A Complete Market Breakdown for Buyers and Sellers in Barrie and Simcoe County

Published: January 2026 | By Michael Keogh, Team Keogh Real Estate

If 2025 felt weird in Barrie real estate, that's because it was. The year felt like the hangover from the pricing party we had in 2020 and 2021. There was a total shift: listings flooded back onto the market, prices slid, and buyers finally stopped being scared of competing against eight or ten other offers.

So what does all this mean for buying or selling a home in Barrie or Simcoe County in 2026? Let's break down exactly what changed and why it matters for your real estate plans this year.

Barrie Home Prices Dropped (But It Wasn't a Crash)

The Numbers:

• Average sale price in Barrie dropped from $798,000 in 2024 to $762,000 in 2025
• That's a 4.5% decrease year-over-year
• Simcoe County overall went from $846,000 to $824,000 (down 2.6%)

Prices dipped in 2025, but we wouldn't call it a crash. It was more of a market correction. Homes weren't flying off the market like they were in previous years—they were casually strolling.

What This Means for Buyers: Buyers finally had a moment to breathe. Homes for sale in Barrie weren't getting snatched up in bidding wars. Instead, buyers could take their time, do their research, and negotiate. The question became "I like the house, but maybe not quite at that price."

What This Means for Sellers: The days of overpricing and expecting multiple offers are largely over. Sellers who priced realistically got their homes sold. Those who held onto 2021 pricing expectations? Many ended up with expired listings.

Home Sales Plummeted in Barrie and Simcoe County

The Reality:

• Barrie home sales dropped from 1,962 in 2024 to 1,662 in 2025
• That's a 15.3% decrease
• Simcoe County was hit even harder, dropping 18% year-over-year

Who Got Hit Hardest: Detached homes took the biggest hit, dropping 14.8% in sales, while semi-detached homes and townhouses dropped about 13%.

Why Did Sales Drop So Dramatically?

It wasn't a collapse—it was more of a freeze or reset. People wanted to buy, but several factors created hesitation:

• Interest rates stayed high for most of the year (though they started dropping later)
• Economic uncertainty made buyers more cautious
• More inventory gave buyers paralysis by analysis
• Buyers were tired of overpaying after years of bidding wars

Meanwhile, many sellers were still stuck in 2022 pricing expectations, creating a disconnect between what sellers wanted and what buyers were willing to pay.

The Move-Up Buyer Sweet Spot

One interesting pocket of opportunity in 2025 was for move-up buyers looking to upgrade to larger homes in Barrie.

Here's what happened: First-time homebuyers were still competing for entry-level properties, sometimes paying a premium. But the next tier up—larger family homes, properties with pools, garages, walkout basements, and more space—saw softer demand.

Smart move-up buyers took advantage of this imbalance. They could sell their starter homes for decent prices and upgrade to significantly better properties without the intense competition they would have faced in 2021-2022.

The Truth About List Prices in Barrie

Here's where things get really interesting. There are two different statistics to consider:

Average List Price: Down 3.4% year-over-year (the price when the home actually sold)

Original List Price: Down 11.2% from where sellers started

What This Tells Us: Sellers' expectations in 2025 were dramatically higher than reality. Many properties went through multiple price reductions before finally selling. Some sellers started at one price, reduced by $20,000, $50,000, even $100,000 or more before finding a buyer.

This massive gap between original asking prices and final sale prices shows that many Barrie homeowners were still pricing as if it were 2021. The market quickly corrected those expectations.

The Lesson for 2026 Sellers: Price your Barrie home correctly from day one. Overpricing means your property sits on the market longer, gets stale, and ultimately sells for less than if you'd priced it right initially. Work with experienced Barrie realtors who understand current market conditions, not past market conditions.

Time on Market Increased in Barrie

The Stats:

• 2024: Average 29 days on market
• 2025: Average 32 days on market
• That's a 10% increase

Why Properties Took Longer to Sell:

• More inventory meant more choice for buyers
• Buyers were more cautious and took their time
• Buyers included conditions (inspections, financing) to protect themselves
• No more fear of missing out driving rushed decisions

In 2024, buyers operated with FOMO (fear of missing out). In 2025, they operated with calculators and conditions. They negotiated price reductions based on home inspection results. They compared multiple properties before making offers.

