Envelope Real Estate Group : London Ontario Real Estate Blog & Market Analysis | Ty Lacroix : Latest Blog Posts

What Your London, Ontario Home Should and Will Sell For Depends On Four Things

Thu, 06 Aug 2026 12:14:00 GMT

Thinking of selling your London, Ontario home? Discover the 4 key factors that dictate your final sale price, buyer traffic, and market leverage.

Why Use a Realtor To Buy From a Builder in London, Ontario?

Mon, 03 Aug 2026 14:24:00 GMT

Builders write their own contracts and use their own reps. Learn why buyers use Ty Lacroix at no extra cost — and what to check before you sign.

Who Do You Believe About the Real Estate Market in London, Ontario?

Thu, 30 Jul 2026 12:34:00 GMT

Everyone has an opinion on London's housing market. Here are the only two numbers that actually tell you the truth. | Ty Lacroix

Downsizing Your Home: What It Really Takes to Do It Right

Mon, 27 Jul 2026 20:07:31 GMT

A London, Ontario Broker's plain-language guide to downsizing — what it costs, what it's worth, and how to do it without regret. | Ty Lacroix

Is This London Home Priced to Sell — Or Priced to Test You?

Tue, 21 Jul 2026 14:01:00 GMT

How London, Ontario sellers price homes — and what each pricing strategy really means for a buyer at the negotiating table.

Should You Base Your Real Estate Decisions on Just Cash Flow?

Fri, 17 Jul 2026 14:33:05 GMT

London, Ontario broker Ty Lacroix explains why cash flow alone is the wrong lens for real estate investment decisions — and what experienced investors look at instead.

New property for rent in London North

Thu, 16 Jul 2026 09:17:12 GMT

Excellent 3-bedroom townhouse located in the very desirable area of Stoney Creek in North East London. Nearby are the Stoney Creek YMCA community centre, Stoneycreek Public School, Mother Teresa High School, and Louis Arbour French Immersion

What Every Condo Buyer and Seller in London, Ontario Should Know Before It's Too Late

Wed, 15 Jul 2026 15:00:00 GMT

Status certificate, reserve fund, disclosure — what condo buyers and sellers in London, Ontario must know before signing anything.

In Every London Ontario Home Sale, Someone Is Wrong. Here's How to Make Sure It Isn't You.

Mon, 13 Jul 2026 15:25:00 GMT

Home buyers and sellers both feel certain. The data decides. What perception vs. reality looks like in a London, Ontario home sale.

Selling or Buying a Home in London, Ontario This Summer? Here's the Real Picture

Tue, 07 Jul 2026 15:46:00 GMT

London, Ontario, has 5.0 months of inventory, with homes selling at 97.4% of asking price. The honest pros and cons of selling or buying a home this summer.

What the Averages Aren't Telling You About London Ontario Real Estate

Mon, 06 Jul 2026 14:44:04 GMT

London averages hide a $200K–$500K spread within a single neighbourhood. Here's what June 2026 actually shows across ten London areas.

You Haven't Bought a Home in 15 Years. The Closing Costs Are Not What You Remember.

Thu, 02 Jul 2026 21:15:00 GMT

On an $850,000 London, Ontario home, closing costs total roughly $23,300 beyond the down payment. What move-up buyers and downsizers need to budget for in 2026.

How to Price Your Home for Sale in London Ontario — And What It Costs You to Get It Wrong

Mon, 29 Jun 2026 16:29:47 GMT

Pricing your London Ontario home correctly on day one is the single biggest factor in what you net. What happens when you get it right — and wrong.

The Best Time to Downsize Your Home in London, Ontario, Was Before You Needed To

Mon, 29 Jun 2026 15:05:00 GMT

Waiting until health or family pressure forces a downsizing decision costs London, Ontario, homeowners time, money, and options. Why earlier always wins.

12 Costly Real Estate Investor Mistakes in London, Ontario

Thu, 25 Jun 2026 18:36:00 GMT

London, Ontario real estate broker Ty Lacroix outlines 12 mistakes novice and experienced real estate investors make — and the real consequences of getting them wrong.

Someone Asked You to Be Their Power of Attorney. Here's What That Actually Means for Their Home.

Tue, 23 Jun 2026 12:26:00 GMT

Being named power of attorney for a parent or spouse comes with real responsibilities. Here's what it means when property is involved in London, Ontario.

