Scott Hanton, Full-Service Listing Agent & Buying Agent

Over the past five years (2021–2026), real estate values across **Durham Region—from Pickering in the west to Clarington in the east—have experienced a full cycle of rapid growth, cooling, and moderate correction. This movement reflects broader GTA and Ontario housing trends shaped by interest rate shifts, affordability pressures, supply dynamics, and buyer sentiment. Here’s a clear narrative of how values have changed.

At the beginning of this five-year period, Durham Region’s housing market was riding the tailwinds of a pandemic-era boom. Lower interest rates and strong demand pushed prices sharply higher. Detached homes in many parts of the region saw significant increases, with some detached properties in Pickering and Ajax crossing well past the $900,000 mark by the end of 2021 and into 2022, compared to much lower levels pre-pandemic. Meanwhile, semi-detached and townhouses climbed too, though from lower bases.
This boom was part of a nationwide trend of sharp price increases in the context of extremely low borrowing costs and high buyer demand. 

In response to inflation, the Bank of Canada began raising interest rates aggressively in early 2022. Higher borrowing costs started undercutting affordability, and the market cooled. Across much of Durham, sales volumes softened and bidding wars became less frequent. By late 2022 and into 2023, this translated into flattening and modest declines in average prices compared with peak levels earlier in the cycle, even as values remained historically elevated.
The price cooling extended into 2023 with year-over-year softness, particularly on higher-priced properties or homes above the $1M mark. 

By 2024 and 2025, the Durham market was more balanced than the frenzied seller market seen in 2021–2022. Inventory levels increased substantially in many municipalities, giving buyers more choice and greater negotiating power. Across the region:

• Average home prices eased slightly year-over-year in much of Durham, including Oshawa and Whitby, where prices dipped in 2025 compared with 2024.
   
• Pickering’s average sale price, while still strong relative to some areas, showed moderation — for instance, average prices were lower in March 2025 than in March 2024.
   
• Clarington (including Bowmanville and Courtice) held up better in some periods, showing resilient values as buyers looked for more space and relative affordability within reach of the GTA.
   
• Listings grew and homes took slightly longer to sell than in the ultra-competitive peak market.
   

This era featured a subtle shift from a seller’s market to a more balanced environment, where prices weren’t necessarily crashing but growth clearly slowed or corrected modestly.

As of late 2025 and into early 2026, broader regional data indicates further evidence of moderation:

• Average selling prices in Durham Region in late 2025 hovered in the low- to mid-$800,000s, a decline from earlier in the decade’s peaks, and average sale-to-list ratios slipped below 100% in some months.
   
• Inventory levels expanded enough to approach more balanced conditions, meaning buyers have relatively more choice.
   
• Lower interest rates late in 2025 triggered some renewed buyer activity, but affordability constraints remain a key factor holding prices in check relative to the heights of 2021–2022.
   

Not all municipalities moved in lockstep:

• Pickering and Ajax generally remained near or above $900,000 in average sale prices, tracking stronger demand due to commuter access and local amenities.
   
• Whitby, with its strong schools and suburban appeal, commanded premium pricing, often over $950,000 for detached homes.
   
• Oshawa continued to be one of the more affordable major markets in the GTA with average prices closer to $770,000–$800,000 in 2025.
   
• Clarington offered relatively lower entry pricing (roughly $800,000–$850,000) but saw sustained interest for larger homes and space.
   

Over the last five years, Durham Region’s real estate transitioned from rapid appreciation at pandemic peak levels, through cooling and correction as interest rates rose, into a more balanced and moderately soft market by late 2025–early 2026. While prices remain significantly higher than pre-pandemic, the pace of growth has slowed and, in some segments, values have slightly eased as supply has improved and affordability pressures weigh on buyer demand.

Here’s a solid discussion of what property owners throughout Durham Region—from Pickering to Clarington—should consider when choosing a real estate agent in 2026. Markets across Durham are continuing to evolve, and having the right agent isn’t just nice—it’s a major determinant of how smooth your transaction will be and how much money you ultimately keep in your pocket.

When property owners in Durham look for a real estate agent in 2026, a few core principles still matter—but the context of today’s market makes them even more critical. Whether you’re in Pickering, Ajax, Whitby, Oshawa, or Clarington, your agent should be someone who doesn’t just sell homes, but truly understands the local market nuances that shape pricing, demand, and buyer expectations. 

A great agent doesn’t just have a licence—they know your specific community. This means knowing recent sales in your neighbourhood, typical days on market, price trends for different property types, and subtle differences between streets or subdivisions. In Durham’s diverse landscape—where a Whitby detached home might behave very differently from a Bowmanville bungalow—this expertise is indispensable. Agents familiar with Durham’s transit links, school zones, future developments, and resale patterns can help you set a realistic price (for sellers) or find the best value (for buyers). 

