Making an Offer in a Buyer's Market: How One Newmarket Couple Won the Home Without Rushing

Arjun had been scrolling listings on his phone every night for almost a year. He and his partner Leah were renting a two-bedroom near Upper Canada Mall in Newmarket, and when a semi on a quiet crescent came up this fall, they booked a showing the same evening.

They loved it. The light, the little backyard, the walk to the park. And then, on the drive home, the nerves kicked in. "What do we even offer? Do we go in at asking? Do we waive conditions so they pick us?"

Those were the rules a lot of buyers learned a few years ago, when bidding wars were everywhere. This fall, the market across South & Central Ontario looks very different, and that changes how you write a smart offer.

First, what the market looks like right now

According to TRREB's October 2026 Market Watch, there were 25,098 homes for sale across the TRREB area, about 4.6 months of inventory. In York Region it was about 5.0 months, and homes sold for 97% of their asking price on average. In Newmarket, 98 homes sold in October at a median price of $875,000, after an average of 28 days on the market.

In plain terms, buyers have choice and time, but well-priced homes still sell close to asking. That's a market where a thoughtful offer wins, not necessarily the biggest or the riskiest one.

Tip 1: Get pre-approved, with a rate hold

The Bank of Canada raised its policy rate to 2.50% on October 28, 2026, and its next decision is December 9. Before you shop, ask your lender for a pre-approval with a rate hold, which many lenders offer for a set period, often around 90 to 120 days depending on the lender. It protects your budget while you look, and it tells a seller you're serious.

Arjun and Leah had theirs in hand before the showing, so they knew exactly where their comfortable number ended.

Tip 2: Keep your conditions

In a busier market, many buyers felt pressured to drop their conditions. Right now, there's usually room to keep the ones that protect you:

• Financing, so your lender can approve the specific property.
• Home inspection, so you know what you're buying before you're committed.
• Status certificate review for a condo or condo townhouse, so a lawyer can check the corporation's finances and rules.

A seller with a home that has been listed for a few weeks will often accept a few business days of conditions from a well-prepared buyer.

Tip 3: Let the comparables set your number

Your offer should be based on what similar homes nearby have actually sold for recently, not on the asking price alone and not on a guess. We pulled recent sales of similar semis in the area for Arjun and Leah and looked at how long the home had been listed. That gave them a fair, confident starting point, without lowballing a seller who had priced it well.

Tip 4: Negotiate more than the price

Price is only one part of an offer. You can also ask about:

• The closing date, so it lines up with the end of your lease or the sale of your current home.
• Inclusions, like appliances, window coverings or a backyard shed.
• Repairs or a credit if the inspection turns something up.

Arjun and Leah needed a closing that matched their lease. The sellers, as it turned out, needed a little extra time to finish building their next home. A longer closing was worth more to them than a few thousand dollars.

Tip 5: Be ready for a sign-back

If the seller doesn't accept your first offer, they may sign it back with changes, such as a different price or date. That's normal, not a rejection. Decide ahead of time where you're flexible and where you're not, so you can answer calmly instead of in a rush.

In Ontario, your deposit is usually due shortly after acceptance, often within 24 hours when the offer says "upon acceptance," so have those funds ready to move.

How it worked out

After one sign-back, Arjun and Leah agreed on a price just under asking, kept their financing and inspection conditions, and got the longer closing both sides needed. The inspection found a furnace that was near the end of its life, and that became part of the conversation too. A few weeks later, they were standing in front of the SOLD sign with the keys.

Leah said the best part wasn't the price. It was that they never felt rushed.

Thinking about buying this season?

Whether you're buying your first home in Newmarket, moving up in Aurora or Barrie, or heading north to Lake Simcoe, The Jennifer Jones Team, LPT Realty, Brokerage helps buyers across South & Central Ontario write offers that protect them and still win the home.

Start by browsing homes for sale, and if you own a home now, book a free home evaluation so you know what you're working with. You can also explore our Newmarket area guide.

This is an illustrative story based on common client situations.