Leaside in January 2026: The Market Recalibrated — and Strategy Started Winning Again

Market Analysis by Jethro Seymour | The Seymour Team

January 2026 marked a significant turning point for the Leaside real estate market. After a robust 2025, this month’s numbers tell a story of recalibration—and opportunity for buyers and sellers who understand what’s happening as we head into the spring market.

January 2026 Market Snapshot

Market Overview: A Market in Transition

In January, only 7 homes sold in Leaside—6 detached and 1 semi-detached—with 18 active listings, 9 of which were newly listed.

Key market metrics:

• Months of inventory: 2.6 months (18 active listings ÷ 7 sales)
• Absorption rate: 38.9% (7 sales ÷ 18 active listings)

While these figures technically indicate a seller’s market (under 4 months of inventory), the reality is far more nuanced. Sales volume has dropped significantly, prices are down about 20%, and days on market have jumped 42 days—clear signals that buyer behavior has shifted.

Pricing Trends: Significant Correction Underway

The average sale price in January was $2,417,286:

• Detached homes: $2,590,167
• Semi-detached homes: $1,380,000 (limited data: 1 sale)

Compared to last year, the numbers reveal a meaningful market correction:

• Overall dollar values: Down 20.3%
• Detached values: Down 14.6%
• Semi-detached values: Data limited (only 1 sale)

The rolling 12-month average sits at $2,393,244, down 3.1% from the previous year—marking the first sustained negative year-over-year comparison after a strong 2025. The market has shifted from appreciation to correction mode.

Speed of Sale: Pricing Discipline is Everything

Days on market reveal the new market reality:

• Overall average: 41 days (up 41.7% from last year)
• Detached homes: 47 days (up 29.7%)
• Semi-detached homes: 2 days

This increase in market time highlights that pricing, presentation, and realistic expectations from day one are crucial. Well-priced homes can still move quickly, but overpriced properties can linger for months.

What’s Driving This Shift?

1. Post-2025 correction: last year’s momentum created pricing expectations that today’s conditions can’t sustain.
2. Pricing discipline is critical: strategically priced homes still move; overpriced listings sit and require reductions.
3. Buyer hesitation: buyers are cautiously re-entering, but uncertainty keeps some on the sidelines—making value and presentation matter more.

Leaside Highlight Sale: Glenvale Boulevard

Leaside’s cautionary tale for January was Glenvale Boulevard—a custom-built home in North Leaside that sold for $3.188 million. Beautiful property, premium location. But it took 315 days and sold at 82% of the original asking price.

Compare that to well-priced homes moving quickly, and you can see exactly what buyers are responding to: reality-based pricing and exceptional presentation from day one. The lesson is clear: in this market, pricing strategy isn’t just important—it’s everything.

What This Means for Buyers and Sellers

For buyers:

Real opportunity exists—for the first time in over a year. Prices are down about 20% from peak levels, sellers are more realistic, and you have more choice. But here’s the critical point: well-priced, well-presented homes can still move fast. When you find the right property at the right price, be ready to act decisively.

Smart buyer strategy:

• Get pre-approved and know your buying power
• Work with a Leaside specialist who can identify value
• Move quickly on properly priced homes
• Don’t try to time the absolute bottom—focus on long-term value
• Do thorough due diligence while you have the time

For sellers:

The market has fundamentally shifted. Sales volume is down, prices are down about 20%, and homes are taking 42% longer to sell. The most successful transactions go to homes that are priced right and presented exceptionally from day one. Overpricing leads to extended days on market—and deeper price cuts later.

Winning seller strategy:

• Forget what your neighbor sold for in 2025—that market is gone
• Price based on current conditions, not last year’s comps
• Invest in staging, photography, and strong marketing
• Be prepared to negotiate—buyers have leverage now
• Remember: overpricing by even 10% can cost 60+ days and significant dollars

Leaside in January 2026 is in correction mode—shifting from the automatic appreciation of 2025 to a market where pricing discipline and presentation quality determine success. If you want a clear plan for Leaside in 2026, call The Seymour Team—we know exactly how to navigate this shift.