Stats from the Nova Scotia Association of REALTORS® (NSAR)
South Shore Single-Family Market Report
September 2026 — Lunenburg County · Queens County · Shelburne County
Executive Summary
The South Shore residential market recorded 99 closed sales in September 2026 across all property types — single-family homes, mobile/mini homes, and cottage properties — spanning Lunenburg County, Queens County, and Shelburne County. Lunenburg County continues to dominate regional activity, capturing 70.7% of all transactions. As Sandra Pike tracks in her ongoing analysis of Nova Scotia's regional markets, the data reveals a decidedly buyer-friendly environment: 85.9% of priced sales closed below asking, with an average discount of $31,439 off list price. Sellers who reduced their original asking price before receiving an offer — 46.5% of all sold properties — cut an average of $52,598 from their initial expectations.
With 98 active listings on the market and just 6 cancelled or withdrawn properties, the sell-through rate sits at a strong 94.3%. However, the average SP/LP ratio of 91.9% underscores a persistent gap between seller expectations and what buyers are willing to pay. Average days on market across the region stand at 78 days, though the median of 49 days suggests that well-priced properties move considerably faster than those requiring multiple adjustments.
Total Sales
99
completed transactions
Median Sold Price
$302,500
71 priced sales reported
Avg Days on Market
78
median 49 days
SP/LP Ratio
91.9%
avg sale-to-list
Pricing & Negotiation Analysis
The September data paints a clear picture of where negotiating leverage sits across the South Shore. Among the 71 transactions with reported selling prices, the average sold price was $363,213 against an average listing price of $389,370 — a gap of approximately $26,000. The average original asking price was even higher at $416,232, indicating that nearly half of all sellers had already adjusted expectations downward before any buyer conversation began.
Sold Over Asking
9.9%
7 sales · avg premium +$8,657
Sold Under Asking
85.9%
61 sales · avg discount −$31,439
Sold At Asking
4.2%
3 sales · exact list price
Key Insight
Nearly half of all South Shore properties sold in September (46.5%) required at least one price reduction before selling — averaging $52,598 or 11.4% below the original asking price. When combined with the additional negotiation at offer, the total average gap between a seller's initial expectations and final sale price is substantial. Realistic pricing from the outset remains the single most effective strategy in this market.
Sales by Price Bracket
The under-$400,000 segment accounted for 67.6% of all priced sales in September — a dominant concentration that reflects the South Shore's position as one of Nova Scotia's more accessible markets. The $300K–$400K range and under-$200K range each represented roughly a quarter of activity.
District-Level Performance
Lunenburg County drives the South Shore market, capturing more than two-thirds of all September sales. Queens County and Shelburne County contribute smaller but meaningful volumes. The pricing gulf between the three districts remains pronounced — Lunenburg County's average sold price is more than double that of Shelburne County.
| Metric | Lunenburg County | Queens County | Shelburne County |
|---|---|---|---|
| Total Sales | 70 | 16 | 13 |
| Share of Sales | 70.7% | 16.2% | 13.1% |
| Avg Sold Price | $422,382 | $266,400 | $182,273 |
| Median Sold Price | $370,500 | $260,000 | $160,000 |
| Avg SP/LP Ratio | 92.1% | 90.7% | 92.0% |
| Avg DOM | 66 days | 59 days | 161 days |
| Median DOM | 44 days | 46 days | 77 days |
| Active Inventory | 59 | 12 | 27 |
| Sold Over Asking | 5 of 50 | 1 of 10 | 1 of 11 |
| Sold Under Asking | 44 of 50 | 9 of 10 | 8 of 11 |
District Spotlight
Shelburne County's average days on market — 161 days — stands out sharply against Lunenburg County's 66 days and Queens County's 59 days. With 27 active listings against just 13 September sales, Shelburne carries roughly 2.1 months of inventory. For sellers in this district, extended timelines and deeper price negotiation should be anticipated from the outset.
Supply & Inventory Analysis
The September listings data reveals 133 total single-family listings across the South Shore, reflecting a market with healthy but uneven activity across its three counties.
| Status | Count | Share |
|---|---|---|
| Active | 98 | 73.7% |
| Sold | 19 | 14.3% |
| Conditional Sale | 10 | 7.5% |
| Cancelled | 3 | 2.3% |
| Withdrawn | 3 | 2.3% |
Active Inventory Profile
The 98 active listings carry an average asking price of $615,718 and a median of $475,000 — both significantly higher than the average and median sold prices of $363,213 and $302,500, respectively. This pricing gap between what is listed and what is actually selling signals that a considerable portion of active inventory may be overpriced relative to current buyer demand.
