Moving Up Shouldn’t Mean Moving Into Panic Mode.

Selling and buying at the same time is the hard part nobody warns you about. Here’s how the timing, the financing, and the search actually work.

You've Outgrown Your Home.

Here's How to Move Up Without Losing Your Footing.

We know you’ve done this before. That’s actually part of what makes it harder this time.

A few years ago, buying felt like the whole challenge. Now you’ve got a home, and a mortgage, and equity, and a life built around a place that’s somehow stopped fitting.

Whatever the reason, the math has changed: this time, you’re not just buying. You’re selling too, and those two clocks rarely run at the same speed.

That’s the part of moving up nobody explains well, not “should I get more space,” but “how do I actually pull off owning two homes for about twelve minutes without it wrecking me financially.” That’s what this page is for.

MARKET TIMING

Is Now Actually a Good Time to Move Up in Ottawa?

Both sides of your move are sitting in tighter territory than the headlines suggest.

2.62 mo

Detached

2.60 mo

Townhomes

5.31 mo

Condos

Anything under three months favours sellers.

Good news for your current townhome or starter, it should move quickly once listed well, but don't expect the detached home you're trading up into to sit around waiting for a lowball either.

This isn’t a market for casually listing and casually browsing. Both sides need a real plan.

AFFORDABILITY

How Much Home Can You Actually Move Up To?

Your next home’s budget isn’t really about your income. It’s about your equity.

Say your current townhome is worth Ottawa’s average for that type (~$612,600) and you owe $350,000. That’s ~$262,600 in equity, after selling costs, realistically $235,000–$245,000 toward your next purchase.

That number is a guess until a real evaluation confirms it — which is exactly why that comes first, before touring listings.

THE BIG QUESTION:

Do You Sell First or Buy First?

You probably have a relative telling you to ‘just go buy the dream house in Manotick your current place will sell in a weekend!’ Following that outdated advice today is how you end up accidentally paying two mortgages.

Sell First

(The Safe Bet)

This is the lowest-risk option. You prep your current home, sell it, and know exactly how much cash you have for the next one.

The Reality: You might need a short-term rental for a month if closing dates don’t align. It’s slightly inconvenient, but you sleep soundly with zero risk of holding two mortgages.

Buy First

(The High-Wire Act)

You find the perfect four-bedroom in Manotick, you buy it, and then you list your current home.

The Catch: Many assume they can just get a “bridge loan.” But Canadian lenders require a firm, unconditional sale on your old home to qualify. We only recommend this if you have massive liquid cash reserves.

Coordinated Close

(The Sweet Spot)

We prep your current home completely so it’s ready to launch the second we find your new one.

How it works: We aggressively negotiate the closing dates on both sides so they line up perfectly. You move out, you move in, and the equity transfers seamlessly. No bridge loans, no Airbnb.

Frequently Asked Questions

Should I sell my home before I buy, or buy before I sell?

Depends on the risk you’d rather take on. Buying first risks carrying two mortgages (bridge financing/HELOC); selling first removes financing risk but needs a landing-spot plan.

Short-term financing covering the gap if your purchase closes before your sale does. Secured against your equity — and most lenders require your sale to be firm first, not just listed.

Entirely dependent on your home’s value and mortgage balance — no universal number. A real evaluation beats guessing from a citywide average.

Bridge financing, a pre-arranged HELOC, or a rent-back agreement with your buyer are designed for exactly this — plan for it before listing, not after.

Detached and townhome segments are both under three months of inventory — good for selling, but the home you’re buying won’t necessarily be a bargain either.

Layout matters more than expected — main-floor office space, bedroom proximity, an adaptable basement — alongside school catchment and commute trade-offs.

What Actually Changes When You're Shopping for a Growing Family

Bedroom count is obvious, layout matters just as much: main-floor office, bedrooms close enough to hear from, a yard, a basement that evolves with your kids' ages. School catchment becomes a real filter.

And almost everywhere in Ottawa, more space means a slightly longer commute, worth deciding upfront how much of that trade you're willing to make.

Where Move-Up Buyers Are Actually Looking in Ottawa

Barrhaven and Orleans, but the detached side this time, not the starter condos. Kanata's newer pockets draw a similar crowd.

Manotick deserves its own mention: larger lots, small-town pace, inside commuting distance, often overlooked until someone points buyers there.

Stittsville and Riverside South for newer builds, Greely if acreage is the goal.

