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City in Ontario

Houses for sale under $800K in West Nipissing

Looking for cheap houses for sale in West Nipissing? 151 homes in West Nipissing are listed for sale under $800K, which is 94% of everything for sale. Most are vacant lots, and the most active neighbourhoods are Sturgeon Falls and Verner.

family-friendly quiet community-oriented

14,583 people lived in West Nipissing at the 2021 Census, in 6,400 households. 68% of households owned their home and 32% rented. The most common homes were single-detached houses (74%) and low-rise apartments (14%). 61% of homes were built before 1981, and 7% since 2011. 92% of commuters went to work by car and 0% by public transit.

School rating: 4.3

West Nipissing, Ontario

Houses for Sale in West Nipissing Under $800K

Day to dayLivability

4.3

Schools near listings

out of 10 · averaged over 773 past and present listings

Fraser Institute ratings within 2 km of each listing, closer schools weighted more

Each score is an average over this area's own listings and is shown only where at least 5 of them carry one. Scores are reported by listing agents, not measured by HOMEH.

What it costsAffordability

Median asking price

$268,000

63% below Ontario

In West Nipissing

$268,000

In Ontario

$716,900

Median monthly rent

$2,200/mo

12% below Ontario

In West Nipissing

$2,200

In Ontario

$2,499

$257

Per square foot

≈ 10.2 years

Of rent to match the purchase price

On the marketMarket snapshot

For sale

161

Median $268,000

Houses 160 · Condos 1

For rent

Median $2,200

Houses 2

Recently sold

Recently leased

Market data as of 2026-08-16. Sold and leased figures are neighbourhood medians over the last 12 months, published only where at least 5 homes closed — never a single sale.

The honest readPros & cons

What people love

Affordable median sale price compared to Ontario
Good school rating for families
Access to multiple parks for outdoor activities

Keep in mind

Limited rental options available
No public transit services

The feel of the placeLifestyle

Daily life in West Nipissing is quiet and family-oriented, with plenty of outdoor spaces to enjoy. Residents can expect a close-knit community feel.

Great for first-time buyers families outdoor enthusiasts

Within the boundaryWhat's nearby

The boundary

2,587.1 km²

Every count and every census figure on this page was measured inside this line — not within a circle drawn around a centre point.

Parks

Playgrounds

Grocery stores

Restaurants

Cafés

Gyms

Libraries

Pharmacies

Counted across all 2,587.1 km² of West Nipissing. From OpenStreetMap, as of 2026-10-12.

The schoolsWhich schools, and how they rate

4.2/10

Average rating of the 9 rated schools in this area

Elementary

Secondary

École secondaire catholique Franco-Cité
Independent · French · Grades 9–12 · CSDC Franco-Nord
5.6/104.9 over 5 yrs
453rd of 742 Ontario secondary schools
320 students · EQAO 2024-2025
Northern Secondary School
Public · Grades 9–12 · Near North DSB
5.5/104.7 over 5 yrs
478th of 742 Ontario secondary schools
175 students · EQAO 2024-2025
École séparée Ste-Marguerite-d'Youville
Independent · French · Grades JK–8 · CSDC Franco-Nord
4.7/10
2,322nd of 3,045 Ontario elementary schools
190 students · EQAO 2024-2025
École séparée La Résurrection
Independent · French · Grades JK–8 · CSDC Franco-Nord
4.5/103.9 over 5 yrs
2,393rd of 3,045 Ontario elementary schools
190 students · EQAO 2024-2025
Our Lady of Sorrows Separate School
Catholic · Grades JK–8 · Nipissing-Parry Sound CDSB
4.3/10
2,473rd of 3,045 Ontario elementary schools
210 students · EQAO 2024-2025
White Woods Public School
Public · Grades JK–8 · Near North DSB
4.3/103.3 over 5 yrs
2,473rd of 3,045 Ontario elementary schools
290 students · EQAO 2024-2025

Ontario Ministry of Education school registry; ratings from the Fraser Institute report card. These are the schools that stand inside West Nipissing, not a catchment — most Ontario boards do not publish attendance boundaries, and we will not draw a line we cannot source. Confirm enrolment with the school board before you buy.

The peopleWho lives here

14,583

Population (2021)

1,956.3 km²

Area

People per km²

51.3

Median age

$71,442

Median income

68%

Own their home

2.2

People per household

6,400

Households

Every age

Children (under 15)14.3%
Working age (15–64)59.3%
Seniors (65+)26.4%

What is built here

Detached houses74.3%
Semi-detached3.4%
Townhouses1.7%
Duplexes5.5%
Low-rise apartments13.9%
Other attached homes0.5%

Own or rent

68%Owners

32%Renters

Across 6,400 households

When it was built

Mostly 1961–1980

1960 or earlier28%
1961–198032%
1981–199012%
1991–20009%
2001–20055%
2006–20105%
2011–20154%
2016–20213%

Share of occupied homes, by the era they were built in. Bars are drawn against the busiest era, not against each other, because the eras are not the same length. The eight shares are unlikely to total exactly 100: Statistics Canada rounds each era's count to the nearest 5 before publishing it, so we print what the census reports rather than adjusting a figure to make the column add up.

2.1%
Born outside Canada: 10.4%
Hold a degree or higher: 44.1%
Employment rate: 0%
Commute by transit: 91.8%
Commute by car: 1.7
Children per family: $64,479
Median income after tax: $85,759
Average household income: 14.4%
Living on a low income: $942/mo
Renters pay, per month: $969/mo
Owners pay, per month: $282,722
Median home value at census: 24.2%
Renters spending 30%+ of income on housing: 7.7%
Owners spending 30%+ of income on housing

Statistics Canada, Census of Population 2021. Added up from 22 census areas inside the boundary. Medians and rates are a population-weighted average of dissemination-area figures.

Sources: HOMEH listings, Statistics Canada, Census of Population 2021, OpenStreetMap, HOMEH school registry, Photo: © Wikimedia Commons contributors (CC BY-SA)

Questions, answered

Common questions about houses for sale under $800K in West Nipissing

How many homes in West Nipissing sell for under $800K?

151 homes in West Nipissing are listed for sale under $800K today, 94% of the 161 homes for sale. Their median asking price is $249,900.

All homes for sale in West Nipissing

What kind of home can I buy in West Nipissing for under $800K?

Under $800K, West Nipissing has vacant lots (83), detached houses (51) and multiplexes (7) for sale. Most range from studios to 5 bedrooms.

Land for sale in West Nipissing

Keep looking

More Homes for Sale in West Nipissing

161 homes are for sale in West Nipissing. Browse by neighbourhood or home type below — and get the industry's highest Cashback Rebate when you buy with HOMEH.

At a glance