Spryfield 2025 in Review
Executive Summary
Spryfield, a growing district in southwest Halifax surrounded by lakes, trails, and green space, recorded 275 single-family listings in the analysis period, with 199 properties successfully closing at an average sale price of $577,058. The district demonstrates balanced market conditions with a median days-on-market of just 8 days for well-priced properties, though the overall average of 19 days reflects extended exposure for overpriced inventory.
Pricing dynamics reveal a nuanced market: while 35.7% of sales closed above asking with average premiums of $18,666, the majority (51.8%) settled below list price with average discounts of $13,509. The district's 17.5% failure rate (48 expired and cancelled listings combined) signals pricing sensitivity, particularly in the $600K–$700K+ range where buyer resistance intensifies. Sub-District 7-C (Herring Cove Road corridor and newer developments) leads with 108 sales, while 7-D (Green Acres) shows the highest failure rate at 28%.
Listing Status Distribution
The market activity breakdown reveals strong absorption, with nearly three-quarters of listed properties successfully closing. The combined 17.5% failure rate (expired plus cancelled) indicates pricing sensitivity in specific segments, particularly newer construction priced above market tolerance.
Pricing Performance Analysis
Spryfield operates as a balanced market tilting slightly toward buyers, with just over half of closed transactions settling below list price. Properties that sold over asking averaged a premium of $18,666, while those settling below list saw an average discount of $13,509. The overall list-to-sold ratio of 100.1% masks this bifurcation—properly priced homes attract competition while overpriced inventory faces negotiation.
| Metric | Value |
|---|---|
| Average List-to-Sold Ratio | 100.1% |
| Median List-to-Sold Ratio | 99.7% |
| Original-to-Sold Ratio | 99.2% |
| Sales Requiring Price Reductions | 35 (17.6%) |
| Average Reduction (for reduced listings) | $26,926 (5.1%) |
Pricing precision dramatically impacts market time. Properties that sold without prior reductions averaged just 13 days on market, while those requiring price adjustments lingered for 49 days—nearly four times longer. This gap underscores the cost of initial overpricing in buyer perception and negotiating leverage.
Analysis by Sub-District
Spryfield comprises four distinct sub-districts, each with unique market characteristics, price points, and buyer profiles. Understanding these micro-markets is essential for accurate pricing and strategic positioning.
Sub-District 7-A: Cowie Hill & Spryfield Core
The largest sub-district by total listings encompasses the established Cowie Hill neighbourhood and core Spryfield area. With 86 total listings and 59 sales, 7-A demonstrates solid demand across a wide price range ($250,000–$829,900). However, the 20.9% failure rate signals pricing challenges, particularly for properties listed above $600,000.
Price Range: $250,000 – $829,900 | Avg $/SqFt: $292.19
Over Asking: 33.9% (avg +$24,356) | Under Asking: 61.0% (avg −$13,819)
Failed Listings: 7 expired, 11 cancelled (20.9% failure rate)
Sub-District 7-B: Leiblin Park & Thornhill
The smallest sub-district offers the most accessible price points in Spryfield, with an average sale of $479,823—significantly below the district average. The 44.4% over-asking rate (highest in the district) reflects strong demand for affordable single-family options. No expired listings and a quick 11-day average DOM indicate efficient market absorption at these price points.
Price Range: $350,000 – $575,000 | Avg $/SqFt: $316.30
Over Asking: 44.4% (avg +$39,225) | Under Asking: 55.6% (avg −$14,268)
Failed Listings: 0 expired, 4 cancelled (17.4% failure rate)
Sub-District 7-C: Herring Cove Road Corridor & New Developments
The dominant market segment with 141 listings and 108 sales, 7-C encompasses newer developments northeast of Herring Cove Road including Alabaster Way, Colonial Crescent, Lier Ridge, and Titanium Crescent. The highest average sale price ($605,322) reflects the prevalence of newer construction. Despite the 13.5% failure rate (lowest in the district), extended inventory on some new builds indicates builder pricing above market tolerance.
Price Range: $280,000 – $789,000 | Avg $/SqFt: $305.89
Over Asking: 38.0% (avg +$12,622) | At Asking: 14.8% | Under Asking: 47.2% (avg −$12,767)
Failed Listings: 8 expired, 11 cancelled (13.5% failure rate)
Sub-District 7-D: Green Acres Area
The Green Acres area presents the most challenging market dynamics, with the district's highest failure rate at 28.0% (6 expired, 1 cancelled). Notably, 42.9% of sales closed at exact asking price—the highest "at asking" rate—suggesting sellers who achieve sales are pricing precisely to market. The 22-day median DOM (highest in the district) reflects buyer caution in this area.