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For sale
$879,900
216 OWEN LUCAS STREET, McNab/Braeside, Ontario

216 Owen Lucas Street

Mcnab/braeside, Ontario

They don't build them like this in the City! IMMACULATE 4 bedroom, 3 bathroom home in Glen Meadows Estates on a acre lot offering 2000+ SF of welcoming space to call home. Impressive foyer leads to the hub of the home with the spacious kitchen overlooking the formal living and dining rooms with 9ft ceilings. The kitchen is highlighted by a large island, pantry, upgraded cabinetry and high end appliances. Three large bedrooms and two full bathrooms on the upper level including a spacious primary suite with his/her closets and ensuite. The lower level offers versatile space including a large storage area, 4th bedroom, full bathroom and fabulous rec room with oversized windows. Thousands in upgrades and extras including custom lighting & plumbing, oversized heated garage, 200 amp service, large custom shed, smart home features and no rental equipment. Incredible value for this extra clean, one owner home! (id:49712)

4 Bedroom 3 Bathroom 1,100 - 1,500 sqft
For sale
$774,900
14 SWEETBAY CIRCLE, Ottawa, Ontario

14 Sweetbay Circle

Ottawa, Ontario

Welcome to 14 Sweetbay Circle in Stittsville's popular Fairwinds community, a bright and well-kept home with a fantastic upper-level layout and a backyard that truly sets it apart. The open-concept main level is designed for easy everyday living and entertaining, with a comfortable living space plus a separate, light-filled room that works beautifully as a home office, playroom or den. At the heart of the home is the upgraded chef's kitchen, featuring white cabinetry, quartz countertops, tile backsplash, stainless steel appliances, plenty of prep space and a centre island with seating. Just off the kitchen is a convenient powder room and direct access to the backyard, making it easy to move from indoor living to outdoor entertaining. Situated on a pie-shaped lot, the yard offers an impressive amount of space, complete with a cedar deck, cedar fencing and a storage shed. Upstairs, you'll find three bedrooms plus a spacious loft that adds valuable extra living space and includes a dedicated office area with upper cabinetry. The primary suite is complemented by a relaxing ensuite bath oasis with quartz countertops and a glass shower enclosure. The upper-level laundry room is another welcome feature, complete with a walk-in storage closet. Downstairs, the unfinished basement offers plenty of future potential, with large windows that bring in an abundance of natural light and a bathroom rough-in already in place. With its full brick front, flexible living spaces, upgraded finishes and especially great yard, this home has plenty to offer inside and out. (id:49712)

3 Bedroom 3 Bathroom 1,500 - 2,000 sqft
For sale
$574,900
239 TANDALEE CRESCENT, Ottawa, Ontario

239 Tandalee Crescent

Ottawa, Ontario

Bright, spacious, & anything but cookie-cutter! This 2-bedroom + loft, 2-bathroom townhome is tucked away on a quiet crescent in the heart of Bridlewood, putting cafés, shopping, parks, trails, transit, & everyday conveniences just minutes from your front door. Step inside to an open-concept main floor with hardwood flooring, soaring cathedral ceilings, a cozy gas fireplace, & a separate dining area-equally suited to a quiet night in or hosting friends for dinner. The spacious eat-in kitchen offers plenty of prep space, plus an electric range updated in 2023, & opens directly to your fully fenced PVC backyard. Think summer BBQs, morning coffee, a little freedom for your four-legged friend, or simply your own private outdoor escape. Upstairs, two generous bedrooms include a spacious primary retreat with French doors & a walk-in closet. The versatile loft is the bonus space you didn't know you needed-perfect for a home office, Peloton/gym setup, gaming zone, creative space, or cozy reading nook. A 4-piece bathroom completes the upper level. And the finished basement? More room to make it your own. The bright rec room features a large window & is ready for movie nights, a home gym, games room, or the ultimate hangout space. Laundry, utility space, and plenty of storage keep everything practical behind the scenes. Freshly PAINTED throughout (2026), with A/C (2023), FURNACE (2022), and an ELECTRIC RANGE(2023). Move-in ready, low-maintenance, & packed with flexible living space-this is a home that works whether you're buying your first place, upgrading your lifestyle, working from home, or simply looking for a place that feels like you. (id:49712)