Navigating the New Balance in London, Ontario, Real Estate

Mon, 22 Jun 2026 16:05:00 GMT

The London Ontario market is balanced. Don't accept unrealistic offers. Learn why a skilled Realtor is essential to protecting your home's true value.

The Decision to Downsize Was Already Made. You Just Needed the Right Conversation to Confirm It.

Wed, 17 Jun 2026 16:53:51 GMT

Most London homeowners thinking about downsizing have been thinking about it longer than they'll admit. Here's what the right conversation looks like.

What a Buyer Will Pay for Your London Home and What You Think It's Worth Are Two Different Numbers

Tue, 16 Jun 2026 21:06:00 GMT

The kitchen table conversation every London seller needs before they list — and the ten days that determine whether you get what your home is worth.

What Killed the Transaction Before We Ever Wrote an Offer?

Fri, 12 Jun 2026 12:33:00 GMT

Ty Lacroix shares the income property seller mistakes that killed deals in London, Ontario — unreturned calls, locked rooms, and fabricated rent rolls.

The Critical 10-Day Countdown: Maximize Your Home To Sell in London, Ontario

Fri, 12 Jun 2026 03:05:00 GMT

Your first 10 days on market dictate your final profit. Discover why "hope is not a strategy" and how to secure your equity in London, ON.

The Biggest Risk in Buying a Home in London, Ontario, Isn't the Market — It's the Realtor You Choose

Thu, 11 Jun 2026 12:35:00 GMT

Most buyers in London, Ontario, spend weeks finding the right home and less than an hour choosing who represents them. After 24 years and hundreds of closed transactions, here are the five stages where that decision costs buyers the most.

Why Most Buyers in London, Ontario, Don't Know What They Agreed To Until It's Too Late.

Tue, 09 Jun 2026 14:21:01 GMT

A home purchase in London, Ontario, involves more than 180 steps between the accepted offer and closing day. Most buyers never see the full picture before they sign. Ty Lacroix, Broker, breaks down where the gaps are — and what to do about them.

Want More Buyers to See Your Home When It's For Sale in London, Ontario?

Thu, 04 Jun 2026 12:51:00 GMT

Most London home sellers depend on MLS and hope. Here's what actually drives qualified buyers to your door — and what wastes your time and money.

The Quiet Deadline Nobody Talks About When You're Thinking of Downsizing in London

Tue, 02 Jun 2026 14:59:22 GMT

There's a window of time when downsizing is entirely your decision. Most London homeowners don't realize how narrow that window is — or that waiting too long means someone else will make the call for them.

Why Most Downsizing Moves in London Cost Homeowners More Than They Realize — And How to Protect Yourself

Thu, 28 May 2026 11:31:52 GMT

Most London homeowners leave money behind when they downsize. Ty Lacroix explains the 3 decisions that determine whether your move protects your equity — or quietly erodes it.

The London Ontario Real Estate Market in May 2026 — What Every Home Seller Needs to Know Before They List

Thu, 21 May 2026 14:04:46 GMT

This is a historical snapshot — London, Ontario for May 2026. Markets move month to month. For current stats and my honest read on where each part of the city is actually heading, see my London neighbourhood market updates — ten neighbourhoods, refreshed monthly. Or for what your specific home is worth in today's market, reach out for a personal analysis. No pressure, no pitch.

In May 2026, homes in London, Ontario, are selling for an average of 2.6% below the asking price and are sitting on the market for 25 days. In a buyer-friendly market with 4.7 months of inventory, how you price and position your home in the first 72 hours determines everything. Here's what the numbers mean for sellers right now — and what most realtors won't tell you.

If you're thinking about selling your home in London this spring, the most important thing I can tell you right now is this: the market is not working the same way it did two years ago. And if your realtor isn't talking to you about what that means specifically for your home, you're already behind.

Here's what the numbers actually say.

The Current London Market in Plain Language

According to LSTAR and CREA (Canadian Real Estate Association) data for May 2026, the average London home is selling for 2.6% below asking price, with a median time on market of 25 days. There are currently 4.7 months of inventory available — firmly in buyer's market territory, where anything above 4 months gives buyers the upper hand in negotiations.

For a seller with a $900,000 home, 2.6% below asking isn't a rounding error. That's $23,400 left on the table before negotiations even begin.

