Kelly Sitter

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