Twelve freehold sales in May. Thirty-six new listings came on. One in three found a buyer. April had nine sales against twenty-nine listings. Volume picked up on both sides but the ratio stayed roughly the same. More activity, same competitive pressure for every serious buyer.

Detached had a strong month by count. Eight homes sold averaging $1,666,500 in thirty-four days. April had five. The volume improved but the pace slowed — seventeen days in April, thirty-four in May. Year-over-year detached is still down about thirteen and a half percent from May 2025. Buyers at this price point are acting, but they're taking their time getting there.

Townhouses told a harder story. Three sold averaging $993,000 in fourteen days. April had four. The ones that moved did so quickly, but only three out of twenty-one listings closed. That's an eighty-six percent miss rate on new townhouse supply. May 2025 had eight townhouse sales. This May had three. Prices are down ten percent year-over-year and the sales volume confirms buyers aren't feeling urgency.

The freehold average price is up nearly fifteen percent year-over-year. That number needs context. May 2025 only had two detached sales. The mix of what sold this May — eight detached homes at $1.6 million — pulled the average up. That's a composition effect, not broad appreciation across freehold.

Twenty-four of thirty-six new freehold listings didn't close. Eight detached listings out of fifteen found buyers. Eighteen townhouse listings out of twenty-one didn't. The townhouse segment is where the gap between seller expectations and buyer reality is widest right now.

Thirty-six new freehold listings in May. More are coming in June. The sellers who closed in May had already done the work of pricing for today's buyer. The ones still waiting are competing against fresh listings every month on top of the ones that didn't move.