More Than Resale:
When we talk about the Windsor-Essex real estate market, the conversation often begins with resale statistics.
How many homes sold? What was the average price? How much inventory is available? How long are properties taking to sell?
Those numbers are important, but they do not tell the entire housing story.
Not every buyer purchases a resale home through the MLS® System. Some purchase directly from a builder. Others reserve a new condominium or townhome before construction is complete. Some build custom homes, purchase newly severed lots or move into housing specifically designed for students, seniors or renters.
That means a quieter resale market does not necessarily mean people have stopped moving, investing or creating households. Some of that demand may simply be going elsewhere.
Multi-unit construction is leading the latest growth
Statistics Canada reported that the value of Canadian building permits increased by 8.8% in August 2026, reaching $13.6 billion.
The increase came almost entirely from the residential sector, particularly multi-unit housing. The value of multi-unit permits rose to $5.8 billion, while the single-family category was relatively unchanged. Ontario recorded the largest provincial increase in multi-unit construction intentions.
Across Canada, approximately 21,800 multi-unit dwellings were authorized during the month, compared with roughly 4,000 single-family homes. Statistics Canada, October 14, 2026
This does not mean all those homes will be built immediately. A permit represents an intention to build, not a completed home. Projects can be delayed, redesigned or cancelled because of financing, labour, construction costs or changes in demand.
Still, the numbers point to an important direction: much of the housing being planned is not traditional detached housing.
What this could mean for Windsor-Essex
The Windsor-Essex resale market recorded 417 MLS® sales in September. Buyers continued to have more choice than is normally available at this time of year, while new listings remained above typical September levels. Windsor-Essex County Association of REALTORS®, September 2026
Those figures describe the resale market, but not every housing decision being made across the region.
Windsor-Essex also has buyers considering newly built homes in expanding communities, townhome and condominium developments, custom construction and projects sold directly by builders. Purpose-built rental and student housing can also absorb housing demand without creating a resale transaction. Consider East Windsor and Tecumseh
This helps explain how two things can be true at the same time:
- Resale properties may take longer to sell because buyers have more choice.
- The region may still require additional housing because its population and housing needs continue to evolve.
In other words, slower resale activity should not automatically be interpreted as a lack of housing demand.
Gentle density is also changing the housing picture
Housing growth does not happen only through large apartment buildings, condominium towers or new subdivisions. It can also happen one property at a time within established neighbourhoods.
Ontario’s additional residential unit rules generally permit up to three dwelling units on many fully serviced residential properties. In Windsor, that could mean three units within the main building, or two units in the main building and one in an accessory structure such as a detached garage, subject to zoning, building-code and property-specific requirements. City of Windsor: Additional Dwelling Units
Some Essex County municipalities have taken different approaches. Lakeshore, for example, has approved up to four residential units as-of-right in low-density residential zones with full municipal water and sewer services. The same four-unit permission should not be assumed across Windsor or every Essex County municipality because local zoning, servicing and site requirements vary. Municipality of Lakeshore: Four Units As-of-Right
This form of “gentle density” could create more basement apartments, backyard units, multigenerational homes and small rental properties without changing the overall character of a neighbourhood as dramatically as a large development.
It also creates opportunities that may not appear in resale sales statistics. A homeowner might renovate an existing property to accommodate an adult child, ageing parent or tenant. An investor might purchase a suitable home because of its potential to support additional legal units. A family might choose a multigenerational property instead of purchasing two separate resale homes.
Properties with suitable lot sizes, layouts, parking and access may attract additional interest because of their potential to accommodate more than one household. Buyers must confirm zoning, servicing capacity, permits, building-code compliance and any municipal licensing requirements with the municipality before relying on additional-unit income or conversion plans. Start a property search in Windsor-Essex.
Over time, these smaller projects could add meaningful housing supply across Windsor-Essex. They may also give homeowners more flexibility to remain in their properties, create income or support family members as their needs change. ADU FAQ’s
New construction creates more competition for some sellers
For resale sellers, the growth of new construction matters because a prospective buyer may be comparing their home with more than other MLS® listings.
A buyer considering a newer townhome, semi-detached home or condominium may be attracted by modern layouts, energy efficiency, new mechanical systems and the perception of lower maintenance. Builders may also offer upgrades, financing incentives, flexible deposits or warranties that a resale seller cannot duplicate.
That does not mean resale homes cannot compete.
Resale properties may offer established neighbourhoods, mature landscaping, larger lots, completed outdoor spaces, immediate possession and locations closer to existing schools, parks and services. They can also offer more certainty because buyers can see the actual home and neighbourhood rather than relying on plans and projected completion dates.
The lesson for sellers is not that new construction is better. It is that buyers are comparing value across a wider range of choices.
A resale home must be priced and presented for today’s market, not only against the house down the street, but also against the alternatives available elsewhere in Windsor-Essex.
More housing types could give buyers greater flexibility
Multi-unit development can serve buyers whose needs are not being met by detached housing.
First-time buyers may look toward condominiums or smaller townhomes. Empty nesters may want one-level living without the upkeep of a large property. Newcomers and younger professionals may prefer rental housing while they establish themselves. Seniors may need accessible homes close to services and family.
Adding different forms of housing can create movement throughout the market.
If new development provides the right homes at prices people can manage, it could improve movement between different stages of the housing market. It’s important to recognize that affordability will depend on the final selling prices or rents, not simply the number of units proposed.
More supply does not automatically mean lower prices
It can be tempting to assume that additional construction will cause home prices to fall. The relationship is more complicated.
New housing can help improve choice and reduce some of the pressure created by limited supply. At the same time, construction costs, land prices, financing expenses, development charges and infrastructure requirements affect what builders must charge.
New housing also takes time. A project announced today may not add completed homes for several years.
CMHC’s 2026 outlook anticipated weaker overall housing starts in the Windsor area, while expecting rental apartment construction to remain comparatively more resilient because of government support for certain projects. CMHC Housing Market Outlook
Opinion: If Windsor-Essex continues attracting residents and investment while construction remains expensive or slow, well-located homes could continue to hold their value even as buyers gain more choices. The effect could vary significantly by community, property type and price range.
The market is bigger than one set of numbers
Resale statistics remain one of our best tools for understanding current buyer activity, pricing and competition. But they should not be treated as a complete count of everyone looking for a place to live.
To understand where Windsor-Essex may be heading, we also need to watch:
- Building permits and actual housing starts
- New condominium and townhome projects
- Purpose-built rental construction
- Population and employment growth
- Infrastructure capacity
- Builder incentives and new-home pricing
- The types of homes being built, not simply the number
The Windsor-Essex housing market includes resale homes, new construction, rentals, custom builds and future developments. Each one affects the others.
For buyers, that means comparing all available options carefully, including price, timelines, warranties, monthly costs and location.
For sellers, it means recognizing that the competition may extend beyond the active listings visible in their immediate neighbourhood.
At The Dan Gemus Real Estate Team, we help our clients look at the complete market. Whether you are considering a resale home, exploring new construction or deciding how to position your property against both, good decisions begin with understanding all of your options.
To discuss the Windsor-Essex market or your next move, contact The Dan Gemus Real Estate Team Ltd., Brokerage, seven days a week at 519-566-5565 / www.DanGemus.com
This blog is for information purposes only and is in no way intended to solicit those currently under contract with another brokerage.