Market Guide · November 2026
Months of inventory, explained
Is Woodstock a buyer's market?The one number that tells you who has the upper hand in real estate, and what it says about Woodstock and Oxford County right now.
You've probably heard people say "it's a buyer's market" or "it's a seller's market," but what does that actually mean, and how do you know which one you're in? The easiest way to tell is a stat called months of inventory. Once you understand it, you'll know whether you have room to negotiate, how quickly homes are likely to sell, and how to plan your move. Here's how it works and where the Woodstock real estate market sits today.
Watch: months of inventory explained
Prefer to watch? I break down the 0–3, 4–5 and 6+ month rule and what kind of market Woodstock is in right now in this video.
Prefer to read? Everything from the video is written out below.
What is months of inventory?
Months of inventory (sometimes called "absorption rate" or "months of supply") measures the balance between how many homes are for sale and how quickly buyers are buying them. It answers one simple question: if no new homes were listed, how many months would it take to sell everything that's on the market right now?
A quick example
Let's say there are 300 homes for sale in a town, and 100 homes sold last month. 300 ÷ 100 = 3 months of inventory. At that pace, it would take about three months to sell every home currently listed.
Now say there are 600 homes for sale and still only 100 sales a month. That's 6 months of inventory. Buyers have twice as many options, and sellers have more competition.
That's why months of inventory is more useful than looking at the number of listings or sales on their own. It shows supply and demand together.
The 0–3, 4–5 and 6+ month rule
Here's the general rule of thumb for reading months of inventory:
Fewer homes than buyers. Homes sell quickly, multiple offers are more common and prices tend to rise.
Supply and demand are roughly even. Neither side has a big advantage, and prices tend to hold steady.
More homes than buyers. Homes take longer to sell, buyers have more negotiating power and prices can soften.
Think of it as a scale. The further you move toward 0, the more the market favours sellers. The further you move past 6, the more it favours buyers.
Buyer's market vs. seller's market: what's the difference?
In a seller's market
- Homes sell fast, sometimes within days.
- Multiple offers and bidding wars are more common.
- Buyers may skip conditions like financing or inspection to stay competitive.
- Homes often sell at or above asking price.
In a buyer's market
- More homes to choose from, so buyers can take their time.
- Room to negotiate on price, closing dates and what's included.
- Conditions are expected, so buyers can protect themselves with financing and inspection conditions.
- Homes stay on the market longer, and pricing right matters more for sellers.
In a balanced market, you get a bit of both. Well-priced homes still sell, but buyers aren't under the same pressure to rush or overpay.
What kind of market is Woodstock in right now?
Right now, Woodstock and the surrounding Oxford County area are in a balanced market that's leaning toward a buyer's market. Here are the latest numbers from the Woodstock Ingersoll Tillsonburg & Area Association of REALTORS® (WITAAR):
With 723 active listings and 142 sales in October 2026, the area had about 5.1 months of inventory, up from 4.9 months at the end of September. That's at the top of the balanced range and well above the long-run average of about 3.3 months for this time of year. In other words, buyers have more choice and more negotiating power than they've had in a typical October.
That doesn't mean homes aren't selling. Sales were actually up 11.8% compared with October 2025. People are still buying. There's just more inventory for them to choose from.
It depends on the property
Months of inventory is a big-picture number for the whole area. The market can look very different depending on what you're buying or selling:
- Property type. Detached homes, townhomes, condos and rural properties each have their own supply and demand. One can be tight while another has plenty of listings.
- Price point. A well-priced starter home can still draw strong interest and sell quickly, while higher-priced homes often sit longer because there are fewer buyers in that range.
- Location. Woodstock, Ingersoll, Tillsonburg and smaller communities like Embro, Innerkip and Thamesford can each behave a little differently.
- Condition and pricing. Even in a buyer's market, a move-in-ready home priced right for the market can sell fast.
That's why I always look at the numbers for your specific property type and price range, not just the overall market.
Source: Woodstock Ingersoll Tillsonburg & Area Association of REALTORS® (WITAAR) and CREA monthly market statistics, September and October 2026. Figures cover the WITAAR area as a whole.
What this means if you're buying
If you're a first-time buyer, a balanced-to-buyer's market is a good place to be. Here's how to make the most of it:
- Take your time. With more homes available, you can compare options instead of rushing into the first one.
- Keep your conditions. Financing and home inspection conditions protect you, and in this market sellers usually expect them.
- Negotiate. There's often room on price, closing dates or what's included, especially on homes that have been listed for a while.
- Get pre-approved first. Knowing your budget means you can act with confidence when the right home comes along.
What this means if you're selling
- Price for today's market. Buyers have plenty to compare, so pricing based on current sales, not last year's highs, matters more than ever.
- Presentation counts. Small repairs, a deep clean and good listing photos help your home stand out among more listings.
- Expect conditions. Most buyers will include financing and inspection conditions, so plan for that in your timeline.
- Know your property type's numbers. Your home's category might be tighter or looser than the overall market.
Curious how your home would stack up in today's market? Request a free, no-obligation home evaluation.
Frequently asked questions
What does months of inventory mean in real estate?
Months of inventory is the number of months it would take to sell all the homes currently for sale at the current pace of sales, if no new listings came on the market. You calculate it by dividing active listings by the number of homes sold in a month.
How many months of inventory is a buyer's market?
As a general rule, 6 or more months of inventory is a buyer's market, 4 to 5 months is a balanced market, and 0 to 3 months is a seller's market.
Is Woodstock, Ontario a buyer's or seller's market right now?
In October 2026, the Woodstock Ingersoll Tillsonburg area had about 5.1 months of inventory, which is a balanced market leaning toward a buyer's market. Conditions can vary by property type, price point and neighbourhood.
What is a balanced market in real estate?
A balanced market has roughly 4 to 5 months of inventory. Supply and demand are fairly even, so neither buyers nor sellers have a strong advantage and prices tend to stay steady.
Is a buyer's market a good time for first-time buyers?
Often, yes. First-time buyers usually have more homes to choose from, less competition and more room to negotiate, and they can keep protective conditions like financing and home inspection in their offers.
