By: Ben Sage

Woodstock Market Report - February 2023 - Time to Upgrade??

Tags: Woodstock, Stats, Statistics, Real Estate, House, For Sale, Sold, Market, January, February, 2023

Well, January has come to an end, and that means it's time to offer a rundown of what's happened in the Woodstock Real Estate market for the first month of 2023.  These statistics are compiled from the WITAAR MLS® system. 

We ended 2022 with relative stability after giving away a LOT of value last year. January seems to be continuing on the same trend, with a bit of strength regained in markets over the past month.  

The Bank of Canada came through with another interest rate increase in January, which saw the overnight rate reach 4.5%.  The bank is signaling that this could be the end of this round of rate increases, but has left the door open to more increases if the need arises (large system shocks, etc).  It does appear that the monetary moves being made by the central bank are having the desired effect on inflation, and tamping down house prices.  Some markets within a couple hour drive of the GTA (including but not limited to Woodstock!) have seen value corrections of 30%, from the peak in February 2022, to the trough in December 2022. 

At the moment, our peak to current reduction in AVERAGE sale price in Woodstock is currently ~32%.  

I am still cautiously optimistic that our market correction has largely finished, but I am also concerned that there may be more value-loss to go! Behaviour of sellers and buyers will (obviously) dictate pricing as we move forward into 2023. 

What we are seeing right now in Woodstock is declining active inventory, and tepid demand.  The reduction in available inventory is largely due to a "wait-and-see" approach being taken by sellers, as is the tepid demand.  Lack of supply is once again (still?) propping up house prices. It's difficult to predict what might happen in the future, but if rates keep increasing, buyers will continue to be scared away, and sellers may sooner or later be FORCED to sell, as renewals bring way higher mortgage payments, putting home-owners in a tough position. 

Read on for the specifics of how the real estate market performed in January 2023. 

Average Sale Price:

January saw an average sale price of $570,386, for all types of residential transactions in the city of Woodstock.  

This represented a 2.71% increase over December's results.  

For the past six months, the average sale price has fluctuated between a low of $555k and a high of $667k.  This shows January on the lower end of the value scale compared to recent months, but the uptick in value is promising for sellers, and indicative of a market that remains tight. 

Based on my anecdotal experience in January, this result is in line with my expectations.  If you get your real estate news solely from main stream news media, you'd be convinced that values are falling off a cliff in the Ontario Real Estate market.  While we have seen a huge reduction in prices, stability seems to be taking over at the moment. 

Moving forward, prices will largely (as always) be determined by market behaviour.  Demand seems to be resilient to the interest rate increases, perhaps buoyed by a ~$270k reduction in sales prices!  If the volume of listings remains low, expect prices to continue to hold, and perhaps begin to increase slightly again.  

For now, here's how January looked:

This chart shows a 20 year history of annual average sale price (Red line) and annual increase (percentage over prior year, grey bars).  As you can see, 2022 ended the year up significantly year over year.  The massive spike in property value in the spring buoyed the value for the entire year! 

Average Sale Price (Detached)

Detacehd homes had a great month in January as sales prices rebounded 6.7%, to end January at $630,315.

Just for your interest, February 2022's high was a staggering $928,212. 


Number of Sales

January is not known for an overwhelming number of sales in Woodstock.  The past 5 years look like this: 

2022 - 74
2021 - 33
2020 - 57
2019 - 54
2018 - 53

Obviously 2022 will likely live on in infamy as the most insane market Woodstock has ever seen, so if you strip that out, you can see that January 2023's 40 sales are low, but not unbelievably so.  


Average Days on Market

With almost zero "holding of offers" going on in the market (yes, there are still some listings posted with offer dates, but it is very far from the norm), this is a more accurate / untampered idea of how many days a home spends on the market before selling. 

As you have probably noticed while driving around Woodstock, we are definitely seeing a continued increase in the amount of time homes spend on the market.  

For the past few months, the number of days on market has been climbing, from a low of 8 (!) in February 2022, peaking at 69 days in December (Christmas usually represents a seasonal slowdown in market activity), and reducing once again down to 62 days, for the month of January, 2023. 

A note about this metric.  Although I call it "DOM," the stat I report is known internally as CDOM.  The "C" stands for Cumulative. This stat tracks the amount of time a house has spent on the market in it's current listing cycle. So if the home came off the market for a few days in order to repair something, adjust pricing, stage, etc., but was promptly re-listed within a short period of time, the DOM metric resets (as does the indicator on, but the CDOM metric continues to count from the original listing. 

Number of Active Listings

This is the one metric we need to keep our eyes on at this time in order to determine the current market situation, and try to predict the immediate future market trends. 

The market remains undersupplied, with just 106 residential properties for sale in Woodstock at this time.  So, despite moderate sales activity, the level of available inventory is low, keeping prices up. 

This could absolutely increase, and it could happen quickly.  A glut of inventory on the market right now would be a HUGE dagger to prices, as stingy (actual) new inventory is definitely buoying sales prices. 

So after an incredible run of extremely low inventory, the uptick is nice to see, however, it is really just returning to a little bit more normal market conditions. 

Here's how the inventory levels look, since 2011:

Supply vs. Demand

The intersection of supply & demand indicates where we are headed in terms of sale prices.  The less supply available relative to demand means buyers have a hard time finding homes, and have to compete for the good listings.  The more supply relative to demand, the more options (and therefore bargaining power) the buyers have to set sale prices.  

This dynamic is constantly-changing.  When reading this graph, keep in mind, the lower the line, the less supply exists relative to demand. Low = Seller market, High = Buyer's market. 

January is showing that Woodstock is fundamentally in a sellers market, ending the month at 2.65 months of inventory. 

