Kelly Sitter

Offered at $499,900

A wonderful family home is coming soon to the Wiltshire neighbourhood in Sarnia!

1322 Wiltshire Drive offers the space, layout and location families are often searching for, including:

✅ 3 bedrooms
✅ 2 bathrooms
✅ Double attached garage, an unusual and valuable feature in this area
✅ Bright formal living room
✅ Large kitchen with plenty of cabinetry
✅ Kitchen overlooking the comfortable family room
✅ Main-floor laundry
✅ Spacious primary bedroom with cheater ensuite access
✅ Beautiful, private backyard

I know this neighbourhood personally because I lived here for several years, and it was a wonderful place to raise my family. My children could walk to St. Patrick’s Catholic High School, and we loved the strong sense of community.

Wiltshire Park is nearby, complete with a small hill that is perfect for winter tobogganing. One of the neighbours has even built a community ice rink near the park over the years.

The neighbourhood is also conveniently located approximately five minutes from Murphy Road Beach and Lambton Mall, with a local neighbourhood pub and restaurant within walking distance.

1322 Wiltshire Drive offers a spacious family home, an exceptional garage and a private backyard in a friendly, central Sarnia neighbourhood.

More photos and details are coming soon!

Your Friend in Real Estate,

Kelly Sitter, Broker
EXIT Realty Community
519-402-3740
Serving Sarnia-Lambton and the surrounding communities
www.kellysitter.com

This one is a 10/10. ⭐

190 Nicholas Street in Sarnia is coming soon, and if you’re looking for a home that feels better than new without having to wait for a new build, you’ll want to keep an eye on this one.

From the moment you walk inside, the attention to detail stands out. The open-concept floor plan is bright, stylish, and incredibly functional, with a stunning kitchen at the heart of the home.

A few of the highlights:

✅ 2+1 bedrooms

✅ 3 bathrooms

✅ Double attached garage

✅ Stunning kitchen with oversized island and seating for four

✅ Bright, open-concept main floor

✅ Large primary bedroom

✅ Dream ensuite with a large custom shower

✅ Completely finished basement

✅ Spacious rec room

✅ Bonus room currently being used as a home gym

The finished lower level adds so much additional living space, whether you need room for guests, entertaining, working from home, working out, or simply spreading out.

Beautifully finished from top to bottom, 190 Nicholas Street is truly move-in ready and better than new.

Coming soon to the Sarnia real estate market.

Want to know about 190 Nicholas Street before it officially hits the market? Get in touch.

Your friend in real estate,

Kelly Sitter

Real Estate Broker

EXIT Realty Community

519-402-3740 (tel:519-402-3740)

If you want a newer home, a quieter setting and enough backyard space that your neighbours don’t feel like they’re sitting on your patio with you, Heritage Park may be worth exploring.

Located on the southeast edge of Sarnia, Heritage Park offers a bit of a country feel while still keeping you within a short drive of shopping, schools, Lambton College, Chemical Valley and the rest of the city.

It has continued to grow over the years, but the neighbourhood still feels tucked away from some of Sarnia’s busier streets.

So, what is it actually like to live in Heritage Park?

Where Is Heritage Park in Sarnia?

Heritage Park is located on the southeast edge of Sarnia near Modeland Road.

The neighbourhood can be accessed from Confederation Line and Upper Canada Drive, with convenient connections to Modeland Road and Highway 402.

Its location is especially practical for people who work in Chemical Valley. It offers a relatively short commute to many of Sarnia-Lambton’s industrial employers, which can be a major benefit for plant employees, tradespeople and shift workers.

Lambton College, the Western Sarnia-Lambton Research Park, shopping and other everyday services are also within a short drive.

Why Is It Called Heritage Park?

The answer may be hiding right on the street signs.

Many of the streets in Heritage Park are named after Canadian artists.

Ronald Bloore was a painter and sculptor. Doris McCarthy was a celebrated Canadian landscape painter. Michael Snow was an internationally recognized artist and filmmaker.

Other streets in the neighbourhood honour artists including David Bolduc, Tony Urquhart, Ray Mead, Guido Molinari, Frances Ferdinands, Alex Cameron and Ron Bolt.

Suddenly, names such as Ronald Bloore Drive and Doris McCarthy Court make a lot more sense.

Although I couldn’t find an official explanation confirming exactly why the original developer chose the name Heritage Park, the collection of artist-inspired street names suggests the neighbourhood was designed to recognize Canada’s artistic and cultural heritage.

It’s a detail many people drive past every day without realizing it, and it gives this newer Sarnia neighbourhood a surprisingly interesting story.

What Kind of Homes Are in Heritage Park?

One of the things I like about Heritage Park is that the homes aren’t all exactly the same.

You’ll find a combination of:

• Bungalows

• Two-storey homes

• Semi-detached homes

• Townhomes

• Newer and more established sections

• Custom-built properties

• Homes with attached garages

• Properties with finished basements and flexible living space

Bungalows are especially popular in the neighbourhood, making Heritage Park an option for young families, professionals and people looking for one-floor living.

Many of the homes feature modern, open-concept layouts, attached garages and yards with space for children, pets, gardens or entertaining.

