Windsor Essex Weekly Recap, The Confidence Gap Update, July 2026
TLDR
So far this July, 1206 homes were listed across Windsor Essex County and 458 sold. 548 homes were cancelled, almost four times the 140 that expired, a gap Kris calls the confidence gap, which happens when a seller's asking price does not match what buyers are actually willing to pay. The average sale price is almost 547,000 dollars, but the median, what most homes are actually selling for, is just over 508,000 dollars. Condos told a similar story, 135 listed, only 30 sold. Kris also shares two live buyer stories from this month, a first time buyer who stepped back from an over budget home with a rental suite dream, and a family who got their offer accepted on a home after a calm, well handled multiple offer situation.
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Is now a good time to buy or sell a home or condo in Windsor Essex County. Based on the numbers so far this July, here is the honest answer, and it is worth sitting with for a second before you make any decision.
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 break down these numbers straight from local MLS data for families across Windsor, Lakeshore, Tecumseh, LaSalle, Amherstburg, Kingsville, Leamington, Essex County, and Chatham.
THE NUMBERS, AND THE CONFIDENCE GAP
So far this July, 1206 homes were listed on MLS across Windsor Essex County, and 458 sold, meaning 458 families found the home they were looking for. Now here is the number worth sitting with. 140 of those homes expired, but 548 were cancelled, pulled off the market by their own sellers. That is almost four times as many homes pulled voluntarily as homes that simply ran out of time.
I call that the confidence gap. It does not mean these were bad homes. It means the number on the sign did not match what buyers were actually willing to pay, and the seller made the call to step back rather than keep chasing a number the market was not supporting.
Here is something worth knowing if you are a buyer. When a home or condo comes off the market and comes back, it does not always come back the same way, and it depends entirely on the seller's situation. Sometimes it relists at the exact same price, especially if there was an offer date the first time and the number just was not there. Sometimes it comes back higher, if the seller still believes in that number and wants one more shot. And sometimes, if the seller has become genuinely motivated, it comes back lower to actually move this time. If you are watching a home in your neighbourhood disappear or reappear, pay attention to how it comes back. That tells you a lot about where the seller's head is at.
If you are thinking about selling, this is exactly why pricing to real, current market data matters more than pricing to hope, right from the first day.
AVERAGE VERSUS MEDIAN, AND WHAT IT MEANS FOR BUYERS
The average sale price is almost 547,000 dollars, but the median, the number that actually reflects what most homes are selling for right in the middle of the pack, is just over 508,000 dollars. That gap tells you something too, a handful of higher priced homes are pulling the average up. Do not let a big average scare you off if your budget sits closer to the median.
Homes are taking about 46 days to sell right now, which is not a frantic pace. It gives you room to actually compare homes instead of feeling rushed into whatever is available.
THE CONDO MARKET
135 condos were listed so far this July, and only 30 sold, with 28 expired and 57 cancelled, the same pattern showing up again. The average condo sale price is 416,000 dollars, with a median just over 380,000 dollars, and condos are taking a bit longer right now, averaging about 50 days to find the right buyer.
If you are selling, whether a home or a condo, the families avoiding that cancelled pile are the ones pricing honestly from day one, based on what is actually happening in their specific neighbourhood. If you are buying, the gap between listed and sold is not something to be afraid of, it is room for you to negotiate, room to be thoughtful, room to find the right fit instead of settling.
MY PERSONAL UPDATE THIS MONTH
So far this July, I have worked with six families, written about 10 offers, and had five accepted, showing over 80 homes along the way. It has been a busy month. As a buyer right now, you have a lot of selection, but you will still find real competition for any home that is turnkey, in a good location, and priced aggressively low. I already shared one example of that earlier this month, a home in East Windsor that drew 22 offers after being priced well under its actual value, and it played out exactly as expected.
