The 37 Percent Market: Windsor Essex Real Estate August 2026

The 37 Percent Market: The Real Numbers, and Two Real Stories Behind Them

Only 37 out of every 100 homes listed in Windsor Essex County this August actually sold. If you're thinking about listing your home, wondering whether you should buy or sell first, or trying to figure out whether the agent you're talking to actually has a plan, this update has the real numbers and two real situations I've been close to this month that show exactly what that number looks like on the ground.

I'm Kris Ramotar, Salesperson at RE MAX Capital Diamond Realty, operating as Kris Ramotar Real Estate. I've spent nine years helping families buy and sell across Lakeshore, Windsor, Tecumseh, LaSalle, Amherstburg, Kingsville, Leamington, Essex County, and Chatham, and every month I pull the real numbers so you don't have to guess.

The Numbers

796 homes were listed on the MLS so far this August. 294 sold. 75 became expired listings. 363 were cancelled by their sellers. That's 438 homes, more than the number that sold, that did not make it across the finish line. The sell through rate this month sits at about 37 percent.

The average sale price is just over $562,000. The median, which is the number that actually tells you what a typical family paid, is just over $513,000. That gap exists because a handful of higher priced sales pull the average upward, so if you want the real picture, the median is the number to trust.

It's also worth saying that Windsor Essex County isn't one market, it's several. What's true in Lakeshore this month isn't necessarily true in Leamington, and a LaSalle subdivision looks nothing like a Windsor condo tower. The 37 percent figure is a countywide average, your specific street can sit meaningfully above or below it depending on what's actually listed nearby right now, which is exactly why a headline number is never as useful as someone who knows your specific pocket of the county.

Should You Sell First or Buy First?

This comes up in almost every conversation I have right now, and my honest answer is that it depends on your situation, but in this specific market I'm generally advising sell first, with a longer closing date. That gives you time to find your next home without feeling rushed. Buying first and having to sell afterward can put you in a genuinely stressful position, especially in a market where 63 percent of listings aren't selling on the first try.

I've seen this play out recently with a family who had already committed to a new home with a firm closing date, before their existing home had sold. Once that closing date became fixed, their asking price had to come down meaningfully to attract a serious offer in time, well below where they'd hoped to land. That's not a story about a bad home or a bad decision made carelessly, it's what happens when the order of operations gets reversed in a market like this one. If you're weighing this decision yourself, it's worth talking it through with someone before you commit to either side of it, not after.

Price Isn't the Same Thing as Value

I had a conversation recently with someone considering selling who mentioned another agent had quoted a 2.5 percent commission. My honest response was, what are you actually getting for that number? A lower fee isn't automatically a bad thing, but it's worth asking what marketing plan comes with it, what their track record actually looks like, how many families they've helped recently, and what happens if the home doesn't sell. If price is the only thing an agent is offering to compete on, that's worth paying attention to, because during one of the largest financial and emotional decisions you'll make, the fee is only one part of what you're actually paying for. Ask for specifics, get it in writing, and make sure whoever you choose can show proof, not just promises.

A Tale of Two Homes

Two listings I've been close to this month tell the story of this whole market better than any stat could. One home came on the market priced realistically from the start. When the offer date passed without an offer, the sellers stayed flexible and realistic with their agent about where the market actually was, and the home sold shortly after in a fair, straightforward negotiation. Everyone involved was transparent about expectations from day one, and it showed in how smoothly it came together.

Another home, similar size and area, has been sitting for over two months. It came on the market at one price, had offers, turned them down, and relisted meaningfully higher than where it started, even though it had already shown buyers weren't willing to meet the original number. Buyers today are savvy, and agents working with them are too. A home that's already told you what the market will pay rarely does better by asking for more the second time around.

The difference between these two situations isn't luck. It's whether the price reflects today's market or a hoped for number from somewhere else.

What This Means If You Are Selling

The 37 percent isn't random, and it isn't bad luck. It's almost entirely about price relative to today's market. Homes priced accurately, in good condition, and marketed properly are still selling in an average of 45 days. If your home has been sitting, or you're getting ready to list and you're not sure where you'd land in this number, that's the conversation worth having before the sign goes up, not after.

What This Means If You Are Buying

If you're a buyer, this should actually bring some relief. A market where 63 percent of listings don't sell is a market with real room in it. Sellers still on the market after 45, 60, or 90 days are often genuinely ready for an honest conversation about price. Doing your homework on comparable sales, and having someone who will tell you honestly whether a home is priced fairly, puts real money back in your pocket.

The Condo Market Specifically

Only 14 of the 74 condos listed this month sold, a sell through rate of about 19 percent, roughly half the rate of freehold homes. Condos are also taking longer, an average of 75 days compared to 45 for houses. If you own a condo or you're a downsizer considering condo living, getting the price exactly right matters more this month than it has in a while.

What This Means If You Are Upsizing, Downsizing, or Relocating

Whether you've outgrown your current home, you're downsizing out of one that's gotten too big, or you're relocating here for the first time from somewhere like the GTA, this month's numbers aren't a reason to panic and they aren't a reason to wait forever either. They're just the real picture, and the real picture is always more useful than a guess.

The Bottom Line

796 homes listed. 294 sold. 438 did not. Whether you're buying, selling, deciding what order to do either in, or just trying to find an agent who'll actually give you straight answers, understanding exactly where you stand before you make a move is the difference between a smooth process and a stressful one.

I've spent nine years in Windsor Essex County, and I've helped over 160 families through exactly this kind of moment. I don't believe in guessing, and I don't think you should have to either.

Frequently Asked Questions

What does sell through rate mean in real estate? Sell through rate is the percentage of homes listed in a given period that actually sold, rather than expiring or being cancelled. This August in Windsor Essex County, that rate was about 37 percent for freehold homes and about 19 percent for condos.

Should I sell my home first or buy my next one first? In a market where most listings aren't selling on the first attempt, selling first with a longer closing date generally gives you more control and less financial pressure than buying first and needing to sell under a deadline. The right answer still depends on your specific finances and timeline, which is worth discussing directly.

Is the cheapest commission always the best deal? Not necessarily. A lower commission is only a good deal if it comes with a real marketing plan, a proven track record, and a clear answer for what happens if the home doesn't sell. Price is one part of value, not the whole picture.

Why do some homes sell quickly while similar homes sit for months? Almost always it comes down to price relative to the current market. Homes priced realistically from the start, with sellers who stay flexible when the market gives them information, tend to sell smoothly. Homes that get relisted at a higher price after already showing buyers won't pay the original number tend to keep sitting.

Is now a good time to buy in Windsor Essex County? With 63 percent of listings not selling this month, buyers have more negotiating room than headlines about hot markets might suggest. Sellers still on the market after 45, 60, or 90 days are often genuinely motivated.

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 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.

Local Knowledge. Honest Advice. Real Results.