Of course, every property is different. The age, builder, lot size, finishes and location within the neighbourhood can all affect a home’s value.

This is why two Heritage Park homes with the same number of bedrooms may still have very different prices.

A Quieter Style of Living

Heritage Park doesn’t feel like one of Sarnia’s busiest neighbourhoods.

Because it sits closer to the edge of the city, parts of the subdivision have a quieter, more open feeling. Some sections back onto green space or have views that feel more rural than urban.

For many buyers, that is the appeal.

You can come home to a residential neighbourhood without being far away from the places you need to go.

It’s a nice balance for people who like the idea of country living but aren’t quite ready to deal with a septic system, a well or a driveway that requires its own snowplow.

Large Ponds, Walking Trails and Green Space

One of the nicest features of Heritage Park is the amount of outdoor space built into the neighbourhood.

There are a couple of large ponds and many walking trails throughout the subdivision, giving residents plenty of opportunities to get outside without having to drive anywhere.

The trails are great for walking the dog, going for a run, taking the kids for a bike ride or simply getting some fresh air after dinner.

The ponds are attractive neighbourhood features, but they also serve an important purpose by helping manage stormwater, reduce flooding and control erosion.

Heritage Park is also home to the Veterans Memorial Forest on Upper Canada Drive.

In 2013, local Scouts planted 102 maple trees in memory of the local fallen soldiers whose names appear on the First World War section of the Sarnia Cenotaph. The trees were planted in the formation of a cross, and a commemorative plaque was unveiled during the forest’s dedication in 2014.

Between the large ponds, walking trails, green spaces and Veterans Memorial Forest, Heritage Park offers much more outdoor space than many people realize.

Is Heritage Park Walkable?

This is where I’ll be honest.

Heritage Park is not the neighbourhood I would choose if your dream is to walk out your front door and have restaurants, coffee shops and groceries around the corner.

Most errands will require a vehicle.

However, there are plenty of opportunities to walk for recreation within the neighbourhood because of the trails, ponds and green spaces.

For some buyers, having to drive for most errands will be a drawback. For others, the quieter setting, newer homes and extra space will more than make up for it.

This is exactly why choosing a neighbourhood is personal. What feels inconvenient to one buyer may feel peaceful to another.

What About Schools?

Families considering Heritage Park have access to schools within Sarnia, but school boundaries can change and may vary by address, program and school board.

I always recommend checking the exact property address with the appropriate school board before making a decision based on a particular school.

Never assume a home is in a certain school zone simply because another property a few streets away is. School boundaries do not always follow the neat little lines we expect them to.

Who Might Enjoy Living in Heritage Park?

Heritage Park may be a good fit if you’re looking for:

• A newer or more modern home

• A bungalow or home with main-floor living

• A quieter residential neighbourhood

• An attached garage

• More indoor and outdoor space

• Large ponds, walking trails and green space

• Convenient access to Modeland Road and Highway 402

• A relatively short drive to Chemical Valley

• A location close to Lambton College

• A suburban setting with a slightly more rural feel

It can appeal to growing families, professionals, retirees, shift workers and multi-generational households, depending on the home.

There really isn’t one specific Heritage Park buyer. The variety of housing gives several types of buyers a reason to consider the area.

How Much Do Homes Cost in Heritage Park?

There isn’t one simple price for a home in Heritage Park.

Prices can vary considerably depending on:

• The age and style of the home

• Whether it is detached, semi-detached or a townhome

• Lot size and location

• Square footage

• Number of bedrooms and bathrooms

• Garage size

• Basement finish

• Updates and overall condition

• Current buyer demand and competing listings

Because Heritage Park includes different types and ages of homes, an online average doesn’t always tell the complete story.

The best way to understand current value is to look at very recent sales of genuinely comparable homes within the neighbourhood.

Is Heritage Park a Good Place to Live?

Heritage Park can be an excellent choice for buyers who want newer housing, quieter streets, walking trails, green space and convenient driving access to the rest of Sarnia.

Its location is particularly practical for people working in Chemical Valley or near Lambton College.

It may not be the best choice for someone who wants to walk downtown or have stores and restaurants directly outside the subdivision.

But if you prefer a little more space, less traffic and a neighbourhood that feels removed from the busiest parts of the city, it deserves a spot on your list.

The best neighbourhood isn’t simply the one everyone else says is best.

It’s the one that fits how you actually live.

Thinking About Buying or Selling in Heritage Park?

If you’re considering buying a home in Heritage Park, I can help you understand the different sections, housing styles and recent comparable sales in the neighbourhood.

If you already own a home in Heritage Park and are wondering what it may be worth, I can prepare a personalized home value review based on recent local market activity.

There’s no pressure and no obligation. It can start with a simple conversation about your home, your plans and what you would like to do next.

Your Friend in Real Estate,

Kelly Sitter, Broker
EXIT Realty Community
Call or text: 519-402-3740
Serving Sarnia-Lambton and the surrounding communities
www.kellysitter.com

If the August real estate market had a relationship status, it would be:

It’s complicated.

