District 11 2025 In Review
Executive Summary
District 11, spanning Dartmouth's eastern coastline from Woodside through Eastern Passage to Cow Bay, recorded 238 single-family listings in the analysis period, with 196 properties successfully closing at an average sale price of $476,199. This coastal corridor demonstrates robust seller-favourable conditions, with 56.1% of sales closing above asking price and a remarkably efficient median days-on-market of just 6 days.
Eastern Passage (Sub-District 11-B) dominates market activity with 85% of all listings and the strongest buyer competition—58% of sales exceeded asking prices. Cow Bay (11-C) commands premium pricing averaging $620,664 for larger waterfront-oriented properties, while Woodside (11-A) offers more accessible entry points averaging $416,457. Failed listings—comprising 9 expired and 20 cancelled properties—reveal pricing resistance primarily in the $500K+ segment and among properties requiring strategic repositioning.
Listing Status Distribution
The market activity breakdown reveals strong absorption with an 82.4% success rate for listed properties. The combined 12.2% failure rate (expired and cancelled) concentrates in higher price brackets and properties with pricing misalignment, providing valuable intelligence for strategic positioning.
Pricing Performance Analysis
District 11 operates as a seller's market with competitive bidding pushing the majority of transactions above list price. The average list-to-sold ratio of 102.6% reflects strong demand, with successful over-asking sales averaging premiums of $27,198. Properties settling below asking saw modest average discounts of $15,119—indicating that even underperforming listings found buyers with minimal concessions.
| Metric | Value |
|---|---|
| Average List-to-Sold Ratio | 102.6% |
| Median List-to-Sold Ratio | 101.0% |
| Original-to-Sold Ratio | 101.9% |
| Properties Requiring Pre-Sale Reductions | 27 (13.8%) |
| Average Pre-Sale Reduction | $38,920 |
Nearly 60% of District 11 properties sold within one week, with over half exceeding asking price. The market rewards accurate pricing with rapid absorption—well-priced homes generate competitive offers almost immediately, while properties requiring reductions averaged 38 additional days on market before finding buyers.
Analysis by Sub-District
District 11 comprises three distinct sub-markets along Dartmouth's eastern shore. Each demonstrates unique pricing dynamics, buyer profiles, and absorption characteristics that inform strategic positioning for both sellers and buyers.
Sub-District 11-A: Woodside & Area
The Woodside sub-district serves as the district's most accessible entry point, with established neighbourhoods offering proximity to ferry service and highway connections. Communities include Woodside, portions of Dartmouth, and Eastern Passage's western edge.
| Metric | 11-A Value |
|---|---|
| Price Range | $225,000 – $610,000 |
| Average Price/SqFt | $290.04 |
| Average Finished SqFt | 1,471 |
| Sold Over Asking | 50.0% |
| Sold Under Asking | 50.0% |
| Active Listings | 0 |
| Expired/Cancelled | 1 |
Sub-District 11-B: Eastern Passage
Eastern Passage dominates District 11 activity, representing 85% of all listings. This established coastal community offers diverse housing stock from starter homes to executive properties, with strong schools, recreational amenities, and beach access driving consistent demand.
| Metric | 11-B Value |
|---|---|
| Price Range | $230,000 – $860,000 |
| Average Price/SqFt | $296.40 |
| Average Finished SqFt | 1,651 |
| Sold Over Asking | 58.1% |
| Sold At Asking | 9.6% |
| Sold Under Asking | 32.3% |
| Active Listings | 8 |
| Expired | 8 |
| Cancelled | 17 |
Sub-District 11-C: Cow Bay & Rainbow Haven
Cow Bay represents District 11's premium segment, with larger lots, waterfront exposure, and proximity to Rainbow Haven Beach commanding significant price premiums. Lower inventory and longer average days-on-market reflect the more specialized buyer pool for these distinctive coastal properties.
| Metric | 11-C Value |
|---|---|
| Price Range | $155,000 – $1,020,000 |
| Average Price/SqFt | $275.18 |
| Average Finished SqFt | 2,579 |
| Sold Over Asking | 33.3% |
| Sold Under Asking | 66.7% |
| Active Listings | 1 |
| Expired/Cancelled | 3 |
Cow Bay (11-C) commands a 49% price premium over Woodside (11-A), reflecting larger home sizes averaging 2,579 sqft versus 1,471 sqft, plus waterfront proximity and coastal lifestyle appeal. Eastern Passage (11-B) occupies the middle ground, offering accessible pricing with the district's fastest absorption rates.