Always check an agent’s track record in your city or area. Ask how many homes they’ve sold in your neighbourhood and what kind of results they’ve delivered—especially recently. Look for testimonials or online reviews from real clients and ask for references you can call. Agents who only rely on referrals or name recognition may not be the best choice; you want someone with verifiable recent success in the current market environment, not just “been doing this a long time.” 

Communication is more than texting back quickly—it’s about clarity, transparency, and proactive updates. In a market where conditions can shift rapidly, you want an agent who keeps you informed, anticipates issues, and explains why they’re doing what they’re doing. An agent who returns calls and messages promptly shows you they’re prioritizing your transaction rather than juggling too many clients. 

For sellers, marketing isn’t optional—it’s how you maximise your sale price. Look for agents who invest in high-quality photography, professional descriptions, social media exposure, targeted digital ads, and staging recommendations. A strategic marketing plan can differentiate your home in a crowded market. Similarly, if you’re buying, you want someone who can negotiate smartly—especially in multiple-offer situations or when conditions are shifting. 

Don’t skip interviewing several agents. You can learn a lot from a conversation: their strategy for your sale or purchase, how they handle pricing disagreements, and how comfortable you feel with their approach. RECO (the Real Estate Council of Ontario) even suggests interviewing at least three agents before deciding. 

Commission and fees vary; understanding the full cost—and exactly what you get for it—is important. A good agent will explain their compensation structure clearly and discuss what services are included, such as staging guidance or open-house planning. 

In summary: choosing the right real estate agent in Durham in 2026 involves more than picking a name you see on a sign. It requires local expertise, a strong track record, communication excellence, smart negotiation skills, and alignment with your goals. Taking the time to research, interview, and compare candidates will pay off, both in smoother transactions and in financial outcomes.

If you drive east across Durham Region along the 401—starting in Pickering and ending in Clarington—you’re not just covering geography. You’re essentially travelling along a real-estate value gradient, where prices generally step down as you move farther from Toronto, then flatten out as land, housing types, and buyer priorities begin to change. The shift isn’t random; it reflects commute patterns, development history, housing supply, and lifestyle trade-offs that shape what buyers are willing to pay.

Pickering: the western premium anchor
At the western edge of Durham, Pickering tends to sit near the top of the regional value range. Its proximity to Toronto, strong GO Transit access, relatively newer subdivisions, and desirable waterfront pockets (like Frenchman’s Bay) support higher prices. Many homes here are newer or extensively updated, and buyers often include dual-income commuters who prioritize shorter travel times over lot size. Demand also stays firm because Pickering has less undeveloped land left compared with municipalities farther east, which limits supply and props up values. The result is a market that behaves more like the eastern GTA than “traditional” Durham.

Ajax: similar to Pickering, but slightly softer
Moving east into Ajax, values remain high but typically ease a touch compared with Pickering. Ajax shares similar commuter advantages—good GO service, quick highway access, and mature amenities—but has more mid-density housing and slightly older stock in many neighbourhoods. This mix broadens affordability a bit while keeping overall prices elevated. Ajax often attracts families who want Pickering-like convenience at a marginally lower entry point, which keeps demand steady and prevents dramatic price drops.

Whitby: prestige suburb with steady strength
Continuing east, Whitby is often one of the strongest markets in Durham in terms of desirability. While it isn’t as close to Toronto as Pickering or Ajax, it compensates with excellent schools, newer master-planned communities, attractive downtown areas, and a reputation as a “move-up” suburb. Larger homes, premium subdivisions, and well-kept neighbourhoods mean values frequently rival—or sometimes exceed—those in Ajax. In other words, prices dip briefly after Pickering, then firm up again in Whitby because of lifestyle appeal rather than commute distance alone.

Oshawa: more affordable urban core
As you move into Oshawa, values generally step down more noticeably. Oshawa has a broader housing mix, including older homes, more apartments, and denser neighbourhoods alongside newer developments in the north and east ends. Historically an industrial city, it offers comparatively better affordability while still providing GO access, major employment centres, and post-secondary institutions. Buyers here often trade some prestige or proximity for lower prices and larger or more attainable homes. That doesn’t mean Oshawa is “cheap”—just that its average values sit below Whitby and Ajax because of greater supply diversity and more varied neighbourhood profiles.

Clarington: space over proximity
By the time you reach Clarington—encompassing Courtice, Bowmanville, and Newcastle—the market feels quite different. Values tend to be lower than in western Durham, but the trade-off is land and lifestyle. Lots are typically bigger, homes are newer in many areas, and the pace of life is slower. Buyers are often families, remote workers, or those priced out of western Durham who still want detached homes and yard space. While the longer commute to Toronto pulls values down, ongoing development, new-build communities, and improving amenities have gradually lifted Clarington’s profile over time.

Why the eastward slide isn’t perfectly linear
The pattern—highest in Pickering, generally declining toward Clarington—exists, but it isn’t a smooth slope. Transit access, school quality, waterfront access, new development, and neighbourhood reputation can cause local spikes or dips along the way. A prime Whitby subdivision can outprice parts of Ajax; a new Bowmanville community can command more than older areas of Oshawa.

