Comparative Market Analysis · 123 Hunterswood Crescent
A single sale can be an outlier. It can be an emotional buyer, a private deal, or a home with a defect nobody advertised. I use six, and I look at where they cluster.
The dollar figures I apply come from certified appraiser practice and appraisal review, not from a feeling about what a feature is worth.
End unit or middle, a shared driveway, an original kitchen, a deeper lot. Each one is a line item with a number attached, in both directions.
That figure is just a sale price divided by the size of the home. It treats every square foot as equal, so a gutted kitchen counts the same as an original one. Two towns of identical size can be worth $50,000 apart.
| Square footage, above grade | $70 per sq ft |
| Bedroom above grade | $20,000 |
| Year built | $1,000 per year of age |
| End unit against a middle unit | $15,000 |
| Finished basement | $15,000 |
| Pie lot or park backing | $15,000 |
| Corner lot | $10,000 |
| Extra main-floor room | $8,000 |
| Original kitchen | $12,000 |
| Original ensuite or guest bath | $8,000 |
| Original powder room | $3,000 |
| Flooring below your wide-plank vinyl | $8,000 |
| Shared driveway | $3,000 |
| Backing onto a house | $10,000 |
| Green space or path backing | $8,000 |
| Roof, furnace, A/C, windows | Noted only |
These are buyer values, not renovation costs. A finished basement can cost $50,000 or more to build, but the adjustment for a town is $15,000. A positive adjustment means your home is superior in that respect.
76 Hunterswood Crescent sold for $586,000 on July 2, 2026. Its house-facing lot, shared driveway and laminate floors add $21,000; its newer build and 35 extra sq ft take off $4,450. Net +$16,550 gives an adjusted value of $602,550.
Each comparable is adjusted for its differences from your home. The adjusted value is what that sale says your home would have sold for.
| Sold | October 5, 2026 |
| Listed at | $634,900 |
| Days on market | 70 |
| Beds / baths | 4 / 3 |
| Above grade | 2,098 sq ft |
| Sold $/sq ft | $294 |
| Built | 1996 · Corner lot |
| Item | Comparable vs. your home | Adjustment |
|---|---|---|
| Sold price | October 5, 2026 | $617,500 |
| Lot | Pie lot about 140 ft deep, backing onto Hawthorne like yours | -$15,000 |
| Corner lot | Comp sits on a corner lot | -$10,000 |
| End or middle unit | Both are end units | No adjustment |
| Year built | Subject 1993 / Comp 1996 (per REALM) | -$3,000 |
| Square footage | Subject 1,342 / Comp 2,098 above grade (756 sq ft larger x $70) | -$52,920 |
| Bedrooms | Comp is a true 4-bedroom, subject has 3 | -$20,000 |
| Parking | Both have private driveways | No adjustment |
| Basement | Both finished | No adjustment |
| Kitchen | Comp: white cabinets, original backsplash, laminate counters, white appliances | +$8,000 |
| Powder room | Not described in the listing | Noted |
| Ensuite | Comp's 5-pc is larger, yours is more updated. They balance out | No adjustment |
| Guest bath | Not described in the listing | Noted |
| Extra rooms | Neither has an extra room | No adjustment |
| Flooring | Not described in the listing | Noted |
| Net adjustment | -$92,920 | |
| Adjusted value | What this sale says your home is worth | $524,580 |
| Sold | April 27, 2026 |
| Listed at | $564,900 |
| Days on market | Not reported |
| Beds / baths | 3 / 2 full + 1 half |
| Above grade | 1,394 sq ft |
| Sold $/sq ft | $391 |
| Built | 1993 · Middle unit |
| Item | Comparable vs. your home | Adjustment |
|---|---|---|
| Sold price | April 27, 2026 | $545,000 |
| Lot | Backs onto protected green space, no rear neighbours | -$8,000 |
| Corner lot | Neither is a corner lot | No adjustment |
| End or middle unit | Comp is a middle unit, yours is an end unit | +$15,000 |
