Findlay Creek

Findlay Creek is one of the most ambitious master-planned communities Ottawa has ever produced. Where cattle grazed and wetlands spread across undeveloped south Ottawa farmland two decades ago, a family-oriented neighbourhood of more than 14,000 residents now stands, complete with parks named after dragonflies and butterflies, a conservation boardwalk through a provincially significant wetland, a commercial village centre, schools, an arena, and thousands of homes built to standards that the older suburbs cannot match. The story of Findlay Creek is fundamentally a story of planned growth done well, even if the early phases involved the imperfect realities of building a community from scratch: overcrowded schools, limited transit, and roads that struggled to keep pace with population growth.

The neighbourhood sits in Ottawa's south end, roughly 15 kilometres from the downtown core, bounded by Bank Street to the east, Albion Road to the west, and the Leitrim Wetlands to the south. Development formally began in 2002 when Tamarack Homes and Tartan Homes jointly launched Findlay Creek Village, transforming the Leitrim Community Design Plan into streets, parks, and homes. Planning for the area dated back to the late 1980s and was contentious: environmental groups initially pushed back against development so close to the Leitrim Wetlands, one of the most ecologically sensitive areas in the Ottawa region. The resolution was notable. Rather than simply buffer the wetland, the project incorporated mandatory stewardship contributions into every home purchase, funnelling funds to the South Nation Conservation authority to actively preserve and rehabilitate the adjacent marshland, cedar swamp, and rare calcareous fen. That conservation-minded approach has become a genuine selling point, and the Findlay Creek Boardwalk, which winds through the wetland, attracts not only residents but birdwatchers and naturalists from across the city.

Today, Findlay Creek Village is nearing the end of its planned 22-phase buildout, with Tamarack and Tartan continuing to sell new homes from model homes on Kelly Farm Drive. To the west of Albion Road, the newer Pathways community has added further density and variety, with Phoenix Homes, eQ Homes, and Richcraft Homes offering an expanded range of product including single-family homes, bungalows, multi-generational designs, income-suite models, stacked townhomes, and condominiums. Claridge Homes is also active in the broader Findlay Creek area, building in the Lillythorne community. The net effect is that Findlay Creek now offers a greater range of housing types and price points than it did in its earlier phases, making it accessible to buyers at more stages of life.

What has historically been the neighbourhood's chief limitation, its relative isolation from rapid transit, has meaningfully improved. The long-delayed Stage 2 extension of the Trillium Line (O-Train Line 2) finally reopened in January 2025, extending south to Limebank Station in adjacent Riverside South and adding Leitrim Station as an intermediate stop. While Leitrim Station is not within walking distance of most Findlay Creek homes, it is reachable by OC Transpo routes 93 and 94 and by car in under five minutes, providing a practical rail connection for commuters that simply did not exist before.

The community is reliably family-centric. Young couples and growing families dominate the demographic, drawn by modern homes with features unavailable in the older stock, a network of parks and pathways that make the neighbourhood safe and enjoyable for children, and a sense of community identity that the Findlay Creek Community Association actively cultivates through events, social media, and advocacy. That community identity, still forming in many respects, is one of the more refreshing aspects of a neighbourhood that arrived largely from scratch: residents are invested in making it work.

Findlay Creek's housing market reflects its character as a newer, family-oriented suburb: prices are above the Ottawa average for comparable property types, inventory tends to move at a steady pace, and the long-term trajectory has been strongly upward despite a mid-cycle correction in 2023.

Looking at the overall market for the Findlay Creek and Blossom Park area (the way OREB data is typically reported for this neighbourhood), the 2025 average sale price across all property types was $709,173, up 5.7% from 2024's average of $670,620. That 2024 figure itself followed a sharp correction from the 2022 peak of $717,354, which came after the pandemic-era surge pushed prices from $532,859 in 2020 to $659,462 in 2021 and then to that 2022 high. The retracement to the mid-$600,000s in 2023 and 2024 looks increasingly like a healthy normalisation; the 5.7% year-over-year gain in 2025 suggests the market has stabilised and resumed growth. For context, the long-run appreciation story is remarkable: an average Findlay Creek home that sold for $124,749 in 2000 would have averaged $709,173 in 2025, representing cumulative growth of nearly 469% over 25 years.

Breaking the current market down by property type, detached single-family homes averaged $906,585 in 2025, driven partly by the premium that newer construction commands and partly by the fact that Findlay Creek's detached stock is almost entirely built in the last 20 years with contemporary finishes, 9-foot main-floor ceilings, double-car garages, and open-concept layouts. New Tamarack detached models on Kerala Place are currently listed between approximately $692,000 and $1,021,000 depending on size and configuration, while Tartan's townhome programme on Kelly Farm Drive starts from approximately $630,900. Claridge Homes and builders in the Pathways community (Phoenix Homes, eQ Homes, Richcraft Homes) cover an even wider range: Richcraft townhomes in Pathways start below $544,000, while Phoenix and eQ single-family offerings begin near $809,000 and extend well above $1,000,000 for premium lots. The resale townhouse market averaged $645,053 across the neighbourhood in 2025, making it the most accessible entry point for buyers who still want a new-build-era home in a south Ottawa community.