Big picture
Overall, travelling east across Durham reflects a classic real-estate trade-off: proximity and scarcity in the west versus space and value in the east. As you move from Pickering to Clarington, average property values typically decrease, but what you get for your money changes—smaller, pricier, commuter-friendly homes give way to larger, newer, more affordable properties in growing communities. For buyers, understanding this eastward shift is key to deciding whether they want to pay for location, lifestyle, or square footage.

Being considered one of the best realtors in Durham Region is about far more than selling a lot of homes. In a diverse market that stretches from Pickering to Clarington, top-tier agents distinguish themselves through a mix of market mastery, work ethic, relationship-building, adaptability, and integrity. The best realtors aren’t just transaction facilitators—they’re trusted advisors who consistently elevate outcomes for their clients and their communities.

First and foremost, elite Durham realtors possess deep, hyper-local market expertise. Durham is not a single homogenous market; Pickering behaves differently from Ajax, Whitby has its own rhythm, Oshawa has unique affordability dynamics, and Clarington attracts a different type of buyer altogether. The best agents understand these nuances at a granular level—street by street, subdivision by subdivision. They can explain why one neighbourhood commands a premium, how new transit projects might affect values, or why certain home styles sell faster in Bowmanville than in Whitby. This level of insight allows them to price homes accurately, advise buyers strategically, and avoid costly missteps.

Beyond knowledge, top realtors are defined by their professional track record and consistency. It’s not enough to have a few good years; the best performers deliver strong results across changing market conditions—hot markets, cooling markets, and everything in between. They can demonstrate recent, relevant sales in the communities they serve, and they often have a strong base of repeat clients and referrals. Reputation matters in Durham’s tight-knit communities, and the best agents earn it through reliability, competence, and results over time.

Exceptional realtors are also master communicators. They don’t disappear after a listing goes live or an offer is submitted. Instead, they keep clients informed, explain their reasoning clearly, and set realistic expectations. They listen carefully to their clients’ goals—whether that’s maximizing sale price, finding the perfect family home, or moving within a specific school zone—and tailor their approach accordingly. In stressful moments, such as bidding wars or inspection issues, their calm, clear communication builds trust and reduces anxiety.

Marketing excellence is another defining trait. In 2026, being a great realtor means being a great marketer. The best agents invest in professional photography, compelling listing descriptions, strategic social media exposure, and data-driven digital advertising. They understand how to present a home in its best light, whether through staging, targeted outreach, or storytelling that highlights a property’s lifestyle appeal. They treat every listing like a product launch, not just another posting.

Equally important is negotiation skill. Durham’s market can shift quickly, and the best realtors know how to read the room—when to push, when to hold, and when to walk away. They advocate fiercely for their clients while maintaining professionalism and respect with other agents. Strong negotiators don’t just aim to close deals; they aim to close good deals.

Adaptability also sets the best apart. Real estate is constantly evolving—interest rates change, buyer preferences shift, and new developments reshape communities. Top Durham realtors stay ahead by continuously learning, embracing technology, and refining their strategies. They use data, market reports, and analytics rather than relying on gut feeling alone.

Finally, and perhaps most importantly, the best realtors operate with integrity and genuine care. They prioritize their clients’ best interests over quick commissions. They are honest about pricing, risks, and timing, even when the truth is uncomfortable. Many of the most respected agents in Durham are deeply involved in their communities, supporting local businesses, charities, or neighbourhood initiatives, which strengthens their credibility and connection.

In summary, being one of the best realtors in Durham Region requires a rare blend of market intelligence, communication excellence, marketing savvy, negotiation strength, adaptability, and ethical character. Those who consistently embody these qualities don’t just succeed—they stand out.

The top real estate agents in Durham Region—whether based in Pickering, Ajax, Whitby, Oshawa, or Clarington—tend to share a strong common foundation, but what truly separates them is how they execute, adapt, and show up for their clients. Their similarities create a baseline of excellence, while their differences reveal why only a small handful rise to the very top of the profession.

At their core, the best agents in Durham all have a deep command of the local market. They understand that Durham isn’t one monolithic place; each municipality has its own personality, price dynamics, and buyer profile. Top agents know how Pickering’s proximity to Toronto shapes demand, why Whitby attracts move-up families, how Oshawa’s affordability appeals to first-time buyers, and why Clarington draws those seeking space and newer builds. This shared market literacy allows them to price homes accurately, position listings strategically, and guide buyers with confidence. It’s the table stakes of being excellent in this region.

Another common trait is professional consistency. Elite agents don’t just perform well in hot markets—they deliver results in slow markets too. They are disciplined, organized, and reliable. Their clients experience the same high level of service whether it’s a multiple-offer situation or a months-long search. This consistency builds trust, which in turn fuels repeat business and referrals—a hallmark of top performers across Durham.

