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 ground | $70 per sq ft |
| Bedroom above ground | $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. It backs onto a house, shares its driveway and has laminate floors and one fewer full bath, so I add $31,000. It's a little newer and slightly bigger, so I subtract $4,450. Value for your home: $612,550.
Each similar sale is adjusted for how it differs from your home. The result, the value for your home, is what that sale says your home would sell for.
No two homes are exactly alike, so I can't just copy a neighbour's sale price. Instead, I take each similar home that sold and ask: what would it have sold for if it were just like yours? This is the method widely used by certified appraisers across Ontario. If that home had something yours doesn't, like an extra bedroom or a bigger lot, I subtract the value of that feature. If yours has something it lacked, like an updated kitchen or a private driveway, I add it. The result is the value that sale suggests for your home. Do that for six sales, and the answers cluster around a fair price.
| Sold | October 5, 2026 |
| Listed at | $634,900 |
| Days on market | 70 |
| Beds / baths | 4 / 3 |
| Above ground | 2,098 sq ft |
| Sold $/sq ft | $294 |
| Built | 1996 · End unit |
| Item | This home vs. yours | Adjustment |
|---|---|---|
| Sold price | October 5, 2026 | $617,500 |
| Lot | Pie lot about 140 ft deep, backing onto Hawthorne like yours | -$15,000 |
| End or middle unit | Both are end units | No adjustment |
| Year built | Yours 1993 / this home 1996 (per REALM) | -$3,000 |
| Square footage | Yours 1,342 / this home 2,098 above ground (756 sq ft larger x $70) | -$52,920 |
| Bedrooms | This home is a true 4-bedroom, yours has 3 | -$20,000 |
| Parking | Both have private driveways | No adjustment |
| Basement | Both finished | No adjustment |
| Kitchen | This home: white cabinets, original backsplash, laminate counters, white appliances | +$8,000 |
| Powder room | Both have a powder room | No adjustment |
| Ensuite | This home's 5-pc is larger, yours is more updated. They balance out | No adjustment |
| Guest bath | Both have a guest bath | No adjustment |
| Full bathrooms | This home has 2 full baths plus a powder room. Yours has 3 full plus a powder room | +$10,000 |
| Flooring | Vinyl main floor, carpet on the second floor. Yours is wide-plank vinyl throughout | +$8,000 |
| Differences from your home | -$64,920 | |
| Value for your home | What this sale says your home is worth | $552,580 |
| Sold | April 27, 2026 |
| Listed at | $564,900 |
| Days on market | Not reported |
| Beds / baths | 3 / 2 full + 1 half |
| Above ground | 1,394 sq ft |
| Sold $/sq ft | $391 |
| Built | 1993 · Middle unit |
| Item | This home vs. yours | Adjustment |
|---|---|---|
| Sold price | April 27, 2026 | $545,000 |
| Lot | Backs onto protected green space, no rear neighbours | -$8,000 |
| End or middle unit | This home is a middle unit, yours is an end unit | +$15,000 |
| Year built | Both built in 1993 | No adjustment |
| Square footage | Yours 1,342 / this home 1,394 above ground (52 sq ft larger x $70) | -$3,640 |
| Bedrooms | Both have 3 bedrooms | No adjustment |
| Parking | Both have private driveways | No adjustment |
| Basement | This home is finished but carpeted | +$8,000 |
| Kitchen | Both have granite. This home keeps its original white cabinets | No adjustment |
| Powder room | This home's powder room is not updated | +$3,000 |
| Ensuite | This home's ensuite is original | +$8,000 |
| Guest bath | This home's guest bath is original | +$8,000 |
| Full bathrooms | This home has 2 full baths plus a powder room. Yours has 3 full plus a powder room | +$10,000 |
| Flooring | This home: hardwood main, laminate 2nd floor. Yours: wide-plank vinyl | +$8,000 |
| Differences from your home | +$48,360 | |
| Value for your home | What this sale says your home is worth | $593,360 |