It's important to note, though, that this metric doesn't indicate the affect on specific market types.  IE - if prices are indeed still trending downward (which I believe they are), that won't be felt at all price ranges, and across all home types.  In Woodstock, right now, I am noticing high demand for entry-level semi-detached and single family homes, where higher end, luxury homes are having huge price adjustments in order to attract buyers. 

What does this mean?  THIS IS THE BEST TIME TO UPGRADE that I have seen in the past several years.  

Think about it.  Hot demand for entry level properties, low demand for higher end properties.  Sell your starter home, buy your long-term / dream-home.  

For historic reference on supply vs. demand in Woodstock, check out this graph: 

FYI, The Blue line represents 2022 YTD, Red is 2021, and Yellow is the past 5 year average.

How to interpret this information? 

Traditionally, a supply of between 4-6 months of inventory means that sales prices are likely stable, not really increasing, or decreasing by any drastic amount.  A supply lower than 4 months indicates a seller's market, with pricing appreciating faster than inflation, and a supply over 6 months is a buyer's market, with prices dropping rapidly, and days on market growing.  

Sellers always wonder "What is the best time to sell my house?" They seem to want to attach timing to a calendar.  We have been trained, for whatever reason, to believe that spring is always the right time to sell.  But I firmly believe the best time to sell something is when supply of that thing is low, and demand is high.  This is a pretty rudimentary concept.  The reason I put so much stock into this metric is because it allows me to answer that question with complete confidence.  

If you look at 2022, statistically speaking, the best time to sell was in Jan-Mar.  Counterintuitive, right? 


Do you need to make a Move?

If some kind of Real Estate move is in your plan for 2022, you can rest easy, and put my 15 years of experience to work for you. Every market presents its own opportunities and difficulties. The interpretation of the data, and how it relates to your particular circumstances, is where I can truly help you! 

If you are a Seller, having a strategy has never been more important. Here's how my sellers have maximized on the current market trends:
  • Staging: Yes, I am still recommending staging. This is an extraordinary opportunity to capitalize on market trends. Yes, you will likely sell if you don't stage, but there is a measurable difference in price and terms when buyers are climbing all over each other to submit an offer on your home.  Why not take the time and make it look its absolute best before showcasing it to the market?
  • Pictures. My residential sellers ALWAYS get professional photos. Highlight the best features of your home with professionally staged and captured photography! Additional bonus, a keepsake. Your home has probably never looked better.  Keep these professional photos for posterity!
  • Virtual Tours. Essential in today's market. To limit in-person showings, and to embrace buyers who might be shopping from a couple of hours away, I always include a professional virtual tour.  Buyers can safely, and realistically tour your home from the comfort of their couch! 
  • Video Tours. If a picture is worth a thousand words, a video is worth millions! Moving camera open house tours of your home, on youtube for everyone to enjoy. Why not cater to the video loving public? 
  • Floor Plans. Not into pictures, virtual tours, or videos?  That's cool - buyers have the ability to print out my sellers' floor plans and determine "where the couch goes" or "will our king bed fit in this bedroom?" before darkening your doorstep! 
  • Offer Handling. We will work together to create a plan that works for you and your circumstances.  There is no "one size fits all" strategy. Throughout this sellers market, I have continued to hone the craft of maximizing the opportunity that sellers have in this market, to get you the best possible price and terms on your sale!
If you are a Buyer, things are going to be difficult for you, but there are great reasons to get into the market now!
  • Appreciation. There's an old saying in the real estate world. "The best time to buy is 10 years ago.  The second best time is today."  I know prices seem to be adjusting downward, but we have no way of predicting how far down they might go, and if you can get in now, even if things take a bit of a dip in the short term, Real Estate is a long game anyway.  In a decade, a small blip won't make much difference to you. Buying today will get you:
    • Stability of Ownership. With trouble in the rental market (limited supply, landlord/tenant issues at an all time high, evictions happening like crazy), owning your own home, even if it's just a stepping stone towards your goal of ultimately buying your dream home, gives you the security that the landlord won't suddenly change their mind and sell the house, or require occupancy for themselves or a family member, or other issues associated with renting. 
    • An Iron in the Fire. Many home buyers over the years have had to make stepping stone purchases.  They buy something slightly less ideal than their dream home, with the hopes of improving it, and riding the wave of appreciation to their next home, eventually arriving at their dream home. It's unlikely you can save as much money as homes are going up in price currently, so one way to "hedge" against this inflation is to have an iron in the fire.
  • Off Market Opportunities. My buyer clients receive the additional benefit of off market opportunities. By the time a home is listed on MLS® it is already a feeding frenzy, competing with other buyers.  Some sellers don't want that feeding frenzy in their home, and would be happy to sell it to someone through an off-market transaction. People who are CLIENTS of mine, get shortlisted for those opportunities as they come along. I have other marketing techniques to locate off market opportunities for my buyers as well.  Rest assured, I'm working to find you a home, if you hire me to help!


Thank you very much for taking the time to read this market report. 

Unfortunately we can't control the market, but we can work as hard as possible to capitalize on what it provides! If a move is in your future, let's chat today to get you started on your plans. Even if you don't want to do anything until winter or next spring, starting your project early is a great way to optimize your experience. 

If you're interested in connecting with me, I'm happy to discuss your real estate plans! Call or text me at the number below:

Thanks again, and happy fall!!



Ben Sage | Broker | Cell/Text: 519-532-1295
RE/MAX a-b Realty Ltd., Brokerage 
Independently Owned and Operated

Questions about Buying or Selling, or just the market in general? Call or Text me at the number above!
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This information is deemed reliable but not guaranteed. This is not to be considered advice of any sort. Always consult a professional before making any major financial decisions. 

Information provided by the Woodstock-Ingersoll District Real Estate board, using data from the Multiple Listing Service (MLS®). 
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