Bedford 2025 In Review
Executive Summary
Bedford, one of Halifax Regional Municipality's most established suburban centres, recorded 371 single-family listings in the analysis period, with 255 properties successfully closing at an average sale price of $779,985. The market demonstrates buyer-leaning dynamics, with 69.8% of sales closing below asking price and a median days-on-market of 14 days—though properties above $1M face significantly longer exposure averaging 36.5 days.
The six sub-districts reveal distinct market characteristics: 20-E (Oakmount) offers the most accessible entry point at $614,430 average, while 20-C (Eaglewood) commands premium pricing at $973,305. The 70 failed listings—comprising 36 expired and 34 cancelled properties—heavily concentrate in the $700K–$1.5M range, revealing critical pricing resistance thresholds that sellers must navigate. Notably, 28 properties appeared multiple times in the data, with several ultimately transacting only after substantial price corrections of 10–21%.
Listing Status Distribution
The market activity breakdown reveals a 18.9% failure rate (expired and cancelled combined), notably higher than many Halifax districts. This elevated failure rate signals systematic pricing challenges, particularly in upper-bracket inventory where seller expectations frequently exceed buyer tolerance.
Pricing Performance Analysis
Bedford operates as a buyer's market with nearly seven in ten transactions closing below list price. The average discount of $31,143 signals that pricing precision from day one is critical—overpriced listings face compounding challenges as days on market extend. Properties requiring pre-sale price reductions averaged $39,351 in corrections before finding buyers.
| Metric | Value |
|---|---|
| Average List-to-Sold Ratio | 98.4% |
| Original-to-Sold Ratio | 97.3% |
| Properties with Price Reductions | 27.1% (69 properties) |
| Average Price Reduction (for reduced listings) | $39,351 |
| Average $/sqft | $303.88 |
The 27.6-day average DOM for sold properties contrasts sharply with 93.2 days for expired listings—a gap that underscores how quickly the market punishes overpricing. Well-priced inventory moves in under two weeks, while aspirational pricing leads to extended exposure and eventual failure or substantial corrections.
Price Segment Analysis
Bedford's sales distribute relatively evenly across price bands, with the $800K–$1M segment capturing the largest share at 22.7%. Entry-level properties under $500K represent just 9.8% of transactions, while the luxury segment ($1M+) maintains strong representation at 15.7%—though with notably longer sales cycles.
| Price Segment | Sales | % of Market | Avg Price | Avg DOM |
|---|---|---|---|---|
| Under $500,000 | 25 | 9.8% | $458,692 | 23 days |
| $500,000 – $600,000 | 43 | 16.9% | $549,484 | 24 days |
| $600,000 – $700,000 | 51 | 20.0% | $647,816 | 22 days |
| $700,000 – $800,000 | 38 | 14.9% | $754,278 | 32 days |
| $800,000 – $1,000,000 | 58 | 22.7% | $882,176 | 29 days |
| $1,000,000+ | 40 | 15.7% | $1,273,340 | 37 days |
Highest Sales
Bedford's luxury segment is anchored by waterfront and premium new construction. The top sale—Crownridge Drive at $2.25M—required a significant $600,000 correction from original asking, illustrating the pricing sensitivity even at the high end.
Sub-District Analysis
Bedford's six sub-districts each serve distinct market segments. Understanding these micro-markets helps buyers identify value opportunities and sellers set realistic expectations based on comparable neighbourhood performance.
| Performance Metric | Value |
|---|---|
| Sold Over Asking | 16.2% (11 sales) |
| Sold Under Asking | 77.9% (53 sales) |
| List-to-Sold Ratio | 97.8% |
| Properties Reduced Before Sale | 27.9% | Avg: $28,879 |
| Price Range | $415,000 – $1,429,900 |
| Expired Listings | 13 |
| Cancelled Listings | 9 |
Highest Sale: William Borrett Terrace — $1,429,900 (5,373 sqft, 2 DOM)
| Performance Metric | Value |
|---|---|
| Sold Over Asking | 31.0% (18 sales) |
| Sold Under Asking | 63.8% (37 sales) |
| List-to-Sold Ratio | 99.1% |
| Properties Reduced Before Sale | 29.3% | Avg: $43,924 |
| Price Range | $445,000 – $1,430,000 |
| Expired Listings | 4 |
| Cancelled Listings | 3 |
Highest Sale: Shore Drive — $1,430,000 (3,143 sqft, sold 2.1% over asking)
With the highest success rate (80.6%) and strongest over-asking performance (31%), Glen Moir represents Bedford's most competitive sub-market. Properties here command $312/sqft—a 3% premium over the district average.
