Buying · Varennes · QPAREB Q2 2026 figures
A $630,000 median and 22 days to decide: how to buy a house in Varennes in 2026 without overpaying.
Buying a house in Varennes in 2026 means buying in an area where the median house sells at $630,000 (0% over one year, 49% over five years) in 22 days, with 157 houses listed and a condominium at $391,000. The budget starts around $520,000 and runs to $900,000 depending on the street, the year built and the condition. The method does not change: written pre-approval before the first showing, area chosen on closed sales rather than asking prices, offer documented by the last three comparable sales on the street, pre-purchase inspection and a full read of the certificate of location and the declarations by the seller before conditions come off. The assessment roll value is not a pricing tool.
The QPAREB's Sainte-Julie/Varennes area sold its median house at $630,000 in the second quarter of 2026 (0% over one year, 49% over five years), in 22 days, with 157 houses actively listed; a condominium there trades at $391,000. The South Shore as a whole sits at $648,500 in 30 days and the North Shore runs at a comparable pace.
| Area (QPAREB, Q2 2026) | House, median | 1 year | 5 years | Days on market | Active listings |
|---|---|---|---|---|---|
| Sainte-Julie/Varennes | $630,000 | 0% | 49% | 22 days | 157 |
| South Shore, overall | $648,500 | 2% | 39% | 30 days | 1 |
| Price range | Months of inventory | Market |
|---|---|---|
| Under $310,000 | 2.0 months | Seller's market |
| $310,000 to $470,000 | 1.9 months | Seller's market |
| $470,000 to $780,000 | 1.7 months | Seller's market |
| $780,000 to $940,000 | 3.9 months | Seller's market |
| $940,000 and up | 8.3 months | Balanced |
| Purchase price | Minimum down payment | Monthly payment at 4.24%, 30 years (CMHC premium included) | Gross household income required (approx.) |
|---|---|---|---|
| $520,000 | $27,000 | $2,508 | $113,000 |
| $590,000 | $34,000 | $2,829 | $127,000 |
| $640,000 | $39,000 | $3,058 | $137,000 |
| $750,000 | $50,000 | $3,561 | $159,000 |
| $900,000 | $65,000 | $4,248 | $188,000 |
Assumptions: five-year fixed rate of 4.24%, stress test at 6.24%, down payment of 5% up to $500,000 and 10% on the portion above, CMHC premium added to the loan, municipal and school taxes at 0.9% of the price, heating at $1,800 a year, gross debt service ratio of 39%. Your own file may produce a different result.
Vieux-Varennes, on the river around the basilica and Parc de la Commune, sells the character houses with the view and the bike path: that is the top of the market. The 1980s to 2010s neighbourhoods, west of Route 132, carry the family volume. The northern sector, near the industrial and technology hub, offers new construction. Varennes shares its QPAREB area with Sainte-Julie, but its market leans toward the river and its housing stock is a little older.
The riverfront: flood zones and shoreline buffers to check before you offer, with the renovation constraints that come with them. The old houses of Vieux-Varennes: foundations, humidity, insulation. The northern industrial hub and its odours depending on the wind, worth checking on site. And Varennes's welcome tax, 3% above $500,000 but payable in four 30-day instalments beyond $1,000, one of the most flexible schedules on the South Shore.
For the tax, the welcome tax in Varennes; to compare, Sainte-Julie.
Roughly $113,000 of gross household income for $520,000, $137,000 for $640,000 and $188,000 for $900,000, on a 30-year amortization with the stress test at 6.24%.
At a 22-day median, a house priced at its street's level gets its offers quickly. But the gap between two streets in the same area can exceed $150,000: always document your offer on comparable closed sales, never on other offers and never on the municipal assessment.
Published forecasts (Desjardins, QPAREB, CMHC) point to stable to modestly rising prices in 2027 and a policy rate around 2.75%: waiting does not make the price go down. The right moment is the one where your budget, your pre-approval and your target area are ready. In a seller's market, the buyer who is ready beats the buyer who waits.
Usually nothing. The buyer's broker is paid out of the seller's brokerage contract when the sale closes. A buyer's brokerage contract spells out what happens if the seller does not provide for it, and we explain that before anything is signed. See our guide to real estate commission in Quebec.
The median prices, days on market, active listings and months of inventory quoted here come from the Quebec Professional Association of Real Estate Brokers, for the second quarter of 2026, by area. The monthly payments come from our own calculation on the assumptions listed above. Market figures move every quarter: the date is on this page so you can tell whether you are reading something current.
Before making an offer in Varennes, our figures drawn from actual sales:
All four pages are built on listings sold over the last twelve months, not on regional averages. They exist to put a number on an offer rather than guess at one.
Before you sign: Certificate of location in Varennes: cost, timing and when to redo it
Bungalow or two-storey home in Varennes:
Single-storey homes make up 51% of sales in Varennes over ten years; our page gives both price series, the second-floor premium and who the bungalow is for.
