Michael Sommer - Royal LePage NRC Realty

10/03/2026

The Move-Up Math May Surprise You

Think falling real estate prices automatically hurt homeowners?

Not if you’re moving up.

Here’s why.

Let’s say your current home was worth $600,000 and the market moves down 7%.

That’s approximately a $42,000 adjustment.

Now imagine the larger home you want was $900,000 and experienced a similar percentage adjustment.

That’s approximately $63,000.

You’ve lost some value on the house you’re selling—but potentially gained even more purchasing power on the house you’re buying.

That’s why move-up buyers shouldn’t obsess over one number.

The important number is the gap between the two properties.

Add approximately six months of Niagara inventory and more negotiating flexibility, and the move-up equation becomes pretty interesting.

Could you sell for less than you might have two years ago?

Yes.

But you may also buy your next home for considerably less.

You’re buying and selling in the same market.

Let’s look at the whole equation before deciding whether to move.

I am Michael Sommer.

Let me help you love where you live.

09/28/2026

What I Expect This Fall

So what should buyers and sellers expect from the Niagara real estate market this fall?

I expect selection and price sensitivity to remain the big themes.

We’re entering September with approximately six months of inventory, regional prices down about 4.5%, and sales down approximately 4.6%.

In St. Catharines, prices are approximately 7% lower year over year, while sales are down about 6%.

My expectation?

Properly priced homes will continue selling.

Overpriced homes will struggle.

Buyers will continue negotiating aggressively where properties have been sitting.

But desirable homes that show well and are priced correctly can still generate competition.

In other words, I don’t expect one market.

I expect two.

A strong market for homes that represent good value.

And a difficult market for homes that don’t.

That’s why whether you’re buying or selling this fall, strategy matters more than headlines.

The market is giving us opportunities.

You just need to know where to find them.

I’m Michael Sommer.

Let me help you love where you live.

09/24/2026

It’s a chilly start to day two of the OREA Realtors ride. A ride where REALTORS® from across Ontario come together for two memorable days of riding, networking, and fundraising in support of shelter and food insecurity initiatives across the province.

The Ontario REALTORS Care® Foundation is the charitable heart of Ontario REALTORS®, dedicated to building stronger, more resilient communities by supporting organizations that help those facing housing and food insecurity.

Please help me reach my fundraising goal, I am still a bit short, by making a donation today. Every contribution, no matter the size, will help make a meaningful difference in the lives of individuals and families across Ontario.

Please donate, thank you so much:

https://ride.realtorscareontario.ca/michael-sommer?fbclid=IwZnRzaAUgqTNwZG9mBWZkaWQWUO-sDnQhUiwiK581QLEExB6ADeI7PGV4dG4DYWVtAjExAHNydGMGYXBwX2lkCjY2Mjg1NjgzNzkAAR5yRgRqxBp0V54MBe_RBAib_Qv9Pxu8juprQIqSRwpV-WMT6uDCUBTuDFQFag_aem_ScIGs-VT-iWgmpRLXCDFMQ

09/16/2026

09/16/2026

Why September Listings Need Sharper Pricing

If you’re planning to list your home this September, I wouldn’t start by asking:

‘How high can we list it?’

I’d ask:

‘What price will make buyers want it?’

There’s a big difference.

Niagara has now reached approximately six months of inventory.

Regional sales are down 4.6%, and here in St. Catharines sales are down approximately 6% year over year.

Buyers have choices.

So listing high just to leave room for negotiation can backfire.

Instead of negotiating, buyers may simply move on to the house down the street.

And September brings another challenge.

The fall market means fresh listings competing for buyers hoping to move before winter and the holidays.

Your first couple of weeks matter.

Professional presentation.

Great photography.

Strong marketing.

And most importantly, sharp pricing from day one.

I’d rather create urgency at the beginning than spend October chasing the market down with price reductions.

Pricing correctly isn’t leaving money on the table.

In this market, it may be exactly how you put more money in your pocket.

Thinking about selling this fall?

Let’s talk numbers. The real ones.

