Before making an offer on a home in London, Ontario, six numbers tell you almost everything you need to know about your position at the table. According to the latest LSTAR and CREA data ( June, 2026), London currently sits at 5.0 months of inventory, a 97.4% sale-to-list ratio, a $633,844 average sale price, and a 26-day median time to sell. In Byron, those numbers tighten: 4.8 months of inventory, 98% sale-to-list, $845,587 average, and 21 days on market. Know these numbers before you make an offer, and negotiate from preparation. Ignore them, and you're guessing. Ty Lacroix, Broker at The Envelope Real Estate Group, has spent 24 years helping London buyers use the right data to make the right offer — the first time.
Before buying a home in London, Ontario, there are five critical numbers you need to know — and one definitive sixth that makes the difference between an average deal and a great one.
The London market has shifted meaningfully in 2026. We're no longer in the frantic, sight-unseen environment of a few years ago, but the window for a prepared buyer is tightening. Five months of inventory means buyers still have choices and room to negotiate — but homes priced correctly are moving in 26 days. That's not a market where you can afford to be unprepared when the right home appears.
Here are the six numbers that put you in the strongest possible position.
1. Months of Inventory: 5.0 in London, 4.8 in Byron
According to the latest LSTAR and CREA data, London currently has 5.0 months of inventory — meaning at the current pace of sales, it would take five months to sell everything listed right now. Byron sits at 4.8 months.
What that means for you: six months is the textbook definition of a balanced market. At 5.0 months, London is still buyer-friendly — but not dramatically so. You have room to negotiate, especially on homes that have been sitting. You do not have unlimited time to decide on a well-priced home that just arrived. The market is balanced, not soft.
Is the home you're considering priced in line with current comparables, or is the seller chasing a number from 2022? In a 5-month inventory market, overpriced homes sit, and motivated sellers eventually move. Well-priced ones don't wait.
2. Sale-to-List Price Ratio: 97.4% in London, 98% in Byron
Across London, homes are selling at 97.4% of their asking price — meaning the average home sells for about 2.6% below list. In Byron, that tightens to 98%, or roughly 2% below asking.
What that means for you: on a $633,844 London home, 2.6% below asking is approximately $16,480. That's your realistic negotiating range on a properly priced property — not a starting point for a deep discount. Buyers who understand this make clean, credible offers that sellers take seriously. Buyers who ignore it either overpay, offend the seller with an unreasonable opening bid, or lose the home entirely.
This ratio is your mandate going into any negotiation. Use it.
3. The Condition and Comparison Factor
Before you make an offer, visit several comparable homes that are actively listed in the same area. How does your chosen property stack up? Better condition, bigger lot, more recent updates — or the opposite?
What that means for you: in a market with 5 months of inventory, condition warrants a real price adjustment in a way it wouldn't in a tight seller's market. A home that needs a new roof, an HVAC update, or significant cosmetic work deserves a meaningful reduction from a buyer who's done their homework — not a token discount. Know what comparable homes are selling for and what they look like. That comparison is the foundation of a defensible offer.
4. Days on Market: 26 in London, 21 in Byron
The median time to sell across London is currently 26 days. In Byron, it's 21 days — meaning well-priced homes in London's premium southwest corridor are moving in three weeks.
What that means for you: a home sitting at 45, 60, or 90-plus days on market is telling you something. It's almost always overpriced, has a condition issue, or both. That's where your negotiating leverage is real — and where a conditional offer with appropriate due diligence makes complete sense. A home that arrived last week and is priced correctly is a different conversation entirely. Know the situation you're in before structuring your offer.
5. Assessed Value vs. Market Price
Municipal assessed values in Ontario are calculated on a different basis than current market value and are frequently out of step with what homes are actually selling for — sometimes significantly. Comparing the two gives you a useful reference point and a quick check against emotional overpayment.
What that means for you: I've used this comparison for 24 years and developed a reliable formula for applying it to London properties. I won't publish the formula here — it's the kind of thing that works best applied to a specific home with specific comparables — but if you're preparing to offer on a property and want to run it, that's exactly the conversation to have before you write anything.
6. 519-435-1600
I said there were six numbers. Here's the one that makes the difference between an average deal and a great one. I couldn't resist.
The first five numbers give you the data. This one gives you 24 years of knowing what to do with it — how to read a seller's motivation, structure an offer that protects you, and negotiate with confidence rather than guesswork.
Ready to make an offer the right way? Reach out for a private conversation, and let's review the numbers for your specific home before you sign anything. No pressure, no pitch.