Strong communication skills also unite the best agents. They are responsive, clear, and transparent. They don’t leave clients guessing or in the dark, and they take the time to explain complex aspects of transactions in plain language. Whether negotiating offers, handling inspections, or navigating financing hurdles, they make their clients feel informed and supported rather than overwhelmed.

Most leading agents also share a commitment to professional marketing. They understand that selling in 2026 requires more than a sign on the lawn and an MLS listing. The top agents invest in high-quality photography, polished staging, compelling property descriptions, and targeted digital marketing. They know how to make a home stand out in a crowded market and how to reach the right buyers, not just the most buyers.

Where the very best agents begin to separate themselves is in how they execute these fundamentals. One major differentiator is negotiation skill. While many agents can talk a good game, top-tier agents consistently secure better outcomes for their clients. They read situations carefully, anticipate the other side’s moves, and strike the right balance between assertiveness and diplomacy. They don’t just close deals—they close better deals.

Another key factor that sets elite agents apart is client-first mindset. Many agents say they care about their clients, but the best prove it through their actions. They are willing to walk away from a deal if it isn’t truly in their client’s best interest. They give honest advice—even when it means telling a seller their home is overpriced or advising a buyer to wait. Their priority is long-term relationships, not short-term commissions.

Top agents also stand out through their adaptability and innovation. Real estate is constantly changing—interest rates fluctuate, buyer preferences shift, and new technology reshapes how homes are bought and sold. The best agents stay ahead of these trends. They use data, analytics, and modern tools to sharpen their strategies rather than relying solely on experience or instinct.

Finally, what truly distinguishes the very best is their reputation and presence in the community. Many leading Durham agents are deeply involved in local networks, businesses, and charitable initiatives. This not only expands their reach but also reinforces their credibility and trustworthiness. They are seen not just as salespeople, but as invested members of the communities they serve.

In sum, the top real estate agents in Durham all share strong market knowledge, consistency, communication skills, and professional marketing. What sets them apart, however, is how masterfully they negotiate, how genuinely they prioritize clients, how quickly they adapt, and how deeply they are rooted in the community. Those distinctions are what elevate great agents into truly exceptional ones.

Choosing a real estate agent or listing brokerage in Durham Region—whether you’re in Pickering, Ajax, Whitby, Oshawa, or Clarington—is one of the most important decisions buyers and sellers will make in their move. The right choice can mean smoother transactions, stronger negotiation outcomes, and tens of thousands of dollars in difference. The wrong choice can lead to frustration, missed opportunities, or leaving money on the table. In 2026’s evolving market, here’s what both buyers and sellers should be looking for.

First, local expertise is non-negotiable. Durham is not one single market. Pickering behaves differently from Ajax, Whitby has its own premium pockets, Oshawa offers more affordability, and Clarington attracts buyers seeking space and newer builds. A strong agent or brokerage should demonstrate deep, current knowledge of your specific city and even your neighbourhood. They should be able to speak confidently about recent comparable sales, days on market, buyer demand, and how local factors—like schools, transit, or new developments—impact value. If an agent can’t clearly explain why your street is priced the way it is, that’s a red flag.

Second, look for a proven track record in your area. Buyers and sellers should ask how many recent transactions the agent or brokerage has completed in their municipality, not just in “Durham overall.” Testimonials, online reviews, and real client references matter. Volume alone isn’t everything, but consistent success in your local market is a strong indicator of competence and credibility.

Third, prioritize communication and responsiveness. Real estate moves fast, and delays can cost money. Buyers should expect quick responses to inquiries, clear explanations of offers, and proactive updates. Sellers should feel confident their agent will provide regular feedback after showings and honest market updates. The best agents don’t just communicate often—they communicate clearly, setting realistic expectations rather than overpromising.

Fourth, sellers should evaluate marketing strength, and buyers should assess search strategy. A top listing brokerage should present a clear, professional marketing plan: high-quality photography, compelling listing descriptions, staging guidance, social media exposure, and targeted digital advertising. For buyers, a great agent should have a structured approach to finding suitable homes, setting up alerts, and acting quickly when good properties hit the market. In both cases, strategy matters more than flashy branding.

Fifth, consider negotiation ability. This is where excellent agents truly earn their commission. Buyers should look for someone who can craft competitive offers, read multiple-offer situations, and protect their interests with conditions when needed. Sellers need an agent who can generate strong demand, manage offers effectively, and push for the best possible terms. Ask agents how they’ve handled tough negotiations in the past.

Sixth, examine fit and professionalism. You’ll likely be working closely with this person for weeks or months. Do you trust them? Do they listen? Do they respect your goals? Interviewing multiple agents or brokerages is a smart move, as it helps you compare approaches, personalities, and strategies.

Seventh, be clear on fees and services. Commission structures can vary, as can what’s included. Buyers and sellers should understand exactly what they’re paying for—marketing, staging, open houses, administrative support, or transaction management. The cheapest option isn’t always the best, but transparency is essential.