In April 2024, the detached single-family average in Findlay Creek specifically was $974,800, a 4.78% decline from April 2023's $1,023,750, and homes took an average of 44 days to sell, up from 26 days in 2019. The 37-day average days on market across all property types in 2025 suggests the market has tightened somewhat from that elevated 2024 level. The neighbourhood continues to see healthy transaction volumes, with 258 homes sold across Blossom Park, Kemp Park, and Findlay Creek combined in the 12 months ending July 2025.

For buyers, the current conditions offer a degree of negotiating room that simply did not exist during the 2021 and early 2022 frenzy. Sellers are generally pricing competitively given higher inventory levels across Ottawa, and new-construction buyers can often negotiate upgrades or deposits schedules with builders who are managing their final phases. The investment rationale for Findlay Creek remains sound: the new transit infrastructure, continued school investment, and the planned Limebank Town Centre just south in Riverside South all point toward structural demand growth in this corridor over the medium term.

Findlay Creek Village is the original and largest component of the community, stretching south from Leitrim Road between Bank Street and Albion Road. Developed by Tamarack Homes and Tartan Homes across 22 phases since 2002, it encompasses the bulk of the neighbourhood's residential streets. Streets like Kelly Farm Drive, Findlay Creek Drive, Willowmere Way, and Gracewood Crescent define the area's streetscape: broad, well-lit, with dedicated multi-use pathways running parallel to many roads and connecting to a community-wide trail network. The commercial village centre anchors the community along Bank Street near Leitrim Road, providing daily services steps from many homes. Findlay Creek Village is scheduled to complete its final phases around 2027, meaning new-construction opportunities from Tamarack and Tartan are still available, though the selection narrows each year.

Pathways at Findlay Creek is the newer expansion west of Albion Road, developed by Phoenix Homes, eQ Homes, and Richcraft Homes. Launched in the latter part of the 2010s and still actively selling, Pathways extends the Findlay Creek community character while adding more product diversity. Phoenix Homes focuses on single-family homes, bungalows, and multi-generational designs; eQ Homes offers both single-family and condominium products; and Richcraft brings its townhome expertise to the mix. Pathways is somewhat less mature in terms of commercial services and established green space compared to Findlay Creek Village, but it benefits from proximity to the Leitrim Wetlands, the same pathway network, and the same schools.

Lillythorne is a pocket within the broader Findlay Creek area built by Claridge Homes, offering the builder's signature larger detached homes with premium finishes. Claridge buyers in Findlay Creek have historically received product at or above the neighbourhood's average price point, with models like the Cumberland offering 2,590 square feet plus basement. Lillythorne homes are well established on the resale market and carry the newer-construction premium that attracts buyers seeking move-in-ready quality without the wait of a new build.

Findlay Creek is well served by a growing school network that has struggled to keep pace with population growth but is now catching up meaningfully.

French Catholic (CECCE)

Planned: Tamarack and the OCDSB have reserved land for an additional French elementary school at the corner of Kelly Farm Drive and Barrett Farm Drive, with construction expected in the coming years as the community reaches completion.

Parks and Green Space

Findlay Creek punches well above its age in terms of green space. The neighbourhood was designed with an integrated pathway and park network that connects internal parks to the broader trail system, making it possible to walk or cycle from one end of the community to the other largely off-road.

Diamond Jubilee Park (2810 Findlay Creek Drive) is the neighbourhood's flagship recreational space. It combines a splash pad, a skate park (which doubles as a basketball court in summer), play structures, sports fields, an outdoor hockey rink, and a small stream running along its edge. During summer weekends it functions as a genuine community gathering point.

Dragonfly Park , located adjacent to Vimy Ridge Public School, provides a play structure, swings, and a basketball court convenient for after-school use. Butterfly Park (711 Long Point Circle) features a splash pad, play structure, gazebo, and open grass. Turtle Park (720 White Alder) and Tiger Lily Park round out the neighbourhood park network. A dedicated dog park near the newer Pathways phases adds to the community's appeal for pet owners.

The crown jewel of Findlay Creek's outdoor offering is the Leitrim Boardwalk (also referred to as the Findlay Creek Boardwalk), located at 2835 Findlay Creek Drive. A 900-metre path winds through the provincially significant Leitrim Wetland, passing through marshland, cedar swamp, and a rare calcareous fen fed by cold, mineral-rich groundwater. The wetland hosts 90 resident bird species and 40 additional migratory species, making it a year-round destination for birdwatchers. The conservation area is managed through the South Nation Conservation authority, with stewardship funding contributed by Tamarack and its buyers. The National Capital Commission Greenbelt also borders the eastern edge of the neighbourhood, adding additional trail access and natural buffer land.