Active Listings
98
single-family homes
Conditional Sales
10
pending completion
Sell-Through Rate
94.3%
sold vs. failed
Months of Inventory
1.0
active ÷ monthly sales
Cancelled & Withdrawn Listings
Six properties were removed from the market in September — three cancelled and three withdrawn. While the numbers are modest, the patterns are instructive. All three cancelled listings were in Lunenburg County, including a $2,990,000 property on Highway 332 that lasted just 16 days before cancellation — suggesting a potential relist strategy or pricing miscalculation at the luxury tier.
| Address | Status | List Price | DOM | District |
|---|---|---|---|---|
| Winburn Avenue | Cancelled | $489,900 | 7 | Lunenburg |
| Highway 331 | Cancelled | $669,000 | 29 | Lunenburg |
| Highway 332 | Cancelled | $2,990,000 | 16 | Lunenburg |
| Phoenix Street | Withdrawn | $255,900 | 36 | Lunenburg |
| Bulkley Street | Withdrawn | $399,000 | 16 | Shelburne |
| East Wind Drive | Withdrawn | $789,000 | 5 | Lunenburg |
Highest-Priced Sales
The South Shore's top September transactions reflect strength at the upper end of the Lunenburg County market, with three of the five highest sales exceeding $900,000.
1
Sleepy Hollow Road, Oakland
Listed $1,600,000 · 90 DOM
$1,450,000
2
Homestead Estates Drive, Italy Cross
Listed $1,100,000 · 43 DOM
$1,025,000
3
Hirtle Beach Road, Kingsburg
Listed $975,000 · 33 DOM
$950,000
4
Hermans Point Road, Herman's Island
Listed $999,900 · 430 DOM
$941,000
5
Concordia Drive, Conquerall Bank
Listed $765,000 · 134 DOM
$725,000
Most Active Communities
Bridgewater led the South Shore with 12 closed sales in September, consistent with its position as the region's largest service centre. Lunenburg, Liverpool, and Shelburne each recorded 4 sales, while Herman's Island and Conquerall Bank contributed 3 each.
Sales by Property Type
| Property Type | Sales | Share |
|---|---|---|
| Single Family | 82 | 82.8% |
| Mobile / Mini | 9 | 9.1% |
| Cottage / Rec. Properties | 8 | 8.1% |
Showing Activity — September 2026
ShowingTime data for the South Shore recorded 760 showings for properties listed under $1 million and 38 showings for properties above $1 million, totalling 798 buyer viewings across the region in September.
Under $1 Million
The $300K–$400K bracket drew the highest total showing volume at 203 showings, accounting for 26.7% of all sub-$1M activity. The $600K–$700K bracket delivered the highest showing intensity at 3.52 showings per listing — suggesting concentrated buyer interest at that price point despite fewer listings.
| Price Bracket | Showings | Share | Per Listing |
|---|---|---|---|
| $100K – $199K | 47 | 6.2% | 2.14 |
| $200K – $299K | 101 | 13.3% | 2.30 |
| $300K – $399K | 203 | 26.7% | 2.67 |
| $400K – $499K | 168 | 22.1% | 2.43 |
| $500K – $599K | 68 | 9.0% | 2.34 |
| $600K – $699K | 88 | 11.6% | 3.52 |
| $700K – $799K | 32 | 4.2% | 2.29 |
| $800K – $899K | 38 | 5.0% | 2.24 |
| $900K – $999K | 15 | 2.0% | 2.50 |
| Total Under $1M | 760 | 100% | 2.50 avg |
$1 Million and Above
Luxury showing volume was limited, with only 38 total viewings across all brackets above $1 million. The $900K–$1.2M range led with 13 showings, while the $2.7M–$3.0M segment recorded 8 showings at 2.00 per listing — the highest intensity in the luxury tier.
| Price Bracket | Showings | Share | Per Listing |
|---|---|---|---|
| $900K – $1.2M | 13 | 34.2% | 1.18 |
| $1.2M – $1.5M | 6 | 15.8% | 1.20 |
| $1.5M – $1.8M | 4 | 10.5% | 1.33 |
| $1.8M – $2.1M | 1 | 2.6% | 1.00 |
| $2.1M – $2.4M | 3 | 7.9% | 1.50 |
| $2.4M – $2.7M | 2 | 5.3% | 1.00 |
| $2.7M – $3.0M | 8 | 21.1% | 2.00 |
| $3.6M+ | 1 | 2.6% | 1.00 |
| Total $1M+ | 38 | 100% | 1.27 avg |
Value Metrics
Avg Price Per Sq Ft
$298
sold properties
Median Price Per Sq Ft
$285
sold properties
Avg Lot Size
3.48 ac
median 0.87 acres
Avg Price Reduction
$52,598
46.5% of sales reduced
Market Commentary
Sandra Pike's Perspective
The South Shore's September numbers tell a consistent story: buyers hold meaningful leverage across all three counties, and pricing accuracy from day one determines whether a property sells in weeks or languishes for months. The 29-day gap between median DOM (49 days) and average DOM (78 days) reveals two distinct seller experiences — those who price competitively and sell within two months, and those whose extended timelines pull the average significantly higher. With active inventory carrying a median asking price 57% above the median sold price, sellers entering the market this fall should be prepared for candid pricing conversations grounded in comparable sales data, not aspirational valuations.
