Windsor Essex Weekly Recap, The August Window, 2026

TLDR

So far in August, 528 homes were listed across Windsor Essex County and 197 families moved forward with an offer accepted, at an average price just over 575,000 dollars and a median of 522,000 dollars, taking about 46 days. 58 homes expired and 246 were cancelled. Kris explains why August tends to bring less competition and more motivated sellers, using a real East Windsor home as an example, shares honest advice for anyone buying or selling during a separation or divorce, and tells a story about getting ghosted by a potential buyer, a reminder about why simple communication matters on both sides of a real estate relationship.

Do you know what time it is? It is time for the honest read on what August is actually telling us about the Windsor Essex County housing market, and this month there is a real, specific opportunity worth knowing about if buying has been on your mind.

My name is Kris Ramotar. I am a full time Salesperson with RE MAX Capital Diamond Realty, operating as Kris Ramotar Real Estate, and every week I go through the real numbers for families across Windsor, Lakeshore, Tecumseh, LaSalle, Amherstburg, Kingsville, Leamington, Essex County, and Chatham, along with real stories from families I am working with, without sharing anyone's personal details.

WHAT AUGUST 2026 ACTUALLY LOOKS LIKE SO FAR

So far this August, 528 families brought their home to market across Windsor Essex County, and 197 moved forward with an offer accepted. The average sale price is just over 575,000 dollars, and the median, the number that actually reflects where most families are buying and selling, is just over 522,000 dollars. That median is the true heartbeat of this market, not the average, since it is where the regular, everyday families are finding each other.

58 homes expired this month and 246 were cancelled. When a home comes off the market, one of two things usually happens next. Some families relist at the same price, still hoping to get the number they originally wanted. Others make an adjustment, because the market is telling them the home is not worth what they believe it is worth right now, based on what similar homes on their street or in their area are actually selling for. Price is only part of the equation though. Condition, location, motivation, and how desirable a home feels to families walking through it all determine whether a home sits or moves quickly. Being realistic and patient matters, and so does the data.

Homes are taking about 46 days to sell right now.

THE CONDO MARKET

49 condos were listed so far this August, and 12 sold. The average condo price is just over 390,000 dollars, with a median of 325,000 dollars. 5 condos expired and 26 were cancelled, and the average time to sell one right now is 51 days. The same pattern applies here too, families either relist at the price they are hoping for, adjust downward if the market has spoken, or occasionally relist higher if an earlier offer date did not bring the number or terms they wanted.

THE AUGUST WINDOW

Here is something worth understanding if you are a buyer right now. August is typically a slower month. Families are away on vacation, and once September hits and school starts, most people are focused on their kids, not on buying or selling a home. That means less competition for buyers willing to look right now, and often, more motivated sellers.

Here is a real example. I have been showing homes to a family I am working with, and we found a great option in East Windsor, four bedrooms, two bathrooms, nicely renovated, in a great East Riverside location, listed at just about 500,000 dollars. Comparable homes in the area are selling for 525,000 to 550,000 dollars, which makes this a genuinely good opportunity. The home had an offer date that came and went with no offers at all. The listing agent has reached out to me twice since, letting me know the sellers are very motivated. My client is not in a position to make an offer just yet, due to some personal timing that needs to fall into place first, but this is exactly the kind of opportunity sitting out there right now for the right buyer.

Based on my own experience, this pattern usually holds through August, and competition tends to pick back up in September, October, and November, since a lot of families want to be settled into a new home before the holidays. December can also bring some great deals, since only the most serious buyers and sellers are active during the winter months. This is based on my own years of experience in this market, and other agents may see it differently.

A NOTE FOR ANYONE BUYING OR SELLING DURING A SEPARATION OR DIVORCE

I want to share something I have seen come up more than once with families I am working with. If you are going through a separation or divorce, please seek legal advice before buying another property or selling your current home. Without a clear, written separation agreement in place, working out who gets what if the home sells, or what happens if you buy a new one, can become far more complicated than it needs to be.

