Negotiation by price range · Varennes · 2026
How much a house is negotiated in Varennes depending on its price: the sold-to-asking ratio by bracket over the past twelve months, the bracket negotiated the most, the one where asking price or more is paid, and what it changes for the seller and the buyer. Centris sales, nothing estimated.
In Varennes, over the past 12 months (October 2025 to September 2026), houses sold at 99.2% of asking price on a sales-weighted average, 0.8 point below asking price. But the margin depends on the price: $300,000 to $500,000, 96.7% (13 sales); $500,000 to $800,000, 99.6% (105 sales); $800,000 to $1M, 100.4% (22 sales); $1M and up, 97% (16 sales). Buyers negotiate the most in the $300,000 to $500,000 bracket (3.3 points below asking price) and the least in the $800,000 to $1M bracket (0.4 point above asking price): a 3.7-point gap. Asking price or more is paid in the $800,000 to $1M bracket. It is one of the cities where price changes the negotiating margin the most among the 50 tracked (median gap 2.4 points). Source: Centris (Matrix), compiled October 13, 2026.
The short answer
In Varennes, over the past 12 months (October 2025 to September 2026), houses sold at 99.2% of asking price on a sales-weighted average, 0.8 point below asking price. But the margin depends on the price: $300,000 to $500,000, 96.7% (13 sales); $500,000 to $800,000, 99.6% (105 sales); $800,000 to $1M, 100.4% (22 sales); $1M and up, 97% (16 sales). Buyers negotiate the most in the $300,000 to $500,000 bracket (3.3 points below asking price) and the least in the $800,000 to $1M bracket (0.4 point above asking price): a 3.7-point gap. Asking price or more is paid in the $800,000 to $1M bracket. It is one of the cities where price changes the negotiating margin the most among the 50 tracked (median gap 2.4 points).
Sold price over asking price by price bracket
| Price bracket | Sales | Share | Sold price ÷ asking price | Gap (points) |
|---|---|---|---|---|
| under $300,000 | 0 | 0% | no sales | n/a |
| $300,000 to $500,000 | 13 | 8% | 96.7% | −3.3 |
| $500,000 to $800,000 | 105 | 67% | 99.6% | −0.4 |
| $800,000 to $1M | 22 | 14% | 100.4% | +0.4 |
| $1M and up | 16 | 10% | 97% | −3 |
| All sales | 156 | 100% | 99.2% | −0.8 |
Sale price ÷ last asking price (ranges averaged weighted by sales) and number of sales by bracket, Single-family category, past 12 months (October 2025 to September 2026), Centris (Matrix), October 13, 2026 harvest. Gap in points: negative = sold below asking.
Range by range
The fifteen Centris ranges, with the dollar gap computed on the middle of the range (assumption: a house sold at the centre of its range; the open million range has no middle).
| Centris range | Sales | Sold price ÷ asking price | Gap (points) | Gap in dollars (indicative) |
|---|---|---|---|---|
| $350,000 to $400,000 | 1 | too few sales | n/a | n/a |
| $400,000 to $450,000 | 5 | 92% | −8 | −$34,000 |
| $450,000 to $500,000 | 7 | 100% | 0 | $0 |
| $500,000 to $600,000 | 52 | 100% | 0 | $0 |
| $600,000 to $700,000 | 37 | 99% | −1 | −$6,500 |
| $700,000 to $800,000 | 16 | 100% | 0 | $0 |
| $800,000 to $900,000 | 13 | 102% | +2 | +$17,000 |
| $900,000 to $1,000,000 | 9 | 98% | −2 | −$19,000 |
| $1M and up | 16 | 97% | −3 | n/a |
Where buyers negotiate the most in Varennes
- Where buyers negotiate the most: the $300,000 to $500,000 bracket, at 96.7% of asking (13 sales); range by range, $400,000 to $450,000 is the most negotiated (92%, 5 sales).
- Where asking price or more is paid: $800,000 to $1M (100.4%). This is multiple-offer territory: the seller picks the offer, the buyer prepares theirs before the visit.
- Bottom versus top of the market: under $500,000, houses sell at 96.7% of asking; at $800,000 and up, at 98.9%: the bottom is negotiated more than the top (2.2 points more).
- Over the year 2026 (January to September), all ranges combined, the ratio was 99% in our ten-year series in Varennes, against 107% at the 2021 peak. The past twelve months (99.2%) tell the same story, cut by price.