| Sold | July 2, 2026 |
| Listed at | $610,000 → $590,000 |
| Days on market | 34 |
| Beds / baths | 3 / 2 full + 1 half |
| Above ground | 1,377 sq ft |
| Sold $/sq ft | $426 |
| Built | 1995 · End unit |
| Item | This home vs. yours | Adjustment |
|---|---|---|
| Sold price | July 2, 2026 | $586,000 |
| Lot | This home backs onto a house. Yours has no rear neighbours | +$10,000 |
| End or middle unit | Both are end units | No adjustment |
| Year built | Yours 1993 / this home 1995 | -$2,000 |
| Square footage | Yours 1,342 / this home 1,377 above ground (35 sq ft larger x $70) | -$2,450 |
| Bedrooms | Both have 3 bedrooms | No adjustment |
| Parking | This home 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 |
| Full bathrooms | This home has 2 full baths plus a powder room. Yours has 3 full plus a powder room | +$10,000 |
| Flooring | This home has laminate. Yours is wide-plank vinyl | +$8,000 |
| Differences from your home | +$26,550 | |
| Value for your home | What this sale says your home is worth | $612,550 |
| Sold | May 29, 2026 |
| Listed at | $599,900 |
| Days on market | 9 |
| Beds / baths | 3 / 2 full + 1 half |
| Above ground | 1,505 sq ft |
| Sold $/sq ft | $398 |
| Built | 1995 · End unit |
| Item | This home vs. yours | Adjustment |
|---|---|---|
| Sold price | May 29, 2026 | $599,000 |
| Lot | This home backs onto a house. Yours has no rear neighbours | +$10,000 |
| End or middle unit | Both are end units | No adjustment |
| Year built | Yours 1993 / this home 1995 | -$2,000 |
| Square footage | Yours 1,342 / this home 1,505 above ground (163 sq ft larger x $70) | -$11,410 |
| Bedrooms | Both have 3 bedrooms | No adjustment |
| Parking | This home has a shared driveway. Yours is private | +$3,000 |
| Basement | Both finished | No adjustment |
| Kitchen | This home's is original: laminate counters, white appliances | +$12,000 |
| Powder room | This home's is only partly updated | +$3,000 |
| Ensuite | This home's ensuite is original | +$8,000 |
| Guest bath | Both updated | No adjustment |
| Full bathrooms | This home has 2 full baths plus a powder room. Yours has 3 full plus a powder room | +$10,000 |
| Extra rooms | This home has a sunroom-style sitting area | -$8,000 |
| Flooring | This home: hardwood and laminate. Yours: wide-plank vinyl | +$8,000 |
| Differences from your home | +$32,590 | |
| Value for your home | What this sale says your home is worth | $631,590 |
| Sold | August 7, 2026 |
| Listed at | $569,000 → $549,900 |
| Days on market | 21 |
| Beds / baths | 3 / 3 |
| Above ground | 1,450 sq ft |
| Sold $/sq ft | $366 |
| Built | 1992 · Middle unit |
| Item | This home vs. yours | Adjustment |
|---|---|---|
| Sold price | August 7, 2026 | $530,000 |
| Lot | This home backs onto a house. Yours has no rear neighbours | +$10,000 |
| End or middle unit | This home is a middle unit, yours is an end unit | +$15,000 |
| Year built | Yours 1993 / this home 1992 | +$1,000 |
| Square footage | Yours 1,342 / this home 1,450 above ground (108 sq ft larger x $70) | -$7,560 |
| Bedrooms | Both have 3 bedrooms | No adjustment |
| Parking | This home has a shared driveway. Yours is private | +$3,000 |
| Basement | Both finished (this home in 2023) | No adjustment |
| Kitchen | This home's is original: laminate, original cabinets | +$12,000 |
| Powder room | Both updated | No adjustment |
| Ensuite | This home's ensuite is original | +$8,000 |
| Guest bath | This home's guest bath is original | +$8,000 |
| Full bathrooms | This home has 2 full baths plus a powder room. Yours has 3 full plus a powder room | +$10,000 |
| Flooring | This home: laminate main, carpet upstairs | +$8,000 |
| Differences from your home | +$67,440 | |
| Value for your home | What this sale says your home is worth | $597,440 |
| Sold | September 22, 2026 |
| Listed at | $589,999 |
| Days on market | 43 |
| Beds / baths | 3 / 2 full + 1 half |