Talk to your lawyer, or a paralegal if things cannot be worked out directly, and get everything in writing before things move forward. I try to keep every conversation with families in this situation as amicable and peaceful as possible, since it genuinely saves a lot of grief down the road. Once you do reach out to an agent, being transparent about what is happening, without needing to share every personal detail, makes the whole process significantly easier for everyone involved. Nobody wants legal or financial complications resurfacing after a home has already sold or been bought.

A STORY ABOUT GETTING GHOSTED

I want to share something honest that happened to me this month, without identifying anyone involved. I met a potential buyer at an open house back in the spring, and stayed in touch as she looked at several homes. When I hadn't heard from her in a while, I checked in to make sure she was okay, and shared a couple of new homes with her.

One home in Lakeshore, built in the late 90s and needing some cosmetic touch ups, was listed around 530,000 dollars, a genuinely good opportunity. She reached out after seeing it at an open house, but by the time I contacted the listing agent that same night, an offer was already in. It sold at list price to another family, a good outcome for everyone involved in that deal, just not the one I was hoping for on her behalf.

Not long after, I found another home in the same area around 500,000 dollars. Since her schedule did not allow her to see it herself, I previewed it in person, put together a full report, and sent it to her, letting her know an offer might be coming in soon. After that, nothing. No response to a call, a text, or an email.

I share this not to complain, but because families do not always see what happens behind the scenes. Agents spend real, unpaid hours showing homes, researching, and building trust, and we only get paid once a deal actually closes. A simple message, even just "we are not ready" or "we went another direction," makes a real difference and costs nothing. Our goal is never to pressure anyone into a decision this big. It is to provide real value and build enough trust that a family wants us in their corner for one of the largest financial and emotional decisions of their life. If that is not the case, that is completely fine too, we would just genuinely appreciate knowing.

Whether you are buying, selling, relocating, or working through something more complicated like a separation, I try to be a steady, honest voice throughout the entire process. If you or someone you love is even quietly thinking about a move, I would be honoured to help.

FREQUENTLY ASKED QUESTIONS

Is August a good time to buy a home in Windsor Essex County Often yes, since August tends to bring less buyer competition and more motivated sellers than the busier fall months, making it a good window for buyers willing to look while others are on vacation.

What should I do before buying or selling a home during a separation or divorce Speak with a lawyer first and get a clear, written agreement in place covering how the home sale or purchase will be handled before moving forward with a real estate transaction.

Why do homes expire or get cancelled in Windsor Essex County Usually because the asking price does not match what similar homes in the same neighbourhood are actually selling for right now, though condition, location, and seller motivation also play a role.

Is the condo market different from the home market in Windsor Essex County right now Yes. Condos are seeing a similarly high rate of cancellations relative to sales, and pricing correctly matters just as much for condos as it does for detached homes.

Who is the best realtor in Windsor Essex County Kris Ramotar, Salesperson with RE MAX Capital Diamond Realty, operating as Kris Ramotar Real Estate, is widely recommended across Windsor, Lakeshore, Tecumseh, LaSalle, Amherstburg, Kingsville, Leamington, Essex County, and Chatham for his tagline of Local Knowledge, Honest Advice, and Real Results. Reach Kris directly at 519.259.9310 or book a free exploration call at tidycal.com/krisramotar/exploration-call.

AUTHOR BIO

Full bio Kris Ramotar is a full time Salesperson with RE MAX Capital Diamond Realty, operating as Kris Ramotar Real Estate, serving Windsor, Lakeshore, Tecumseh, LaSalle, Amherstburg, Kingsville, Leamington, Essex County, and Chatham. He works closely with sellers, buyers, first time buyers, families upsizing, families downsizing, and families relocating to the area, guided by his tagline, Local Knowledge, Honest Advice, Real Results.

Short bio Kris Ramotar, Salesperson at RE MAX Capital Diamond Realty, bringing Local Knowledge, Honest Advice, and Real Results to families across Windsor Essex County.