Price Segment Analysis
Demand concentrates heavily in the $400K–$500K range, which captured over half of all closed sales. This core price band offers the optimal combination of value, selection, and financing accessibility for District 11 buyers. Upper segments demonstrate continued demand but require increasingly precise pricing to achieve successful outcomes.
| Price Segment | Sales | % of Total | Avg Price | Avg DOM |
|---|---|---|---|---|
| Under $300,000 | 4 | 2.0% | $210,000 | 15 days |
| $300,000 – $400,000 | 22 | 11.2% | $365,098 | 11 days |
| $400,000 – $500,000 | 106 | 54.1% | $442,424 | 10 days |
| $500,000 – $600,000 | 49 | 25.0% | $553,172 | 24 days |
| $600,000 – $700,000 | 11 | 5.6% | $630,497 | 16 days |
| $700,000+ | 4 | 2.0% | $881,250 | 89 days |
The $700K+ segment averaged 89 days on market—nearly 9x longer than the core $400K–$500K segment. This extended timeframe reflects the smaller buyer pool and heightened price sensitivity at premium levels, where accurate initial pricing becomes critical to avoid lengthy market exposure.
Market Velocity & Value Metrics
District 11 demonstrates exceptional market velocity, with 60% of properties selling within the first week and 74% within two weeks. The dramatic difference between average and median DOM (15.8 vs 6 days) reflects a market where properly priced properties sell almost immediately, while overpriced listings skew averages upward.
Days on Market Distribution
| DOM Range | Sales | % of Total |
|---|---|---|
| 0 – 7 days | 117 | 59.7% |
| 8 – 14 days | 28 | 14.3% |
| 15 – 30 days | 25 | 12.8% |
| 31 – 60 days | 12 | 6.1% |
| 60+ days | 14 | 7.1% |
Highest Sales
The district's top transactions demonstrate the premium potential—and pricing complexities—of District 11's upper market segment. Notable patterns include significant price adjustments for luxury properties and extended marketing periods for the highest-priced homes.
The district's highest sale required a $380,000 reduction (27%) from original asking and 200 days on market to transact. This pattern—significant adjustments for premium properties—repeats across the top sales, underscoring the critical importance of market-aligned pricing in upper brackets.
Street-Level Performance
Ten streets recorded three or more transactions, providing meaningful pricing benchmarks for these established corridors. Cow Bay Road leads in volume with 15 sales demonstrating the widest price range in the district.
Expired Listings Analysis
Nine properties expired without selling, collectively spending an average of 103 days on market. These listings reveal pricing thresholds buyers rejected, with particular concentration in the Sailors Trail new construction subdivision and properties requiring strategic repositioning.
Original: $629,000 → Final: $580,000 (7.8% reduction) | 70 DOM | 1,274 sqft
Original: $599,900 → Final: $599,900 (no reduction) | 91 DOM | 1,800 sqft
Original: $599,900 → Final: $599,900 (no reduction) | 92 DOM | 1,800 sqft
Original: $585,000 → Final: $549,900 (6% reduction) | 179 DOM | 1,788 sqft
Original: $539,900 → Final: $539,900 (no reduction) | 92 DOM | 1,216 sqft
Original: $539,900 → Final: $539,900 (no reduction) | 92 DOM | 1,216 sqft
Original: $449,900 → Final: $419,900 (6.7% reduction) | 59 DOM | 1,100 sqft
First: $389,900 → $375,000 (3.8% reduction) | 123 DOM
Second: $369,900 → $369,900 | 125 DOM | 1,078 sqft
Five of nine expired listings were in the Sailors Trail subdivision, suggesting new construction pricing resistance at the $539,900–$599,900 range. However, several properties ultimately sold after relisting—often at identical or near-identical prices—indicating timing rather than pure pricing may have been a factor. The 20 Silvers Lane property, with two expired attempts totalling 248 days, demonstrates the compounding cost of initial overpricing.
Cancelled Listings Analysis
Twenty listings were cancelled by sellers, representing strategic withdrawals to reassess pricing, timing, or market approach. Several patterns emerge: upper-market properties struggling to find buyers, and multiple attempts at the same address revealing sellers' gradual price discovery.
Original: $1,200,000 → Final: $1,125,000 (6.2% reduction) | 55 DOM | 3,245 sqft
Original: $999,000 → Final: $959,000 (4% reduction) | 222 DOM | 3,709 sqft
Original: $900,000 → Final: $900,000 (no reduction) | 103 DOM | 3,550 sqft
Original: $790,000 → Final: $750,000 (5.1% reduction) | 74 DOM | 2,688 sqft
First: $769,900 | 15 DOM
Second: $699,000 | 21 DOM | 2,510 sqft
Original: $539,900 → Final: $519,900 (3.7% reduction) | 25 DOM | 1,800 sqft
Original: $539,900 → Final: $495,000 (8.3% reduction) | 169 DOM | 1,516 sqft
First: $439,900 → $419,900 | 32 DOM
Second: $399,900 | 2 DOM | 1,267–1,290 sqft
Original: $475,000 → Final: $449,900 (5.3% reduction) | 130 DOM | 1,460 sqft
Original: $425,000 → Final: $399,900 (5.9% reduction) | 76 DOM | 730 sqft
The 1939 Cow Bay Road property illustrates the upper-market correction pattern: cancelled at $1,125,000 after 55 days, then successfully relisted at $899,000 and sold for $920,000—a 23% adjustment from original asking. Properties in the $700K+ range consistently required 15–25% reductions to ultimately transact, suggesting systematic overpricing in this segment.
