Selling · Market value
Two identical houses on paper, two different prices. Here is what explains the gap, with 2026 figures rather than impressions.
A home's value on Montreal's South Shore depends on seven measurable levers: the sector (over five years, +26 % in Brossard/Saint-Lambert versus +49 % in Sainte-Julie/Varennes and +43 % in Chambly, per the APCIQ barometer for Q2 2026), the street and transit (REM, exo train stations, the Longueuil metro), the price range (inventory runs from 0.8 months under $400,000 to 7.8 months above $1.2 million in the Brossard sector), condition and documented renovations, current supply (+28 % listings on the South Shore in August 2026), the policy rate (2.25 %, held on September 2, 2026) and the season. The municipal assessment is not one of them: it dates from July 1, 2023 in the Longueuil agglomeration.
The first lever is the one you do not control: where the house is. Over five years, the APCIQ barometer shows very different paths on the South Shore.
| Sector (APCIQ, Q2 2026) | Median single-family | 5-year change | Days on market |
|---|---|---|---|
| Sainte-Julie and Varennes | $630,000 | +49 % | 22 |
| Chambly | $727,000 | +43 % | 36 |
| South-west South Shore (Delson, Saint-Constant, Sainte-Catherine) | $620,000 | +42 % | 38 |
| Boucherville and Saint-Bruno | $800,000 | +38 % | 20 |
| Old Longueuil | $623,000 | +36 % | 21 |
| Saint-Hubert | $602,500 | +36 % | 29 |
| Candiac and La Prairie | $820,000 | +33 % | 39 |
| Brossard and Saint-Lambert | $803,000 | +26 % | 41 |
Reading: the most expensive sectors are not those that rose the most. Brossard, the priciest with Candiac, has the weakest five-year growth (+26 %) because new supply is abundant there. Second-ring sectors caught up.
Within a sector, walking distance to a REM station (Brossard, Du Quartier, Panama), an exo train station (Saint-Lambert, Saint-Hubert, Saint-Bruno, Candiac) or the Longueuil metro moves the price. The REM created a premium for streets within walking distance of Brossard's three stations, and a relative discount for those that depend on Highway 10 at rush hour. The street also counts for what the listing does not show: noise, through traffic, yard orientation.
For each sector, the APCIQ publishes months of inventory by price range. In the Brossard/Saint-Lambert sector in Q2 2026, it runs from 0.8 months under $400,000 to 7.8 months above $1.2 million. Concretely, an entry-level house sells on scarcity, a luxury house on pricing precision and presentation. In Chambly, above $1,050,000, the market is already balanced (8 months). These tables are on each city page, for example real estate broker in Brossard.
A roof redone in 2022 is worth more than a "recent" roof: the invoice makes the difference. Renovations that pay at resale are those that are documented, compliant (permits) and visible at inspection. See renovating before selling for when it is better to hold off.
In August 2026, the South Shore had 3,703 active listings, 28 % more than a year earlier, for 664 sales (-15 %). When supply rises faster than demand, a given home's value does not necessarily fall, but the gap between a fair price and an ambitious one shows immediately: the first gets visited, the second gets compared. The full picture is in our first-half 2026 recap.
The Bank of Canada held its rate at 2.25 % on September 2, 2026, the seventh consecutive hold. That rate sets buyers' borrowing capacity, hence the price they can pay for your home. Current stability supports prices; a rise in fixed rates, driven by bonds, would reduce buyers' capacity before the Bank even moves.
Spring concentrates buyers, autumn the hurried sellers, winter the serious buyers. The right moment depends on your sector and your range: in Boucherville, a well-located house sells in 20 days in any season; in Brossard, with 41 days on average, the window matters more.
The Longueuil agglomeration assessment roll (Brossard, Boucherville, Longueuil, Saint-Bruno, Saint-Lambert) in force since January 1, 2025 reflects the market as of July 1, 2023. The assessed value is used to compute taxes, not to set a sale price. Full explanation in municipal assessment vs market value and the 2025-2027 roll of the agglomeration.
The sector and the street, because you cannot change them and they explain most of the gap between two similar houses. Condition and timing are the levers the seller controls.
Over five years, every sector rose (+26 % to +49 %). Over a quarter, some dip: Boucherville/Saint-Bruno showed -2 % in Q2 2026 while staying at +5 % over twelve months.
Through comparable closed sales on your street in the last twelve months, adjusted for condition and price range. We do it free within 24 hours; start with how much is my house worth.
Also available in French: version française de ce guide.
Published September 1, 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.