Residential sale prices were higher than last August, the number of sales was almost identical and nearly 20% more homes came onto the market.

At the same time, our year-to-date numbers show fewer sales and lower prices than we saw during the same period last year.

Confused yet?

Let’s break down what actually happened in the Sarnia-Lambton real estate market and, more importantly, what it could mean if you’re thinking about buying or selling a home.

The August Numbers at a Glance

According to the Sarnia-Lambton Association of REALTORS®, August 2026 residential market activity included:

• 283 new residential listings, compared with 236 in August 2025

• 131 residential sales, compared with 132 last August

• An average residential sale price of $532,736, up 3.70% from August 2025

• A median residential sale price of $499,900, up 6.93% from August 2025

The number that immediately jumps out to me is the increase in new listings.

Almost 20% more residential properties came onto the market than in August of last year, but the number of sales stayed almost exactly the same.

That means buyers had more homes competing for their attention.

Prices Increased, So Why Does the Market Still Feel Slower?

This is where real estate statistics can be confusing.

The average residential sale price increased from $513,737 in August 2025 to $532,736 in August 2026.

The median price also increased from $467,500 to $499,900.

At first glance, that sounds like home values suddenly jumped.

But one month does not tell the entire story.

Average and median prices can change depending on the types of homes that sold. If more higher-priced homes sell in one month, the average can rise even if the value of every individual home did not.

That is why we also need to look at the year-to-date numbers.

The Year-to-Date Numbers Tell a Different Story

From January through August 2026, the Sarnia-Lambton residential market recorded:

• 2,247 new listings, up 6.85% from the same period in 2025

• 947 sales, down 7.25%

• An average sale price of $529,853, down 2.38%

• A median sale price of $460,000, down 5.83%

So yes, August prices were higher than they were last August.

However, when we look at the first eight months of the year together, more homes have been listed, fewer have sold and both the average and median sale prices are lower than they were at this point last year.

Both statements can be true.

August had a stronger monthly price result, but the overall 2026 market has still been softer than 2025.

What Types of Homes Sold in August?

Bungalows were once again the most popular style of home in Sarnia-Lambton.

During August:

• 60 bungalows sold at an average price of $542,050

• 26 two-storey homes sold at an average price of $578,061

• 15 one-and-a-half-storey homes sold at an average price of $460,187

• 10 raised ranches sold at an average price of $517,990

• 6 four-level side splits sold at an average price of $515,750

The busiest price range was $500,000 to $599,999, with 31 residential sales.

Homes between $300,000 and $399,999 accounted for 23 sales, while another 22 homes sold between $400,000 and $499,999.

This tells us there is still buyer activity across several price ranges, particularly below $600,000.

It does not mean every bungalow is worth $542,050 or every two-storey home is worth $578,061. The neighbourhood, size, condition, updates, lot, garage and overall presentation still matter.

Averages are useful for understanding the market, but they are not a shortcut to determining the value of one specific home.

What Do the August Statistics Mean for Buyers?

Buyers generally have more choice than they did last August.

With 283 new residential listings and 606 active residential listings at the end of the month, buyers may have more time to compare homes and negotiate the price or terms of an offer.

But more choice does not mean every seller will accept a low offer.

The best homes, especially those that are priced properly and show well, can still attract strong interest. Buyers should be prepared with a current mortgage pre-approval and a clear understanding of their budget before the right property appears.

This is also where selling your current home first can give you an advantage. An offer without a condition on the sale of your existing home may be far more appealing to a seller and could allow you to negotiate more aggressively.

What Do the August Statistics Mean for Sellers?

Sellers are facing more competition.

With nearly 20% more new residential listings than last August and virtually the same number of sales, simply putting a home on MLS and hoping for the best is not much of a strategy.

Your home is competing with every other property a buyer sees in the same price range.

Price, preparation, photography, marketing and first impressions all matter.

A seller may look at the higher August average and assume their home should automatically be worth more than it was last year. However, the year-to-date numbers remind us that the bigger picture is more complicated.

The right asking price should be based on very recent comparable sales, the condition of the home and the competition currently available to buyers.

Yesterday’s price may not be today’s price, and your neighbour’s home may not be as comparable as it looks from the street.

Is Sarnia-Lambton Currently a Buyer’s or Seller’s Market?

The August statistics show buyers have more selection and sellers have more competition.

That gives buyers negotiating opportunities, but it does not mean every neighbourhood, property type and price range is behaving the same way.

A well-priced bungalow under $600,000 may receive a very different response than a higher-priced home with several similar properties already for sale.

Real estate is local, but it is also incredibly specific.

Sometimes it is not enough to ask, “How is the Sarnia-Lambton market?”

The better question is:

“How is the market for a home like mine, in my neighbourhood and in my price range?”

That is the information that helps buyers and sellers make better decisions.

What Is Your Sarnia-Lambton Home Worth?

Market statistics give us an important overview, but they cannot determine the value of one individual property.

If you’re wondering what your home may be worth in Sarnia or anywhere in Sarnia-Lambton, I would be happy to prepare a personalized home value review.

I’ll look at your home, very recent comparable sales and the properties currently competing for the same buyers.