Finally, look for integrity and client-first mindset. The best agents and brokerages prioritize your best interests over a quick sale. They’ll be honest about pricing, timing, and risks—even when it’s not what you want to hear. Many top agents are also active in their local communities, which often reflects their professionalism and commitment.

In short, Durham buyers and sellers should choose an agent or brokerage that combines local knowledge, strong results, clear communication, smart marketing, skilled negotiation, and genuine integrity. Taking the time to choose wisely can make all the difference in both your experience and your final outcome.

Over the past five years in Durham Region, bidding wars and competitive offer scenarios have shifted dramatically—mirroring broader GTA trends and responding to interest rate changes, inventory swings, and evolving buyer sentiment. From Pickering to Clarington, periods of intense bidding were followed by cooling phases, and understanding that arc helps explain how competition has evolved.

In the early part of the five-year period, Durham—once seen as an affordable alternative to central GTA markets—experienced strong upward pressure on prices and competition. Low borrowing costs, scarce inventory, and surge demand from buyers priced out of Toronto and Peel drove properties to sell quickly and often above asking price. Anecdotal reports and market chatter from this time reflect scenes of multiple offers and homes selling for well over list in many locales, especially detached homes and townhouses in Ajax, Whitby, and central Oshawa neighborhoods.
This mirrored the macro trend across the GTA where buyers competed fiercely for limited homes, pushing sale-to-list price ratios considerably above 100% and shortening days on market.

Throughout 2023, many parts of Durham still saw competitive bidding—especially on well-priced, entry- to mid-range homes—but the intensity began to ebb. Mortgage rate increases and affordability pressures dampened buyer enthusiasm for the most expensive properties. While some listings still generated multiple offers, the sheer frequency and magnitude of bidding wars began to decline from the frenzied peak of 2021–22. Rates rises shrank purchasing power and encouraged more wait-and-see behavior among buyers.

In early 2024, Durham continued to show a split market. Well-priced properties under roughly $900–$1,000 K—especially in Ajax, Whitby, and Pickering—continued to attract competitive offers, sometimes squeezing above asking price and showing sale-to-list price ratios above 101–104% in certain segments.  Smaller homes and detached properties in popular neighborhoods were the likeliest to see multiple offers, while higher-priced or less desirable segments drew more measured responses.

Yet, even in this period, competitive bidding was housing segment-dependent. Entry-level homes were more likely to draw overlapping offers, while luxury or high-end properties—particularly in Clarington’s Bowmanville/Courtice zip codes—sat longer and saw less repeated bidding drama.

By 2025 and into 2026, the market had shifted further. Inventory levels rose significantly compared with the ultra-tight markets of previous years, giving buyers more choice and reducing the prevalence of bidding wars. Many markets now see homes selling closer to list price, with fewer overlapping offers—especially outside the hottest segments.  A number of reports from mid-2025 indicate that multiple offers have become less common, particularly for higher-priced homes, and sale-to-list ratios have trended toward 100% or below.
That said, bidding competition hasn’t disappeared entirely. Homes that are priced sharply, marketed aggressively, or positioned in highly desirable sub-$1 M segments still attract multiple offers—even in today’s more balanced environment. Strategic listing approaches like setting offer dates are still used to simulate competition and concentrate buyer interest. 

Across Durham:

• Pickering, Ajax, Whitby: Historically stronger demand and more competitive offers, particularly in the earlier post-pandemic years and in lower-priced segments.
   
• Oshawa: Competitive at entry levels but generally with more inventory and a more varied bidding environment than its western counterparts.
   
• Clarington: Offers came less frequently in higher-price segments, though well-presented and attractively priced homes did spur multiple offers during hotter periods.
   

Over the past five years, Durham Region’s experience with bidding wars has gone from frequent and intense (2021–22) to segment-specific (2023–24) and finally toward more balanced conditions by 2025–26. While competitive offers still occur—especially for well-priced, desirable homes—they are less pervasive than in the pandemic peak, reflecting shifts in inventory, affordability, and buyer behavior.

The appeal of “cheap” one-percent or discount realtors in Durham Region is easy to understand: selling or buying a home is expensive, and saving on commission can sound like a smart financial move. But in practice, many buyers and sellers in Pickering, Ajax, Whitby, Oshawa, and Clarington discover that cutting corners on representation can end up costing far more than it saves. When you compare low-fee, one-percent models with a true full-service agent, the differences in risk, service, and outcomes become very clear.

One-percent realtors typically attract clients by advertising rock-bottom fees, but that structure often shapes how they work. Because their revenue per transaction is much lower, they usually need to handle a high volume of deals to make their business viable. This can mean less time, attention, and customization for each client. In Durham’s varied market—where neighbourhoods, pricing strategies, and buyer behaviour can change street by street—that lack of focused, hands-on service can be a real disadvantage. Sellers may find their agent less available, slower to respond, or less invested in fine-tuning pricing and marketing.