Condo sellers face an even sharper reality. Apartment prices in London have dropped 14.5% year-over-year as of March 2026. Townhomes are down 7.6%. These aren't numbers to panic about — but they do require a very different approach than listing, waiting, and hoping.

What This Means If You're Selling a House

Single-family homes are holding up better than condos — the benchmark is $617,200, with a modest month-over-month uptick. But "holding up" doesn't mean "easy." With a sales-to-new-listings ratio of 39%, buyers have choices. Your home is competing with more listings than it would have two years ago, and buyers know it.

In this environment, two things determine your outcome above everything else: your opening price and your first 10 days on market. A home priced correctly from day one creates urgency. A home priced optimistically — even by 3-4% — sits. And a home that sits loses perceived value every week it's listed, regardless of what it's actually worth.

What This Means If You're Selling a Condo

The condo market in London is experiencing the sharpest correction of any property type. A 14.5% year-over-year drop in apartment prices means the comparable sale your neighbour used 18 months ago is no longer relevant to your pricing conversation today.

This doesn't mean you can't sell well. It means your Broker needs to understand exactly which buyer pool your specific unit appeals to, what's competing with you right now, and how to position your condo to stand out in a market where buyers have options. Status certificate review, reserve fund health, and rental bylaws matter more in this market than they did when demand was absorbing everything regardless.

The One Thing Most Realtors Won't Tell You

In a balanced or buyer-friendly market, the homes that sell at or above asking price aren't the ones with the most marketing. They're the ones that were priced and positioned correctly before they went live — based on block-by-block data, not neighbourhood averages.

After 24 years of working with London homeowners, I've never seen a correctly priced, well-positioned home sit in any market. What I have seen — repeatedly — is an optimistically priced home absorb weeks of market time, require a price reduction, and ultimately sell for less than it would have if it had been positioned right from day one.

The market tells the truth. The question is whether your Realtor is listening to it before you list — or explaining it to you after you've already left money on the table.

Your Next Step

If you're thinking about selling in the next 3 to 6 months, the right time to get informed is now — before you decide on a price, sign anything, or let the market decide for you.

I offer a no-obligation 20-minute consultation that gives you a straight read on where your home sits in today's London market. No pressure, no sales pitch, and no automated estimate.

Request your no-obligation consultation →

Also find me at tylacroix.com and Totally Preachless

The London Ontario Real Estate Market Has Shifted. Most People Haven’t.

Tue, 19 May 2026 15:24:06 GMT

Most buyers and sellers in London Ontario are working from outdated assumptions. See what has quietly changed in 2026 and where you actually stand.

Six London Ontario Neighbourhoods That Are Above Average in Real Estate Numbers That Matter

Wed, 13 May 2026 14:23:50 GMT

The real numbers that make a difference in how the real estate market in London Ontario is actually doing.

How Long Does It Take to Sell a House in Wortley Village and Old South London, Ontario?

Fri, 08 May 2026 19:32:50 GMT

Selling a property in the Wortley Village and Old South area currently takes an average of 19 days, which is 32% faster than the broader London average of 28 days.

Why London's Real Estate Headlines Are Costing You Money

Wed, 06 May 2026 14:38:43 GMT

City-wide real estate averages in London, Ontario, hide a $330,000 variance between postal codes. Here's what that means for your home specifically.

How Long Does It Take To Sell a Home In Westmount, London, Ontario?

Thu, 30 Apr 2026 12:30:00 GMT

Wondering how long it takes to sell a home in Westmount, London, Ontario? Uncover the Mid-April 2026 market math, absorption rates, and why strategic pricing matters.

Why the London Ontario Real Estate Market Isn’t “Correcting” the Way You Think It Should

Tue, 28 Apr 2026 12:30:00 GMT

Think the London, Ontario, real estate market is stalled? Think again. Understand the hidden dynamics of today’s real estate market in London.

How Long Does It Take to Sell a House in Kilworth & Komoka?

Thu, 23 Apr 2026 12:30:00 GMT

Generic London data is a liability to your equity. Discover the Mid-April Market Math for Kilworth & Komoka. See the exact comps driving this 21-day market.

Most Realtors Think Their Role Is To Solve Problems. Outstanding Realtors Create Value.