2 Bedroom 2 Bathroom 1,100 - 1,500 sqft
For rent
$12 Monthly
200_250 - 36 ANTARES DRIVE, Ottawa, Ontario

200_250 - 36 Antares Drive

Ottawa, Ontario

Looking for a new headquarters for your business 36 Antares is the spot. This unit is approximately 7915 sq ft over two levels which allows you to have main floor access for your clients. The main floor reception area has it's own private stairs to the second level. If you need it to be accessible the building does have an elevator and the unit can be accessed from the back hallway. The unit consists of a mix of closed offices and open collaborative workspaces. Tastefully decorated as it sits or paint and make this your own. This is an excellent sublease opportunity. Additional rent for 2026 at $11.47psf (id:49712)

7,915 sqft
For sale
$199,999
904 LACROIX ROAD, Clarence-Rockland, Ontario

904 Lacroix Road

Clarence-Rockland, Ontario

Prime Corner Lot | Residential/Commercial Development Opportunity! Excellent development opportunity in Hammond! This unique reverse L-shaped corner lot offers approximately 19,000 sq. ft. and is ideally positioned at Lacroix Road and Gendron Road, with approximately 71.98 ft. of frontage on Lacroix Road and 196.33 ft. along Gendron Road, as per GeoWarehouse.Municipal water, natural gas, hydro and Bell services are available, making this property an excellent candidate for future development. A 2023 survey has been completed, and significant groundwork has already been undertaken, including a Phase 1 Environmental Impact Study.According to a local engineering firm, the site may accommodate a development of up to 8 units, subject to zoning and municipal approvals. Ideal for investors, builders or developers looking for a residential or commercial opportunity with strong potential.Conveniently located less than 30 minutes from Ottawa, with immediate possession available. Custom build-to-suit opportunities and an investor package may be available. Potential CMHC financing/accreditation options may also be available, subject to eligibility. Bring your plans and explore the possibilities! (id:49712)

For sale
$309,900
3B - 89 EDEY STREET, Arnprior, Ontario

3b - 89 Edey Street

Arnprior, Ontario

Renovated, tidy and affordable condo in a quiet building! This spacious and bright two-bedroom condo welcomes you with a bay window that captures the morning sun. The open concept design has been thoughtfully enhanced by the seller, who opened the wall to create a convenient pass-through from the kitchen to the living area. Gleaming hardwood floors flow throughout, complementing the updated white kitchen with plenty of counter and cupboard space. All appliances are included. The sun-filled living room features a charming built in window seat tucked into the bay window enclave, complete with extra storage - a perfect spot to curl up with a good book and enjoy the sunshine! The renovated 4 piece bath features an acrylic surround and new vanity. Two good sized bedrooms complete this lovely apartment. Shared basement laundry is clean and functional, and one open parking space is included. Come and enjoy quiet, affordable living in Arnprior, a welcoming small town offering an excellent array of amenities from shopping and restaurants to a vibrant downtown core, library and movie theatre. Enjoy nearby parks, nature trails and easy access to the Ottawa and Madawaska Rivers. Small town living at it's best just 30 minutes from Kanata and 45 minutes from downtown Ottawa ! 24 Hour Irrevocable on All Offers (id:49712)

2 Bedroom 1 Bathroom 900 - 999 sqft
For rent
$2,700 Monthly
1 - 540 GILMOUR STREET, Ottawa, Ontario

1 - 540 Gilmour Street

Ottawa, Ontario

Welcome to your new distinguished apartment in eclectic & historic Centertown! Enjoy living on a quiet street in a vibrant urban neighbourhood, within walking distance to numerous restaurants, shops, cafes along Bank St, the Glebe, Little Italy, Chinatown, Parliament Hill, many parks & the Rideau canal. The Lyon LRT Station is a 10 min walk. This spacious 1,300 sq ft apartment exudes grandeur with its heritage charm & character. Beautiful hardwood floors, period details & high ceilings throughout. Large and SUNNY, it offers a formal foyer, entertainment-sized living room with fireplace hearth & dining room, renovated kitchen with granite countertops & stainless steel appliances, 2 bdr/1 bath, office/den with large SOUTH-FACING windows letting the sun pour in, en suite laundry, storage locker, parking & private outdoor patio. Freshly painted. Quiet & well-maintained building. Perfect for those seeking sophisticated urban living, steps to all downtown Ottawa has to offer. (id:49712)

