Status Breakdown · Days on Market · Duplicate Listings · Sales Outcomes

This YTD analysis summarizes the performance of waterfront properties priced over $1 million within the 2025 Nova Scotia dataset. The findings highlight extended days on market, elevated non-selling outcomes, and significant relisting activity—critical indicators when assessing the impact of the additional 10% deed transfer tax.

1. Days on Market by Status

The following numbers reflect average and median days on market, based on the full dataset.

ACTIVE

• Count: 70

• Average DOM: 109 days

• Median DOM: 90

• Range: 4–301 days

These listings remain on the market for considerable periods, reflecting soft demand at this price level.

SOLD

• Count: 48

• Average DOM: 64 days

• Median DOM: 48

• Range: 0–213 days

Sold listings demonstrate significantly shorter market exposure compared to other categories, indicating that only competitively priced properties are achieving successful sales.

EXPIRED

• Count: 35

• Average DOM: 117 days

• Median DOM: 101

• Range: 35–208 days

These properties remained on the market longer than active listings, suggesting resistance to pricing or buyer hesitation at the upper tier.

CANCELLED

• Count: 23

• Average DOM: 110 days

• Median DOM: 101

• Range: 11–274 days

Cancelled listings show similar exposure patterns to expired properties, reinforcing the presence of prolonged listing periods without offers.

WITHDRAWN

• Count: 2

• Average DOM: 68 days

• Median DOM: 68

• Range: 16–120 days

Although the sample is small, withdrawn listings also reflect extended market duration.

CONDITIONAL SALE

• Count: 4

• Average DOM: 92 days

• Median DOM: 56

• Range: 22–232 days

This category indicates moderate exposure but represents too small a group for market-wide conclusions.

2. Duplicate Listings

This segment focuses on relisting activity, an important indicator of market resistance and pricing challenges.

• Total properties listed more than once: 26

  • Listed twice: 25

  • Listed three times: 1

• Number of multi-listed properties that ultimately sold: 5

Only 19% of properties that required multiple listings resulted in a sale.
This pattern demonstrates significant market friction within the $1M+ waterfront tier.

3. Market Interpretation

Several key patterns emerge:

• Sold listings average 64 DOM, significantly lower than the 109–117 day averages seen in active, cancelled, and expired categories.

• The overall absorption rate is 26% (48 sales out of 182 listings).

• A high percentage of luxury waterfront sellers are relisting without achieving successful outcomes.

• These indicators collectively suggest a market facing substantial structural resistance, with pricing sensitivity amplified by additional transaction costs—including the 10% deed transfer tax.

These results align with the broader trend of slowing luxury-market mobility in Halifax, where higher-value segments are disproportionately affected by increased taxation and buyer caution.

Summary Table

5. Duplicate Listing Summary

• Total listings analyzed: 182

• Unique properties (by PID): 155

• Properties listed multiple times: 26

  • 25 listed twice

  • 1 listed three times

• Multi-listed properties that sold: 5

The analysis of 182 waterfront properties priced over $1 million demonstrates a market already experiencing reduced activity, prolonged marketing times, and a high rate of unsuccessful listings. Only 26% of these properties sold, and those requiring relisting achieved a sale in just 19% of cases. These indicators reflect a segment under clear pressure.

The introduction of the additional 10% deed transfer tax adds a significant financial burden at a price point where buyers are already exhibiting caution. High-value purchasers, including retirees, relocators, and waterfront homeowners looking to downsize, are delaying or abandoning transactions due to the increased upfront tax cost. This reduces overall mobility in the housing market and contributes to stagnation in a segment that historically supports considerable economic activity—construction, trades, legal services, real estate, and local spending.

When high-end properties do not sell, the ripple effects extend throughout the entire housing ecosystem. Owners of these homes remain unable to move, new inventory is not created, and downstream transactions never materialize. This results in fewer taxable events, not more.

Given the evidence of declining absorption, elevated days on market, and substantial relisting without successful outcomes, it is clear that the additional 10% deed transfer tax is compounding existing market fragility. A reconsideration of this tax—particularly as it applies to upper-tier and waterfront properties—is essential to restoring balance, encouraging mobility, and preventing further suppression of real estate activity in Nova Scotia.

A targeted review will help ensure that tax policy supports, rather than inhibits, a healthy and sustainable housing market.