What one more bedroom costs in Varennes:
Three price series (3, 4, 5 or more bedrooms) over ten years, the fourth- and fifth-bedroom premiums, and the size that rose the most in Varennes.
What one more bedroom costs in a condo in Varennes:
The median price of 1-, 2- and 3-plus-bedroom condos over ten years, the second- and third-bedroom premiums, and the size that rose the most in Varennes.
Days on market in Varennes, ten years of perspective:
Median days for a house and a condo by year since 2016, the decade's four markets and what today's delay changes when selling in Varennes.
The number of sales in Varennes, ten years of perspective:
Houses, condos and plexes sold per year since 2016, the record year, the high-rate trough and what today's volume changes when selling in Varennes.
How many homes are for sale in Varennes, ten years of perspective:
Month-end inventory and new listings per year since 2016, the frenzy trough, absorption, months of inventory and why prices doubled in Varennes.
Sale price relative to asking price in Varennes, ten years of perspective:
At what percentage of asking houses have sold since 2016, the 2021 bidding wars, the return of negotiation and what the gap is worth in dollars in Varennes.
Houses that do not sell in Varennes, ten years of perspective:
Listings expired without a sale per year since 2016, the failure rate against sales, average days next to median days and what today's rate tells a seller in Varennes.
The average house price in Varennes, ten years of perspective:
The average sale price per year since 2016, next to the median and the asking price, why the average is higher and which of the three prices to use to set yours in Varennes.
How many dollars of houses sell in Varennes, ten years of perspective:
The total sale prices per year since 2016, next to the number of sales and the average price: whether the rise comes from price or from the number of buyers in Varennes.
House appreciation in Varennes by year of purchase:
What a house bought in 2016, 2019, 2021 or 2024 is worth today at the median price, in dollars, in percent and per year, house and condo, and what is left for those who bought at the peak in Varennes.
From condo to house in Varennes, the gap to close:
The median price of the house and the condo year by year since 2016, the gap between them, and whether the gain on a condo bought in 2016, 2019, 2021 or 2023 covers the jump in Varennes.
The Varennes market in one table:
Price, growth, sales, volume, days on market, inventory, over-asking, unsold, condo and appreciation, each with the city's rank among 50 and ten years of detail in Varennes.
How much down payment to buy in Varennes:
The legal minimum on the median house, the 20% that avoids the CMHC premium, the premium at the minimum, what a FHSA and an HBP cover, the condo, and ten years of perspective in Varennes.
How many condos are for sale in Varennes, ten years of perspective:
Condominium inventory at each month-end and new listings per year since 2016, absorption, months of inventory, and the comparison with single-family houses in Varennes.
When to sell in Varennes, ten years of sales month by month:
The month with the most home sales, the quietest month, spring versus winter, the best-paying month and when to list to sell at the right time in Varennes.
Condos that do not sell in Varennes, ten years of perspective:
Condo listings expired without a sale per year since 2016, the failure rate against sales, the same rate for houses, and what it tells a condo seller in Varennes.
When to sell a condo in Varennes, ten years of sales month by month:
The month with the most condo sales, the quietest month, spring versus winter, the best-paying month, houses alongside and when to list in Varennes.
How much buyers negotiate a condo in Varennes, ten years of perspective:
Sale price as a percentage of asking for condos, year by year since 2016, the ratio on the original price, houses alongside and the dollar gap on the median condo in Varennes.
What the median house costs a month in Varennes, ten years of perspective:
The monthly payment on the house in the middle every year since 2016 with the Centris price and the 5-year rate actually charged, the share of price and the share of rate, the renewal shock and the income it takes in Varennes.
What the house really gained in Varennes, once inflation is removed:
Each year's median price converted to 2026 dollars with the Quebec CPI, the real increase, the years of real decline, the peak in purchasing power and the condo alongside in Varennes.
What the median condo costs a month in Varennes, ten years of perspective:
The monthly payment on the condo in the middle every year since 2016 with the Centris price and the 5-year rate actually charged, the share of price and the share of rate, the renewal shock and the income it takes in Varennes.
Varennes or the city next door: where to buy in 2026, matchup by matchup:
Each matchup puts Varennes and a neighbouring city side by side over ten years of Centris sales: house and condo prices, gap, days on market, inventory, bidding, unsold listings and monthly payment.
How much is a semi-detached or row house in Varennes, ten years of perspective:
The median price by house type year by year since 2016, the number of sales, the shared-wall discount and how it moved in Varennes.
How many houses still sell under $500,000 in Varennes, ten years of perspective:
Sales under $500,000 and under $400,000 year by year since 2016, their share, the tipping year and what is still available under the threshold in Varennes.
