Posted by: Karim Ali
Coffee with Karim
Condos vs Freeholds Explained
Ottawa real estate in 2026 feels confusing because buyers and sellers are reacting to two completely different markets. Condos and freehold homes are no longer moving together – and that gap is growing. This is a quick, practical breakdown of what’s actually happening on the ground in Ottawa, without the macro noise.
Condos and Freeholds Are No Longer Moving Together
If you’re watching listings and thinking “Why did that house sell instantly while that condo is still sitting?” – that’s not random.
It’s structural.
Freeholds: Still Competitive (When Priced Right)
Freehold homes — townhomes, semis, detached — are holding up well.
What’s happening in practice:
- Turnkey homes still sell fast
- Good layouts + good locations move
- Clean inspections = fewer concessions
Most buyers here are families or move-up buyers. They’re cautious, but still need to buy. When the right home appears, they act.
Where buyers have little leverage:
- Updated freeholds
- Walkable or family-friendly areas
- Homes priced correctly from day one
Condos: Slower, Softer, Negotiable
Condos are a different story.
Across much of Ottawa:
- Longer days on market
- More listings piling up
- Price drops and incentives are common
Condo buyers are usually first-time buyers or investors. Both groups are monthly-payment focused, and many are in wait-and-see mode.
Where buyers have leverage:
- Older buildings
- Higher condo fees
- Units without standout upgrades
- Listings that missed their launch window
The Biggest Issue in 2026: Mispricing (Especially Condos)
The most common mistake I see right now is pricing condos like they’re freeholds.
Typical problems:
- Using 2022–2023 comparables without adjustment
- Ignoring the impact of condo fees on affordability
- Overvaluing cosmetic upgrades
These units don’t just sit, they often sell for less than they would have if they were priced properly at launch.
Freehold sellers make a different mistake:
- Pushing 3–5% too high, expecting a bidding war
- Assuming demand will stretch no matter what
Sometimes it works. Often it doesn’t.
What This Means If You’re Buying
- Freehold buyers: move fast on the right homes
- Condo buyers: patience pays; leverage exists
- All buyers: layout, condition, and fees matter more than ever
What This Means If You’re Selling
- Freehold sellers: pricing precision matters
- Condo sellers: overpricing will cost you time and money
- Everyone: the first 10–14 days are critical
Bottom Line
Ottawa in 2026 isn’t one market, it’s more like two.
If you don’t know which one you’re in, you’ll misread the play!
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