| Performance Metric | Value |
|---|---|
| Sold Over Asking | 21.1% (4 sales) |
| Sold Under Asking | 73.7% (14 sales) |
| List-to-Sold Ratio | 98.5% |
| Properties Reduced Before Sale | 26.3% | Avg: $69,340 |
| Price Range | $315,000 – $2,000,000 |
| Expired Listings | 3 |
| Cancelled Listings | 5 |
Highest Sale: Shore Drive — $2,000,000 (4,787 sqft, 16 DOM, sold 9.1% below original asking)
| Performance Metric | Value |
|---|---|
| Sold Over Asking | 23.1% (3 sales) |
| Sold Under Asking | 69.2% (9 sales) |
| List-to-Sold Ratio | 97.2% |
| Properties Reduced Before Sale | 30.8% | Avg: $63,725 |
| Price Range | $394,043 – $2,250,000 |
| Expired Listings | 1 |
| Cancelled Listings | 0 |
Highest Sale: Crownridge Drive — $2,250,000 (6,467 sqft, sold 21% below original asking of $2,850,000)
| Performance Metric | Value |
|---|---|
| Sold Over Asking | 33.3% (9 sales) |
| Sold Under Asking | 63.0% (17 sales) |
| List-to-Sold Ratio | 99.4% |
| Properties Reduced Before Sale | 18.5% | Avg: $53,800 |
| Price Range | $420,000 – $1,165,000 |
| Expired Listings | 2 |
| Cancelled Listings | 2 |
Highest Sale: Rowledge Lane — $1,165,000 (3,957 sqft, 4 DOM)
With the lowest average price ($614,430), fastest median DOM (6 days), highest over-asking rate (33.3%), and best list-to-sold ratio (99.4%), Oakmount represents Bedford's most efficient sub-market for both buyers seeking value and sellers achieving asking prices.
| Performance Metric | Value |
|---|---|
| Sold Over Asking | 18.6% (13 sales) |
| Sold At Asking | 12.9% (9 sales) |
| Sold Under Asking | 68.6% (48 sales) |
| List-to-Sold Ratio | 98.1% |
| Properties Reduced Before Sale | 27.1% | Avg: $28,905 |
| Price Range | $485,000 – $1,709,000 |
| Expired Listings | 13 |
| Cancelled Listings | 15 |
Highest Sale: Element Court — $1,709,000 (4,002 sqft, 12 DOM)
With 28 failed listings (13 expired + 15 cancelled), Bedford West carries the district's highest concentration of unsuccessful listings. The heavy new construction activity creates pricing pressure as builders compete—and as inventory ages, discounting becomes necessary to move product.
Sub-District Performance Summary
| Sub-District | Sales | Avg Price | Med DOM | $/sqft | Over Ask | Failed |
|---|---|---|---|---|---|---|
| 20-A: Paper Mill Lake | 68 | $781,397 | 14 | $290.94 | 16.2% | 22 |
| 20-B: Glen Moir | 58 | $666,197 | 11 | $312.26 | 31.0% | 7 |
| 20-C: Eaglewood | 19 | $973,305 | 31 | $349.35 | 21.1% | 8 |
| 20-D: Ridgevale | 13 | $809,965 | 5 | $296.24 | 23.1% | 1 |
| 20-E: Oakmount | 27 | $614,430 | 6 | $282.68 | 33.3% | 4 |
| 20-F: Bedford West | 70 | $878,710 | 15 | $306.78 | 18.6% | 28 |
Expired Listings Analysis
Thirty-six properties expired without selling, collectively spending an average of 93.2 days on market. These listings reveal pricing thresholds buyers consistently rejected, with the majority concentrated in the $700K–$1.5M range. Sub-districts 20-A (Paper Mill Lake) and 20-F (Bedford West) account for 72% of all expirations.
