Duvernay and Saint-François, Laval Real Estate Market: Q3 2026

The City of Laval’s sector 1, which brings together Duvernay, Saint-Vincent-de-Paul and Saint-François, contains both the highest and the lowest single-family median prices published by Centris in Laval for the third quarter of 2026. In Duvernay, single-family homes sold at a median price of $735,000, in 27 days on average. In Saint-François, they sold at $542,500, in 43 days. Here is what these figures can tell you, and what is changing in the east of the island.

The Duvernay, Saint-Vincent-de-Paul and Saint-François real estate market by the numbers

Source: Centris real estate statistics for Laval (Duvernay), Laval (Saint-Vincent-de-Paul), Laval (Saint-François) and Laval, third quarter of 2026, that is, July to September. Changes are measured against the same quarter of 2025; changes in time on market are expressed in days.

In Saint-Vincent-de-Paul, Centris reports an “insufficient number of transactions to produce reliable statistics”. The only median price published there is the one for the last four quarters:

Source: same Centris pages, total for the last four quarters.

Condominiums only carry weight in Duvernay, and none of the three neighbourhoods has enough sales in the quarter for a published median price.

Source: same Centris pages, third quarter of 2026 and total for the last four quarters.

Plexes are almost absent: 9 sales in Duvernay, 16 in Saint-Vincent-de-Paul and 6 in Saint-François over four quarters, with no published median price.

Three neighbourhoods, three markets

Duvernay and Saint-François sit on either side of Laval’s $630,000 median. The ranking depends on the period, however: for the quarter, Duvernay narrowly edges out Sainte-Dorothée ($728,400), which moves back ahead over four quarters ($756,787). Saint-François has the lowest quarterly median published, but over four quarters, Laval-Ouest ($479,312) and Pont-Viau ($532,250) are lower.

Duvernay’s 27 days are the shortest time on market among the Laval neighbourhoods where Centris publishes it. Saint-François’s 43 days are the second longest, after Sainte-Dorothée.

A median is not the value of a house: it moves when the mix of homes sold changes, and Centris points out that its statistics “are not a reflection of each individual property”. Across the region, APCIQ (the Quebec Professional Association of Real Estate Brokers) observes for the third quarter that sellers keep the upper hand for single-family homes in each of the major metropolitan sectors, while Laval’s condominium market is moving closer to the balanced-market thresholds.

APCIQ’s barometer: a single “Buyer” range

APCIQ’s barometer divides Laval differently: Duvernay forms area 22, while Saint-François and Saint-Vincent-de-Paul form area 24. Its table 3 divides the average inventory of the last 12 months by average sales. Below 8 months, the market there favours sellers; from 8 to 10, it is balanced; above 10, it favours buyers.

Source: APCIQ residential barometer, third quarter of 2026, Montreal metropolitan area, pages 31 and 33, table 3, single-family, last 12 months.

Every one of these ranges is classified “Seller”, except single-family homes at $830,000 and up in area 24, classified “Buyer”. That figure rests on very few houses: 18 in inventory on average, for 2 sales a month.

For area 24, which Centris does not publish as a single block, APCIQ gives a median price of $560,000 for the quarter (+3%) and 84 active single-family listings, 30% more than a year earlier. The two sources sometimes differ by one unit (27 days at Centris, 28 at APCIQ for Duvernay), and they are not mixed in the same table.

What changed in a year

In Duvernay, single-family homes have become scarcer. Their active listings are down 8%, and their time on market has dropped by 18 days. The supply that is rising is in condominiums: 51 active listings, 21% more, while condo sales over four quarters fell 24%.

In Saint-Vincent-de-Paul, supply has climbed. All categories combined, new listings are up 26% and active listings 34%; for single-family homes alone, active listings are up 50%.

In Saint-François, fewer new listings, more inventory. All categories combined, new listings are down 11%, and yet active single-family listings are up 18%.

In both of these neighbourhoods, single-family supply is rising while sales over four quarters are falling, by 28% and 8% respectively. The data do not say why.

What is moving in eastern Laval

Boulevard des Mille-Îles. According to the City, Saint-François occupies the eastern tip of the island. On May 13, 2026, Laval announced a 9.5 km project on boulevard des Mille-Îles, between Autoroute 25 and the eastern tip, which includes stabilizing the slopes along more than 7 km. Cost: more than $80 million, including $25 million from the Government of Canada. The City justifies the project by more than ten landslides and by closures of the boulevard. Work is expected to begin in 2027, in phases, over about six years. On this boulevard, ask the City which phase affects the address before you set an occupancy date.

