By Simon Royer, Realtor® | RE/MAX Icon Realty | SimonSayzSold.ca

If you have been sitting on the fence wondering whether to make a move in 2026, you are not alone. Across Brantford, Cambridge, and Kitchener-Waterloo, homeowners are asking the same question: should I be upsizing to get more space, or downsizing to simplify life and free up equity? The answer is not the same for everyone, and it depends a lot on which market you are in, what your home is worth today, and what kind of move you are actually trying to make.

Let us break it down by situation.

What Is the Market Doing Right Now?

Before you decide to upsize or downsize, you need to understand the landscape you are working in.

Cambridge, Kitchener, and Ayr have shifted into balanced market territory, where supply and demand are more evenly matched. This creates steadier conditions and more predictable pricing for both buyers and sellers. Brantford and Waterloo, on the other hand, are leaning toward a buyer's market, giving purchasers more choice and negotiating room.

The average residential sale price in Kitchener-Waterloo across all property types landed at approximately $733,000 in 2025, down about six percent year over year. Inventory increased by nearly 14 percent over the same period.

What does that mean for you? More options on the buying side. More competition on the selling side. More reason than ever to have a plan before you list.

Should You Upsize? Here Is Who It Makes Sense For

Upsizing means trading your current home for something larger, usually more bedrooms, more yard, or a better neighbourhood. In this market, there are real advantages to making that move now.

You are buying more home for less than two years ago. With prices softer than they were at peak, the gap between what you sell for and what you buy at is actually more manageable than it was when everything was on fire. Move-up buyers in Kitchener-Waterloo are generally targeting the $750,000 to $950,000 range and are often open to older homes that may need minor updates, which opens up a lot of inventory.

Brantford is especially attractive for upsizing families. The West Brant neighbourhood offers newer subdivisions with detached homes in the $600,000 to $750,000 range. It is family-friendly, close to schools, and growing fast. If you are currently in a condo or townhouse and want to step into a detached home with a backyard, Brantford gives you a lot of runway.

Inventory is your friend right now. Months of inventory for single detached homes in the Kitchener-Waterloo-Cambridge region reached 3.2 months in late 2025, up from 2.5 months the year before. More inventory means more time to find the right home, more leverage to negotiate, and less pressure to waive conditions just to win.

Upsizing makes the most sense if you have strong equity in your current home, a secure income, and a plan to stay in your next home for at least five to seven years.

Should You Downsize? Here Is Who It Makes Sense For

Downsizing does not mean giving something up. For a lot of homeowners, it means cashing in on years of equity and stepping into a lifestyle that actually fits where they are headed.

The equity unlock is real. If you bought your detached home five or ten years ago, you are likely sitting on significant gains even with the recent softening. Selling now and moving into a lower-maintenance property can free up hundreds of thousands of dollars, whether that goes toward retirement, travel, helping your kids, or simply reducing financial stress.

Condos and townhouses offer serious value for downsizers. Retirees and downsizers in the Kitchener-Waterloo area are typically targeting properties around the $600,000 range, prioritizing low-maintenance living and peace and quiet. In Brantford, the downtown core offers walkable living with heritage charm and modern condos priced from $350,000 to $500,000, ideal for those who want to be close to amenities without the upkeep of a larger property.

Timing works in your favour as a freehold seller. Downsizers moving from freehold to condo can often improve their cash position significantly. Sellers who move earlier in the year also tend to benefit from lower competition before more listings hit the market later in spring and summer.

Downsizing makes the most sense if your home has become too much to maintain, your kids have moved out, or your life circumstances have shifted and you want your home to work harder for your future.

Cambridge: The Middle Ground Market

Cambridge sits in an interesting spot right now. It is balanced, which means neither buyers nor sellers have an overwhelming edge. That actually makes it a great market for anyone doing a simultaneous sale and purchase, because conditions on both sides of the transaction are relatively predictable.

If you are upsizing within Cambridge, you are not giving up much leverage when you buy. If you are downsizing out of Cambridge into a Brantford condo or a Kitchener townhouse, you may find you get solid value for your detached home while capturing a great deal on the next purchase.

Sell First or Buy First? Here Is the Question Everyone Asks

This is hands down the most common question I get from homeowners who are upsizing or downsizing, and it is a fair one because getting the order wrong can cost you real money and a lot of stress.

In a balanced to buyer's market like we have right now, selling first is almost always the smarter move.

Here is why. When you sell first, you know exactly what you are working with. You know your net proceeds, you know your timeline, and you walk into your home search with real buying power and zero pressure to accept a bad deal on your purchase just because you are carrying two properties. Sellers who buy first and then discover their home is taking longer to sell than expected often end up in a tough spot, either dropping their price to move it fast or scrambling to bridge the gap financially.

That said, buying first can make sense in specific situations. If you have strong financial reserves and can comfortably carry both properties for three to six months without breaking a sweat, the flexibility of buying first lets you take your time finding the right home without settling. Some clients also negotiate a longer closing on their purchase to give their current home time to sell, which can work well when the market cooperates.

The bridge loan option is worth knowing about. If you find your dream home before your current one sells, a bridge loan lets you borrow against your existing home's equity to fund the purchase. It is a short term solution and it comes with costs, but it can save a deal when timing does not line up perfectly. Talk to your mortgage broker before you need one so you know exactly what you qualify for.

What about a condition on the sale of buyer's property? In this market, conditions are back and sellers are far more willing to accept them than they were two or three years ago. A condition on sale of buyer's property means your offer to purchase is only firm once your current home sells. It protects you from owning two properties at once and gives you a defined window, typically 24 to 72 hours if the seller receives another offer, to either firm up or walk away. The catch is that sellers can include an escape clause, meaning if a better offer comes along, they can issue that notice and you will need to decide quickly. It is not a perfect safety net, but in the right circumstances it is a very useful tool and one more buyers should be asking about.

The honest answer is there is no universal right or wrong. It comes down to your financial position, your risk tolerance, and how much flexibility your timeline allows. The worst thing you can do is make that call without talking it through with someone who knows the local market and can help you think through both scenarios before you commit.

Simon's Final Word

Here is the truth about upsizing and downsizing in Brantford, Cambridge, and Kitchener-Waterloo right now: the math actually works in your favour in both directions, but only if you move with intention. This is not a market where you can overprice your current home and hope for the best. Buyers have options. They are taking their time. The homes that are selling are the ones priced right, presented well, and marketed properly.

If you are thinking about making a move, the first step is understanding what your home is worth today and what your next chapter actually looks like. I do free, no-pressure home evaluations across Brantford, Cambridge, Kitchener, and Waterloo. Whether you are a growing family looking for more space or a homeowner ready to simplify, I can help you figure out if the timing is right and what a smart move looks like for your specific situation.

Reach out anytime at 226-218-6875, book a quick chat at calendly.com/simon-realtor/quick-chat-with-simon, or visit simonsayzsold.ca to get started.

Simon Royer, Realtor® | RE/MAX Icon Realty | Serving Brantford, Cambridge, and Kitchener-Waterloo