| Year built | Both built in 1993 | No adjustment |
| Square footage | Subject 1,342 / Comp 1,394 above grade (52 sq ft larger x $70) | -$3,640 |
| Bedrooms | Both have 3 bedrooms | No adjustment |
| Parking | Both have private driveways | No adjustment |
| Basement | Comp is finished but carpeted | +$8,000 |
| Kitchen | Both have granite. Comp keeps its original white cabinets | No adjustment |
| Powder room | Comp's powder room is not updated | +$3,000 |
| Ensuite | Comp's ensuite is original | +$8,000 |
| Guest bath | Comp's guest bath is original | +$8,000 |
| Extra rooms | Neither has an extra room | No adjustment |
| Flooring | Comp: hardwood main, laminate 2nd floor. Yours: wide-plank vinyl | +$8,000 |
| Net adjustment | +$38,360 | |
| Adjusted value | What this sale says your home is worth | $583,360 |
| Sold | July 2, 2026 |
| Listed at | $610,000 → $590,000 |
| Days on market | 34 |
| Beds / baths | 3 / 2 full + 1 half |
| Above grade | 1,377 sq ft |
| Sold $/sq ft | $426 |
| Built | 1995 · End unit |
| Item | Comparable vs. your home | Adjustment |
|---|---|---|
| Sold price | July 2, 2026 | $586,000 |
| Lot | Comp backs onto a house. Yours has no rear neighbours | +$10,000 |
| Corner lot | Neither is a corner lot | No adjustment |
| End or middle unit | Both are end units | No adjustment |
| Year built | Subject 1993 / Comp 1995 | -$2,000 |
| Square footage | Subject 1,342 / Comp 1,377 above grade (35 sq ft larger x $70) | -$2,450 |
| Bedrooms | Both have 3 bedrooms | No adjustment |
| Parking | Comp has a shared driveway. Yours is private | +$3,000 |
| Basement | Both finished | No adjustment |
| Kitchen | Both updated: granite, new cabinets, stainless | No adjustment |
| Powder room | Both updated | No adjustment |
| Ensuite | Both updated | No adjustment |
| Guest bath | Both updated | No adjustment |
| Extra rooms | Neither has an extra room | No adjustment |
| Flooring | Comp has laminate. Yours is wide-plank vinyl | +$8,000 |
| Net adjustment | +$16,550 | |
| Adjusted value | What this sale says your home is worth | $602,550 |
| Sold | May 29, 2026 |
| Listed at | $599,900 |
| Days on market | 9 |
| Beds / baths | 3 / 2 full + 1 half |
| Above grade | 1,505 sq ft |
| Sold $/sq ft | $398 |
| Built | 1995 · End unit |
| Item | Comparable vs. your home | Adjustment |
|---|---|---|
| Sold price | May 29, 2026 | $599,000 |
| Lot | Comp backs onto a house. Yours has no rear neighbours | +$10,000 |
| Corner lot | Neither is a corner lot | No adjustment |
| End or middle unit | Both are end units | No adjustment |
| Year built | Subject 1993 / Comp 1995 | -$2,000 |
| Square footage | Subject 1,342 / Comp 1,505 above grade (163 sq ft larger x $70) | -$11,410 |
| Bedrooms | Both have 3 bedrooms | No adjustment |
| Parking | Comp has a shared driveway. Yours is private | +$3,000 |
| Basement | Both finished | No adjustment |
| Kitchen | Comp's is original: laminate counters, white appliances | +$12,000 |
| Powder room | Comp's is only partly updated | +$3,000 |
| Ensuite | Comp's ensuite is original | +$8,000 |
| Guest bath | Both updated | No adjustment |
| Extra rooms | Comp has a sunroom-style sitting area | -$8,000 |
| Flooring | Comp: hardwood and laminate. Yours: wide-plank vinyl | +$8,000 |
| Net adjustment | +$22,590 | |
| Adjusted value | What this sale says your home is worth | $621,590 |
| Sold | August 7, 2026 |
| Listed at | $569,000 → $549,900 |
| Days on market | 21 |
| Beds / baths | 3 / 3 |
| Above grade | 1,450 sq ft |
| Sold $/sq ft | $366 |
| Built | 1992 · Middle unit |
| Item | Comparable vs. your home | Adjustment |
|---|---|---|
| Sold price | August 7, 2026 | $530,000 |
| Lot | Comp backs onto a house. Yours has no rear neighbours | +$10,000 |
