How to Spot Real Value When Sarnia Has Plenty of Listings

Originally published in The Sarnia Journal, August 26, 2026.

If you've been scrolling Sarnia listings lately, you've probably noticed there's a lot to choose from. In July, 333 new residential listings came onto the Sarnia-Lambton market, and 680 properties were for sale at month's end. That's roughly five months of inventory, close to double the long-run average of 2.7 months.

More choice is good news for buyers. It also makes it harder to tell what a home is really worth. Here's how I help my clients find the real value.

1Look at what sold, not what's listed

An asking price is the seller's hope. A sold price is what a buyer actually paid. Before you fall for a listing, look at comparable homes nearby: what they sold for, how long they took to sell, what shape they were in, and how far they came down from the original asking price. Start with what has sold, and the asking prices start to make sense.

2Location is part of the price

There's a reason people talk about buying the worst house on the best street. A dated kitchen or tired bathroom can be updated. The lot and the neighbourhood can't. If you're comfortable with a few projects, a home that needs cosmetic work in a great part of Sarnia can be a real opportunity, especially when the big-ticket items like the roof, windows, furnace and electrical have already been done.

3"Move-in ready" still needs homework

A freshly staged home can hide costs. Ask how old the roof, furnace and air conditioner are, look at the past year of utility bills and property taxes, and always get a home inspection. New paint and flooring are nice, but they won't tell you what's behind the walls. A few questions up front can save you thousands after closing.