Price Range: $355,000 – $649,900 | Avg $/SqFt: $306.63
Over Asking: 14.3% (avg +$3,425) | At Asking: 42.9% | Under Asking: 42.9% (avg −$16,700)
Failed Listings: 6 expired, 1 cancelled (28.0% failure rate)
7-B (Leiblin Park/Thornhill) offers the best value proposition with the lowest average price ($479,823), fastest sales (11 DOM avg), and highest over-asking rate (44.4%). In contrast, 7-D (Green Acres) presents the greatest challenge with a 28% failure rate and 23-day average DOM. Buyers seeking newer construction gravitate to 7-C, while 7-A offers the widest price range for various budgets.
Price Segment Analysis
Demand concentrates heavily in the $500K–$700K range, which captured 64% of all closed sales. The under-$400K segment represents strong value opportunities with quick absorption, while the $700K+ segment—dominated by newer construction—shows healthy activity despite longer market times.
| Price Segment | Sales | Avg Price | Avg DOM | Share |
|---|---|---|---|---|
| Under $400,000 | 18 | $338,345 | 18 days | 9.0% |
| $400,000 – $500,000 | 29 | $459,953 | 15 days | 14.6% |
| $500,000 – $600,000 | 62 | $560,496 | 21 days | 31.2% |
| $600,000 – $700,000 | 66 | $647,314 | 21 days | 33.2% |
| $700,000+ | 24 | $747,173 | 15 days | 12.1% |
Market Velocity & Value Metrics
Highest Sales
The district's top transactions cluster in the Darjeeling Drive and Hadley Crescent developments—newer construction offerings that commanded prices approaching $830,000. These premium sales demonstrate the ceiling for Spryfield's single-family market.
Street-Level Performance
Ten streets recorded multiple transactions, providing meaningful pricing benchmarks. The data reveals distinct corridors: new developments (Colonial Crescent, Alabaster Way, Lier Ridge) dominate higher price points, while established streets (Herring Cove Road, Cowie Hill Road) offer more accessible entry points.
Expired Listings Analysis
Twenty-one properties expired without selling, collectively spending an average of 95 days on market. These listings reveal pricing thresholds buyers rejected, with the majority clustered in the $600K–$800K range where new construction pricing often exceeds buyer tolerance. Notable patterns include multiple builder inventory items and properties requiring 10%+ reductions that still failed to transact.
Original: $789,900 → Final: $759,999 (3.8% reduction) | 110 DOM | 2,215 sqft
Original: $769,000 → Final: $769,000 (no reduction) | 3 DOM | 1,727 sqft
Original: $699,900 → Final: $699,900 (no reduction) | 142 DOM | 2,425 sqft
Original: $699,900 → Final: $699,900 (no reduction) | 164 DOM | 2,174 sqft
Original: $690,000 → Final: $680,000 (1.4% reduction) | 127 DOM | 2,037 sqft
Original: $669,900 → Final: $649,900 (3.0% reduction) | 161 DOM | 2,029 sqft
Original: $649,900 → Final: $639,900 (1.5% reduction) | 154 DOM | 1,480 sqft
3 expired listings at $619,900–$649,900 | 92–93 DOM each | 2,400–2,530 sqft
Two properties (6 & 8 Williams Lake Road) both expired at $629,900 | 107 DOM each
Original: $424,500 → Final: $345,000 (18.7% reduction) | 61 DOM | 1,015 sqft
Original: $399,900 → Final: $394,900 (1.3% reduction) | 113 DOM | 1,259 sqft
Expired listings cluster around two price thresholds: $600K–$700K (new construction facing buyer resistance) and $400K range (older inventory requiring significant updates). The 3.8% average reduction for expired listings proved insufficient—properties that eventually sold required corrections of 5–10% or more. Builder inventory on Berm Street, Williams Lake Road, and Brick Lane signals systemic overpricing in new construction.
Cancelled Listings Analysis
Twenty-seven listings were cancelled by sellers, representing strategic withdrawals to reassess pricing or timing. Several properties with multiple cancellations reveal persistent value-expectation gaps that successive price reductions failed to resolve.
Original: $1,185,000 → Final: $1,185,000 (no reduction) | 9 DOM | 3,231 sqft
Original: $759,999 → Final: $744,999 (2.0% reduction) | 98 DOM | 2,142 sqft
Original: $749,900 → Final: $749,900 (no reduction) | 35 DOM | 1,976 sqft
Original: $715,000 → Final: $689,900 (3.5% reduction) | 42 DOM | 2,400 sqft
Multiple cancelled at $679,900–$699,900 | 0–116 DOM | 2,307–2,373 sqft
First: $679,900 → $659,900 (29 DOM) | Second: $659,900 → $645,500 (89 DOM)
Original: $695,000 → Final: $675,000 (2.9% reduction) | 123 DOM | 1,049 sqft
Original: $649,900 → Final: $613,900 (5.5% reduction) | 55 DOM | 2,634 sqft
Original: $599,900 → Final: $539,000 (10.2% reduction) | 140 DOM | 1,900 sqft
First: $549,900 (144 DOM) | Second: $579,900 → $539,900 (40 DOM) | Now ACTIVE at $525,000
Properties with multiple cancellations reveal seller expectations persistently above market tolerance. The Hubleys Drive and Birchfield Crescent cases demonstrate that incremental 2–3% reductions rarely resolve fundamental pricing gaps—decisive corrections of 8–10%+ were required to generate buyer interest. St. Michaels Avenue (208+ combined days) and Trout Run (147+ combined days) remain case studies in pricing resistance.