- In dollars: on a house at the 2026 median price in Varennes ($631,000), 0.8 point below asking price is about $5,048 (indicative: the average ratio applied to the median price, not an actual sale).
- Across the 50 cities tracked, the median ratio all sales is 98.8%; by bracket, under $300,000 96.7%; $300,000 to $500,000 98.6%; $500,000 to $800,000 99%; $800,000 to $1M 98.7%; $1M and up 97%. The most negotiated bracket is most often $1M and up (23 cities); at least one bracket sells at asking or above in 7 cities out of 50; the top of the market ($800,000 and up) is negotiated more than the bottom (under $500,000) in 21 of the 35 cities where both can be measured.
What it changes for selling or buying in Varennes
In Varennes, price changes everything about negotiation: 3.7 points separate the most negotiated bracket ($300,000 to $500,000, 96.7%) from the firmest ($800,000 to $1M, 100.4%). For a seller, it is the margin to build into the asking price: in the firm bracket, a fair price sells more or less as is; in the negotiated bracket, the offer comes in below the price and the floor has to be decided in advance. For a buyer, it is the reverse: in the firm bracket, an offer below asking risks losing the property; in the negotiated bracket, it is the norm and the seller expects it. The ratio year by year, all ranges combined, is in sold over asking in Varennes, ten years; days on market by price bracket, in days on market by price in Varennes.
Advice for the seller in Varennes
- Set the asking price on comparable sales in your bracket, not on inventory: in Varennes, the $800,000 to $1M bracket gets 100.4% of asking, the $300,000 to $500,000 bracket 96.7%. An asking price above comparables draws even lower offers, or none.
- In the $800,000 to $1M bracket, asking price is met or exceeded: a fair price and an offer date are enough, the margin does not need to be hidden in the price.
- Look at the fine range, not only the bracket: $400,000 to $450,000 is negotiated at 92%, $800,000 to $900,000 at 102%. Listings that do not sell are not in this ratio: see houses that do not sell in Varennes.
Advice for the buyer in Varennes
- In the $300,000 to $500,000 bracket, an offer below asking is the norm in Varennes (3.3 points below asking price on average): start below the price and let the seller come to you.
- In the $800,000 to $1M bracket, houses go at asking or above: a conditional offer below the price loses the property; you need a pre-approval, a quick inspection and a planned margin above the asking price.
- The ratio compares to the last asking price, not the original one: a house that cut its price before selling shows at 98% or 99% even if the buyer paid well under the first listed price. The price-cut history is in the Centris listing; days on market by bracket are in days on market by price in Varennes.
How to read these figures
One ratio per price bracket for all of Varennes, over twelve months. It is read with the number of sales beside it: 105 sales in the best-selling bracket ($500,000 to $800,000) give a solid average; a bracket with 13 sales gives an indication. The ratio measures only sold houses: those that expired or were withdrawn, often because the asking price was too high, are not included (houses that do not sell in Varennes).
Frequently asked questions
How much do buyers negotiate on a house in Varennes in 2026?
0.8 point below asking price on a sales-weighted average in Varennes, a ratio of 99.2% over the past 12 months (October 2025 to September 2026), about $5,048 on a house at the median price of $631,000 (indicative). The margin runs from 96.7% ($300,000 to $500,000) to 100.4% ($800,000 to $1M) depending on the bracket.
Which price range is negotiated the most in Varennes?
The $300,000 to $500,000 bracket: 96.7% of asking, 13 sales; range by range, $400,000 to $450,000 at 92%. Across the 50 cities tracked, the most negotiated bracket is most often $1M and up (23 cities), the firmest $500,000 to $800,000 (28 cities).
Do buyers pay asking price or more in Varennes?
Yes, in the $800,000 to $1M (100.4%) bracket in Varennes. At least one bracket reaches 100% in 7 cities out of 50; all sales combined, 4 cities do.
Does the ratio account for price cuts before the sale?
No. The ratio compares the sale price to the last asking price, the one in force when the offer came in. A house listed at $650,000, cut to $620,000 then sold at $610,000 shows at 98%, not 94%. The gap between asking price and original price, year by year, is measured in sold over asking in Varennes, ten years.
Sources: Centris (Matrix), Statistics module, October 13, 2026 query for the municipality of Varennes, Single-family category, past-12-months period, grouping by sale price, measure sold price vs asking price (ratio) and number of sales by range; compiled by the Loaa & Manseur team, aggregates only. The negotiation by price range in 50 cities hub compares the 50 cities.
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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.