Chatham-Kent Real Estate Market Update: July 7 to 13, 2026

Chatham-Kent recorded 32 residential sales in the week of July 7 to 13, 2026. That's double the 16 from the week before, but the prior week included Canada Day, which always suppresses closings. This week's count is closer to a normal pace than a rebound.

The week's clearest signal wasn't the sale count or the price. It was the near-total absence of bidding competition, in a week when Windsor-Essex, an hour west, saw close to a third of its homes sell over asking.

One Sale Out of 32 Closed Over Asking

Of the week's 32 sales, 28 closed below list price, 3 landed exactly at asking, and one went over: 411 King Street West, which sold for $790,000 against a $785,000 list. That's $5,000 over, or 0.6%. Not a bidding war so much as a firm handshake.

The typical home sold for 96.6% of its list price. On the week's median-priced home, that's roughly $16,600 of negotiating room, and buyers took it in nearly every transaction. Two of the three at-ask sales closed at exactly 100.0% of list to the dollar, a pattern that usually points to new-construction or pre-negotiated deals rather than open-market competition.

Where the Sales Landed

*Shown as raw counts rather than percentages because five or fewer sales is too small a sample to support a trend claim.

Sales spread across the full price spectrum, from a $50,000 low to the week's top sale at 11179 Longwoods Road, which closed at $1,000,000 against a $1.1 million list. Eight sales landed under $300,000, including four under $130,000, the kind of rural and fixer stock that keeps Chatham-Kent's entry point among the lowest in southwestern Ontario.

About That $488,950 Median

The week's median sale price was $488,950, up sharply from $334,000 the week before. Don't read that as price growth. On samples of 32 and 16 sales, the median simply reflects which homes happened to close. This week a 13-sale cluster between $488,000 and $630,000 sat on top of the cheap tail and pulled the midpoint up. Next week's mix could pull it right back down.

Unusually, the average price ($444,577) came in below the median. Those four sub-$130,000 sales dragged the average down, the mirror image of a luxury sale inflating it. Either way, the lesson is the same: in a market this size, weekly price stats describe the week's sales mix, not the value of your home.

Same Week, Very Different Market an Hour West

The contrast with Windsor-Essex over the identical seven days is the most useful context. Windsor-Essex logged 110 sales with 30% closing over asking and a typical 23 days on market. Chatham-Kent saw 3% over asking and 35 days. The typical Chatham-Kent home also sold further below list: 96.6% versus Windsor's 97.65%.

For buyers, that gap is the opportunity. You can shop in Chatham-Kent with time to think, room to negotiate, and almost no risk of a bidding war, in a week when the typical 3-bedroom, 2-bathroom home traded around $343 per square foot.

For sellers, it's a pricing discipline warning. With 88% of homes closing under list and the typical sale taking five weeks, an ambitious list price doesn't get bid up here. It gets negotiated down or sits. The week's slowest sale took 179 days. Price to the recent comparables, not to hope.