How should buyers compete for a Markham home in winter when fewer homes are listed?Markham’s choice of homes shrinks in winter. Active listings fell from 1,036 in November 2025 to 725 in December, and only 248 new listings came to market that December. Buyers compete best by being ready: a pre-approval with a rate hold (TD and RBC offer up to 120 days), a clear list of must-haves, and an offer that is strong on terms, not just price. Keep a home inspection condition where you can, but understand its winter limits, such as snow-covered roofs and air conditioners that should not be run below about 15°C.
Winter shopping in Markham is a different experience from spring. There are fewer homes to see, fewer buyers to compete with, and sellers who are listing in December usually have a reason to move. When the right home appears, it pays to be ready.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, helps winter buyers prepare before they tour, so they can act calmly when the right home comes up.
What winter inventory looks like
| Markham, all home types | New listings | Active listings | Sales | Avg days on market |
|---|---|---|---|---|
| November 2025 | 514 | 1,036 | 219 | 34 |
| December 2025 | 248 | 725 | 171 | 36 |
| January 2026 | 491 | 769 | 163 | 40 |
| February 2026 | 427 | 800 | 182 | 40 |
TRREB Market Watch figures as compiled by BCG Team. Averages shift with the mix of homes sold.
The pattern is fewer choices in December, then more listings again from January. Homes also took longer to sell as winter went on, which can give prepared buyers room to negotiate.
Get financially ready first
- Pre-approval with a rate hold: TD and RBC both hold a pre-approved rate for up to 120 days, subject to conditions. The Bank of Canada’s next decisions are October 28 and December 9, 2026.
- Know your full budget: down payment, Ontario land transfer tax, legal fees and a cushion for repairs.
- Have your deposit ready: the deposit is usually due within 24 hours of acceptance.
- Ask your lender how quickly they can approve a specific property, so a financing condition can be short.
How to make an offer stand out
When fewer homes are listed, a good one can still draw several offers. Price matters, but sellers in winter often weigh certainty and timing just as heavily.
- Flexible closing date: ask the listing agent what date the seller needs.
- A meaningful deposit: it signals commitment.
- Short, clear conditions: a few business days for financing and inspection, rather than open-ended ones.
- A pre-offer inspection: if time allows, inspect before offer day so you can offer with fewer conditions and less risk.
- Clean paperwork: complete, accurate offers are easier for sellers to accept.
Buying in Markham this winter?
Michael John Lau can set up alerts, share recent sales and help you prepare an offer before the right home appears.
Book a buyer consultationSearch Markham homesPrefer to talk? Call the Kaizen Real Estate Team at (647) 370-8885.
Winter inspection trade-offs
| Area | What winter limits | What to do |
|---|---|---|
| Roof | Snow can hide shingles | Ask the roof’s age; check attic for leaks or staining |
| Air conditioning | Should not be run below about 15°C | Ask for age and service records; consider a holdback or warranty |
| Grading and drainage | Snow hides slopes | Check the basement closely for past water |
| Heating | Easier to test in winter | Run the system; note uneven heat |
Waiving the inspection is a real risk. If you must compete without one, a pre-offer inspection is the safer alternative. See the Markham home inspection checklist.
Where to look this winter
Homes listed in December are often from sellers with a deadline, such as an estate, a relocation or a purchase already made. Homes that have been relisted can also offer more room to negotiate. In September 2026, Markham homes averaged 34 days on the current listing but 50 days when earlier listings were counted, according to TRREB. Ask your REALTOR® to set alerts for new listings and price changes so you see them on the first day.
Common winter mistakes to avoid
- Waiting for the perfect listing in December: fewer homes come up, so decide in advance which trade-offs you can accept, such as an older kitchen or a smaller lot.
- Letting the pre-approval lapse: note the expiry date of your rate hold and renew it before it runs out.
- Skipping the neighbourhood visit: snow and early darkness can hide a busy road, a hydro corridor or poor drainage. Visit in daylight and again in the evening.
- Underestimating closing timing: early January closings are popular, so book movers and your lawyer early.
- Offering without recent sales: winter prices still follow comparable sales. Homes that sold went for 98% of list price on average in September 2026.
A winter buying timeline
- Late October and November: get pre-approved and narrow your neighbourhoods.
- Late November to mid-December: tour actively; motivated sellers are still listing.
- Late December: fewer listings; use the time to review data and prepare.
- January: new listings return; be ready to act in the first week.
Ultimately, the decision is yours. The goal is to make sure you have all the information before you offer.
In winter, the best-prepared buyer often wins, not the highest bidder. Call the Kaizen Real Estate Team at (647) 370-8885 or book a consultation.
Frequently asked questions
Is winter a good time to buy a home in Markham?
It can be. There are fewer listings, but also fewer buyers and many motivated sellers. Markham had 725 active listings in December 2025, down from 1,036 in November.
How long does a mortgage pre-approval rate hold last?
TD and RBC both hold a pre-approved rate for up to 120 days, subject to conditions.
Can a home inspection test the air conditioning in winter?
Usually not. Air conditioners should not be run when it is below about 15°C outside, so ask for the unit's age and service records.
Should I waive the home inspection to win in winter?
It is a real risk. A pre-offer inspection is a safer way to compete with fewer conditions.
When do new listings come back after the holidays?
In Markham, new listings rose from 248 in December 2025 to 491 in January 2026.
What makes an offer stronger besides price?
A flexible closing date, a meaningful deposit and short, clear conditions.
Michael John Lau and Neeraj Moolchandani are licensed REALTORS® with the Kaizen Real Estate Team, eXp Realty, Brokerage, 9763 Markham Rd, Markham, ON L6E 1A4. Licence #4784577. Call (647) 370-8885. Monthly figures are from TRREB Market Watch as compiled by BCG Team. Days on market are from TRREB’s September 2026 Market Watch. Rate holds are from TD and RBC. Air conditioning guidance is from the American Home Inspectors Training Institute (April 10, 2019). This article is general information only and is not financial, legal or tax advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.
