Oakes, Niagara Falls - August 2026 Real Estate Report

Oakes, Niagara Falls: Here's What Your Home Is Actually Worth Right Now

If you live in Oakes and you haven't checked your home's value lately, this is your nudge. The market here is shifting - not crashing, not booming, but moving in ways that matter for your wallet. Here's the straight story.

The Vibe: Houses vs. Condos in Oakes

Let's break down what's happening for us here in Oakes, depending on what we own.

Houses: We're in a buyers' market right now - and the numbers back that up. The one house that sold recently went for $817,500, but buyers only paid 93.54% of the asking price. That means the seller left roughly $56,000 on the table compared to list. Listings are sitting at an average ask of $874,000, and homes are moving in about 18 days, which is actually fast for Niagara Falls - we rank 1st out of 7 comparable neighbourhoods for speed. So buyers are showing up, they're just negotiating hard.

• Average sale price: $817,500
• Average list price: $874,000
• Sale-to-list ratio: 93.54% - buyers are winning negotiations
• Average days on market: 18
• Price per square foot: $255
• Rental yield: 5.48% - that's a strong return for landlords
• Estimated monthly rent: $2,831
• Growth rank: 54 out of 64 neighbourhoods in Niagara Falls

That growth rank is worth paying attention to. On the neighbourhood leaderboard for price growth, Oakes houses sit near the bottom - 54th out of 64. That doesn't mean panic, but it does mean we're not riding a wave right now. Values have dipped 1.57% recently, and the 3-month trend is pointing slightly downward from $586,854 to a predicted $579,251.

Condos: The condo picture is similar - steady, but softening. The HonestDoor Price for condos sits at $346,809, down 0.54% from last period. The predicted market value is $348,707, which is slightly below the 3-month moving average of $352,683. Values are off 1.42% recently. On the neighbourhood leaderboard, Oakes condos rank 34th out of 57 - below average, but not at the bottom.

• Average HonestDoor Price (condo): $346,809
• Predicted market value: $348,707
• Estimated monthly rent: $1,847
• Rental yield: 4.12% - moderate but workable
• Airbnb estimate: $91 per night
• Growth rank: 34 out of 57 neighbourhoods in Niagara Falls

One bright spot for condo owners - our predicted value of $348,707 beats nearby Balmoral at $303,475. We're holding up better than some of our neighbours.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment

Here's the thing about your city assessment - it's a snapshot from the past. It doesn't know what happened in the market last month, last quarter, or even last year in some cases. It's like checking yesterday's weather to decide what to wear today.

The HonestDoor Price is a real-world check updated in real time. For houses in Oakes, that number sits at $573,078. For condos, it's $346,809. These figures are moving - down 1.07% for houses and 0.54% for condos from the previous period. Your tax assessment won't reflect that. Your HonestDoor Price already does.

If you're a house owner in Oakes, your HonestDoor Price is actually sitting well below the recent sale price of $817,500. That gap is worth understanding before you make any decisions. Knowing the difference between your assessed value, your HonestDoor Price, and what buyers are actually paying right now is the whole ballgame.

The "So What?" - Thinking About Selling This Summer?

If you're weighing a summer sale in Oakes, here's the honest read.

The fast days-on-market stat - 18 days, ranked 1st in Niagara Falls - tells us buyers are still active. That's good news. But the 93.54% sale-to-list ratio tells us they're not paying full price. If you list at $874,000 expecting $874,000, history says you'll net closer to $817,500. Price it right from day one and you'll move faster with less stress.

For condo owners, the rental yield of 4.12% means holding and renting is a real option if the sale price doesn't excite you. For house owners, that 5.48% yield is genuinely strong - if you're on the fence about selling, renting out makes financial sense while you wait to see where the market heads.

The growth rank is the one number to keep an eye on. Sitting 54th out of 64 for houses means Oakes isn't leading the pack right now. If you've been thinking about selling, waiting for a big price jump may not be the right play this season. The market is stable - not surging.

Bottom line - check your HonestDoor Price today, price your home honestly, and move with confidence. That's how we win in this market.

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.