQFT pricing positions it as an accessible entry point for new construction buyers.
Bedford shows market duality—only two December sales but seven active listings valued at $6.1M. The $336/SQFT listing average closely aligns with recent sales, suggesting realistic pricing by builders despite limited December absorption.
Middle Sackville commands premium positioning with active listings at $466/SQFT, the highest among top communities. This 40% premium over Beechville reflects Middle Sackville's established infrastructure and proximity to employment centers.
Fall River achieved the highest per-square-foot sales pricing at $434/SQFT across three transactions, demonstrating sustained buyer appetite for this eastern suburban market despite premium pricing.
Pricing Dynamics & Market Velocity
Sales Price Adjustments
Average Price Adjustment
-1.35%
Modest downward pressure
Average Days to Sell
71.7
Median: 40.5 days
Quick Sales (≤30 days)
11
26% of transactions
Extended Marketing (>100 days)
10
24% of transactions
Market Velocity Observations
December's new construction market exhibited measured buyer activity rather than urgency. The 71.7-day average selling period, with ten properties requiring over 100 days to close, indicates buyers exercised patience in evaluating new construction options.
However, 26% of sales closed within 30 days, suggesting that well-priced, desirable properties continue to find buyers quickly. The bifurcated velocity pattern indicates market segmentation, where premium specifications and competitive pricing accelerate sales, while overpriced or less-desirable inventory experiences extended marketing periods.
The 39% of properties closing below original asking price demonstrates that builders maintaining inflexible pricing face prolonged inventory holding periods, while those willing to adjust pricing capture buyer interest more efficiently.
Market Implications & Strategic Considerations
For Sellers & Developers
- Pricing Discipline Required: The 5.7% premium of active listings over recent sales suggests some builders may be testing the market's upper limits. Given 39% of December sales required price reductions, realistic initial pricing proves essential for timely absorption.
- Community Selection Matters: Beechville's volume success at $298/SQFT versus Fall River's premium achievement at $434/SQFT demonstrates that different communities support vastly different pricing strategies. Builders must align product specifications with community expectations.
- Specification vs Price Balance: Marchand Homes' success at $403-$470/SQFT proves that premium specifications command premium pricing, but only when marketed to the appropriate buyer segment. Volume builders like ATN Group demonstrate that consistent, market-rate pricing maintains steady absorption.
For Buyers
- Negotiation Leverage Exists: With 39% of December sales closing below asking and an average 71.7-day marketing period, qualified buyers possess meaningful negotiating power, particularly on inventory approaching 60+ days on market.
- Community Price Variations: A 75% spread exists between the lowest ($267/SQFT in Beaver Bank) and highest ($466/SQFT in Middle Sackville) community pricing, suggesting strategic buyers can optimize value through careful community selection.
- Builder Consistency: Volume builders like ATN Group offer pricing predictability, while custom builders provide specification flexibility at higher per-square-foot costs. Understanding builder positioning helps buyers align expectations with budget.