There’s no pressure and no obligation. It is simply helpful local information so you can understand your options and make a plan that feels right for you.

Your Friend in Real Estate,

Kelly Sitter, Broker
EXIT Realty Community
Call or text: 519-402-3740
Serving Sarnia-Lambton and the surrounding communities
www.kellysitter.com

Statistics sourced from the Sarnia-Lambton Association of REALTORS® MLS® Statistic Report for August 2026. Statistics are believed to be accurate but should not be relied upon to determine the value of an individual property.

You’ve found the house.

It has the right number of bedrooms, the backyard you’ve been dreaming about and maybe even the garage you swore you absolutely needed.

You’re ready to make an offer.

There’s just one little problem.

You still own a house.

This is a conversation I have with homeowners all the time. Should you sell your current home first, or should you find the next house before putting yours on the market?

There isn’t one right answer for everyone, but in a buyer’s market, selling first can give you a pretty big advantage when it’s time to make an offer.

A House Sale Condition Isn’t Very Appealing to a Seller

You can make an offer conditional on selling your current home. It gives you some protection because you aren’t committing to own two houses if yours doesn’t sell.

But let’s look at that offer from the seller’s side.

They aren’t just accepting your offer. They’re also taking a chance on your house selling.

They may not know anything about your home. They don’t know if it’s already listed, whether it’s priced properly or how long it might take to sell.

They’re being asked to take their home off the market, or at least tie it up in some way, while they wait to see what happens with yours.

That uncertainty doesn’t make your offer very appealing.

If another buyer comes along without a house sale condition, the seller may prefer that offer, even if the price isn’t quite as high.

A clean offer can be worth a lot to a seller.

Selling First Lets You Be More Aggressive When You Buy

This is the part homeowners don’t always consider.

When your home is already sold, you know exactly where you stand. You know what it sold for, how much money you’ll have available and what closing date you’re working with.

Most importantly, you may be able to make an offer without a house sale condition.

That can give you more negotiating power.

You may be able to negotiate more aggressively on the price, ask for the closing date you want or negotiate appliances and other inclusions.

Instead of saying, “I’d like to buy your house, but first I need to sell mine,” you’re saying, “My house is sold, and I’m ready to move forward.”

That is a much stronger position.

But Isn’t It a Buyer’s Market?

Yes, but being in a buyer’s market doesn’t automatically make every buyer’s offer equally strong.

Buyers may have more homes to choose from and sellers may be more willing to negotiate, but the terms of your offer still matter.

Imagine a seller receives two offers at similar prices.

One buyer still needs to list and sell a home.

The other buyer’s home is already sold.

Which one feels safer?

The buyer whose house is sold can usually offer the seller more certainty. That certainty may give them more room to negotiate.

A buyer’s market creates opportunities, but you still need to be in a good position to take advantage of them.

You’ll Know What You Can Actually Spend

Before your home is sold, I can study recent comparable sales and give you a realistic idea of what it may be worth.

But an estimate is still an estimate.

Until your home sells, you don’t know the exact number.

Maybe it sells for more than expected and gives you a little extra breathing room. Maybe it sells for less than you hoped and changes how much you feel comfortable spending.

Once the sale is firm, you can stop guessing.

You’ll have real numbers to take to your mortgage professional, and together we can establish a price range that makes sense for you.

Just because you’re approved to spend a certain amount doesn’t mean you have to spend every penny of it. You still need to be comfortable with the mortgage payment, property taxes, utilities, insurance and the cost of actually living your life.

I’m a big fan of leaving room in the budget for groceries and the occasional vacation.

Now for the Obvious Question

What happens if you sell your house and can’t find another one?

This is the part that makes people nervous, and understandably so.

Selling first does not mean we put a sign on your lawn and hope everything works itself out.

We need a plan.

Before listing your home, we should talk about:

• What you want to buy

• Where you’re willing to live

• How often those homes become available

• Your realistic price range

• How flexible you can be with your closing date

• Whether you have somewhere temporary to stay if necessary

• What you’re willing to compromise on and what you absolutely won’t

If you’re looking for a very specific house on one particular street, selling first may feel riskier.

If you have some flexibility with location, style or timing, it may be much easier.

We can also try to negotiate a longer closing date on your sale. That gives us more time to find your next home without turning the search into a full-blown panic.

The goal is to put you in a stronger financial position without leaving you feeling like you might be homeless.

Sometimes Buying First Does Make Sense

I’m not going to tell every homeowner that they must sell first.

Buying first may make sense if you can comfortably carry both properties, the kind of home you want rarely comes up for sale or your mortgage professional confirms that the financing works.

It may also make sense if your current home is likely to attract buyers quickly and you’re comfortable accepting the risk.

Selling first may make more sense if you:

• Need the money from your sale to purchase

• Want to know exactly what your budget is

• Don’t want the stress of carrying two homes

• Want to avoid including a house sale condition

• Want more negotiating power when you buy

• Have some flexibility with timing

It depends on your home, your finances, what you want to buy and how much uncertainty lets you sleep at night.