20-A: Paper Mill Lake / Millview (13 Expired)
Original: $2,495,000 → Final: $2,495,000 (no reduction) | 122 DOM | 6,352 sqft
Original: $1,800,000 → Final: $1,800,000 (no reduction) | 61 DOM | 5,740 sqft
Original: $1,355,000 → Final: $1,355,000 (no reduction) | 119 DOM | 4,134 sqft
Original: $1,229,000 → Final: $1,229,000 (no reduction) | 41 DOM | 3,872 sqft
Original: $1,079,000 → Final: $1,079,000 (no reduction) | 105 DOM | 4,348 sqft
Original: $998,000 → Final: $979,000 (1.9% reduction) | 165 DOM | 3,353 sqft
Original: $989,000 → Final: $959,000 (3.0% reduction) | 123 DOM | 3,425 sqft
Original: $949,900 → Final: $899,900 (5.3% reduction) | 184 DOM | 3,636 sqft
Original: $919,900 → Final: $889,000 (3.4% reduction) | 76 DOM | 1,991 sqft
20-F: Bedford West (13 Expired)
Original: $1,295,000 → Final: $1,195,000 (7.7% reduction) | 184 DOM | 3,625 sqft
Original: $1,250,000 → Final: $1,225,000 (2.0% reduction) | 43 DOM | 3,589 sqft
Original: $1,099,000 → Final: $1,057,000 (3.8% reduction) | 63 DOM | 3,015 sqft
Original: $979,900 → Final: $979,900 (no reduction) | 90 DOM | 3,890 sqft
Original: $950,000 → Final: $950,000 (no reduction) | 184 DOM | 3,450 sqft
Original: $849,900 → Final: $849,900 (no reduction) | 116 DOM | 2,526 sqft
Original: $829,900 → Final: $829,900 (no reduction) | 124 DOM | 2,254 sqft
20-C: Eaglewood (3 Expired)
Original: $3,500,000 → Final: $3,000,000 (14.3% reduction) | 115 DOM | 874 sqft
Original: $1,599,999 → Final: $1,599,999 (no reduction) | 122 DOM | 4,209 sqft
Original: $1,180,000 → Final: $1,129,000 (4.3% reduction) | 78 DOM | 2,140 sqft
The majority of expired listings shared common characteristics: priced above $800,000, carried no meaningful reductions despite extended market exposure, and often represented larger homes where buyers scrutinize value most carefully. Properties that did reduce still failed when corrections remained under 5%—signaling that incremental adjustments rarely overcome fundamental overpricing.
Cancelled Listings Analysis
Thirty-four listings were cancelled by sellers, representing strategic withdrawals to reassess pricing or timing. Bedford West (20-F) leads with 15 cancellations—largely new construction inventory from builders managing unsold inventory. Tracking these properties provides crucial insight into eventual market clearing prices.
20-F: Bedford West (15 Cancelled)
Original: $1,295,000 → Final: $1,200,000 (7.3% reduction) | 68 DOM | 3,929 sqft
Original: $1,049,000 → Final: $999,000 (4.8% reduction) | 43 DOM | 3,573 sqft
Original: $969,000 → Final: $949,000 (2.1% reduction) | 129 DOM | 3,289 sqft
Original: $929,900 → Final: $899,900 (3.2% reduction) | 126 DOM | 2,988 sqft
Original: $874,900 → Final: $849,900 (2.9% reduction) | 140 DOM | 2,780 sqft
20-A: Paper Mill Lake (9 Cancelled)
Original: $1,749,900 → Final: $1,699,900 (2.9% reduction) | 169 DOM | 10,390 sqft
Original: $1,577,000 → Final: $1,577,000 (no reduction) | 79 DOM | 5,927 sqft
Original: $1,199,000 → Final: $1,149,000 (4.2% reduction) | 61 DOM | 3,480 sqft
Original: $1,119,000 → Final: $1,099,000 (1.8% reduction) | 43 DOM | 3,024 sqft
Original: $729,000 → Final: $629,900 (13.6% reduction) | 84 DOM | 1,988 sqft
20-C: Eaglewood (5 Cancelled)
Original: $1,349,900 → Final: $1,174,900 (13.0% reduction) | 155 DOM | 2,268 sqft
Original: $1,249,900 → Final: $1,249,900 (no reduction) | 112 DOM | 4,310 sqft
Original: $1,199,000 → Final: $1,180,000 (1.6% reduction) | 169 DOM | 4,953 sqft
Properties that successfully transacted after previous failure required average corrections of 10–15% from original pricing. The Shore Drive property exemplifies this: originally listed at $1,349,900, it ultimately sold for $953,000—a 29.4% correction from initial expectations. Sellers who reset expectations early in the process avoid the compounding damage of stale listings.
