The August numbers tell a more complicated story than simply saying the market is up or down.
Across Oxford County, residential sales were almost unchanged from August 2025, while the average sale price increased modestly. At the same time, buyers had more homes to choose from, properties generally sold below their asking prices and conditions varied noticeably between Woodstock, Ingersoll and Tillsonburg.
That matters because a county-wide average does not describe every home, neighbourhood or price range. Sellers still need to compete for buyer attention, while buyers may have more negotiating room than they did in a faster market.
More choice for buyers
Oxford County recorded 136 residential sales in August 2026, an increase of 0.7% from August 2025. There were 276 new listings, up 4.5%, and 707 active listings at the end of the month, up 9.6% year over year.
Months of inventory increased from 4.8 in August 2025 to 5.2 in August 2026. This figure estimates how long it would take to sell the available inventory at the current rate of sales if no new properties were listed.
More inventory does not mean every buyer has unlimited choices. Desirable homes that are prepared well and priced correctly can still attract strong interest. However, buyers are generally less likely to feel that they must rush into the first acceptable property they see.
August 2026 by the numbers
For Oxford County residential properties:
- 136 sales, up 0.7% from August 2025
- 276 new listings, up 4.5%
- 707 active listings, up 9.6%
- 5.2 months of inventory, compared with 4.8 one year earlier
- Average sale price of $634,790, up 2.2%
- Median sale price of $582,500, down 2.8%
- Sale-to-list-price ratio of 97.5%
- Median time on market of 34 days, compared with 39 days in August 2025
The wider Woodstock-Ingersoll-Tillsonburg and area report showed a similar pattern: 141 residential sales, an average price of $629,833, a median price of $580,000 and 5.3 months of inventory.
The average and median moved in opposite directions, which is an important reminder that monthly price figures are influenced by the mix of homes sold. A larger number of higher-priced sales can lift the average even when values for a typical property are softer.
The MLS® Home Price Index helps reduce some of that distortion. The composite benchmark price for Oxford County was $578,500 in August, unchanged enough to be considered stable month over month but 3.9% lower than one year earlier.
Woodstock: fewer sales and more negotiating room
Woodstock recorded 40 residential sales in August, down 27.3% from the same month last year. There were 115 new listings and 258 active listings at month-end.
Months of inventory rose to 6.5, compared with 4.7 in August 2025. The average sale price was $611,411, up 0.9% year over year, while the median price fell 3.9% to $561,250. The composite benchmark price was $544,100, down 4.6% from a year earlier.
Homes sold for an average of 96.9% of their listing price. That does not mean every seller should expect to reduce their price by a fixed percentage. It does show that buyers were negotiating and that the original asking price mattered.
Woodstock's median time on market improved to 24.5 days from 30 days one year earlier, but that faster median should be read alongside the lower sales count and higher months of inventory. The market was moving, but not evenly.
Ingersoll and Tillsonburg followed different paths
Ingersoll had 12 residential sales, down 42.9% year over year. Active listings increased 37.7% to 73, producing 6.1 months of inventory. The average price was $529,617 and the median was $500,000. Because only 12 properties sold, changes in the types and prices of those homes had a large effect on the monthly averages. The more representative composite benchmark was $554,800, down 4.9% year over year.
Tillsonburg recorded 35 residential sales, up 6.1% from August 2025. New listings rose 10.4% and active inventory increased 18.4% to 174 homes. The market had 5.0 months of inventory, an average price of $530,291 and a median price of $509,999. Its composite benchmark price was $581,000, down 1.5% year over year.
These differences are why a broad headline about Oxford County cannot replace a local analysis. Supply, demand and price movement can change considerably from one community to another.
Detached homes remained an important part of the market
Single-detached homes accounted for 119 of Oxford County's 136 residential sales in August. Detached sales increased 10.2% year over year, while new listings rose 12.8% and active listings increased 9.1%.
The average detached sale price was $668,172, up 1.8%, and the median was $637,000, essentially unchanged from August 2025. Detached homes had 4.3 months of inventory and sold for an average of 97.3% of the listing price.
In Woodstock specifically, 35 detached homes sold, down 10.3% year over year but considerably stronger than the 27.3% decline across all residential property types. This suggests that part of Woodstock's overall slowdown came from lower activity in semis and condominiums, where small monthly sales totals can create large percentage changes.
What does this mean for sellers?
Sellers are not entering a market where simply listing a home guarantees immediate attention. Buyers have more alternatives and can compare price, condition, location and presentation carefully.
A successful strategy should begin with the most relevant recent sales and the active listings competing for the same buyers. Preparing the home well, making each room easy to understand and responding to market feedback are especially important when inventory is elevated.
Pricing too high to “leave room” can work against a seller if buyers decide that better value is available elsewhere. The August sale-to-list ratios also show that negotiations were common, so sellers should look at the complete offer—including conditions, deposit, closing date and financing—not only the headline price.
What does this mean for buyers?
Buyers generally had more selection and more time to evaluate properties in August. Depending on the home and its competition, there may be room to negotiate price, conditions, repairs or closing dates.
That does not make every listing a bargain. Well-priced homes in desirable locations can still move quickly, and market conditions vary by property type and price range. Buyers should use the additional choice to compare carefully, complete appropriate due diligence and understand the recent comparable sales before making an offer.
The bigger picture
Through the end of August, Oxford County recorded 1,091 residential sales, up 2.2% from the same period in 2025. The year-to-date average price was $616,556, down 2.1%, while the median was $580,000, down 4.0%.
The wider association area recorded 1,152 residential sales year to date, up 2.8%. However, average active inventory was also higher, and the year-to-date average price was down 1.6%.
The clearest description of the August market is not a boom or a collapse. It was a market with steady overall sales, more available inventory, modestly softer benchmark values and significant differences between communities and property types.
If you are considering buying or selling in Woodstock, Ingersoll, Tillsonburg or elsewhere in Oxford County, the most useful numbers are the ones that apply to your neighbourhood, price range and type of property. I would be happy to review those details with you and help you understand what the current market may mean for your next move.
Ed Dawson, REALTOR®
Gale Group Realty Brokerage Ltd.
[welcomehomeoxford.ca](https://welcomehomeoxford.ca)
[Ed@welcomehomeoxford.ca](mailto:Ed@welcomehomeoxford.ca)
Source: Canadian Real Estate Association MLS® Residential Market Activity and MLS® Home Price Index Report for August 2026, prepared for the Woodstock Ingersoll Tillsonburg & Area Association of REALTORS®, and WITAAR August 2026 statistics. Statistics may be revised and should not be used as a valuation of a specific property.