Make the Plan Before You Fall in Love With a House

The worst time to figure this out is when you’re standing in the kitchen of a house you’ve already mentally moved into.

Suddenly, your furniture is arranged, you know where the Christmas tree is going and you’re willing to agree to almost anything to make it yours.

That’s when emotion starts making the decisions.

I would much rather have this conversation before we start seriously looking.

We can talk about what your current home may sell for, how long it could take, what you want to buy and whether selling or buying first makes the most sense.

Your mortgage professional can help us understand the financial side, and your lawyer can advise you about the legal details.

Then, when the right house comes along, you’re ready.

Should You Sell Before Buying in Sarnia-Lambton?

If you need to sell your current home before purchasing your next one, the order matters.

Selling first may help you avoid a house sale condition, give you certainty about your budget and put you in a much stronger position when it’s time to negotiate.

That doesn’t mean it’s automatically the right choice for everyone. It means we should look at your complete situation and create a plan before making either move.

If you’re thinking about buying and selling in Sarnia or anywhere in Sarnia-Lambton, let’s talk about it.

There’s no pressure and no obligation. We can look at what your current home may be worth, what you’re hoping to buy and which strategy makes the most sense for you.

Your Friend in Real Estate,

Kelly Sitter, Broker
EXIT Realty Community
Serving Sarnia-Lambton and the surrounding communities
www.kellysitter.com

Every fall, I get some version of the same question:

“Should we list now… or should we just wait until spring?”

And buyers ask me the opposite:

“Should we buy now, or wait and see what happens?”

I wish I had a crystal ball. It would make my job significantly easier. 🔮

But I don't.

What I do have is years of experience selling homes in Sarnia-Lambton, current local market data, and a pretty good idea of what I'm seeing from buyers and sellers in real life.

So, is fall 2026 a good time to make a move?

For some people, absolutely. For others, maybe not.

Let's talk about it.

First, What's Actually Happening in the Sarnia-Lambton Real Estate Market?

As we head toward fall, buyers have something they haven't always had a lot of over the last several years:

Choice.

At the end of July 2026, there were 680 active residential listings in Sarnia-Lambton, with 5 months of inventory. That's well above the long-term average of 2.7 months for this time of year.

There were 136 homes sold in July, and the average sale price was $539,120. The MLS® benchmark price was $497,900, down 4.4% compared with July 2025.

Overall, our local market is considered balanced, with a modest edge toward buyers.

Translation?

Buyers have options, but houses are still selling.

And that distinction is important.

If You're Buying This Fall, This Market Could Be Your Friend

Remember when buyers had to see a house at 4:00, write an offer by 6:00, compete against 12 other people and possibly name their firstborn after the seller?

Okay, maybe not the last part. 😂

This is a very different market.

With more inventory available, buyers can generally take a little more time, compare properties and be more selective.

That doesn't mean every seller is desperate to negotiate or that great houses aren't still going to attract attention.

It simply means buyers have more choices and, in some situations, more negotiating power than they did in a strong seller's market.

And if you're also selling a home to buy another one, there's another piece people sometimes forget:

You don't just have to think about what you're getting for your current house.

You also have to think about what you're paying for the next one.

Selling for slightly less than you might have a couple of years ago doesn't necessarily put you behind if you're also able to negotiate a better purchase on your next home.

Real estate math has two sides.

What About Sellers? Should You Wait Until Spring?

Maybe.

But I wouldn't automatically wait for spring simply because someone once told you spring is the "best" time to sell a house.

There are buyers in the market right now.

The difference is that they're being pickier.

In July, the median time it took a Sarnia-Lambton home to sell increased from 21 days a year earlier to 27 days. Local market commentary has also noted that buyers are often waiting for overpriced homes to come down to market value rather than jumping immediately.

That's why one of the biggest conversations I'm having with sellers right now is about pricing properly from the beginning.

This isn't the market for:

"Let's price it $50,000 higher and see what happens."

We already know what might happen.

People might not come. 😬

Today's buyers have enough options that they can scroll right past a home that doesn't appear to offer good value.

That doesn't mean you have to "give your house away."

Far from it.

It means understanding what buyers are actually paying for comparable homes right now — not what your neighbour sold for three years ago, not what someone on Facebook thinks it's worth, and unfortunately, not the number you need it to be worth because you already picked out the new kitchen in the next house.

But Aren't There Fewer Buyers in the Fall?

There can be.

But here's the other side of that equation:

The buyers who are looking in September, October and November often have a reason they're looking.

Maybe they've sold their house.

Maybe they're relocating.

Maybe their family has outgrown their current home.

Maybe they're downsizing.

Maybe their lease is ending.

Or maybe they've finally found the right house.

You don't necessarily need 100 people interested in your home.

You need the right one.

So… Is Now a Good Time to Buy or Sell?

Here's probably the least exciting answer you'll ever hear from a REALTOR®:

It depends.

But I actually think that's the most useful answer.

The best time to move isn't necessarily when interest rates, home prices, inventory and the stars all magically align.

It's when the move makes sense for you.

If your family needs more space, waiting two years for the "perfect market" might not make sense.