2 Bedroom 1 Bathroom 1,100 - 1,500 sqft
For sale Open House
$360,000
C - 1718 LAMOUREUX DRIVE, Ottawa, Ontario

C - 1718 Lamoureux Drive

Ottawa, Ontario

Welcome to 1718 Lamoureux Drive, a beautifully updated and maintained 3-bedroom home offering stylish finishes, thoughtful upgrades, and a private backyard. Freshly painted throughout, this move-in-ready property combines modern comfort with practical everyday living. The main floor features a bright, renovated kitchen completed in 2022 with granite countertops, stainless steel appliances, and an efficient layout that flows seamlessly into the dining area. In 2025, custom pantry cabinetry was added to maximize storage and functionality, while the adjacent living room offers an inviting space to relax and entertain, complete with updated vertical blinds (2024) and views of the private fenced yard. Upstairs, three well-proportioned bedrooms are served by a beautifully renovated bathroom completed in 2025, showcasing clean, modern finishes and a timeless design. The finished lower level extends the living space with new flooring and updated stairs (2025), making it ideal for a family room, home office, gym, or play area. Outside, the backyard has been transformed into a private outdoor oasis. A new patio and gazebo (2025) create the perfect setting for summer dining, entertaining friends, or enjoying a quiet evening surrounded by mature greenery. Major improvements provide exceptional peace of mind, including new siding (2023), central air conditioning (2023), and a roof replaced in 2020. The kitchen renovation, bathroom renovation, pantry addition, basement updates, and the installation of a new fridge, stove, and dishwasher in 2025 mean buyers can simply move in and enjoy. Conveniently located close to parks, schools, shopping, restaurants, transit, and everyday amenities, this turnkey home offers the perfect blend of comfort, style, and value. With no special assessments currently pending, this is an opportunity to own a home where the major work has already been done. Condo fees include snow removal and lawn maintenance. (id:49712)

3 Bedroom 2 Bathroom 1,000 - 1,199 sqft
For sale
$588,000
803 - 1480 RIVERSIDE DRIVE, Ottawa, Ontario

803 - 1480 Riverside Drive

Ottawa, Ontario

Welcome to Suite 803 at The Classics at The Riviera, where condo living isn't about downsizing; it's about upgrading your lifestyle. Set within one of Ottawa's most distinctive gated communities, this beautifully updated unit offers the freedom of true turn-key, low-maintenance living without compromising on space, comfort or community. Enjoy the loads of natural light and beautiful views. 2 bedrooms, 2 full bathrooms, hardwood flooring, smooth ceilings with custom cove ceiling detail and lighting (very rarely found in these buildings!) The renovated kitchen strikes the perfect balance between open-concept living and everyday function, featuring shaker cabinetry, Bosch dishwasher and brand new stainless steel appliances, and granite countertops. The spacious primary suite includes a stunning his and hers closet and elegant 6-piece ensuite. The dedicated laundry area is conveniently located away from the living areas. All you need to do is move in and enjoy 😉 Set across nearly 9 acres of landscaped grounds, The Riviera offers an unmatched lifestyle with indoor and outdoor pools, fitness centres, tennis and pickleball courts, walking paths, gardens, social clubs and more, plus exclusive amenities for residents of 1480 including a private spa and elegant dining room. The perfect fit for those ready to simplify without settling. Enjoy resort-style living without having to head down south. floor to ceiling glass walls in liv room removed, cornices and floor level redone, primary oak engineered flooring (2017), quarts countertops and undermount sinks and in main bathroom, trim, door handles thru out, hinges, proff painted..Just a few things to name off.. 36 hours on all offers/parking spot 33/ storage unit 258 -24 hour concierge (id:49712)

2 Bedroom 2 Bathroom 1,400 - 1,599 sqft
For sale
$469,900
237 BOVA ROAD, Tay Valley, Ontario

237 Bova Road

Tay Valley, Ontario

Escape to the lake and experience cottage life at its best on beautiful Bennett Lake, just outside of Perth. This charming three-bedroom cottage offers the perfect setting for relaxed summer days, peaceful weekends and unforgettable time with family and friends. Set along the water with 118 feet of waterfront, this cottage is made for enjoying the outdoors- morning coffee by the shore, afternoons swimming and boating, and evenings gathered together as the sun sets over the lake. The spectacular sunsets are truly a highlight, providing a picture-perfect backdrop at the end of the day. Inside, the cottage offers a comfortable and inviting retreat with a kitchen, cozy living room with wood stove, dining area, and three bedrooms. A separate bunkie provides valuable additional space for overnight guests. Whether you're looking for a family cottage, a weekend escape from the city or a place to start making generations of summer memories, this Bennett Lake property captures the essence of a Canadian summer. (id:49712)

