Plex negotiation by price range · Sherbrooke · 2026
How much a plex is negotiated in Sherbrooke 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, the comparison with houses and condos, and what it changes for the seller and the investor. Centris sales, nothing estimated.
In Sherbrooke, over the past 12 months (October 2025 to September 2026), plexes sold at 98.8% of asking price on a sales-weighted average, 1.2 point below asking price. But the margin depends on the price: $300,000 to $500,000, 98.1% (79 sales); $500,000 to $800,000, 100% (81 sales); $800,000 to $1M, 98.4% (30 sales); $1M and up, 98% (54 sales). Buyers negotiate the most in the $1M and up bracket (2 points below asking price) and the least in the $500,000 to $800,000 bracket (exactly at asking price): a 2-point gap. Asking price or more is paid in the $500,000 to $800,000 bracket. It is one of the cities where price changes the margin the least among the 23 tracked (median gap 3 points). Source: Centris (Matrix), compiled October 13, 2026.
The short answer
In Sherbrooke, over the past 12 months (October 2025 to September 2026), plexes sold at 98.8% of asking price on a sales-weighted average, 1.2 point below asking price. But the margin depends on the price: $300,000 to $500,000, 98.1% (79 sales); $500,000 to $800,000, 100% (81 sales); $800,000 to $1M, 98.4% (30 sales); $1M and up, 98% (54 sales). Buyers negotiate the most in the $1M and up bracket (2 points below asking price) and the least in the $500,000 to $800,000 bracket (exactly at asking price): a 2-point gap. Asking price or more is paid in the $500,000 to $800,000 bracket. It is one of the cities where price changes the margin the least among the 23 tracked (median gap 3 points).
Sold price over asking price by price bracket
| Price bracket | Sales | Share | Sold price ÷ asking price | Gap (points) |
|---|---|---|---|---|
| under $300,000 | 6 | 2% | too few sales | n/a |
| $300,000 to $500,000 | 79 | 32% | 98.1% | −1.9 |
| $500,000 to $800,000 | 81 | 32% | 100% | 0 |
| $800,000 to $1M | 30 | 12% | 98.4% | −1.6 |
| $1M and up | 54 | 22% | 98% | −2 |
| All sales | 250 | 100% | 98.8% | −1.2 |
Sale price ÷ last asking price (ranges averaged weighted by sales) and number of sales by bracket, Income property 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 plex 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) |
|---|---|---|---|---|
| $200,000 to $250,000 | 2 | too few sales | n/a | n/a |
| $250,000 to $300,000 | 4 | too few sales | n/a | n/a |
| $300,000 to $350,000 | 8 | 96% | −4 | −$13,000 |
| $350,000 to $400,000 | 19 | 98% | −2 | −$7,500 |
| $400,000 to $450,000 | 26 | 97% | −3 | −$12,750 |
| $450,000 to $500,000 | 26 | 100% | 0 | $0 |
| $500,000 to $600,000 | 46 | 100% | 0 | $0 |
| $600,000 to $700,000 | 24 | 100% | 0 | $0 |
| $700,000 to $800,000 | 11 | 100% | 0 | $0 |
| $800,000 to $900,000 | 18 | 98% | −2 | −$17,000 |
| $900,000 to $1,000,000 | 12 | 99% | −1 | −$9,500 |
| $1M and up | 54 | 98% | −2 | n/a |
Where buyers negotiate the most in Sherbrooke
- Where buyers negotiate the most: the $1M and up bracket, at 98% of asking (54 sales); range by range, $300,000 to $350,000 is the most negotiated (96%, 8 sales).
- Where asking price or more is paid: $500,000 to $800,000 (100%). 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, plexes sell at 98.1% of asking; at $800,000 and up, at 98.1%: same margin at the top and the bottom.
- Over the year 2026 (January to September), all ranges combined, the ratio was 98% in our ten-year series in Sherbrooke, against 99% at the 2025 peak. The past twelve months (98.8%) tell the same story, cut by price.
- In dollars: on a plex at the 2026 median price in Sherbrooke ($600,000), 1.2 point below asking price is about $7,200 (indicative: the average ratio applied to the median price, not an actual sale).