Tue, 21 Apr 2026 12:30:00 GMT

In London, Ontario, the Realtor who gets you the best outcome isn't putting out fires — they prevented them before the sign went up. Here's what that difference looks like in practice.

Real Estate Trends in Byron, London Ontario - Mid-April 2026 Market Analysis

Thu, 16 Apr 2026 12:30:00 GMT

Byron's average sale price hit $806,958 in March 2026 — $170,000 above London South's average. What the mid-April data means for Byron sellers and buyers.

Why the "Spring Market" is a Myth for Executive Homes

Tue, 14 Apr 2026 12:30:00 GMT

London's $800K+ corridors don't follow national spring market trends. Precision pricing, CapEx audits, and complete data are what actually protect your equity.

How Long Does It Take to Sell a House in Lambeth? (Q1 2026 Market Trends & Math)

Thu, 09 Apr 2026 12:30:00 GMT

Discover the exact Q1 2026 market math for Lambeth, London, Ontario. We break down the average days on market, absorption rates, and real estate trends for executive homes.

Why I Will Never Tell You "It's a Good Time to Buy."

Tue, 07 Apr 2026 12:30:00 GMT

"It's a great time to buy" ignores your situation entirely. A straight read on London, Ontario's executive market — no spin, no platitudes.

How Long Does It Take to Sell a House in Riverbend, London, Ontario? (2026 Data)

Thu, 02 Apr 2026 16:18:08 GMT

Wondering how long it takes to sell a house in Riverbend, London, Ontario? As of Q1 2026, the average is 27 days. Learn the hyper-local math driving this market.

Cut the Noise: The Real Metrics London Buyers and Sellers Need to Watch Right Now

Wed, 01 Apr 2026 12:10:00 GMT

Stop listening to the national news. Discover the 4 local real estate metrics you actually need to monitor to buy or sell successfully in London, Ontario.

Navigating London’s High-Stakes Luxury Market: The Real Math Behind Sunningdale Real Estate

Mon, 30 Mar 2026 16:18:46 GMT

Navigate London's premier luxury market with precision. Discover the real estate math driving Sunningdale, view active listings, and protect your equity.

Riverbend Real Estate: The Math Behind London’s Premier Turn-Key Market

Thu, 26 Mar 2026 18:10:38 GMT

Discover why buyers pay a premium for Riverbend real estate. View local market math, West London active listings, and learn how to protect your equity.

Stop Reading National Headlines: The Real Math Behind Hyde Park London Ontario Real Estate

Wed, 25 Mar 2026 14:18:59 GMT

Stop reading national headlines. Discover the real math behind the Hyde Park real estate market in London. View local stats and active listings today.

Fox Hollow: Northwest London’s High-Velocity, Turn-Key Asset Class

Tue, 24 Mar 2026 17:31:13 GMT

Discover why Fox Hollow is Northwest London's premier turn-key neighbourhood. Read our market report and unlock hidden real estate inventory today.

The "Exurban Premium": Why Kilworth & Komoka Are London’s Area Most Protected Real Estate Markets!(And the Math That Proves It)

Mon, 23 Mar 2026 21:25:18 GMT

Discover why Kilworth and Komoka are London's premier exurban markets. Explore the market math, see how geography protects your equity, and view active listings.

Why Searching for "The Perfect Home" is a Financial Liability in London

Thu, 19 Mar 2026 11:00:00 GMT

Buying for finishes and missing the fundamentals is how London buyers overpay. What actually protects your equity — and the question to ask before you offer.

The "Wait and See" Trap: Why Standard Pricing Strategies Are Costing London Home Sellers Their Equity

Tue, 17 Mar 2026 20:28:12 GMT

London homes sell at 97.4% of asking in 24 days. Overprice to "leave room" and you lose equity. The real cost of the Wait and See Trap.

Riverbend Real Estate Update: Modern Luxury and Natural Seclusion (Early 2026)

Sat, 21 Feb 2026 17:29:39 GMT

Explore the early 2026 real estate trends for Riverbend in West London. Get expert insights on luxury townhomes, modern builds, and market values.

Old South & Wortley Village Real Estate Update: The Character Capital of London (Early 2026)

Sat, 21 Feb 2026 16:23:05 GMT

Thinking of buying or selling in Old South? Read our early 2026 market update to learn how character homes are performing in London's premier village.