I’m Michael Sommer.

Let me help you love where you live.

09/12/2026

More Negotiating Room, But Only on the Right House

Here’s something buyers need to understand about today’s Niagara market.

Yes, you have more negotiating power.

But getting $30,000 off the asking price doesn’t automatically mean you got a good deal.

With approximately six months of inventory and St. Catharines prices averaging around $577,000, there are absolutely opportunities out there.

Especially for move-up buyers, downsizers and rightsizers.

But I’d never recommend buying the wrong house simply because the seller is willing to negotiate.

And I wouldn’t lose the perfect home over the last $5,000 just because you wanted to ‘win.’

The asking price isn’t what determines whether you’ve made a good purchase.

Value does.

What have comparable homes actually sold for?

How long has this one been listed?

Has it already been reduced?

What’s its condition?

Is anybody else interested?

And most importantly—does it accomplish what you’re trying to do?

For rightsizers, maybe that’s less maintenance without sacrificing living space.

Maybe it’s a bungalow.

A main-floor primary bedroom.

A smaller yard.

Or freeing up enough equity to travel and enjoy life.

Don’t chase the biggest discount.

Chase the right house at the right price.

That’s the deal worth making.

I’m Michael Sommer.

Let me help you love where you live.

09/10/2026

September 2026 Niagara & St. Catharines Market Outlook

Summer is wrapping up, so let’s look at where the Niagara real estate market actually stands heading into the fall.

And there’s one number I want you to remember.

Six months.

That’s approximately how much housing inventory we’re now carrying across Niagara.

Earlier this summer we were closer to five months.

That shift matters.

Regional sales are down approximately 4.6%, while the average sale price has adjusted about 4.5%.

We’re not looking at a market where people have stopped buying.

We’re looking at a market where buyers have more leverage.

And St. Catharines tells an interesting story.

Through August, 1,055 homes have sold, approximately 6% fewer than last year.

The average sale price is now around $577,000, down approximately 7% year over year.

So prices have adjusted a little more than sales activity.

To me, that says buyers are still there.

They’re simply more selective about what they’re willing to pay.

So what does that mean if you’re buying?

You finally have options.

More inventory means more properties to compare.

There’s often more negotiating room.

And depending on the property, you may be able to include financing, inspection and other reasonable conditions.

But don’t mistake leverage for permission to throw lowball offers at everything.

Good homes still attract attention.

Your job isn’t to get the biggest discount.

Your job is to identify the right property at the right value.

What about sellers?

This is where strategy becomes critical.

Six months of inventory means your home has competition.

Today’s buyer can open their phone and compare your property against every competing listing in seconds.

If you’re overpriced, they’ll know.

If your presentation is poor, they’ll know.

And if you’ve reduced the price three times, they’ll know that too.

That’s why I believe September listings need sharper pricing from day one.

Your first couple of weeks are incredibly valuable.

Don’t waste them testing a price the market isn’t willing to support.

And then there are rightsizers.

This may actually be one of the most interesting groups in today’s market.

If you’re moving up, the larger home you’re buying may have fallen by more dollars than the home you’re selling.

If you’re downsizing, more inventory gives you time to find something that actually improves your lifestyle rather than simply buying what’s available.

Maybe that’s a bungalow.

Maybe it’s less property maintenance.

Maybe it’s freeing up equity.

Maybe it’s finally getting the freedom to lock the door and travel.

That’s why I prefer the word rightsizing.

It’s not necessarily about buying something smaller.

It’s about buying something that fits the next chapter of your life better.

So what’s my outlook for this fall?

I expect buyers to maintain negotiating leverage.

I expect properly priced homes to continue selling.

And I expect overpriced listings to have a difficult time.

I don’t see that as bad news.

I see a market that’s becoming more rational.

And rational markets create opportunities for people who understand the numbers.

If you’re thinking about buying, selling, moving up or rightsizing this fall, don’t try to perfectly time the market.

Figure out whether this market can work to your advantage.

Those are two very different questions.

I’m Michael Sommer.

Let me help you love where you live.