Relisted Properties: Eventual Success Stories
Several properties that initially failed to sell eventually transacted after strategic repositioning. These cases provide valuable lessons about market-clearing prices.
| Property | First Attempt | Final Sale | Total Reduction |
|---|---|---|---|
| Old Sambro Road | Expired at $394,900 | $382,000 | −$17,900 (4.5%) |
| Alabaster Way | Expired at $699,900 | $699,900 | At asking (243 total DOM) |
| Colonial Crescent | Cancelled at $649,900 | $710,844 | +$60,944 (over new asking) |
Current Active Inventory
Twenty-two properties remain available, with extended days on market for several listings suggesting buyer hesitation at current price points. Multiple new construction offerings from builders show persistent inventory challenges.
| Street | Current Price | Reduction | DOM | SqFt |
|---|---|---|---|---|
| Brick Lane (7-C) | $724,900 | — | 345 | 2,405 |
| Alabaster Way (7-C) | $714,900 | — | 248 | 2,472 |
| Colonial Crescent (7-C) | $699,900 | — | 255 | 2,312 |
| Colonial Crescent (7-C) | $699,900 | — | 255 | 2,312 |
| Alabaster Way (7-C) | $709,999 | −$9,001 (1.3%) | 59 | 2,060 |
| Idlewylde Road (7-A) | $685,000 | −$40,000 (5.5%) | 67 | 1,594 |
| Trout Run (7-D) | $599,900 | −$40,000 (6.3%) | 130 | 2,133 |
| Alabaster Way (7-C) | $644,900 | — | 108 | 1,516 |
| Old Sambro Road (7-A) | $479,900 | −$9,100 (1.9%) | 87 | 2,610 |
The Brick Lane property at 345 DOM represents the oldest active listing in the district. Builder inventory on Colonial Crescent and Alabaster Way continues to face absorption challenges despite quality construction.
Conditional Sales
Five properties are currently pending under conditional contracts:
| Street | List Price | Firm Date | DOM |
|---|---|---|---|
| Nelson Avenue (7-A) | $349,900 | January 22, 2026 | 68 |
| Withrod Drive (7-A) | $415,000 | January 12, 2026 | 78 |
| Hilden Drive (7-C) | $419,000 | January 12, 2026 | 80 |
| Gala Court (7-C) | $584,900 | January 15, 2026 | 30 |
| Keepsake Crescent (7-C) | $649,900 | January 16, 2026 | 129 |
Strategic Takeaways
For Sellers
Spryfield rewards precise pricing but punishes aspiration. Properties listed at market value average just 13 days to sale, while those requiring reductions average 49 days—nearly four times longer. The 8-day median DOM for all sales confirms that properly priced inventory moves quickly.
Sub-district selection matters: 7-B (Leiblin Park/Thornhill) offers the fastest absorption and highest over-asking rates, while 7-D (Green Acres) requires conservative pricing given the 28% failure rate. New construction sellers should note persistent builder inventory challenges on Colonial Crescent, Alabaster Way, and Brick Lane—properties at $700K+ face the strongest headwinds.
The data reveals a clear pricing ceiling: beyond $650,000, sales increasingly occur at or below asking price. The $500K–$600K sweet spot captures 31% of sales with competitive dynamics still intact.
For Buyers
Opportunities exist across all segments. Entry-level buyers under $400K will find limited but swift-moving inventory—be prepared to act decisively. Mid-market buyers ($500K–$600K) face moderate competition but can negotiate effectively on properties with 30+ DOM.
Upper-segment buyers have significant leverage: expired and cancelled listings represent opportunities with motivated sellers. The current active inventory above $650K includes properties that have already absorbed substantial reductions, with builders on Colonial Crescent and Alabaster Way facing carrying cost pressure after 250+ days on market.
Sub-district 7-B offers the strongest value proposition: lowest average prices, fastest sales, and highest premiums—indicating healthy demand at accessible price points.
Spryfield's single-family market operates efficiently for inventory priced within buyer expectations—the 8-day median DOM confirms rapid absorption at market-clearing prices. However, the 17.5% failure rate and 48 expired/cancelled listings reveal a market intolerant of premium pricing, particularly in new construction. The $500K–$700K range captures 64% of sales and represents the district's center of gravity. Sellers exceeding these thresholds should anticipate extended market exposure and budget for meaningful price corrections.
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