The agricultural zone. The City places the Bois Saint-François “at the heart of the permanent agricultural zone and of the neighbourhood of the same name”. In an agricultural zone, section 55 of the Act respecting the preservation of agricultural land and agricultural activities prohibits, without the authorization of the Commission de protection du territoire agricole (CPTAQ), the acts covered by sections 26 to 29, including the non-agricultural use of a lot and subdivision, except as provided by regulation. Since 2025, Laval has also charged a levy on unfarmed agricultural land: in the 2026 budget, $0.50 per square metre up to 1,000 m², $0.25 from 1,001 to 5,000 m² and $0.10 beyond that. A vacant lot in the agricultural zone is therefore not a building lot waiting its turn.

The former penitentiary. On March 8, 2025, Ottawa announced that the Saint-Vincent-de-Paul penitentiary would be transferred to Canada Lands Company by the end of 2025. As of October 19, 2026, no official page consulted confirms that this transfer has taken place, or describes a project for the site: there is nothing measurable to build into a price.

The Pie-IX BRT. According to the STM, the BRT, in service since November 2022, serves eastern Laval, and its section from boulevard Saint-Martin to avenue Pierre-De Coubertin is fully in service. The extension under construction until 2027 runs toward rue Notre-Dame Est, in Montreal, and the STM announces no new stop in Laval. STL routes 52 and 252 already use the BRT; the extension brings no stop closer to eastern Laval.

The rivers and rental housing

Flood zones. The sector lies along the water: in 2023, the City acquired a lot next to the berge des Pinsons, in Duvernay, on the Rivière des Prairies. The first batch of new-generation maps covers the shores of the Rivière des Mille Îles and the Rivière des Prairies. On July 30, 2026, the Communauté métropolitaine de Montréal (CMM) asked Quebec to reverse the postponement of their publication to an undetermined date. The City expects the new mapping by the end of 2026 and, until then, keeps its high-velocity zones (0 to 20 years) and low-velocity zones (20 to 100 years). The checks to make are detailed in buying in a flood zone.

Rental housing. In CMHC’s St-François/St-Vincent/Duvernay zone, whose boundaries are not the same as Centris’s, the vacancy rate for private apartments was 2.1% in October 2025 (reliability code c, “good”), against 1.1% a year earlier, a change CMHC does not consider statistically significant. From January to September 2026, it counted 120 housing starts in the zone, against 239 a year earlier. For a plex, this rate describes the zone; the building’s own leases tell you more.

Selling or buying in eastern Laval

For a seller in Duvernay, the quarter describes single-family homes that sell quickly and face less competition. The home value estimator gives a first order of magnitude; a comparative market analysis starts from the sales in your micro-sector, and Duvernay’s micro-sectors are described on the Duvernay page.

For a seller in Saint-Vincent-de-Paul or Saint-François, competition has increased, and above $830,000, APCIQ classifies area 24 as “Buyer”. What affects time on market is explained in how long it takes to sell a house.

For a buyer, the choice of single-family homes has narrowed in Duvernay (64 active listings, 8% fewer), while the choice of condominiums has widened (51, 21% more). In 2026, Laval charges 3% in transfer duties on the portion above $500,000, on a base that is the highest of the price paid, the amount stated in the deed and the value on the assessment roll multiplied by 1.03: see the welcome tax in Quebec. In Saint-François, also check the agricultural zone, the boulevard project and the flood map.

None of these data tells you whether this is the right time. They tell you where the supply is, and how quickly it is being absorbed.

Frequently asked questions

Why does Centris show no quarterly median price for Saint-Vincent-de-Paul? With 14 single-family sales in the quarter, Centris considers the transactions too few. Its four-quarter median, $584,187, is published, and APCIQ gives $560,000 for the quarter for Saint-François and Saint-Vincent combined.

Duvernay’s median rose 7%. Did my house gain as much? Not necessarily. The median depends on which houses sold during the quarter. Only an analysis of comparable sales tells you what your address is worth.

Can you build a house on agricultural land in Saint-François? As a general rule, not without the authorization of the Commission de protection du territoire agricole. Have a notary check the status of the lot before you commit.

Does the new flood map already apply? No, as of October 19, 2026: the City keeps its high-velocity and low-velocity maps until the new one is published, which is expected by the end of 2026.

To go further, read the Laval real estate market, neighbourhood by neighbourhood, Buying in Laval: The Six Sectors and Montreal and Laval Real Estate Market.

Selling or buying in Duvernay, Saint-Vincent-de-Paul or Saint-François? Write to me: the analysis starts from the sales in your own neighbourhood, not from the Laval median. Service in French, English and Arabic.

Georges Matar

Residential Real Estate Broker · RE/MAX DU CARTIER INC.

Contact Georges