| Corner lot | Neither is a corner lot | No adjustment |
| End or middle unit | Comp is a middle unit, yours is an end unit | +$15,000 |
| Year built | Subject 1993 / Comp 1992 | +$1,000 |
| Square footage | Subject 1,342 / Comp 1,450 above grade (108 sq ft larger x $70) | -$7,560 |
| Bedrooms | Both have 3 bedrooms | No adjustment |
| Parking | Comp has a shared driveway. Yours is private | +$3,000 |
| Basement | Both finished (comp in 2023) | No adjustment |
| Kitchen | Comp's is original: laminate, original cabinets | +$12,000 |
| Powder room | Both updated | No adjustment |
| Ensuite | Comp's ensuite is original | +$8,000 |
| Guest bath | Comp's guest bath is original | +$8,000 |
| Extra rooms | Neither has an extra room | No adjustment |
| Flooring | Comp: laminate main, carpet upstairs | +$8,000 |
| Net adjustment | +$57,440 | |
| Adjusted value | What this sale says your home is worth | $587,440 |
| Sold | September 22, 2026 |
| Listed at | $589,999 |
| Days on market | 43 |
| Beds / baths | 3 / 2 full + 1 half |
| Above grade | 1,464 sq ft |
| Sold $/sq ft | $402 |
| Built | 1998 · Middle unit |
| Item | Comparable vs. your home | Adjustment |
|---|---|---|
| Sold price | September 22, 2026 | $589,000 |
| Lot | Backs onto a walking path, no rear neighbours | -$8,000 |
| Corner lot | Neither is a corner lot | No adjustment |
| End or middle unit | Comp is a middle unit, yours is an end unit | +$15,000 |
| Year built | Subject 1993 / Comp 1998 | -$5,000 |
| Square footage | Subject 1,342 / Comp 1,464 above grade (122 sq ft larger x $70) | -$8,540 |
| Bedrooms | Both have 3 bedrooms | No adjustment |
| Parking | Not described in the listing, treated as similar | Noted |
| Basement | Both finished | No adjustment |
| Kitchen | Comp's new quartz kitchen matches your full renovation | No adjustment |
| Powder room | Not described in the listing | Noted |
| Ensuite | Not described in the listing | Noted |
| Guest bath | Not described in the listing | Noted |
| Extra rooms | Neither has an extra room | No adjustment |
| Flooring | Comp's new carpet upstairs, treated as similar | No adjustment |
| Net adjustment | -$6,540 | |
| Adjusted value | What this sale says your home is worth | $582,460 |
| Property | Sold | Date | DOM | Net adj. | Adjusted |
|---|---|---|---|---|---|
| 137 Hunterswood Crescent | $617,500 | October 5, 2026 | 70 | -$92,920 | $524,580 |
| 41 Hunterswood Crescent | $545,000 | April 27, 2026 | n/r | +$38,360 | $583,360 |
| 76 Hunterswood Crescent | $586,000 | July 2, 2026 | 34 | +$16,550 | $602,550 |
| 176 Hunterswood Crescent | $599,000 | May 29, 2026 | 9 | +$22,590 | $621,590 |
| 91 Winnegreen Court | $530,000 | August 7, 2026 | 21 | +$57,440 | $587,440 |
| 190 Forestglade Crescent | $589,000 | September 22, 2026 | 43 | -$6,540 | $582,460 |
What has sold, what is for sale, and how fast this market moves.
Three of the 44 sales (1 Winnegreen Court, 122 Ashpark Crescent, 29 Heartleaf Private) came through without listing detail and are excluded from 30-day figures. Adjustment values are buyer values per feature, not renovation costs.
Months of inventory = homes for sale ÷ homes sold per month: 18 active freehold towns in the search area ÷ 12 sales in the last 30 days (September 9 to October 9, 2026) = 1.5 months. 12 ÷ 18 = 67% of standing inventory absorbed per month.
| Under 2 months | Seller's market |
| 2 to 4 months | Balanced market |
| Over 4 months | Buyer's market |
At 1.5 months of supply, well-priced towns here are selling and buyers have to decide quickly. That does not mean any price works: all six comparables sold below their final asking price, and two of them, 76 Hunterswood and 91 Winnegreen, had to cut their price first.