If you're an empty nester living in a house that's become too much work, the same thing applies.

If you're a first-time buyer who has financing in place and can comfortably afford a home you love, you may have opportunities in today's market that weren't available when buyers were competing for everything.

And if you don't need to move and the numbers don't make sense?

It's okay to stay put.

Sometimes the best real estate advice I can give someone is don't sell yet.

My Advice Heading Into Fall 2026

Don't make a real estate decision based solely on a headline telling you the market is "up" or "down."

Sarnia-Lambton isn't one giant real estate market.

A waterfront home in Bright's Grove doesn't necessarily behave the same way as a starter home in Sarnia. A country property isn't the same market as a condo. Corunna, Petrolia, Forest and the different neighbourhoods throughout Sarnia can all have their own supply, demand and buyer pool.

Even within the same neighbourhood, two homes can have very different outcomes depending on condition, updates, location and — yes — price.

That's why the question isn't really:

“Is fall a good time to buy or sell?”

The better question is:

“Is this a good time for me to buy or sell?”

And that's a question I'm always happy to help you figure out.

No pressure. No crystal ball. Just an honest look at the numbers, what's happening in your neighbourhood and whether making a move actually makes sense for you.

Thinking about buying or selling a home in Sarnia-Lambton this fall?

Let's have a conversation about what your home is worth, what you're hoping to do next, and whether now is the right time to do it.

Your friend in real estate

Kelly Sitter

A Realtor friend recently told me about a client who had been pre-approved for a mortgage of $260,000.

The client wanted a second opinion.

I have been working with an excellent mortgage professional who runs his business much like I run mine. He values relationships, takes the time to understand each client’s situation and genuinely wants to help people make informed decisions.

I gave my Realtor friend his contact information.

After reviewing the buyer’s financial situation, the mortgage professional was able to pre-approve her for $315,000.

That is a difference of $55,000.

This does not mean every buyer who gets a second opinion will qualify for more. It also does not mean someone should automatically spend the maximum amount they are approved for.

What it does show is that who you work with in real estate matters.

Why Can Mortgage Pre-Approvals Be Different?

Different mortgage professionals may have access to different products, programs and lending options. They may also approach a buyer’s financial situation differently based on their experience and the information available to them.

A knowledgeable mortgage professional will take the time to understand a buyer’s complete financial picture, including:

• Income and employment

• Credit history

• Existing debts

• Down payment

• Monthly expenses

• Available mortgage products

• The type of property being purchased

Sometimes a second opinion confirms the original pre-approval. Other times, as it did in this situation, it can reveal options the buyer did not previously know were available.

This is why asking questions and seeking a second opinion can sometimes help buyers better understand all of their options.

A Higher Pre-Approval Can Change a Buyer’s Options

In the Sarnia-Lambton real estate market, an additional $55,000 can make a meaningful difference in the homes a buyer is able to consider.

It may provide access to a different neighbourhood, an additional bedroom, a garage, a more updated property or a home that requires fewer immediate repairs.

It can also give a buyer more flexibility when competing for the right property.

However, being approved for more does not necessarily mean a buyer should spend more. A mortgage pre-approval tells you what a lender may be willing to lend. It does not determine what monthly payment will feel comfortable for your lifestyle.

Before choosing a price range, buyers should also consider property taxes, utilities, insurance, maintenance and their other financial goals.

The purpose of getting good advice is not simply to find the highest possible number. It is to understand all of your options so you can make the decision that is right for you.

Real Estate Is a Team Effort

A successful real estate transaction is rarely the work of just one person.

Your Realtor may help you find and evaluate a home, negotiate the offer and guide you through the buying process, but several other professionals also play important roles.

Your Mortgage Professional

Your mortgage professional helps you understand your financing options, determine an appropriate price range and complete the financing process.

Having this conversation before beginning your home search can help you shop with greater confidence and avoid falling in love with a home that does not fit your financing or budget.

Your Realtor

Your Realtor helps you understand the local market, identify suitable properties and recognize the strengths and potential concerns of each home.

Your Realtor should also communicate with your mortgage professional when necessary, particularly when a property has details that may affect financing.

Your Home Inspector

A home inspector evaluates the visible condition of the property and helps you better understand its systems, maintenance requirements and potential concerns.

An inspection can give you valuable information about the home before you move forward with the purchase.

Your Real Estate Lawyer

Your lawyer reviews the legal details of the transaction, completes the transfer of ownership and helps protect your interests as the purchase moves toward closing.

Each professional has a different responsibility, but the best experience happens when everyone communicates and works toward the same goal.

Trusted Professional Relationships Can Make a Difference

Over the years, I have built relationships with mortgage professionals, home inspectors, lawyers and other local service providers.

These relationships do not replace a buyer’s right to choose who they want to work with. Buyers should always feel comfortable asking questions, doing their own research and selecting the professionals who are right for them.

My role is to help make the process easier by connecting clients with trusted options when they need them.

In this situation, one introduction gave a buyer the opportunity to receive a second opinion and learn that she may have had more purchasing options than she originally thought.

That is the value of working with professionals who communicate, collaborate and care about the person behind the transaction.

