October 2026 Newsletter

Issue No. 10
Peterborough, Ontario

October has come and gone, the leaves are falling, and we’re heading into the final stretch of 2026. Normally, September and October bring a noticeable pickup in real estate activity after the slower summer months. Families are back into their routines, buyers return to their searches, and sellers hope to take advantage of that last busy stretch before winter.

This year, things played out a little differently.

We’ve spent much of October having conversations with sellers about showings, price reductions, and why properties aren’t getting the attention they might have expected. On the buying side, we’re seeing people take their time, compare their options, and negotiate carefully.

It’s been an interesting fall, and we think there are a few important things homeowners should understand about what’s happening.

The Fall Market That Never Really Took Off

Where was the usual fall rush?

Historically, September and October have been two of the better months to sell a home. After the summer holidays, people get back into their routines and the real estate market tends to pick up again.

We certainly saw some activity this fall, but not the kind of renewed momentum we’ve become accustomed to in previous years.

Many buyers are still out looking, but they’re taking a much more cautious approach. They’re viewing multiple properties, comparing everything, asking a bunch of questions, and with plenty of properties available to choose from, they can afford to be selective.

For sellers, that has made things challenging. Homes that might have generated immediate interest a few years ago are now sitting on the market for weeks or even months.

What we’re seeing firsthand

One of the biggest challenges this fall has been the lack of response to price reductions, or lack of listening in the first place.

Typically, when a property has been sitting on the market and we make a meaningful price adjustment, we expect to see renewed interest. The listing reaches new buyers, generates fresh attention, and hopefully brings people through the door.

But lately, we’ve seen situations where even a reduction hasn’t generated the activity we would normally expect. That tells us buyers are being particularly careful about where they see value.

It’s also why we continue to emphasize that pricing a home properly from the beginning is so important, and we say this time and time again. The longer a property sits without activity, the harder it can become to generate excitement around it, and that’s just how it is!

Does that mean nothing is selling?

Not at all.

There are still buyers in the market, and homes are still selling. We’re seeing that firsthand with our own clients.

But there’s a noticeable difference between properties that are positioned competitively and those that are priced based on what the market looked like a year or two ago.

Buyers aren’t necessarily looking for the cheapest house. They’re looking for the house that makes the most sense for their money.

And right now, they’re willing to wait until they find it.

The Growing Gap Between Asking Prices and Market Reality

What sellers want versus what buyers will pay

This has probably been one of the biggest themes of 2026.

Many homeowners are still comparing their property’s value to what similar homes sold for in 2021 or 2022. And we understand why.

If your neighbour sold for $850,000 a few years ago, it’s difficult to accept that your home might be worth considerably less today.

Especially if you’ve invested money into renovations, maintained the property beautifully, or purchased near the peak of the market yourself.

But the reality is that buyers aren’t making decisions based on what homes used to sell for.

They’re looking at what’s available today, what comparable properties have recently sold for, and what else they can get for the same amount of money.

That’s where the disconnect is happening.

An asking price isn’t the same as market value

We see properties listed at prices that simply aren’t supported by recent sales.

Sometimes those homes sit for months. Eventually, the listing expires or is cancelled, and the property comes back onto the market with a different Realtor.

But here’s what we find interesting.

In some cases, the price hasn’t changed. The photos haven’t changed. The presentation hasn’t changed.

The only thing that’s different is the name on the sign.

And while a new agent can absolutely bring a different perspective and marketing strategy, changing Realtors alone doesn’t necessarily change what buyers are willing to pay.

If the market has already told us that a property isn’t attracting interest at a certain price, we need to understand the ‘why’ before putting it back out there.

Why pricing matters more than ever

One thing we always explain to our sellers is how buyers search for properties online.

Most people set a maximum price when they’re looking on Realtor.ca.

For example, someone searching for homes up to $700,000 won’t see a property listed at $709,900.

That might not sound like a big difference, but it can mean missing an entire group of potential buyers.

It’s one of the reasons we sometimes recommend a more meaningful price adjustment rather than several small reductions over time.

Of course, price isn’t everything. Condition, location, presentation, photography, and marketing all matter.

But even the most beautifully presented home can struggle if buyers don’t see the value at the asking price.

So what should sellers do?

First, don’t panic.

A slower market doesn’t mean your home won’t sell, and it doesn’t mean you need to accept any offer that comes along.

It does mean you need a realistic understanding of where your property fits into today’s market.