How many houses sell for over $1 million in Varennes, ten years of perspective:
Sales at $1,000,000 and up year by year since 2016, their share, the first year with ten sales and what is paid above the million in Varennes.
At what price houses sell in Varennes, range by range:
The distribution of sales by price bracket in 2020, 2023 and 2026, the best-selling range, the share under $500,000 and above $750,000 in Varennes.
How long to sell by price in Varennes:
Median days on market by price bracket over the past twelve months, the fastest bracket, the slowest and what it changes for selling or buying in Varennes.
How much the lot is worth in a house price in Varennes, ten years of perspective:
The median price of houses on small lots and on large lots year by year since 2016, the large-lot premium and how it moved in Varennes.
How many dollars of condos sell in Varennes, ten years of perspective:
Condo sales volume year by year since 2016, the number of sales and the average price behind it, and the condo's share of the market in Varennes.
The average condo price in Varennes, and why it exceeds the median:
The average sale price of condos year by year since 2016, beside the median price and the asking price, and the gap between the two in Varennes.
How long to sell a condo by price in Varennes:
Median condo days on market by price bracket over the past twelve months, the fastest bracket, the slowest and what it changes for selling or buying a condo in Varennes.
What sells at what price in Varennes:
The 2026 sales crossed by price range and category: what sells under $300,000, who holds the million, where houses, condos and plexes compete in Varennes.
Which sells fastest in Varennes, house, condo or plex:
Days on market of houses, condos and plexes compared price range by price range over twelve months in Varennes.
At what price condos sell in Varennes, range by range:
The distribution of condo sales by price bracket in 2020 and 2026, the best-selling range, the share under $300,000 and under $400,000 in Varennes.
The market in Varennes this month:
Days on market, sold against asking, inventory and September 2026 verdict in Varennes, over the past twelve Centris months.
The condo market in Varennes this month:
Days on market, sold against asking, median price and September 2026 verdict for the condo in Varennes, compared with the house, over the past twelve Centris months.
The welcome tax on the median house in Varennes, 2016 against 2026:
The tax computed year by year on the Centris median price with the city's 2026 grid, and what a first-time buyer pays net in Varennes.
The salary to buy the median house in Varennes, 2016 against 2026:
The gross income required year by year (payment at the contracted rate, taxes, heating, 32% GDS ratio) on the Centris median price in Varennes, and the price's and the rate's share of the increase.
Which houses linger by price in Varennes:
Average against median days on market by price bracket over the past twelve months, the ratio between the two and the bracket where listings linger the most in Varennes.
How much buyers negotiate on a house by price in Varennes:
Sold-to-asking ratio by price bracket over the past twelve months, the bracket negotiated the most, the one where asking or more is paid, and what it changes for selling or buying in Varennes.
How much buyers negotiate on a condo by price in Varennes:
Sold-to-asking ratio by price bracket over the past twelve months, the bracket negotiated the most, the one where asking or more is paid, and what it changes for selling or buying in Varennes.
Where the money goes by price in Varennes:
Share of dollars against share of sales by price bracket over the past twelve months, the average ticket and the bracket that weighs the most in Varennes.
How much sellers cut their price before selling in Varennes:
Sold price against the first asking price and the last, by price bracket over the past twelve months, and the bracket where sellers adjust the most in Varennes.
What one more bathroom costs in Varennes:
Three price series (1, 2, 3 or more bathrooms) over ten years, the second- and third-bathroom premiums, and the class that rose the most in Varennes.
Buying to rent on Airbnb in Varennes:
What the city allows for the principal residence and for a unit bought for short-term rental, the permit required and the purchase price, with sources.
Property taxes in Varennes:
The tax bill, increase and rate published by the city for 2026, the assessment roll year and the school tax, with sources.
One of the team's Varennes listings, for sale right now:
It has the three features that separate prices the most in Varennes: the garage, the pool and the fireplace.
Coming from Montreal?
Prices, monthly mortgage payment and welcome tax compared with Montreal.
New or old in Varennes:
Median price of houses sold by construction era, from 1959 and earlier to 2010 and later, year by year since 2016.
The Loaa & Manseur team, led by Lotfi Manseur and Loaa Al Daow, is the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 of large residential teams according to the official RE/MAX ranking, computed on actual transactions. Its Google profile counts more than 220 reviews with a 4.9 rating. Its offices are at 55 avenue de l'Équinoxe in Brossard, one bridge from the island, and every broker's licence can be checked in the OACIQ public register. Three things to verify yourself before calling us, and to demand of any other broker.
Also available in French: version française de ce guide.
Published September 7, 2026 by the Loaa & Manseur team, the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 according to the official RE/MAX ranking. Tell us about your project.
Équipe no 1 de RE/MAX Platine en 2024 et en 2025, 6e au Québec, 15e au Canada et dans le top 50 mondial au classement officiel RE/MAX. Réponse en moins de 24 heures, sept jours sur sept.