Oakes, Niagara Falls - July 2026 Real Estate Report

Oakes, Niagara Falls: Your Neighbour Just Asked "Should I Sell?" - Here's the Real Answer

The Vibe Right Now

If you live in Oakes and you've been half-watching the market, here's the honest read: things are taking a breather. Values are edging down slightly, but the neighbourhood is holding its own compared to what's around it. This is not a panic moment. It is, however, a "pay attention" moment.

Houses in Oakes - What's Actually Happening

The average HonestDoor Price for a house here sits at $579,251, down 1.57% from the last period. The predicted market value is $588,471, which is sliding below the 3-month moving average of $598,365. So the short-term arrow is pointing down - not off a cliff, but down.

On the sales side, the one house that sold recently went for $817,500, with listings averaging $874,000. Buyers paid about 93.54% of list price, meaning sellers are giving up roughly $56,000 from their asking price to get a deal done. That is a buyers' market in plain English.

• Average HonestDoor Price: $579,251 (down 1.57%)
• Average sale price: $817,500
• Current average list price: $874,000
• Sale-to-list ratio: 93.54% - buyers are paying below ask
• Price per square foot: $255
• Average days on market: 18 days
• Rental estimate: $2,831 per month
• Rental yield: 5.46% - that is a strong number for landlords
• Airbnb estimate: $141 per night (ranked 53rd in Niagara Falls)

Here is a stat worth framing: days-on-market ranks 1 out of 7 in Niagara Falls. That means when a house in Oakes hits the market, it moves fast. Faster than almost anywhere else in the city. The problem is not demand - it is price expectations. Sellers who price sharp are getting deals done in 18 days. Sellers who price high are handing buyers negotiating room.

On the neighbourhood leaderboard, Oakes houses rank 60 out of 63 for growth rate in Niagara Falls. That puts us near the bottom of the pack for appreciation right now. The silver lining? Price rank is 3 out of 10 - we are above average in value compared to comparable neighbourhoods. Oakes is not cheap, it is just not growing fast at the moment.

Compared to what is nearby, Balmoral houses average $546,908 and Valleyway sits at $545,967. Coronation is the pricier neighbour at $703,710. Oakes sits comfortably in the middle of that range.

Condos in Oakes - A Steadier Picture

Condo owners, your numbers are softer but more stable. The average HonestDoor Price is $348,707, down 1.42%. The predicted market value is $353,715, slipping from a 3-month average of $361,290. Same story as houses - a gentle slide, not a freefall.

• Average HonestDoor Price: $348,707 (down 1.42%)
• Predicted market value: $353,715
• 3-month moving average: $361,290
• Rental estimate: $1,847 per month
• Rental yield: 4.11% - moderate but respectable
• Airbnb estimate: $92 per night (ranked 47th in Niagara Falls)
• Recent value change: -0.54%

On the neighbourhood leaderboard, Oakes condos rank 44 out of 57 for growth in Niagara Falls - below average, but not at the bottom. For context, nearby Balmoral condos average $303,475 and Valleyway sits at $253,383. Coronation is the outlier at $530,360. If you own a condo in Oakes, you are sitting above most of your immediate neighbours in value.

The Secret Sauce - Why Your HonestDoor Price Matters More Than Your Tax Assessment Right Now

Here is the thing about your city assessment: it is a snapshot from the past. It does not know that values in Oakes have shifted 1.57% on houses and 1.42% on condos recently. It does not update in real time. It is basically a photo of your house from a year or two ago.

The HonestDoor Price is updated continuously using current sales data, market signals, and what is actually happening on the ground in Oakes right now. With values moving - even slightly - the gap between your government assessment and your real-world value can be thousands of dollars in either direction. If you are making any decision about selling, refinancing, or even just understanding your net worth, the HonestDoor Price is the number to check first. Not the one on your tax bill.

So What? - The Summer Selling Question

If you are thinking about listing this summer, here is the straight talk.

The good news: houses in Oakes sell fast - 18 days on average, which is the best days-on-market rank in Niagara Falls. Demand is real. Buyers are out there.

The honest news: those buyers are negotiating hard. The average sale is coming in at 93.54% of list price. If you list at $874,000 expecting full price, history says you will land around $817,500. Price it right from day one and you will move it quickly. Price it with wishful thinking and you will be sitting on it while buyers use that time to chip away at your number.

With the predicted value at $588,471 and trending slightly down from the 3-month average, waiting for the market to bounce back is not a guaranteed strategy right now. Oakes is ranked near the bottom for growth in Niagara Falls at the moment. If selling is on your radar, a well-priced listing this summer - backed by your current HonestDoor Price, not a stale assessment - is your best play.

Bottom line: Oakes is a solid neighbourhood with real demand and strong rental numbers. It is just not a "list high and wait" market right now. Know your number, price it sharp, and let the 18-day average work in your favour.

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.