It Is Okay to Ask for a Second Opinion

Buying a home is one of the largest financial decisions most people will make.

If you do not fully understand your mortgage pre-approval, or you are wondering whether other options may be available, it is okay to ask questions or seek a second opinion.

There is no guarantee the result will change. You may receive the same answer, but you will have more information and greater confidence in your next step.

The same principle applies throughout the real estate process. The advice you receive, the questions you are encouraged to ask and the professionals you have beside you can all influence your experience.

Who you work with matters.

Thinking About Buying a Home in Sarnia-Lambton?

If you are considering buying a home in Sarnia or anywhere in Sarnia-Lambton, you do not have to figure everything out on your own.

I can help you understand the buying process, explore the local market and connect you with trusted professionals who can explain your financing, inspection and legal options.

There is no pressure and no obligation. It can begin with a simple conversation about where you are now and where you would like to go.

Your Friend in Real Estate,

Kelly Sitter, Broker
EXIT Realty Community
Serving Sarnia-Lambton and the surrounding communities
www.kellysitter.com

Jennifer isn’t one particular client. She represents the many homeowners who have asked me the same important question.

Jennifer could be almost any homeowner in Sarnia-Lambton.

She may have owned her home for three years or thirty. She may be seriously thinking about selling, wondering whether she can afford her next move, considering a renovation or simply curious about how her biggest asset is performing.

Her circumstances may be different, but her question is always the same:

“How much is my home worth?”

It’s the question I’m asked most often in real estate, and for good reason. For most homeowners, their house is their biggest asset. Even if you aren’t planning to sell today, it’s a good idea to understand where your home sits in the current Sarnia-Lambton real estate market.

Jennifer Starts Her Search Online

Like many homeowners, Jennifer begins by looking online.

She checks recent listings in her neighbourhood and may even try an online home value calculator. Within minutes, she receives an estimated value, but something doesn’t feel quite right.

The calculator may know the approximate size of her house, the number of bedrooms and bathrooms and perhaps the lot dimensions. What it may not understand are the subtle location differences that influence home values in Sarnia.

For example, “north of the 402” is a phrase commonly used in our local real estate market. Within that area, values can change as you move closer to Lake Huron. Two very similar homes located only a few streets apart may not have the same market value.

An online calculator also hasn’t walked through Jennifer’s home. It can’t fully appreciate its condition, layout, natural light, quality of the renovations or how it compares with the other homes buyers are considering right now.

An online estimate can be an interesting starting point, but it can’t tell Jennifer the whole story.

Looking at What Buyers Are Paying Right Now

When Jennifer asks me to help determine what her Sarnia home may be worth, I begin with the most relevant recent sales.

In a changing market, recent information matters. Whenever there are enough comparable properties available, I prefer to focus on homes that have sold within approximately the past month.

A sale from six months ago may provide useful background, but it may not reflect what buyers are willing to pay today.

I look for homes that are genuinely comparable to Jennifer’s, considering factors such as:

• Location and neighbourhood

• School zone

• Property style and square footage

• Number of bedrooms and bathrooms

• Lot size and outdoor space

• Garage, pool or additional features

• Finished basement and overall layout

• Updates, condition and quality of finishes

• Current competition and buyer demand

I also look beyond the homes that sold. The properties that sat on the market or never sold at all can teach us something important about the prices and features buyers may be rejecting.

The Sarnia Market Is a Little Like The Bachelorette

Here’s how I sometimes explain the current competition to Jennifer.

Imagine the Sarnia real estate market as an episode of The Bachelorette. There could be six homes competing for the attention of one motivated buyer, and every home is hoping to receive the final rose.

It’s not an exact market statistic. It’s simply a fun way to understand what sellers may be facing. Buyers have choices, and they compare those choices carefully.

Some homes attract attention and sell. Others sit on the market without ever finding the right buyer.

That means Jennifer’s home cannot simply be placed on MLS and expected to sell. It needs to shine.

The price, preparation, photography, marketing and first impression all have to work together. Buyers need to recognize the home’s value and understand why it deserves to make their shortlist and ultimately receive that final rose.

Even when a home is priced properly, prepared beautifully and marketed well, there are no guarantees. Some homes are still not selling, while others take much longer to find just the right buyer. That is why setting realistic expectations, monitoring the market and being willing to adjust the strategy are such important parts of the selling process.

Home Value Isn’t One Magical Number

After reviewing Jennifer’s home and the local market, I explain that its value is usually best understood as a realistic range, not one magical or guaranteed number.

The market ultimately determines the final selling price. A home is worth what a qualified buyer is prepared to pay and what a seller is willing to accept under the current market conditions.

My job is to give Jennifer the clearest possible picture using recent evidence, local knowledge and a careful comparison of her home with its competition.

Together, we discuss:

• A realistic market value range

• Which features add to the home’s appeal

• Anything that could affect a buyer’s perception

• What may be worth improving before selling

• How pricing and presentation could help the home stand out

Jennifer leaves the conversation with more than a number. She has a better understanding of her biggest asset and the information she needs to make her next decision.