Current Active Inventory
Forty properties remain available across all sub-districts, with Bedford West (20-F) holding 15 active listings—many representing new construction inventory. Extended days on market for several properties signal potential negotiating opportunities for buyers.
| Sub-District | Active | Price Range | Avg DOM |
|---|---|---|---|
| 20-A: Paper Mill Lake | 12 | $500,000 – $1,200,000 | 81 days |
| 20-B: Glen Moir | 6 | $634,900 – $1,399,900 | 70 days |
| 20-C: Eaglewood | 2 | $599,900 – $629,900 | 69 days |
| 20-D: Ridgevale | 2 | $429,000 – $1,225,000 | 37 days |
| 20-E: Oakmount | 3 | $549,900 – $1,469,900 | 34 days |
| 20-F: Bedford West | 15 | $729,900 – $1,279,000 | 56 days |
Notable Active Listings with Price Reductions
| Street (Sub-District) | Current Price | Reduction | DOM |
|---|---|---|---|
| Millview Avenue (20-A) | $919,900 | −$29,100 (3.1%) | 211 |
| Stephs Street (20-F) | $729,900 | — | 156 |
| Shore Drive (20-B) | $1,399,900 | — | 128 |
| Oceanview Drive (20-A) | $599,000 | −$30,000 (4.8%) | 124 |
| Shaffleburg Run (20-B) | $749,900 | −$34,100 (4.3%) | 121 |
| Innsbrook Way (20-A) | $969,900 | — | 102 |
Conditional Sales
Two properties are currently pending under conditional contract:
| Street | Sub-District | List Price | DOM |
|---|---|---|---|
| Moirs Mill Road | 20-A | $729,900 | 36 |
| Garvey Court | 20-F | $880,900 | 12 |
Street-Level Performance
Streets with three or more transactions provide meaningful pricing benchmarks for buyers and sellers evaluating comparable properties.
Strategic Takeaways
For Sellers
Bedford's 69.8% under-asking rate demands pricing discipline from day one. Properties priced at market value sell in approximately two weeks with minimal negotiation, while overpriced listings face compounding challenges—the average failed listing spent 93 days on market before expiring without sale.
Sub-district selection matters: Glen Moir (20-B) and Oakmount (20-E) demonstrate strongest pricing power, with over-asking rates of 31% and 33% respectively. Paper Mill Lake (20-A) and Bedford West (20-F) show the highest failure concentrations—sellers in these areas should anticipate longer exposure and build pricing flexibility into their strategy.
For properties above $800,000, budget for 30+ days on market and prepare for negotiations. The luxury segment ($1M+) averages 37 days DOM with a 97.3% original-to-sold ratio—meaning sellers ultimately accept an average 2.7% discount from initial asking.
For Buyers
Bedford favours patient, prepared buyers. With 70% of properties selling below asking, negotiating leverage exists across all price segments. Focus your search strategy on these opportunities:
Entry-level ($500K–$600K): Oakmount (20-E) offers Bedford's best value with fastest sales velocity—be prepared to act quickly on well-priced inventory.
Mid-market ($600K–$800K): Glen Moir (20-B) provides strong community amenities at $312/sqft. Paper Mill Lake (20-A) offers larger lots but requires more patience to find value.
Upper-market ($800K–$1M): Bedford West (20-F) has significant new construction inventory with 15 active listings—builders are motivated, creating negotiating opportunities.
Luxury ($1M+): Eaglewood (20-C) waterfront and established premium streets command top dollar but move slowly. Properties with extended DOM (60+ days) or multiple listing attempts signal sellers who may be ready to negotiate meaningfully.
Bedford's single-family market offers opportunity for buyers willing to negotiate and challenges for sellers who overprice. The 14-day median DOM for successful sales contrasts with 93+ days for failed listings—a gap that rewards realistic pricing and punishes aspirational expectations. Sub-district dynamics vary significantly: Oakmount and Glen Moir operate as competitive micro-markets while Paper Mill Lake and Bedford West carry elevated inventory and higher failure rates requiring strategic patience from all parties.
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