Oakes, Niagara Falls - September 2026 Real Estate Report

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

If you live in Oakes and you're still going off your last city assessment to figure out what your place is worth, it's time for a reality check. The market has moved, and the numbers tell an interesting story - one that's worth knowing before you make any big decisions this summer.

The Vibe: What's Happening on Our Streets

Oakes is holding steady, but it's not a runaway market. Here's the honest breakdown for houses and condos.

Houses in Oakes

If you've been watching the "For Sale" signs in Oakes, here's what's actually happening. The average HonestDoor Price for a house sits at $574,176 - up a slim 0.19% from last period. That's not a rocket ship, but it's not sliding either. Think of it as the market catching its breath.

When we look at actual sales, the average sale price came in at $817,500, with current listings averaging $874,000. The gap between those two numbers matters. Buyers are paying about 93.54% of list price - meaning sellers are coming down off their ask. That's a buyers' market signal, plain and simple. If you're pricing your home, don't anchor to the listing number. Anchor to what's actually closing.

• Average HonestDoor Price: $574,176 (up 0.19%)
• 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
• Predicted market value: $573,078
• 3-month moving average: $580,266 (values are easing slightly)
• Rental yield: 5.49% - that's a strong return for landlords
• Estimated monthly rent: $2,809
• Airbnb estimate: $140 per night

One thing that stands out for us: houses here rank 1st out of 8 neighbourhoods for days on market in Niagara Falls. That means when a house in Oakes is priced right, it moves fast. The demand is there. On price, we rank 3rd out of 11 comparable neighbourhoods - solidly above average. Growth rate sits at 32nd out of 63, which puts us in the below-average tier on the neighbourhood leaderboard. Not last, but not leading the pack either.

Compared to neighbours, Balmoral houses average $588,579 and Coronation comes in at $658,859. Valleyway is cheaper at $523,857. Oakes sits comfortably in the middle of that range.

Condos in Oakes

The condo picture is a bit softer. The average HonestDoor Price for a condo is $340,175, down 1.91% from the previous period. Values are easing - the predicted market value of $346,809 is also slipping below the 3-month moving average of $349,744. Nothing dramatic, but the direction is worth noting if you're thinking about selling.

• Average HonestDoor Price: $340,175 (down 1.91%)
• Predicted market value: $346,809
• 3-month moving average: $349,744 (values trending down slightly)
• Recent value change: -0.54%
• Estimated monthly rent: $1,806 to $1,838
• Rental yield: 4.12% - moderate but workable
• Airbnb estimate: $89 to $91 per night
• Airbnb rank in Niagara Falls: 49th

On the neighbourhood leaderboard, Oakes condos rank 31st out of 56 for growth - below average in Niagara Falls. For context, nearby Coronation condos average $661,806 and Balmoral sits at $407,881. Oakes is the more affordable entry point in this cluster, which has its own appeal for buyers and investors watching their budget.

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

Here's the thing about city assessments - they're a snapshot from the past. By the time that number lands in your mailbox, the market has already moved on. The HonestDoor Price is updated in real time, pulling from actual sales data and current market signals. It's the difference between checking yesterday's weather and stepping outside right now.

For Oakes homeowners, that gap is real. A house assessment from even a year ago won't reflect the current sale-to-list dynamics, the shift in buyer behaviour, or the fact that properties here are moving in under three weeks when priced correctly. The HonestDoor Price gives you a live read - not a government estimate that's already stale.

If you're a condo owner, this matters even more right now. With values down 1.91% and the predicted price slipping below the 3-month average, knowing your real-world number today - not six months from now - could be the difference between a good sale and a missed window.

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

Summer is when buyers come out. Here's what the Oakes data is telling us heading into that window.

For house sellers, the speed signal is encouraging. Homes here rank fastest in Niagara Falls for days on market. If you price it right - meaning close to that 93.54% sale-to-list reality and not just the hopeful listing number - you can move quickly. Don't overprice expecting to negotiate down. Buyers in this market know the math.

For condo sellers, the window is tighter. Values are drifting down, not up. Waiting for a rebound that isn't showing up in the data yet is a risk. If you're serious about selling, sooner beats later based on what we're seeing right now.

For anyone thinking about holding and renting instead, the house rental yield of 5.49% is genuinely strong. At $2,809 per month in estimated rent, a house in Oakes can carry itself. The condo yield of 4.12% is more modest but still in positive territory.

• Best move for house sellers: Price sharp, sell fast - the demand is there
• Best move for condo sellers: Don't wait - values are softening now
• Best move for landlords: Houses here are pulling strong rental yields
• First step for everyone: Check your HonestDoor Price today - not your last assessment

Oakes isn't the flashiest neighbourhood on the Niagara Falls leaderboard right now, but it's real, it's accessible, and for the right buyer or seller, the numbers work. Know yours before you make a move.

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.