Buyer’s Market vs Seller’s MarketYour Offer Strategy Must Shift

Before crafting any offer, you need to understand the current conditions for that specific property type and neighbourhood — not just the broader city headlines. The two key indicators are Days on Market (DOM) and months of inventory. A seller’s market typically shows under two months of supply, with most homes selling within 7–10 days and attracting multiple offers. A buyer’s market has 4+ months of inventory, properties sitting 30+ days, and sellers willing to negotiate. As of early 2026, the GTA core still leans slightly toward sellers for well-priced detached homes, while the 905 region and condo market have shifted meaningfully toward buyers.

In a seller’s market, your offer price is just the starting point — terms and conditions carry enormous weight. Here’s what actually moves the needle: a deposit of 5% or more signals financial readiness; a pre-inspection (done before offer night) allows you to waive the inspection condition without blind risk; being flexible on closing date often costs nothing but wins goodwill. Price your offer based on comparable sales from the past 45 days — not the list price. In 2026, properties generating competitive bidding typically sell 8–12% above list. Note that roughly 28% of GTA listings don’t sell on offer night and transition to “offers anytime” — these can be ideal opportunities to negotiate without competition pressure.

When a property has been sitting on the market for 22+ days, your negotiating position is strong. In a buyer’s market, always include financing and home inspection conditions — these protect you and serve as legitimate negotiating leverage. Coming in 5–10% below list price is reasonable, but go further: ask the seller to cover a portion of closing costs, leave appliances, or credit repair items identified in the inspection. Don’t fear rejection — in a buyer’s market, most sellers who decline your first offer will counter. The real negotiation begins after the first round. Patience and a willingness to walk away are your most powerful tools.

Much of Ontario in 2026 sits in a balanced market — which is actually the trickiest environment to navigate. Conditions vary dramatically street by street. A well-staged detached in a top school zone might still get 4–5 offers, while a comparable townhome three blocks away sits for 40 days. This is precisely where your realtor’s real-time market intelligence matters most. Every offer needs to be custom-built: sometimes you need to move fast and clean, other times you have room to negotiate hard. Never apply a formula — apply judgment informed by current data.

Offer Strategy Decision Flow

Step 1: Analyze DOM + Inventory Levels

Step 2: Pull Last 45 Days Comparable Sales

Step 3: Structure Price + Conditions + Terms

Step 4: Submit Offer, Stay Ready to Counter

Arthur’s Insight