You Don’t Have to Be Ready to Sell

Jennifer may decide to list her home soon, or she may realize that moving is still a year or two away.

Either outcome is perfectly fine.

You don’t need to be ready to put a For Sale sign on your lawn to ask what your Sarnia-Lambton home is worth. Knowing its approximate market value can help you plan a future purchase, evaluate renovation decisions, understand your equity or simply stay informed.

Because the real estate market changes, your home’s value can change too. A home evaluation isn’t something you receive once and rely on forever. It is a snapshot of where your property may sit in the market today.

How Much Is Your Sarnia-Lambton Home Worth?

If you’re wondering what your home is worth in Sarnia or anywhere in Sarnia-Lambton, I would be happy to prepare a personalized home value review for you.

I’ll visit your property, study very recent comparable sales and explain where your home may fit within today’s local real estate market.

There’s no pressure and no obligation. It’s simply helpful local information so you can understand your options and make a plan that feels right for you.

Kelly Sitter, Broker
EXIT Realty Community
Serving Sarnia-Lambton and the surrounding communities
www.kellysitter.com

The clients’ names in this blog post have been changed to protect their privacy.

Relocating to a new community can be exciting—but it can also feel overwhelming. When Sarah and her partner, Paul, learned they would be moving from Windsor to the Sarnia-Lambton area for work, they had some big decisions to make.

Where should they live? Should they sell their Windsor home before buying here? How could they coordinate both transactions without feeling rushed?

Thankfully, they didn’t have to figure it out alone.

A Realtor-to-Realtor Connection

Sarah and Paul’s Windsor real estate agent, Britani, and I had met at a Richard Robbins real estate conference where she heard me speak. When her clients needed a knowledgeable Realtor in Sarnia-Lambton, she remembered me and reached out.

That connection allowed Britani and me to work together to make Sarah and Paul’s move as smooth as possible. Britani would guide them through selling their home in Windsor, while I helped them understand the Sarnia-Lambton real estate market and find the right community here.

This type of Realtor-to-Realtor collaboration can make a major difference during a relocation. Instead of managing two completely separate processes, Sarah and Paul had agents communicating and working toward the same goal.

Creating a Plan Before Looking at Homes

Moving to a new city is already a big change. Trying to sell one home and buy another at the same time can make it feel even more stressful.

Before we started looking at properties, we created a plan.

The first step was preparing to sell their Windsor home. Once that process was underway, we could begin their home search in Sarnia-Lambton with a clearer understanding of their timing, budget and priorities.

Having a plan didn’t remove every uncertainty, but it gave Sarah and Paul a path forward. They knew what needed to happen first, what would come next and who was responsible for guiding each part of the move.

Exploring the Communities Around Sarnia

When you are moving to Sarnia-Lambton from another city, finding the right house is only part of the decision. You also need to find the right community.

I toured Sarah and Paul through the different areas that could work for their lifestyle and commute. We talked about what each community offered, the types of homes available and how the locations compared.

This gave them an opportunity to experience the areas for themselves instead of trying to make such an important decision based only on online listings.

As we explored their options, their priorities became clearer. We eventually narrowed the search to Camlachie, a community just outside Sarnia that offered the setting and lifestyle they wanted.

Finding the Right New Build in Camlachie

Once Sarah and Paul decided that Camlachie felt right, we focused their search on new construction.

Buying a new-build home can be an exciting opportunity, but it is still important to have your own Realtor representing you. There can be builder agreements, timelines, deposits, upgrades and other details to consider—and the builder’s representative works for the builder.

My role was to help Sarah and Paul understand the process, ask the right questions and make decisions that supported their needs.

Step by step, the plan came together: sell their home in Windsor, choose the right Sarnia-Lambton community and purchase a new build in Camlachie.

Relocating Doesn’t Have to Feel Overwhelming

A move like Sarah and Paul’s is about much more than buying and selling property. It means leaving behind a familiar home and community while trying to build a new life somewhere else.

That can be scary—even when the move is happening for a positive reason.

The right guidance can make the process feel much more manageable. With a clear plan, strong communication and two Realtors working together, Sarah and Paul were able to move forward one decision at a time.

If you are considering relocating to Sarnia, Camlachie, Bright’s Grove, Corunna, Petrolia or another community in Sarnia-Lambton, I would be happy to help you explore your options.

We can talk about your timing, tour the different communities and create a plan for selling your current home and buying here—even if you haven’t decided exactly where you want to live yet.

Kelly Sitter, Broker
EXIT Realty Community
Serving Sarnia-Lambton and the surrounding communities
www.kellysitter.com

Looking for straightforward, local real estate information without all the confusing jargon? You’re in the right place.

Here you’ll find Sarnia-Lambton real estate market updates, new listings, open houses, recently sold homes, helpful advice and real stories from local buyers and sellers.

Whether you’re thinking about buying a home, selling your home, curious about your home’s value or simply keeping an eye on the local market, I’m here to make real estate easier to understand.

I’ve been helping people buy and sell homes throughout Sarnia-Lambton since 2013. If you have questions about home evaluations, financing, or homes for sale in Sarnia-Lambton, please contact me. I’m always happy to help!