112 freehold homes sold in February. Same number as last February. But last year buyers closed in 23 days. This year it took 33. Same sales count, slower commitment. Buyers had more to look at and less reason to rush.

352 new listings came on. That's on top of everything already sitting from January and December. Your home isn't competing with 352 listings. It's competing with every unsold freehold that's been accumulating since fall. Buyers see all of it when they search. The longer a listing sits, the more it blends into the noise.

Townhouses continued to outperform detached. The reason is straightforward. Buyers who can get into a townhouse near $1.1 million are acting. Detached buyers looking above $1.8 million are comparing everything on the market and only committing when the price clearly stands apart. At that level, there's no negotiation phase. If the number doesn't make immediate sense, buyers move to the next listing.

Some sellers still can't price for today. They bought higher or refinanced when values peaked. Others are anchored to what a neighbour got in a different market. Both create the same outcome. Showings that lead nowhere and a listing that ages on the market while buyers keep scrolling.

Sellers are accepting about 96 cents on the dollar. Last February it was 98. That shift matters. Buyers aren't starting near asking anymore. They're coming in lower and waiting. The sellers who moved in February understood that and priced ahead of it.

Spring typically brings a surge of new freehold listings starting mid March. More competition arriving while buyer patience stays high means your pricing window gets tighter, not wider. 112 homes found the number that made buyers act. 240 didn't. If you're planning to list your freehold in Oakville this spring, that gap is the only thing that matters.