Relisted Properties: Pricing Discovery in Action
Twelve addresses appeared multiple times in the data, revealing the pricing adjustment journey from failed listings to successful sales. These case studies provide valuable intelligence about true market clearing prices.
| Address | Original Ask | Final Sold | Adjustment | Total DOM |
|---|---|---|---|---|
| 1939 Cow Bay Road | $1,200,000 | $920,000 | −23.3% | 110 |
| 83 Redoubt Way | $539,900 | $450,000 | −16.7% | 90 |
| 1534 Cow Bay Road | $629,000 | $572,000 | −9.1% | 70 |
| 91 106 Sailors Trail | $585,000 | $555,000 | −5.1% | 190 |
| 26 Sailors Trail | $599,900 | $599,900 | 0% | 92 |
| Lot 33B 6 Sailors Trail | $599,900 | $599,900 | 0% | 158 |
Current Active Inventory
Nine properties remain available, with several carrying significant price reductions and extended days on market. The inventory spans from entry-level opportunities to waterfront-adjacent properties requiring buyer patience.
| Street | Current Price | Reduction | DOM | SqFt |
|---|---|---|---|---|
| 1638 Shore Road (11-B) | $987,600 | −$257,400 (20.7%) | 179 | 1,985 |
| 87 Cow Bay Road (11-B) | $665,000 | −$20,000 (2.9%) | 176 | 2,688 |
| 3 Murray Road (11-B) | $550,000 | — | 19 | 2,400 |
| 73 Sea Spray Drive (11-B) | $539,900 | −$60,000 (10.0%) | 141 | 2,100 |
| 3 Moonlit Ridge (11-B) | $524,900 | — | 39 | 1,200 |
| 11 Melrose Crescent (11-B) | $419,900 | −$5,000 (1.2%) | 31 | 1,275 |
| 10 Thorncrest Court (11-B) | $409,900 | — | 38 | 1,408 |
| 20 Silvers Lane (11-B) | $320,000 | — | 58 | 1,078 |
| 2353 Cow Bay Road (11-C) | $249,800 | — | 204 | 613 |
The Shore Road property at 179 DOM and 87 Cow Bay Road at 176 DOM represent the oldest active listings in the district. Both have absorbed significant reductions, suggesting room for negotiation for patient buyers.
Conditional Sales
Four properties are currently pending under conditional contracts, representing near-term absorption across the district's price spectrum.
| Street | List Price | Firm Date | DOM |
|---|---|---|---|
| 45 High Street (11-A) | $595,000 | January 22, 2026 | 47 |
| 214 Sailors Trail (11-B) | $539,900 | January 15, 2026 | 31 |
| 56 Samuel Danial Drive (11-B) | $470,000 | January 22, 2026 | 10 |
| 1990 Caldwell Road (11-B) | $360,000 | January 15, 2026 | 72 |
Strategic Takeaways
For Sellers
District 11 rewards precise pricing with exceptional speed—60% of properties sold within one week, and 56% achieved premiums above asking. The core market sweet spot sits in the $400K–$500K range, where demand is strongest and absorption fastest. Properties priced above $600K face lengthening timelines and increased negotiation pressure.
The data reveals a clear pricing lesson: properties requiring post-listing reductions averaged 38 additional days on market. For upper-bracket properties ($700K+), realistic initial pricing is critical—the average 89-day timeline in this segment leaves substantial carrying costs and stale-listing risk on the table.
For Buyers
Entry-level opportunities exist in sub-district 11-A (Woodside) with average prices under $420K and no current competition from active inventory. The core Eastern Passage market (11-B) offers strong selection but requires quick decision-making—well-priced properties attract multiple offers within days.
Upper-segment buyers have negotiating leverage. The nine currently active listings include several properties with 140+ days on market and price reductions totalling $342,400. Expired and cancelled listing patterns suggest sellers above $600K often require 10–20% adjustments to achieve sale—knowledge that informs offer strategy.
District 11's single-family market demonstrates a compelling seller advantage in the $400K–$600K core segment, with 6-day median absorption and majority over-asking results. The market efficiently penalizes overpricing—failed listings averaged 100+ days before cancellation or expiration, while strategic relisting typically required 15–25% adjustments to find buyers. For well-positioned properties, this remains one of Halifax's most active and competitive markets.
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