Some sellers who understood this market shift and priced competitively still sold quickly. Others who held firm on unrealistic pricing watched their listings expire.

Expired Listings Were Through the Roof

With more choice and less urgency, many properties simply didn't sell in 2025. Expired listings in Barrie and Simcoe County reached levels we haven't seen in years.

Why Listings Expired:

• Overpricing (the #1 reason)
• Poor presentation or condition
• Inadequate marketing
• Sellers unwilling to adjust to market reality
• Too much competition from similar properties

A few years ago, if you didn't jump on the first property you saw, it would be gone. In 2025, buyers could afford to wait for the right home at the right price.

What Property Types Performed Best in 2025?

Detached Homes: Detached homes in Barrie were like winter boots in July—great value, but wrong timing for most buyers. Sales dropped significantly, but this created opportunities for move-up buyers and those with flexibility.

Condos and Townhouses: These segments held up slightly better than detached homes, particularly in the entry-level price range where first-time homebuyers continued to compete.

Waterfront and Unique Properties: Properties with special features (waterfront, large lots, in-law suites, pools) that were priced correctly still attracted interest, though not at the premium they commanded in previous years.

What 2025 Taught Us About the Barrie Real Estate Market

For Buyers:

• Patience paid off in 2025
• Conditions and inspections became normal again
• Negotiating power returned to buyers
• More inventory meant more choice

For Sellers:

• Overpricing backfired spectacularly
• Professional staging and presentation mattered more than ever
• Price reductions became the norm for overpriced properties
• Realistic expectations led to successful sales

For Everyone:

• The market normalized after years of extremes
• Supply and demand came back into balance
• Strategic pricing and positioning became critical
• Local market expertise mattered more than ever

What Does This Mean for Barrie Real Estate in 2026?

As we move into 2026, several factors will shape the Barrie and Simcoe County real estate market:

Interest Rates: If the Bank of Canada continues reducing rates, buyer affordability will improve, potentially increasing demand and stabilizing prices.

Inventory Levels: If inventory remains elevated, buyers will continue to have negotiating power. If new listings slow down, we could see competition return.

Economic Conditions: Job stability, inflation, and overall economic confidence will influence buyer and seller decisions throughout 2026.

Seasonal Patterns: Spring 2026 will be a critical indicator of market direction. Watch for listing activity and buyer engagement in March-May.

Should You Buy or Sell in Barrie in 2026?

If You're Thinking About Buying:

• Current conditions favour buyers with more choice and negotiating power
• Interest rate trends will significantly impact affordability
• Focus on finding the right home at the right price, not trying to time the market perfectly
• Work with experienced Barrie realtors who can negotiate effectively on your behalf

If You're Thinking About Selling:

• Price realistically from day one based on current market data, not 2021 memories
• Invest in presentation, staging, and professional marketing
• Be prepared to negotiate and include conditions
• Understand that selling in 2026 requires strategy, not just putting a sign on the lawn

If You're a Move-Up Buyer:

• 2026 could continue to offer opportunities to sell your current home and upgrade
• The gap between entry-level and move-up properties may create strategic advantages
• Timing your sale and purchase correctly will be crucial

How Team Keogh Can Help You Navigate 2026

At Team Keogh Real Estate, we help families in Barrie and Simcoe County make confident, strategic real estate moves. Whether you're upsizing, downsizing, or just trying to understand where the market is headed, we provide:

• Honest Market Analysis: Real numbers and realistic expectations, not hype
• Strategic Pricing: Data-driven pricing strategies that get homes sold
• Expert Negotiation: Decades of combined experience working for you
• Local Knowledge: We live here, we work here, we know Barrie inside and out

The Barrie real estate market has changed dramatically from 2024 to 2025, and 2026 will bring its own challenges and opportunities. Don't navigate these changes alone.

Ready to Buy or Sell in Barrie in 2026?

Whether you're a first-time homebuyer, move-up buyer, downsizer, or investor, Team Keogh is here to help you make smart real estate decisions based on current market realities.