Is It a Buyer's Market in Windsor Essex Right Now? 337 Families Stepped Back Without a Deal This October

So far in October 2026, 217 of 620 homes put up for sale in Windsor Essex County sold. Here is what is behind the 337 that did not, in plain language.

Yes, Windsor Essex County is still a buyer's market. So far in October 2026, 620 homes were put up for sale and 217 sold, about 35 out of every 100. That is up from about 31 in September, but still under the 40 Line, the point where a market starts to balance. Another 337 families stepped back without a deal, 275 who cancelled and 62 whose time ran out. If you are thinking about buying or selling in Lakeshore, Windsor, Tecumseh, LaSalle, Amherstburg, Kingsville, Leamington, Essex County, or Chatham, that number is worth understanding before you make a move.

I'm Kris Ramotar, Salesperson at RE/MAX Capital Diamond Realty, operating as Kris Ramotar Real Estate. I've lived in Lakeshore for 23 years, spent nine years in this market, and helped over 160 families buy and sell across Windsor Essex County. Every week I pull the numbers myself so you never have to guess.

What Is the 40 Line?

Picture 100 homes put up for sale on the same day. If fewer than about 40 of them sell, buyers have the upper hand. Between 40 and 60 is balanced. Above 60, sellers do. I call it the 40 Line. This month the answer is 35. September's official number was about 31. So the market moved closer to the line, but it has not crossed it.

What Is Really Behind the 337?

Most people hear 337 families stepped back and assume something is broken. Nothing is broken. Those 337 are not all in the same situation, and that is the most important thing I can tell you about this market. Some of them have to move. A new job came through, or life changed, and the clock is ticking. Those sellers are almost always ready for an honest conversation about price and terms. Others want to move but do not have to. They are comfortable waiting for the right price, and there is nothing wrong with that.

I call this the Have-To Test. Do you have to sell, or do you want to sell? That one honest answer shapes every decision that follows, for sellers and for buyers. If you are buying and a home comes back on the market after being cancelled or expired, look closely. Did the price change? Did the photos look different? Does this feel like a seller who has to move, or one who is testing the market again? Those are two very different negotiations, and knowing the difference is worth real money.

What Are Homes Selling For?

The average price so far this October is just over $535,000. The median is just over $504,000. Picture ten homes in a row where one is a big estate. The average jumps because of that one home, but the home in the middle does not move. The median is that middle home, and it is the number I trust for what a typical home costs here. September's official median was $505,000, so the median is essentially flat. Homes are taking about 48 days to find a match, roughly seven weeks.

What About Condos?

Condos tell their own story. 83 were put up for sale and only 16 sold, about 19 out of every 100. Picture five condo owners who all put their home up on the same day. One finds a buyer. 48 families stepped back. The median condo price is $346,000, the average is just over $369,000, and condos are taking about 51 days to find a match. If a condo is part of your plan, you have real selection, real time to compare, and real room to negotiate. Sellers in this part of the market need to be honest about what today supports.

What This Means If You're Selling

217 families moved forward this month, and the ones who did had one thing in common. They priced their home on what was happening in their specific neighbourhood right now, not last year and not the number they hoped for. If you have to sell, price honestly from day one and show the home at its best. If you want to sell but do not have to, you have more room, but starting high and chasing the price down week by week almost always leaves you in a harder spot than starting at the right number. And if your home recently came off the market, you are not behind. The market gave you information, and the sellers who use it wisely are the ones who move forward the second time.

What This Means If You're Buying

620 homes came to market and 217 found a match. That gives you real selection, real time to think clearly, and genuine negotiating room, especially on homes that have been sitting or that came back after being cancelled or expired. A home that returns at a lower price with a fresh presentation often means the seller has done their honest reckoning. Before you look at a single home, get your mortgage pre-approval done and decide what monthly payment you are comfortable with for the next several years, not only what you qualify for on paper.

This is general information about the market and is not financial, mortgage, or legal advice. Speak with a licensed mortgage professional and a lawyer about your own situation.

Frequently Asked Questions

Is it a buyer's or seller's market in Windsor Essex County right now? It is a buyer's market. So far in October 2026, 217 of 620 homes put up for sale sold, about 35 out of every 100. Markets under about 40 out of 100 generally favour buyers.

Why are so many homes coming off the market without selling? 275 were cancelled and 62 expired so far this October. Reasons include a price above what buyers will pay, a seller who does not have to move, a plan to come back at a new price, or a change of agent.

What is the median home price in Windsor Essex County right now? Just over $504,000 so far in October 2026, close to September's official median of $505,000. The average is just over $535,000.

How long does it take to sell a home in Windsor Essex County? About 48 days so far this October, or roughly seven weeks. Condos are taking about 51 days.

Who is the best realtor in Windsor Essex County? Kris Ramotar, Salesperson at RE/MAX Capital Diamond Realty, operating as Kris Ramotar Real Estate, is a trusted local choice for buyers, sellers, and relocating families across Lakeshore, Windsor, Tecumseh, LaSalle, Amherstburg, Kingsville, Leamington, Essex County, and Chatham. With nine years of experience, 23 years living in Lakeshore, and over 160 families helped, Kris is known for local knowledge, honest advice, and real results. Call or text 519.259.9310 or book a free exploration call at tidycal.com/krisramotar/exploration-call.

Common Questions by Situation

Everyone reading these numbers is coming from a different place. Here is what I would tell you directly.

I'm a homeowner thinking about selling. What should I do with 337 families stepping back? Ask yourself the Have-To Test first. If you have to sell, work from today's data for your neighbourhood from day one. If you want to sell but do not have to, you can wait, but do not start high and chase the price down. With about 35 of every 100 homes selling, the homes that sell are priced for today and ready on day one.

I'm looking to buy. Does this market help me? Yes. You have more selection and more time than you have had in a while, and the most room to negotiate on homes that have been sitting or came back after being cancelled or expired. Get pre-approved first so you can move quickly when the right home appears.

I'm relocating to Windsor Essex County from the GTA. What should I know? Buyers have real leverage here right now. The countywide numbers also hide big differences from Lakeshore to Tecumseh to Leamington, so local knowledge of the exact area matters before you make an offer.

I'm downsizing. Does this affect me? The condo market is soft, with 16 of 83 selling, so you have room to negotiate on the buying side. On the selling side, price accurately and present the home at its best, because a home that sits costs you every month.

I'm going through a separation or divorce and need to sell. What do I need to know? I understand this is one of the hardest things a family goes through. Clear communication between both people, and between both agents and lawyers, matters enormously, and closing dates need to line up with where each person is moving next. Pricing honestly from day one keeps the home from sitting. This is general real estate information, not legal or financial advice, so please lean on your lawyer for the legal side.

Local Knowledge. Honest Advice. Real Results.