A FIRST TIME BUYER WHO STAYED WITHIN HER MEANS
I want to share two more stories from families I worked with this month. The first was a first time buyer who started off looking in the 700,000 to 750,000 dollar range, wanting a home with two kitchens and three bathrooms so she could rent out the basement for extra income. I asked her directly, do you really want to spend that much on a home where you could end up dealing with an unreliable tenant, or no tenant at all, putting real financial pressure on yourself. So we moved our search closer to 600,000 dollars instead, and found a really nice home in a great neighbourhood that needed some updating but was solid.
We wrote an offer and went into a multiple offer situation, and we did not get that home, another family's offer was stronger on both price and condition. Since she is a first time buyer, protecting her mattered most, so we kept the home inspection and mortgage financing conditions in place rather than removing them to compete harder. It did not work out this time, but she is protected, and the right home is still out there for her.
A CALM DEAL THAT CAME TOGETHER
The second story had a much happier ending. We found a home in a good location, nicely renovated, priced exactly where the seller wanted it to be, with no games being played. I called the listing agent directly to get a feel for the situation, and we booked a showing and wrote an offer, but the seller wanted to wait through the weekend since the home had only been on the market two days and they had an open house planned.
By Sunday, another offer had come in and we were in competition. We held at the same offer, they countered back for a bit more, and our offer was accepted. The home inspection went well, with only two small things to fix, mortgage financing was approved five days later, and we firmed up the deal on the very last day of the month. Calm, straightforward, and exactly how a deal should feel when everyone is being honest with each other.
A TIP ON MORTGAGE PRE-APPROVAL
If you are a buyer, talk to your bank first, and know that your agent may also have a mortgage specialist worth talking to. I had a client this month who went to two places and got declined both times. He happened to already be at a certain bank, and it turned out I knew someone else at that exact same bank, a specialist he had not been connected with yet. One more conversation later, he had his pre-approval in place. Getting your pre-approval done before you start looking saves you from falling in love with a home you cannot actually get funded for, which is a heartbreak entirely worth avoiding.
A NOTE FOR ANYONE THINKING ABOUT SELLING
The key right now is real data, not emotion, not the number in your head, and not what happened in the market a year ago. I hear this a lot, a neighbour's home sold for 550,000 dollars last month, so a family lists theirs at the same number, and gets nothing but silence. Pricing is specific to your exact neighbourhood, sometimes even your exact street, not the whole area. We cannot change your location, but we can change how your home looks, how it smells, its curb appeal, and those small efforts matter. Price, condition, and marketing are the three factors that actually decide the outcome, and when all three are aligned and you stay patient, your home will sell on terms you like.
ONE MORE THING WORTH SAYING
I also talked this month about how to actually choose a good agent, since views and followers do not sell a home, marketing, pricing, strategy, and communication do. If you missed that piece, it is worth a read before you interview anyone for the job.
Is now a good time to buy or sell in Windsor Essex County. When you understand these numbers instead of guessing at them, the answer becomes a lot less scary. If you or someone you love is even quietly thinking about a move, I would be genuinely honoured to help. Find out what your home is worth with a free home evaluation https://www.krisramotar.com/
FREQUENTLY ASKED QUESTIONS
What is the confidence gap in the Windsor Essex County housing market The gap between homes cancelled and homes expired. So far this July, 548 homes were cancelled compared to only 140 that expired, which happens when a seller's asking price does not match what buyers are actually paying.
Should I look at the average or median home price in Windsor Essex County The median, currently just over 508,000 dollars, usually reflects what most homes are actually selling for, since the average, almost 547,000 dollars, can be pulled higher by a small number of expensive homes.
Should I get a mortgage pre-approval before looking at homes Yes. Getting pre-approved before house hunting, and exploring more than one mortgage specialist if needed, protects you from falling in love with a home you cannot get funded for.
How should I price my home to sell in Windsor Essex County right now Based on real, current comparable data specific to your exact neighbourhood, not what a home three streets over sold for, and not what you paid or hoped to get.
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.
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