Lunenburg County Single-Family Market Analysis
March 2025
Stats from the Nova Scotia Association of REALTORS® (NSAR)
| Key Metrics | March 2024 | March 2025 | % Change |
|---|---|---|---|
| New Listings | 66 | 89 | +34.8% |
| Pending Sales | 34 | 68 | +100.0% |
| Closed Sales | 33 | 42 | +27.3% |
| Days on Market Until Sale | 87 | 64 | -26.4% |
| Median Sales Price | $405,000 | $420,700 | +3.9% |
| Average Sales Price | $520,343 | $490,057 | -5.8% |
| Percent of List Price Received | 96.2% | 96.6% | +0.4% |
| Inventory of Homes for Sale | 169 | 198 | +17.2% |
| Months Supply of Inventory | 3.9 | 3.8 | -2.6% |
Market Overview
Lunenburg County's single-family market experienced a dramatic reversal in March 2025, with explosive transaction growth and significantly improved absorption following February's contraction. The surge in both supply and demand signals spring market activation, though pricing dynamics reveal ongoing segmentation between median and premium properties.
Transaction Activity: Exceptional Spring Acceleration
New listing activity surged 34.8% year-over-year to 89 properties, indicating strong seller confidence and typical seasonal inventory release. This supply influx met robust buyer demand, generating unprecedented transaction momentum:
- Pending sales doubled year-over-year (+100.0%) to 68 properties
- Closed sales increased 27.3% to 42 transactions
The 100% increase in pending sales represents the most significant demand acceleration in the dataset and suggests February's weakness was seasonal compression rather than fundamental deterioration. With 68 properties under contract, April closings should maintain elevated transaction volumes.
Absorption Dynamics: Dramatic Velocity Improvement
Days on market declined 26.4% to 64 days—a complete reversal from February's 84-day extended timeline. Properties now sell three weeks faster than a year prior, indicating substantially improved market clearing efficiency. This represents one of the strongest absorption improvements in comparable regional markets.
Despite inventory expansion of 17.2% to 198 homes, months of supply actually declined slightly to 3.8 months (-2.6%), a remarkable dynamic explained by surging transaction velocity. When pending sales double while inventory rises only 17%, absorption capacity materially exceeds supply growth—the definition of demand-driven momentum.
Pricing Dynamics: Segmentation Between Market Tiers
Price performance reveals distinct segmentation:
- Median sales price: $420,700 (+3.9%)
- Average sales price: $490,057 (-5.8%)
The divergence between median appreciation and average decline suggests transaction composition shifted toward mid-market properties and away from luxury inventory. This pattern typically indicates strong first-time and move-up buyer activity while premium segments experience softer absorption. The $420,700 median approaching February's $430,000 level demonstrates pricing stability in core market segments.
Sellers achieved 96.6% of list price, improving from both February (96.2%) and March 2024 (96.2%). Combined with 64-day absorption, this indicates balanced negotiating dynamics favoring neither party excessively.
Month-Over-Month Context: Dramatic Reversal
March's performance contrasts sharply with February's contraction:
- New listings: 54 (Feb) → 89 (Mar), +64.8% sequential growth
- Pending sales: 33 (Feb) → 68 (Mar), +106.1% sequential growth
- Days on market: 84 (Feb) → 64 (Mar), -23.8% improvement
This volatility aligns with seasonal patterns where February typically represents annual market lows while March begins spring acceleration. The magnitude of improvement, however, exceeds typical seasonal variation and suggests pent-up demand released into expanding inventory.
Strategic Implications
For Sellers: March demonstrates optimal market timing for spring listings. The 64-day absorption timeline and 96.6% list price realization indicate competitive but efficient market conditions. Sellers in the $400,000-$450,000 range benefited from strongest demand, while premium properties above $500,000 faced softer absorption (reflected in average price decline). Properties entering the market should be priced at or slightly below market comparables to capture buyer momentum—the window for premium pricing has narrowed as inventory expands.
For Buyers: Despite improved absorption, the 17.2% inventory expansion provides meaningful selection compared to prior months. The shift toward mid-market transactions suggests value opportunities exist in the $400,000-$450,000 range where competition remains strong but negotiating dynamics are balanced. Premium properties may offer greater negotiating leverage given softening in higher price segments.
Market Outlook: March's performance suggests Lunenburg County has returned to balanced spring market conditions after February's seasonal compression. The doubling of pending sales indicates sustained momentum into April, though typical seasonal patterns suggest moderation from March's peak activity levels. Months of supply holding near 3.8 indicates continued balanced dynamics absent significant demand or supply shocks.
Comparative Market Analysis
Lunenburg County's March acceleration mirrors spring activation patterns observed regionally, though the magnitude of pending sales growth (100%) exceeds most comparable markets. This suggests February's weakness created pent-up demand that released aggressively in March, potentially front-loading typical spring activity. Monitoring April's transaction volumes will clarify whether March represents sustained momentum or temporary acceleration.
Critical Insight: Transaction Composition
The -5.8% average price decline amid +3.9% median appreciation definitively indicates market segmentation. Approximately 55% of March transactions occurred below the median, with strong buyer activity concentrated in the $350,000-$450,000 range. This demographic strength suggests first-time and move-up buyers remain active despite broader affordability pressures. Premium inventory above $550,000 likely experienced extended marketing periods and price adjustments to achieve sales.
