November is here, and Canada’s housing market continues to shift in important ways. As we move toward the end of 2025, understanding these changes can help you make smarter decisions about borrowing, buying, refinancing, or using your home equity.
Below is a breakdown of the latest trends and what they mean for you as a borrower.
Supply Set to Shrink
Building permits for new single-family homes in Ontario and British Columbia have dropped to their lowest levels since the 1980s. This suggests fewer newly built homes will come onto the market in the coming years.
What this means for borrowers: With fewer new homes being added, competition for resale properties may increase. Getting pre-approved early and exploring flexible mortgage options can help you move quickly when you find the right home before demand pushes prices higher.
Alberta Leads in Population Growth
Canada’s population continues to rise, although slower than in recent years. Alberta remains the fastest-growing province with 2.5% annual growth last quarter, driven by affordability and interprovincial migration.
What this means for borrowers: More people means more demand for housing. If you’re thinking about relocating or buying in Alberta, now may be a strong opportunity. Homes in high-growth regions often appreciate faster, benefiting long-term homeowners.
Unemployment on the Rise
For the first time since the pandemic, Canada’s unemployment rate has climbed above 7%. While job growth is cooling, the impact varies widely across provinces.
What this means for borrowers: If your employment or income situation has changed, now is the ideal time to reassess your finances. Options like refinancing or debt consolidation can help stabilize monthly payments and protect your cash flow while interest rates remain in flux.
Consumers Expect High Inflation
Many Canadians expect inflation to remain near 4% over the next year far above the Bank of Canada's 2% target.
What this means for borrowers: Higher inflation can affect affordability and day-to-day expenses. Borrowers may want to consider:
Locking in a fixed rate for predictable payments
Exploring variable options with caps
Reviewing household budgets to maintain flexibility
Proactive planning helps you stay ahead of rising costs.
Where Is Resale Supply Increasing?
Resale inventory is up 7% nationally compared to last September. Alberta and Ontario saw the largest increases, while Manitoba and Saskatchewan continued to experience declining supply.
What this means for borrowers: More listings especially in Ontario and Alberta can mean:
Better selection
More negotiating room
Opportunities to secure a home before prices respond to renewed demand
Knowing your local market can help you time your move strategically.
Planning Your Next Move
November’s trends paint a picture of a shifting market: shrinking supply in some areas, rising demand in others, inflation pressures, and regional employment differences.
As a borrower, staying informed allows you to:
Plan your next purchase confidently
Secure the right financing early
Protect your budget
Leverage opportunities in high-growth regions
Whether you’re a first-time buyer, upgrading your home, or exploring your equity, knowledge is your best advantage.
What Should You Do Next?
Whether you’re a first-time homebuyer, renewing your mortgage, or just beginning to explore your options now is the time to plan ahead. With affordability improving, inventory tightening, and regional shifts underway, a customized mortgage strategy can save you both time and money.
At Cashin Mortgages, we help you navigate market changes with confidence. Our team works with major banks, alternative lenders, and private solutions to find the right mortgage fit for your situation.
Need advice? We’ve got you covered.
Let’s talk about your goals and make sure you’re ready for what’s ahead.