| Above ground | 1,464 sq ft |
| Sold $/sq ft | $402 |
| Built | 1998 · Middle unit |
| Item | This home vs. yours | Adjustment |
|---|---|---|
| Sold price | September 22, 2026 | $589,000 |
| Lot | Backs onto a walking path, no rear neighbours | -$8,000 |
| End or middle unit | This home is a middle unit, yours is an end unit | +$15,000 |
| Year built | Yours 1993 / this home 1998 | -$5,000 |
| Square footage | Yours 1,342 / this home 1,464 above ground (122 sq ft larger x $70) | -$8,540 |
| Bedrooms | Both have 3 bedrooms | No adjustment |
| Parking | This home has a shared driveway. Yours is private | +$3,000 |
| Basement | Both finished | No adjustment |
| Kitchen | This home's new quartz kitchen matches your full renovation | No adjustment |
| Powder room | Both have a powder room | No adjustment |
| Ensuite | Updated vanity with a quartz or ceramic countertop; the rest is original | +$4,000 |
| Guest bath | Both have a guest bath | No adjustment |
| Full bathrooms | This home has 2 full baths plus a powder room. Yours has 3 full plus a powder room | +$10,000 |
| Flooring | This home's new carpet upstairs, treated as similar | No adjustment |
| Differences from your home | +$10,460 | |
| Value for your home | What this sale says your home is worth | $599,460 |
| Property | Sold | Date | DOM | Differences | Value for your home |
|---|---|---|---|---|---|
| 137 Hunterswood Crescent | $617,500 | October 5, 2026 | 70 | -$64,920 | $552,580 |
| 41 Hunterswood Crescent | $545,000 | April 27, 2026 | n/r | +$48,360 | $593,360 |
| 76 Hunterswood Crescent | $586,000 | July 2, 2026 | 34 | +$26,550 | $612,550 |
| 176 Hunterswood Crescent | $599,000 | May 29, 2026 | 9 | +$32,590 | $631,590 |
| 91 Winnegreen Court | $530,000 | August 7, 2026 | 21 | +$67,440 | $597,440 |
| 190 Forestglade Crescent | $589,000 | September 22, 2026 | 43 | +$10,460 | $599,460 |
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 similar homes that sold nearby went 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 $596,798.
Active listings are context only and are not in the adjusted-value average. The five closest are adjusted for structural differences and bathroom count only; their finishes are not known, so no kitchen, bath-finish 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. The six similar homes that sold nearby went 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 $590,000 to $600,000 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.
With the right strategy and favourable market conditions, there's always a chance of multiple offers and selling over asking.
$599,900 is doable, and I believe it should bring an offer.
$589,900 is the faster-selling option, and it gives us a chance at multiple offers.
The upper end, or above asking, depends on multiple buyers submitting offers at the same time within the first two weeks of listing.
The average ($597,830) and the median ($598,450) of the six adjusted sales both land inside the range. No single sale sets the number.
Adjusted to your home, the five closest listings average $596,798, also inside the range.
The whole range keeps your home in front of every buyer searching up to $600,000, 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 $590,000 to $600,000 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 $590,000 to $600,000. The decision is yours, and whatever you decide, I will run the same relentless plan behind it.
Over the past 16+ 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.
As a broker of record for over a decade, I've guided agents through everything from pricing strategy to stalled listings. I owned a RE/MAX office from 2015 to 2020 with more than 150 agents, and I now lead Avenue North Realty with over 60. Agents across Ottawa regularly turn to me for a second set of eyes, and that same experience is what I bring to every client.
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.