Ben  Sage

Ben Sage



(519) 536-7535 ext. 487
Email Me
Ben  Sage

Ben Sage



(519) 536-7535 ext. 487
Email Me

Market Report


is the Woodstock Real Estate Market about to SHIFT?

Wow! What a summer!  

I don't know about you, but after that rainy and cool spring, I can't believe how great the summer weather was! 

If you've been following my monthly reports, you know that the sellers market has continued throughout the summer this year, and is now threatening to heat up the fall as well. One metric is indicating that a SHIFT may be imminent, but not much has changed in the overall picture just yet. 

As of writing, Woodstock is still deeply in a seller's market.

Although there were 10% fewer sales in Woodstock in August this year compared to last, the amount of inventory dropped by a larger amount, keeping prices up and competition stiff. 

The number of properties sold in Woodstock in August of 2019 was 63. This was DOWN 10% for the same period in 2018. While the number of sales was down, the number of active listings for sale also dropped, a massive 23.5% down to just 117 homes for sale at the end of August.

Over the past few months, Inventory has dropped from a high of 149 in May, to 134 at the end of June, and now just 117.  This is looking like a strong fall for home sellers, and continued tough buying conditions for shoppers! 

Average sale prices rebounded heavily in August, where it settled at $404,257. This was up 6.3% over the average sale price in August last year. 

What about the SHIFT?

The one key metric that is showing signs of slowing is the Absorption Rate. This is a calculation of available inventory relative to demand, and is expressed as a "number of months."  Generally speaking, the lower the # of months of inventory available, the more the market favours sellers.  August had an absorption rate of 2.02.  This is the first time this measurement has been over 2 since April of this year, and MAY signal a slowing market, though fundamentally, we are still absolutely in a sellers market. If this number interests you, but you have questions about what it means, shoot me a text at 519-532-1295.

Yes, buying a home is tough at the moment, and being a seller can be extremely profitable. I have the patience and experience to guide home buyers through this tough market, and to coach sellers to obtain the best price and terms when selling their homes.  If you're struggling to figure out how to navigate this market, lets chat and formulate a plan! 

Ben Sage, Broker
RE/MAX a-b Realty Ltd., Brokerage
Brokerage Independently Owned and Operated

Ben Sage | Broker | REALTOR®
RE/MAX a-b Realty Ltd., Brokerage., Brokerage Independently Owned and Operated

Office Phone: 519-536-7535
Direct Line: 519-532-1295
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(519) 536-7535



I am a Real Estate Broker with RE/MAX a-b Realty Ltd., in Woodstock Ontario, focused on high quality Real Estate services. My experience selling homes is rich, and my results are unparalleled. My clients attest to my commitment to high quality service. 

In 2017, single family homes listed for sale by Ben averaged 104.1% of asking price, compared to the market average of 99.2%, and sold in an average of 12 days compared to the market average of 29. 

  • Platinum Club for Total Real Estate Commissions for 2017 & 2018
  • 100% club for total real estate commissions for 2010, 2011, 2012, 2014, 2015, and 2016. 
  • "Best Young Professional" award nominee for Woodstock District Chamber of Commerce, 2015
  • Retired Director & Committee member at the Woodstock, Ingersoll District Real Estate Board.
  • Recognized as a top donating individual for Children's Miracle Network, 2016 & 2017

The REAL Ben:

Born and Raised in Woodstock Ontario, I am intrinsically connected with the community. When I am not selling Real Estate for my clients, I can be found hanging out with my family. My wife, Amanda, my sons Nolan and Liam, and our mutt, Nori. 

My family enjoys biking the awesome trails around Woodstock, having dinner at one of the many Oxford County establishments, playing golf at one of the many area courses, and the accessible, inexpensive nature of life in Woodstock.

My rural life keeps me busy, maintaining and upgrading our home just outside of the city. When I have spare time, I like to listen to music, play some guitar or video games, and stay up to date on the latest memes. 

My family loves to travel, and recent trips include a bucket-list-checking voyage to New Zealand and Australia in 2018, a road trip to Acadian Shores Nova Scotia the year before. Upcoming goals include another east coast visit to PEI and New Brunswick. 

We love visiting the family cottage in Port Loring, On, where I pretend to know how to catch pickerel and wakeboard. Really I just secretly like quiet hours floating on a lake. 

One thing I need to mention, though, since you've read this far, is that the true joy I get from my position as a Real Estate Broker, is crafting excellent strategies to capitalize on current market conditions for the benefit of my clients. Taking an idea, strategizing to minimize stress and maximize opportunites given in the market, and turning it in to a reality brings me great happiness. Let's get happy together! 

Specialty: New Residential Construction, Luxury Homes, Investment Properties

Awards: 2017, 2018, Platinum Club, Hall of Fame

Area Covered: Woodstock, Ingersoll, Norwich

Languages Spoken: English