Marketing is one of the biggest differences. Many discount agents provide a bare-bones listing: basic photos, limited staging advice, minimal digital promotion, and little proactive outreach. In a competitive market, especially in desirable areas like Whitby or Pickering, weak marketing can reduce exposure, attract fewer serious buyers, and ultimately depress the final sale price. A full-service agent, by contrast, typically invests in professional photography, staging recommendations, targeted social media and online advertising, and a clear strategy to create demand. That investment often pays for itself through stronger competition and higher offers.

Negotiation is another critical gap. Real estate deals in Durham frequently involve multiple offers, conditional clauses, inspection issues, or financing challenges. One-percent agents, stretched thin or less experienced, may lack the skill, leverage, or time to negotiate aggressively on your behalf. A full-service agent earns their keep here—anticipating buyer tactics, structuring offers strategically, and pushing for better terms or higher prices. A single misstep in negotiation can easily outweigh any commission savings.

Local expertise also matters. Durham isn’t a single market; Pickering’s waterfront, Ajax’s commuter corridors, Whitby’s premium subdivisions, Oshawa’s mixed housing stock, and Clarington’s new builds all behave differently. Some discount agents operate region-wide without deep, hyper-local knowledge. Full-service agents who specialize in specific Durham communities are far more likely to price homes accurately, identify the right buyer pool, and avoid costly mistakes.

There’s also a service and support element that often gets overlooked. Full-service agents typically provide end-to-end guidance—coordinating photographers, stagers, lawyers, inspectors, and mortgage brokers; managing paperwork; and troubleshooting issues that arise. Many one-percent models shift more responsibility onto the seller, which can be stressful and risky if you’re unfamiliar with the process.

That said, one-percent realtors aren’t automatically “bad.” For highly experienced sellers, straightforward transactions, or very hot markets where homes almost sell themselves, a discount model might work. But for most people, especially in a shifting market like Durham’s, the risks outweigh the savings.

Ultimately, the choice isn’t just about commission—it’s about value. A strong full-service agent can add tens of thousands of dollars in pricing, marketing, and negotiation advantages, while providing peace of mind and professional guidance. In many cases, paying more upfront for quality representation is the cheaper choice in the end.

Real estate commissions in Durham Region—across Pickering, Ajax, Whitby, Oshawa, and Clarington—are often misunderstood, yet they shape how most residential transactions work in Ontario. While commission is usually expressed as a single percentage, in practice it involves multiple parties, different roles, and important distinctions between how buyers and sellers are compensated. Understanding how it works helps homeowners and purchasers avoid surprises and make more informed decisions.

In Ontario, real estate commissions are typically paid by the seller, not the buyer. When a seller lists their home, they sign a listing agreement with their real estate brokerage that outlines the total commission, usually expressed as a percentage of the final sale price. In Durham, this total commission has commonly ranged between roughly 4% and 5% in recent years, though it is always negotiable and can vary depending on market conditions, property type, and the level of service provided. Nothing in Ontario law sets commission rates—they are entirely determined by agreement between the seller and the listing brokerage.

Here’s where it becomes more nuanced: that total commission is almost always split between two brokerages—the seller’s brokerage (the listing side) and the buyer’s brokerage (the cooperating side). A common structure might see something like 2.5% going to the listing brokerage and 2.5% to the buyer’s brokerage, though the exact split can differ. This is why buyers are often said to have “free” representation: their agent is usually paid out of the seller’s commission rather than directly by the buyer.

For sellers in Durham, commission is typically deducted from the proceeds of the sale on closing, meaning they don’t pay anything upfront in most standard arrangements. The listing brokerage then divides the agreed-upon amount with the buyer’s brokerage according to what was offered on the MLS. Sellers should be aware that higher commissions sometimes accompany more comprehensive services—such as professional staging, premium photography, or heavy digital marketing—while lower commissions may reflect a more stripped-down service model.

Buyers, on the other hand, usually sign a Buyer Representation Agreement (BRA) with their agent’s brokerage. This document confirms that the buyer’s agent is entitled to a commission if the buyer successfully purchases a property. In most Durham transactions, that commission is paid by the seller as part of the overall commission package. However, if a seller were to offer a very low or zero cooperating commission, the buyer could technically be responsible for paying their agent directly, depending on the terms of their BRA—something more buyers are becoming aware of in 2026’s changing real estate landscape.

It’s also important to understand that commissions are not paid to individual agents directly; they are paid to brokerages, which then pay their agents according to internal commission splits. A top-performing Durham agent at a large brokerage might keep a higher percentage of their earned commission than a newer agent, but that arrangement is between the agent and their brokerage, not the client.

Commission can also vary depending on the type of property and transaction. For example, rural properties in Clarington, luxury homes in Whitby, or investment properties in Oshawa might involve different commission discussions than a standard suburban detached home. Similarly, some sellers negotiate lower commissions for higher-priced properties, while others agree to higher commissions in exchange for more aggressive marketing or guaranteed minimum service levels.