Before recommending a price adjustment, we look at the entire picture. How many people are viewing the listing online? Are we getting showings? What feedback are buyers providing? What comparable properties have sold recently? And perhaps most importantly, what other homes are buyers choosing instead?

Those answers help us determine whether the issue is price, presentation, exposure, or a combination of things.

And sometimes the right advice is to take a property off the market and revisit the plan later.

We’d rather have an honest conversation about your options than keep making changes without a clear strategy.

The market doesn’t determine what your home is worth based on what you paid for it, what you’ve invested in it, or what you hoped to get. Ultimately, its value comes down to what a buyer is willing to pay today.

Peterborough Real Estate Market Insights

September Market Snapshot

The most recent monthly figures to include in this issue should be September’s confirmed City of Peterborough statistics, unless October’s figures have been officially released before publication.

The numbers will help put what we’ve experienced this fall into perspective. We’re particularly interested in sales activity, the number of homes available, and how long properties are taking to sell.

Those figures tell us a lot more about the market than any one headline about average prices.

For sellers: Pricing your home competitively from day one continues to be one of the most important parts of a successful sale. Period.

For buyers: You have the opportunity to compare properties, complete your due diligence, and negotiate with more breathing room than we’ve seen in previous years. That doesn’t mean every seller will accept a low offer, but it does mean there’s value in taking a closer look at the homes that have been sitting.

Tip of the Month

Before the Snow Falls, Take a Walk Around Your Property

November is a great time to give the outside of your home one last look before winter sets in. And we’re not talking about any major renovations, just a few simple things that are easy to overlook.

Check that your gutters are clear of leaves, disconnect your garden hoses, shut off exterior water taps where applicable, and make sure water is draining away from your foundation. It’s also worth checking that your downspouts are directing water away from the house.

These might seem like small details, but frozen pipes, ice buildup, and water damage can turn into expensive repairs pretty quickly.

A half-hour walk around your property now could save you a lot of headaches when the temperature drops!

Community Updates | Peterborough

November is here, and while the weather is getting colder, there are still plenty of great reasons to get out and enjoy our community. From Remembrance Day to the start of the holiday season, here’s what’s happening around Peterborough this month!

Remembrance Day, Wednesday, November 11. The annual ceremony at the Cenotaph in Confederation Park is an important opportunity to come together, remember, and honour those who have served. Dress warmly and arrive early, as the ceremony draws a large crowd each year.

Peterborough Regional Farmers’ Market, every Saturday. The market continues through the colder months at the Morrow Building. It’s a great place to pick up local meats, fresh baking, handmade goods, and even get a head start on Christmas shopping.

Holiday Artisan Shows, throughout November. Christmas markets and craft shows are starting to pop up around Peterborough and the surrounding communities. They’re a wonderful way to support local makers, find unique gifts, and get into the holiday spirit before December arrives.

Kinsmen Santa Claus Parade, date to be announced. One of Peterborough’s favourite holiday traditions! Keep an eye out for this year’s confirmed date and downtown parade route. It’s always a fun event for families and a great way to kick off the Christmas season.

Peterborough Petes Hockey. Hockey season is well underway, and catching a Petes game at the Memorial Centre is always a fun way to spend an evening with family or friends.

Enjoying the Last of Fall. Before the snow arrives, take advantage of the remaining mild days with a walk through Jackson Park or along the Rotary Greenway Trail. It’s a great time of year to get outside and enjoy a little peace and quiet before the holiday rush!

Our Active Listings

A few of the properties we currently have available:

You can always see our latest listings and property updates at jeffandkatie.ca/listings/.

Looking Ahead

As we head into November, we expect the Peterborough market to become quieter as we approach the holidays. That’s a normal seasonal pattern, although this year’s slower fall has made the transition feel a little different.

For sellers, the most important thing is to be realistic about your goals and understand what buyers are responding to.

For buyers, there are still opportunities worth exploring, especially if you’re prepared, know your budget, and have a clear idea of what you’re looking for.

And for homeowners who aren’t planning to move anytime soon, there’s nothing wrong with staying put. Not every market update needs to lead to a real estate transaction.

We’ve been helping people buy and sell homes for more than 20 years, and if there’s one thing we’ve learned, it’s that the right decision is rarely the same for everyone.

If you’re wondering what your home might be worth today, whether you should adjust your plans, or what opportunities are available, we’re always happy to have a conversation. Call or text us at 705-243-9797, email team@jeffandkatie.ca, or visit jeffandkatie.ca.

Thanks for reading, and for being part of our community. We hope you enjoy the last few weeks of fall, and we’ll see you next month!