Samac, Oshawa - September 2026 Real Estate Report

Samac, Oshawa: Your Neighbour Just Got a Raise. Did You?

If you own a home in Samac and you haven't checked your property value lately, you're probably leaving money on the table. The market here isn't making headlines, but it's quietly doing something interesting - and the numbers are worth a close look before summer hits.

The Vibe: What's Actually Happening in Samac Right Now

Let's split this into two conversations, because houses and condos are telling very different stories right now.

Houses: Steady, Affordable, and Renting Like Crazy

If you've been watching the "For Sale" signs in Samac, here's what's actually happening. The average sale price for houses sits at $660,000, and listings are coming in around $685,000. Buyers are paying about 96.35% of list price - meaning sellers are getting close to what they're asking, but there's a little room to negotiate. That's a stable, grounded market. Not a frenzy, not a freefall.

Homes are moving in an average of 15 days. That's not lightning fast, but it's not sitting either. We're in a market where serious buyers are showing up and making decisions.

• Average sale price: $660,000
• Average list price this month: $685,000
• Price per square foot: $625
• Sale-to-list ratio: 96.35%
• Average days on market: 15
• Rental yield: 5.04% - that's a strong return
• Estimated monthly rent: $3,642
• Growth rank: 8 out of 20 in Oshawa - above average

That 5.04% rental yield is the number landlords in this city dream about. If you own a house in Samac and you're renting it out - or thinking about it - we're in genuinely good territory. The estimated rent of $3,642 a month backs that up.

On the neighbourhood leaderboard, Samac houses rank 8 out of 20 for growth in Oshawa. That puts us solidly in the upper half. For price, we rank 8 out of 9 - meaning Samac is one of the most affordable spots in the city for houses. That's not a weakness. That's an entry point.

Condos: Taking a Breather

The condo picture is a bit more honest. Values have dipped 3.98% recently, and the predicted market value of $412,784 is actually sitting below the 3-month moving average of $428,089. That's a real signal - condo prices in Samac are softening right now.

On the neighbourhood leaderboard, Samac condos rank 11 out of 19 for growth - below average for Oshawa. And compared to nearby areas like Windfields ($568,425) and Taunton ($670,117), our condos are priced significantly lower. That gap could mean opportunity for buyers, but it's something sellers need to factor in.

• Average HonestDoor Price (condos): $416,564
• Predicted market value: $412,784
• 3-month moving average: $428,089
• Recent value change: -3.98%
• Estimated monthly rent: $2,116
• Rental yield: 3.99%
• Growth rank: 11 out of 19 in Oshawa - below average

The rental yield of 3.99% is moderate - not bad, but not the standout number we see on the house side. If you own a condo here and you're on the fence about selling, the data suggests sooner is better than later while prices find their floor.

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

Here's the thing about your city tax assessment - it's a snapshot from the past. It doesn't know what happened in your neighbourhood last month, last quarter, or even last year. It's a static number built on old data, and in a market that moves the way Oshawa does, that gap between assessment and reality can be thousands of dollars.

The HonestDoor Price is updated in real time. For houses in Samac, that number is $838,063 - up 4.02% from the previous period. That's the real-world check. If your tax assessment is sitting well below that, you now have a number to point to when you're having conversations about what your home is actually worth. For condos, the HonestDoor Price is $416,564, up 0.92%.

These aren't guesses. They're calculated from current market activity. Check yours at HonestDoor before your neighbour does.

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

If you own a house in Samac and you're thinking about listing this summer, the conditions are reasonable. You're in a market where buyers are active, homes are moving in two weeks, and you're priced as one of the most affordable options in Oshawa - which means you have a real audience. The HonestDoor Price of $838,063 gives you a strong starting point for that conversation with your agent.

If you own a condo, the honest advice is this - the trend is pointing down right now. A 3.98% recent drop and a predicted value below the 3-month average means the window for peak pricing may have already passed. That doesn't mean you can't sell well, but it means pricing it right from day one matters more than ever.

Either way, the smartest move you can make right now is knowing your actual number. Not the government's number from two years ago - your number, today. That's what the HonestDoor Price is for.

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.