Finally, transparency is key. Reputable Durham agents and brokerages should clearly explain how their commission works, what services are included, and how the commission will be divided. Sellers should feel comfortable asking questions, comparing options, and negotiating terms rather than assuming “standard” rates.

In short, real estate commissions in Durham Region are seller-paid, brokerage-based, and typically split between listing and buyer sides. While they represent a significant cost, they also fund the marketing, negotiation, and professional representation that make complex real estate transactions possible. Understanding this structure empowers both buyers and sellers to make smarter choices.

For sellers across Durham Region—from Pickering to Ajax, Whitby, Oshawa, and Clarington—an open house is far more than a weekend ritual or a marketing checkbox. When used properly, it is one of the most powerful tools an agent can deploy to generate exposure, create competition, and ultimately maximize a home’s sale price. In today’s evolving market, ensuring your real estate agent hosts a well-planned open house can make a meaningful difference in both how quickly your home sells and how much you walk away with.

One of the biggest reasons open houses matter is visibility. Even in a digital world where most buyers start online, many serious purchasers still want to experience a home in person before making a decision. An open house removes friction—it allows curious buyers, neighbouring homeowners, and even out-of-area shoppers to walk through without needing a formal appointment. In busy western Durham markets like Pickering or Whitby, this increased foot traffic can dramatically expand your home’s reach beyond just pre-qualified, appointment-only buyers.

Open houses also play a crucial psychological role by creating urgency and competition. When multiple groups tour a property in a short window, buyers can feel that others are interested, which often pushes them to act more decisively. This is especially valuable in markets that are more balanced, like parts of Oshawa or Clarington, where demand isn’t automatically overwhelming. A well-attended open house can shift perception from “we’ll think about it” to “we should make an offer.”

Another major benefit is feedback. A skilled agent doesn’t just unlock the door and sit quietly; they actively engage with visitors, ask questions, and gauge reactions. What do buyers love? What turns them off? Is the price feeling right? This real-time insight is incredibly valuable. If several visitors comment that a room feels dark, the agent might suggest better lighting or minor staging adjustments. If buyers consistently react positively, it reinforces confidence in the pricing strategy.

Open houses also serve as a powerful neighbourhood marketing tool. Local residents often attend out of curiosity, but they may have friends or family looking to move nearby. These visitors can become informal ambassadors for your listing, spreading the word organically. In tight-knit communities like parts of Courtice, Bowmanville, or Whitby’s Brooklin, this kind of word-of-mouth exposure can be surprisingly impactful.

For sellers, insisting on an open house is also a way to measure your agent’s effort and professionalism. A strong agent treats an open house as an event—proper signage, online promotion, clean presentation, and a clear plan—rather than an afterthought. If an agent avoids hosting open houses altogether, it can signal a lack of initiative or commitment to maximizing exposure.

That said, not all open houses are equal. The value comes from strategy, not just presence. Timing matters (typically weekends), as does pre-promotion on MLS, social media, and local networks. A poorly marketed, sparsely attended open house won’t move the needle, which is why sellers should ask their agent exactly how they plan to attract visitors.

Finally, open houses reinforce seller confidence. Knowing that your home is being actively shown to the public—rather than quietly sitting online—can be reassuring, especially during slower market periods. It demonstrates that your agent is working to create opportunities rather than passively waiting for offers.

In short, open houses in Durham Region are important because they boost exposure, spark competition, generate valuable feedback, and signal strong marketing effort. For sellers who want the best possible outcome, making sure their agent hosts a thoughtful, well-executed open house isn’t just helpful—it’s smart business.

Sellers in Durham Region—spanning Pickering, Ajax, Whitby, Oshawa, and Clarington—have high expectations when they list their homes, and a full-service real estate agent is expected to deliver a comprehensive suite of expertise, guidance, and support throughout the transaction. In 2026’s evolving market, working with a skilled agent can mean the difference between a quick sale at maximum value and a prolonged, stressful process. Understanding what to expect from a full-service agent helps sellers set realistic goals and ensure their interests are fully represented.

First and foremost, a full-service agent provides accurate, hyper-local market knowledge. Durham is not a uniform market; each city, and even each neighborhood, behaves differently. Pickering and Whitby often command higher prices due to commuter convenience and premium amenities, while Oshawa and Clarington may attract buyers prioritizing affordability and lot size. A competent agent analyzes recent sales, current listings, and local trends to price a property strategically. They advise on competitive yet realistic pricing to maximize interest while avoiding unnecessary delays or overpricing.

Marketing is another core expectation. Full-service agents develop and execute a comprehensive marketing plan tailored to the property. This often includes professional photography, videography, 3D tours, staging advice, high-quality listing descriptions, social media promotion, and targeted online advertising. They may coordinate open houses and private showings, ensuring that potential buyers experience the property in the best possible light. Effective marketing creates broader visibility, drives competition, and can significantly improve final sale prices.

