Samac, Oshawa - August 2026 Real Estate Report

Samac, Oshawa: Your Neighbour Just Texted You This

If you own a home in Samac and you haven't checked your actual market value lately, now is the time to pay attention. The city's tax assessment is sitting in a drawer collecting dust while real prices are moving in real time. Here is what is actually happening on our streets right now.

The Vibe: Houses vs. Condos in Samac

Houses

The house market in Samac is taking a breather. Sales are thin - only one house sold recently - and the average sale price came in at $660,000, with listings sitting at $685,000. Buyers are paying about 96 cents on the dollar, which means there is room to negotiate if you are shopping. Properties are moving in around 15 days, which is not slow, but it is not a frenzy either.

The bigger picture? The HonestDoor Price for houses is sitting at $805,693, up 1.83% from the previous period. That gap between what homes are selling for and what they are actually worth on paper is something every Samac homeowner should be thinking about.

• Average HonestDoor Price: $805,693 (up 1.83%)
• Average Sale Price: $660,000
• Current Listings Average: $685,000
• Price Per Square Foot: $625
• Average Days on Market: 15
• Sale-to-List Ratio: 96.35%
• Predicted Market Value: $791,240
• Rental Yield: 5.07% - that is a strong return
• Estimated Monthly Rent: $3,595
• Neighbourhood Growth Rank: 14 out of 20 in Oshawa

On the neighbourhood leaderboard, Samac houses rank 14 out of 20 for growth - below average for Oshawa. For price, we rank 7 out of 8, meaning we are among the most affordable house markets in the city. That is actually a selling point for buyers coming from pricier pockets. Taunton, just up the road, is averaging over $1,065,000. We are not there yet.

Condos

Condos are a different story and we should be honest about it. The HonestDoor Price for condos has dropped 3.98% to $412,784. The predicted market value sits at $429,890, which is sliding below the 3-month average of $435,761. Values are down 2.65% recently, and on the neighbourhood leaderboard, Samac condos rank 14 out of 19 for growth in Oshawa.

Compare that to nearby Centennial where condos are predicted at $512,159 - that is a meaningful gap. Windfields and Taunton are even higher. If you own a condo in Samac, you are in one of the more affordable pockets in the area, but affordability right now also means softer price momentum.

• Average HonestDoor Price: $412,784 (down 3.98%)
• Predicted Market Value: $429,890
• 3-Month Moving Average: $435,761
• Estimated Monthly Rent: $2,194
• Rental Yield: 3.97%
• Neighbourhood Growth Rank: 14 out of 19 in Oshawa

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 your neighbour listed last month, or that buyer demand has shifted, or that Taunton prices are pulling the whole area's expectations upward. It is a static number doing a dynamic job badly.

The HonestDoor Price is updated in real time using actual sales data, current listings, and market movement. For Samac house owners, that means your real-world value is sitting around $805,693 - not whatever number is on your assessment notice. For condo owners, it means you can see the 3.98% dip happening now, not two years from now when the city finally catches up.

Knowing your HonestDoor Price is not just about curiosity. It is about making smarter decisions with what is likely your biggest asset.

The So What: Thinking About Selling This Summer?

If you own a house in Samac and you are thinking about listing this summer, here is the straight talk. The market is stable but not hot. Buyers are negotiating - that 96.35% sale-to-list ratio tells you they have a little leverage. Pricing sharp from day one matters more than ever. Overpricing and chasing the market down is a losing strategy right now.

The good news? At $625 per square foot and with Taunton sitting at over a million dollars, Samac still looks like value to buyers priced out of neighbouring areas. That is your pitch. Use it.

If you own a condo, be realistic. Values are drifting lower and the rental yield of 3.97% is moderate - not a number that screams urgency to hold. If your plan was to sell in the next year or two, a conversation about timing is worth having sooner rather than later.

Either way, start with your HonestDoor Price. It is the most current read on what your place is actually worth - not what the city guessed two years ago.

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.