Recreation

Fred Barrett Arena (3280 Leitrim Road) is the community's dedicated ice facility, a two-pad arena offering public skating, hockey programmes, and leisure ice. It serves as home ice for local hockey associations and is widely used by Findlay Creek families from the time children are old enough for learn-to-skate. The AMP Sports Lab is a private fitness and training facility within the community that has developed a following among serious athletes and families alike. The Fit Lab gym is another well-regarded fitness option within Findlay Creek.

Shopping and Daily Services

The Findlay Creek Village commercial centre, anchored along Bank Street near Leitrim Road, provides a meaningful cluster of everyday retail and services. FreshCo (Bank and Findlay Creek) is the primary grocery anchor, supplemented by Canadian Tire , Home Hardware , Shoppers Drug Mart , banks, coffee shops including Tim Hortons, and a growing selection of restaurants and health services including dental clinics, physiotherapy, and optical providers. Farm Boy is set to open within the community in 2026, which will be a significant upgrade to the neighbourhood's grocery offer. A police station and Fire Station 32 are both within the community.

For a broader retail experience, South Keys Shopping Centre is approximately a 10-minute drive north along Bank Street, offering Walmart, Chapters, and a full complement of restaurants and services. The Rideau Carleton Casino and Cineplex Cinemas are also within a short drive south, providing entertainment options that residents frequently cite.

Community Character

The Findlay Creek Community Association (FCCA) is an active volunteer organisation that organises neighbourhood events, maintains the community's social media presence, and advocates on issues including transit, school capacity, and road infrastructure. The FCCA also serves as a conduit between residents and the city councillor's office. The community has a young demographic profile, with a high proportion of families with children under 12, and social connections tend to form quickly through school, sports associations, and community events.

Findlay Creek is honest territory: it is a car-dependent neighbourhood, and buyers should plan accordingly. For most residents, a car is essential for daily life, school runs, grocery shopping, and any errand that takes them beyond the immediate commercial centre. That said, the transit picture has meaningfully improved with the arrival of the extended Trillium Line in January 2025, and the neighbourhood is materially better served now than it was even two years ago.

O-Train Line 2 (Trillium Line): Leitrim Station

Leitrim Station opened in January 2025 as part of the long-delayed Stage 2 south extension, which runs from Bayview Station downtown to Limebank Station in Riverside South. Leitrim Station sits on Leitrim Road, approximately 3 to 5 kilometres from most Findlay Creek homes, reachable in under 10 minutes by car (with parking at the station) or via connecting bus. From Leitrim, Line 2 travels north through South Keys, Greenboro, Mooney's Bay, Carleton University, Walkley, Billings Bridge, and Carling to Bayview Station. A connection at South Keys to Line 4 provides access to the Ottawa International Airport. Journey times from Leitrim to downtown Bayview Station run approximately 25-30 minutes. Service runs every 12 minutes on weekdays, with trains beginning early morning and running until late evening.

The Limebank Station at the southern terminus is also relevant: the area around it has been zoned for a future mixed-use town centre, with towers, a new library, and intensified development planned, which is expected to further animate transit demand in this corridor and support property values in Findlay Creek and Riverside South over the medium term.

Bus Service

OC Transpo routes 93 and 94 serve Findlay Creek. Route 93 (Rotary to Leitrim) operates daily, running every 30 minutes most of the day and once an hour on Sundays, connecting internal Findlay Creek stops (including Kelly Farm Drive and Findlay Creek Drive) to Leitrim Station, where riders transfer to Line 2. Route 94 provides peak-hour weekday connections to Hurdman Station directly. As of April 2025, OC Transpo restructured its Findlay Creek routes to feed into Leitrim Station rather than running direct express services, which means more transfers but tighter integration with the rail network. Residents near the Bank Street commercial area can also access buses along that arterial.

By Car

Bank Street is the neighbourhood's primary arterial, running north-south. Leitrim Road connects east-west along the southern boundary. Highway 417 (the Queensway) is accessible via Bank Street north, approximately 10-15 minutes under normal conditions. Downtown Ottawa is typically a 20-25 minute drive in off-peak hours; rush-hour commutes, particularly westbound toward Kanata, can stretch considerably longer. One of Findlay Creek's commonly cited limitations is the limited number of road entry points, and Bank Street was widened beginning in 2022 to address chronic traffic congestion. The Ottawa International Airport is approximately 10 minutes north, making the location genuinely convenient for frequent travellers.