A full-service agent also provides hands-on transaction management and administrative support. Selling a home involves numerous legal, financial, and logistical steps—preparing disclosure forms, coordinating inspections, managing offers, and liaising with lawyers and mortgage brokers. The agent ensures deadlines are met, paperwork is accurate, and potential issues are addressed before they escalate. This reduces stress for sellers and protects them from errors that could impact the transaction.

Negotiation expertise is a major differentiator for full-service agents. In Durham, where bidding dynamics can vary by city and property type, a skilled agent advocates strongly for the seller. They evaluate offers strategically, negotiate pricing and conditions, and structure contracts to minimize risk while maximizing value. Strong negotiation can directly affect the sale price, closing terms, and overall outcome of the transaction.

Communication and transparency are equally important. Sellers should expect regular updates, honest feedback from showings, and proactive advice. A full-service agent keeps sellers informed of market conditions, buyer sentiment, and potential opportunities or challenges. They act as a trusted advisor, helping clients make informed decisions rather than leaving them uncertain or reacting to events after the fact.

Finally, a top-tier agent brings community knowledge, ethical guidance, and professional networks. They often have connections with stagers, inspectors, contractors, and local buyers, which can streamline the process and add value. Their reputation and integrity help instill buyer confidence and can differentiate a listing in a competitive market.

In summary, sellers in Durham Region should expect a full-service real estate agent to provide accurate pricing, strategic marketing, transaction management, skilled negotiation, transparent communication, and access to professional networks. The agent’s role is to maximize the home’s value, minimize stress, and guide the seller from listing to closing with confidence and expertise. A truly effective agent does more than facilitate a sale—they act as a trusted partner invested in the seller’s success.

Over the past decade, many real estate buyers in Durham Region—from Pickering and Ajax in the west to Whitby, Oshawa, and Clarington in the east—have seen remarkable financial gains by investing in residential properties. These profits are not accidental; they result from a combination of market dynamics, strategic location choices, timing, and savvy decision-making. Durham’s growth as part of the Greater Toronto Area (GTA) has made it a prime area for buyers who were willing to act decisively in a changing market.

One of the biggest drivers of profit has been proximity to Toronto and commuter infrastructure. Pickering, Ajax, and Whitby, in particular, benefit from GO Transit lines, major highways, and relative accessibility to Toronto’s job market. Buyers who purchased homes in these areas before or during the early 2010s often capitalized on lower prices compared with the city proper. As housing demand surged, these properties appreciated significantly. For example, detached and semi-detached homes that sold for roughly $500,000–$600,000 a decade ago are now frequently valued at $900,000 or more, reflecting tens of thousands in equity gains.

Durham Region’s suburban expansion and development also created opportunities for early investors. Towns like Clarington and northern Oshawa saw new-build communities emerge, providing buyers with modern homes at entry-level prices. These properties not only appreciated as demand grew but also became highly desirable due to larger lot sizes and family-friendly layouts. Many buyers purchased these homes intending to live in them but benefited from market appreciation, sometimes realizing gains of 30–50% within just a few years.

Another key factor has been strategic timing during market cycles. Buyers who entered the Durham market during lower-interest-rate periods—particularly around 2020–2021—leveraged historically low mortgage rates. Even modest annual price growth during these periods combined with low borrowing costs produced outsized profits. In addition, pandemic-era shifts prompted increased interest in suburban living, further boosting home values in Durham and rewarding those who purchased early or before the market peaked.

Savvy buyers also benefited from neighbourhood selection and property type. Detached homes and townhouses in high-demand areas such as Whitby’s Brooklin, Pickering’s Frenchman’s Bay, or Oshawa’s north end often outperformed other segments. Buyers who focused on resale potential, proximity to schools, transit, and local amenities were more likely to see substantial gains. Some investors and homeowners even renovated properties—upgrading kitchens, bathrooms, and finishing basements—to further increase value, sometimes achieving instant equity gains of tens of thousands of dollars.

Durham’s relative affordability compared with central GTA markets has been another crucial factor. Buyers who might have been priced out of Toronto or Mississauga could enter the market in Durham and benefit from higher relative appreciation over time. As the GTA expanded and Toronto-area buyers looked for alternatives, Durham became a hotspot for both owner-occupiers and investors, driving continued upward pressure on values.

Finally, long-term ownership and market patience amplified profits. Many Durham buyers held their properties through modest market fluctuations, allowing compound growth to accumulate. Even in cooling periods, properties often retained strong value, creating opportunities to sell at a profit or refinance to access equity.

In summary, buyers in Durham Region have achieved significant profits by combining strategic location choices, market timing, property selection, and long-term patience. Access to commuter routes, suburban development, affordability relative to Toronto, and smart renovations or upgrades has allowed many homeowners and investors to turn modest initial purchases into substantial financial gains, highlighting the region’s strong investment appeal.