- Across the 23 cities tracked, the median ratio all sales is 98.5%; by bracket, under $300,000 97%; $300,000 to $500,000 98.1%; $500,000 to $800,000 99%; $800,000 to $1M 98.7%; $1M and up 98%. The most negotiated bracket is most often $300,000 to $500,000 (9 cities); at least one bracket sells at asking or above in 11 cities out of 23; the top of the market ($800,000 and up) is negotiated more than the bottom (under $500,000) in 5 of the 14 cities where both can be measured.
Plex versus house and condo in Sherbrooke
Same query, same period, Single-family and Condominium categories: all sales combined, plexes are negotiated more than houses in Sherbrooke (0.9 point more margin); plexes are negotiated less than condos in Sherbrooke (0.2 point less margin). Across the cities where both can be measured, plexes are negotiated more than houses in 16 cities out of 23 (median gap plex minus house: −0.3 point) and more than condos in 7 cities out of 18 (median gap: 0.1 point). The detail by category: houses and condos.
| Price bracket | Plex | House | Condo |
|---|---|---|---|
| under $300,000 | n/a | 96.9% | 97.9% |
| $300,000 to $500,000 | 98.1% | 100.2% | 99.1% |
| $500,000 to $800,000 | 100% | 99.5% | 98.4% |
| $800,000 to $1M | 98.4% | 98.6% | n/a |
| $1M and up | 98% | 97% | n/a |
| All sales | 98.8% | 99.7% | 98.6% |
What it changes for selling or buying in Sherbrooke
In Sherbrooke, price changes little about negotiation: a 2-point gap between the most negotiated bracket and the firmest, around 98.8%. The margin is about the same at every price, which is rare: usually the extremes of the market are negotiated more. For a seller, the price is set on comparables and the margin will be the city's; for a buyer, there is no refuge bracket where to negotiate much more than elsewhere. The ratio year by year, all ranges combined, is in plex sold over asking in Sherbrooke, ten years; days on market by price bracket, in plex days on market by price in Sherbrooke.
Advice for the seller in Sherbrooke
- Set the asking price on comparable sales in your bracket, not on inventory: in Sherbrooke, the $500,000 to $800,000 bracket gets 100% of asking, the $1M and up bracket 98%. An asking price above comparables draws even lower offers, or none.
- In the $500,000 to $800,000 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: $300,000 to $350,000 is negotiated at 96%, $500,000 to $600,000 at 100%. Listings that do not sell are not in this ratio: see plexes that do not sell in Sherbrooke.
Advice for the buyer in Sherbrooke
- In the $1M and up bracket, an offer below asking is the norm in Sherbrooke (2 points below asking price on average): start below the price and let the seller come to you.
- In the $500,000 to $800,000 bracket, plexes 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 plex 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 plex days on market by price in Sherbrooke.
How to read these figures
One ratio per price bracket for all of Sherbrooke, over twelve months. It is read with the number of sales beside it: 81 sales in the best-selling bracket ($500,000 to $800,000) give a solid average; a bracket with 30 sales gives an indication. The ratio measures only sold plexes: those that expired or were withdrawn, often because the asking price was too high, are not included (plexes that do not sell in Sherbrooke).
Frequently asked questions
How much do buyers negotiate on a plex in Sherbrooke in 2026?
1.2 point below asking price on a sales-weighted average in Sherbrooke, a ratio of 98.8% over the past 12 months (October 2025 to September 2026), about $7,200 on a plex at the median price of $600,000 (indicative). The margin runs from 98% ($1M and up) to 100% ($500,000 to $800,000) depending on the bracket.
Which price range is negotiated the most in Sherbrooke?
The $1M and up bracket: 98% of asking, 54 sales; range by range, $300,000 to $350,000 at 96%. Across the 23 cities tracked, the most negotiated bracket is most often $300,000 to $500,000 (9 cities), the firmest $500,000 to $800,000 (8 cities).
Do buyers pay asking price or more in Sherbrooke?
Yes, in the $500,000 to $800,000 (100%) bracket in Sherbrooke. At least one bracket reaches 100% in 11 cities out of 23; all sales combined, 2 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 plex 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 plex sold over asking in Sherbrooke, ten years.
Sources: Centris (Matrix), Statistics module, October 13, 2026 query for the municipality of Sherbrooke, Income property 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 23 cities hub compares the 23 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.