Without the lowest listing, the other 17 average $576,429. The five closest, adjusted to your home, average $583,798.
Active listings are context only and are not in the adjusted-value average. The five closest are adjusted for structural differences only; their finishes are not known, so no kitchen, bath or flooring lines apply.
An overpriced home does not sit still and wait for the right buyer. It works against you every week it is listed.
Your listing gets the most traffic it will ever get in its first ten days. Price it above the market and you spend that attention on buyers who look, compare, and leave.
Agents stop suggesting it. The listing goes stale. Buyers who saw it at launch have already bought something else.
Now you are chasing the market down. Each reduction signals weakness, and buyers wait for the next one rather than writing an offer.
You end up below where you would have landed on day one, after months of showings, and often to the only buyer still paying attention.
76 Hunterswood Crescent opened at $610,000, cut to $590,000 and sold for $586,000. 91 Winnegreen Court, your same model, opened at $569,000, cut to $549,900 and sold for $530,000, $39,000 below its first price.
It is the most reasonable-sounding idea in real estate, and it is the one that costs sellers the most money. Here is why it does not work.
Padding a list price does not create negotiating leverage. It removes your home from the searches of the buyers who would have paid you the most. Leverage comes from competition, and competition comes from correct pricing. Our six comparables sold for an average of 98.2% of their final asking price.
Buyers do not browse listings one by one. They set a price range and let the filter do the rest. The two prices below only illustrate that filter; your recommended range of $585,000 to $590,000 sits inside the first bracket.
Your home appears next to the seven towns asking $575,000 to $600,000 today, including 44 Winnegreen and 3 Binbury. Fully updated, an end unit, with a private driveway: it reads as one of the strongest on that list.
A few thousand dollars more moves your home into the next search, beside 16 Streamwood Lane and 105 Southport Drive, where buyers expect more home for the money.
The same house. A $5,000 difference in asking price. Two completely different sets of competition.
The upper end, or above asking, depends on multiple buyers submitting offers at the same time within the first two weeks of listing.
The median and the average of the six adjusted sales both point to $585,000, where the range starts. No single sale sets the number.
Adjusted to your home, the five closest listings average $583,798. The range starts right beside them, not far above them.
The whole range keeps your home in front of every buyer searching up to $600,000, with room to spare, at a price the sales support.
We are not setting this price and walking away. We will watch how the market responds and adjust with real information rather than guesswork.
This $585,000 to $590,000 range reflects the market as it stands in October 2026. We will keep monitoring sales, new competition, showing volume and buyer feedback, and if any of those shift we may need to revisit the number together. That is a normal part of selling a home, not a sign that anything has gone wrong.
My job is to give you the clearest possible picture of what this market will pay for your home, and then to get you every dollar of it. The recommendation is a list range of $585,000 to $590,000. The decision is yours, and whatever you decide, I will run the same relentless plan behind it.
Over the past 15 years, I've helped more than 2,000 buyers and sellers in Ottawa. Every one of those sales taught me exactly what buyers will pay, what makes them walk away, and where sellers leave money on the table.
I won't tell you what you want to hear just to win your listing. Some agents quote a high number to get the signature, then come back weeks later asking for price reductions. By then, your home has sat on the market, buyers start wondering what's wrong with it, and you end up selling for less than if it had been priced right from day one.
The numbers in this analysis aren't my opinion. They're the same sold data that buyers, their agents, and their lenders will be looking at. When a home is priced above what the data supports, it doesn't attract the right buyers, and often it doesn't attract an offer at all. When it's priced right, it creates competition, and competition is what drives your final price up.
That approach is why I'm ranked in the top 20 of over 4,600 agents in Ottawa, and why my sellers have achieved record-breaking prices even in slower markets. As Broker of Record, I personally protect your interests at every stage, from the first showing to the final signature.
2,000+ transactions. A 100% five-star rating on Google. One goal: the highest price, on the best terms, with the least stress for you.
123 Hunterswood Crescent | Prepared by Eli Skaff, Avenue North Realty Inc., Brokerage. Figures from REALM MLS as noted; not an appraisal.
Let's get your home sold.