Families with young children are the neighbourhood's core constituency, and for excellent reason. The combination of modern, spacious homes, a curated parks-and-pathways system, a growing school network, youth hockey at Fred Barrett Arena, and a community where most of your neighbours are in a similar life stage creates an environment that actively supports family life. Parents raising children in the 2 to 12 age range will find the neighbourhood particularly well suited to their needs.

First-time buyers entering the detached market will find Findlay Creek's townhome and semi-detached inventory more accessible than many comparable Ottawa suburbs, with townhomes available in the mid-$600,000s on the resale market and new-construction townhomes starting below $700,000 from Tartan and Richcraft. For buyers stepping up from a condo or renting situation, this is one of the city's more attainable paths into a ground-oriented home in a newer community.

Buyers prioritising new-build quality have an unusually broad selection in one location. Tamarack, Tartan, Claridge, Phoenix, eQ, and Richcraft all have active or recently completed presences in Findlay Creek, offering a range of architectural styles, finishes, and price points. The ability to compare builders side by side and choose specific lots and models from new inventory is rare in Ottawa's new-build market, and it is a distinct advantage of buying here while development continues.

Airport-adjacent professionals and frequent travellers benefit from the neighbourhood's location. A 10-minute drive to Ottawa Macdonald-Cartier International Airport without navigating central Ottawa traffic is a genuine lifestyle convenience for those who travel regularly for work.

Buyers who are comfortable driving for most errands will thrive here. If a car-free or car-light lifestyle is a priority, Findlay Creek is not the right fit. The neighbourhood rewards those who want space, green surroundings, and newer construction over urban walkability.

At The Campbell-Maric Group, we have worked with buyers across every phase of Findlay Creek's development, from the early Tamarack streets to the newest Pathways launches, and our view of this neighbourhood's long-term fundamentals is genuinely positive. What Findlay Creek offers is increasingly rare in Ottawa's suburbs: the ability to buy into a community while it is still taking shape, with multiple active builders, genuine park and conservation infrastructure already in place, and a school network that has now caught up to the population. The arrival of the Trillium Line extension in January 2025, connecting Leitrim Station to downtown via a fast and reliable rail link, removes what was previously the neighbourhood's most significant structural disadvantage.

Buyers we work with often arrive at Findlay Creek after comparing it carefully with Riverside South, Barrhaven, and Orleans. Our advice is always to be honest with yourself about how you plan to live day to day. If you want to walk to a café, cycle to a transit station, or shop without a car, Findlay Creek is not your neighbourhood. But if you want a spacious newer home, a community where your children can safely play, parks and trails immediately accessible, an active local association, and a 20-minute drive to downtown Ottawa with a rail option for weekday commutes, Findlay Creek delivers a package that is hard to replicate at a comparable price point in the city's south end. The 5.7% year-over-year price growth in 2025 suggests the market is affirming that view. If you are considering a move to Findlay Creek, we would be glad to walk the community with you, introduce you to the active builders, and help you find the right home in the right phase.

Sources: Ottawa Real Estate Board (OREB) MLS data; Agent In Ottawa neighbourhood market reports (Findlay Creek and Blossom Park, 2000-2025); Reddit/OttawaRealEstateStats (south end neighbourhood prices, February 2026); MyOttawaProperty.com Findlay Creek market report (April 2024); Tamarack Homes (tamarackhomes.com, Findlay Creek Village community page); Tartan Homes (tartanhomes.com, Findlay Creek Village); Taggart Group project page (Findlay Creek Village); Phoenix Homes (phoenixhomes.ca, Pathways); Livabl/Pathways at Findlay Creek community profile; Labrosse Real Estate Group (Findlay Creek homes listing data); OCDSB (Vimy Ridge Public School, About Us; Mino Mikan Elementary School, About Us; OCDSB school naming report 24-060, May 2024); Ottawa Catholic School Board (OCSB, St. Veronica Elementary; New Catholic Elementary School announcement, March 2023); MacDonald Property Group (Riverside South and Findlay Creek neighbourhood spotlight); Wikipedia (Findlay Creek; O-Train Line 2 Stage 2 expansion); CBC News (Trillium Line expansion launch, January 2025); OC Transpo (Lines 2 and 4 overview; octranspo.com); City of Ottawa (Fred Barrett Arena facility listing; Diamond Jubilee Park splash pad); Ontario's Conservation Areas (Findlay Creek Boardwalk); Nation Municipality (Findlay Creek Conservation Area); Ottawa Splash Pads (Diamond Jubilee Park); AllThingsHome.ca (Findlay Creek-Leitrim community profile); Ali Abbas Real Estate (Findlay Creek lifestyle guide); Paul Rushforth Real Estate (Findlay Creek neighbourhood guide); Reddit/r/ottawa (Findlay Creek and Riverside South comparison thread; Pathways OC Transpo service thread).