3 Bedroom 1 Bathroom 700 - 1,100 sqft
For sale Open House
$874,900
205 SHADY MAPLE ROAD, McNab/Braeside, Ontario

205 Shady Maple Road

Mcnab/braeside, Ontario

Experience the pinnacle of waterfront living in this stunning, newly built modern bungalow designed for effortless comfort, elevated style, and year-round entertaining. Main Level Luxury & Architectural Detail: Architectural Character: Soaring wood ceilings, rich exposed posts, and a cozy wood-burning stove blend clean modern lines with warm organic textures. Spa-Inspired Comfort: Enjoy the everyday luxury of heated flooring in the bathrooms. Seamless Indoor-Outdoor Flow: Expansive patio doors off the main living area and kitchen open directly onto a massive waterfront deck framing breathtaking views. Rooftop Terrace Potential: A striking glass staircase guides you upward to a future rooftop patio-offering extraordinary potential for elevated outdoor entertaining and panoramic scenery. Primary Suite: Spacious main-floor primary retreat complete with a luxurious ensuite bathroom. Main Floor Layout: Includes a second full bathroom, a dedicated second bedroom (ideal for family or guests), and convenient main-floor laundry. Bright, Fully Finished Walkout Basement: Expansive Living Area: Large family/great room anchored by oversized patio doors that bring in abundant natural light and direct yard access. Remote Work Ready: Two distinct, dedicated office spaces tailor-made for remote professionals. Flexible Living Space: Features a spacious third bedroom, a stylish 3-piece bathroom, and a dedicated workout/fitness area. Thoughtfully designed from top to bottom, this home offers an unrivaled combination of luxury, functionality, and waterfront lifestyle appeal. Owned Hot Water on Demand. Schedule your private viewing today (id:49712)

3 Bedroom 3 Bathroom 1,500 - 2,000 sqft
For sale
$820,000
119 RIDDELL STREET, Carleton Place, Ontario

119 Riddell Street

Carleton Place, Ontario

Welcome to 119 Riddell Street- a beautifully upgraded, custom Cardel Oxford A1 model offering 3+1 bedrooms and 3.5 bathrooms, home office, set on a premium corner lot in a family-friendly neighbourhood just minutes to Highway 7 and only 20 minutes to Kanata.Built in 2019 and designed with modern living in mind, this Energy Star rated home showcases quality finishes throughout, including granite countertops, custom blinds, and a cozy gas fireplace. Added windows and an oversized patio door enhance the space with abundant natural light.What truly sets this home apart are the extensive upgrades. In 2023, the second level was elevated with stunning hardwood flooring, complemented by upgraded basement flooring and a fully fenced PVC backyard. In 2024, custom architectural lighting was added, including exterior spotlights, interior pot lights, and elegant chandeliers - creating a warm and sophisticated atmosphere throughout.The fully finished basement-completed in 2019 - offers an additional bedroom and full bathroom, providing flexible space for guests, a second home office, or growing families.With a double car garage, spacious layout, and standout corner lot, this turnkey home delivers the perfect combination of style, function, and location. (id:49712)

4 Bedroom 4 Bathroom 2,500 - 3,000 sqft

BOTH SIDES

How We Handle Both Sides of Your Move

Selling your current home:

Staging & design consultation

Professional cleaning & organization

High-quality photos & virtual tours

Targeted online marketing campaign, digital & print, far beyond just MLS and a lawn sign

Direct access to your agent, no call-back queue

Finding your next one:

Runs in parallel — listings narrowed against your real equity number, viewings on your schedule, offer timed deliberately against your sale.

One team coordinating both halves, nobody juggling a buying agent and a selling agent hoping they talk to each other about your closing dates.

200+ 5-Star Rreviews

ABOUT US

Why The Adam Mills Team

A multilingual team (English, French, Vietnamese) for a city that is too. The part that matters most for a first-time buyer: you get the whole team’s combined experience, plus a vetted network of mortgage brokers, inspectors, and lawyers — not just whoever happens to answer the phone.

15+ Yrs

Ottawa & Manotick

Top 1%

Royal LePage Club

200+

5-Star Reviews

GET STARTED

Selling, Buying, or Both?

You don't need it all figured out before reaching out. Most move-up clients start with one question and end up needing both sides handled.