Nashwaaksis is the busiest housing market on Fredericton’s north side, and the numbers published about it are misleading. Not wrong — misleading. There is a reason for that, it is specific, and once you know it the whole area reads differently.
This page explains it, then covers what is built here, what I check when I walk it, and what the river actually costs you.
What it costs
The MLS® Home Price Index reports Nashwaaksis as sub-area G1. The July 2026 benchmark was $413,500.
| Benchmark | 12 months | 3 years | 5 years | |
|---|---|---|---|---|
| Nashwaaksis (G1) | $413,500 | +5.7% | +20.9% | +46.2% |
| Fredericton North (area) | $383,900 | +6.1% | +23.3% | +49.4% |
| Fredericton and region | $361,100 | +5.9% | +25.1% | +48.5% |
Two things stand out, and the second one surprises people.
Nashwaaksis sits $29,600 above the Fredericton North average. It is the expensive part of the north side, not the affordable one. But its five-year gain of 46.2% trails both the area (49.4%) and the region (48.5%). Established, priced at a premium, and rising a little slower than the newer areas around it.
The full table for every sub-area in the region is on the Fredericton real estate market page.
Why it is the priciest area on the north side
Because the houses are bigger. That is the whole answer.
Across the last two years of board sales in Nashwaaksis, the median home sold was 3 bedrooms, 2 baths, 1,768 square feet. The benchmark home for the Fredericton region is 1,553 square feet. That is roughly 14% more house, and it accounts for the premium on its own. It is not scarcity and it is not fashion. It is square footage.
Some other figures from the same two years:
- Median days on market: 17. Average 32.
- Prices ranged from under $150,000 to $1.1 million — a wider spread inside this one area than across the entire region’s benchmark range.
- Median sale price sat around $380,000, average around $400,000.
Seventeen days is fast, and volume here is high. If resale liquidity matters to you — and for most buyers it quietly does — this is one of the easier areas in the city to sell in later.
The number that misleads, and why
Here is what sold in Nashwaaksis over the last two years, grouped by when the house was built.
| Built | Share of sales | Median price |
|---|---|---|
| Pre-1950 | 2% | $324,900 |
| 1950s | 6% | $349,900 |
| 1960s | 10% | $349,900 |
| 1970s | 17% | $359,900 |
| 1980s | 6% | $399,000 |
| 1990s | 7% | $399,900 |
| 2000s | 22% | $329,900 |
| 2010s | 16% | $398,000 |
| 2020s | 14% | $499,900 |
Look at the 2000s row. It is the largest group of sales and the cheapest median on the table — cheaper than the 1950s. That should not happen. Newer houses cost more.
It happens because of one mini home park.
Herron Springs sits inside Nashwaaksis, was built out through the 2000s, and its homes trade between roughly $150,000 and $190,000. Split the 2000s in two and the picture corrects itself immediately: the park accounts for about 36 of those sales at a median near $180,000, while the 74 actual houses built in the 2000s median around $440,000 — the second-priciest era on the table, exactly where you would expect them.
Roughly one in eleven homes sold in Nashwaaksis over the past two years was a leased-lot mini home.
This is why online estimates for Nashwaaksis come in low, and why a seller who Googles their neighbourhood average gets a number that has nothing to do with their house. The area average is being pulled down by a product that is not a freehold house and is not financed like one.
Herron Springs is a different transaction
If you are looking at Herron Springs, understand what you are buying:
- The lots are leased. You own the home, you rent the land, and there is monthly lot rent on top of your payment.
- A mini home on a leased lot is generally financed as chattel rather than a conventional mortgage — different lender, different rate, different amortisation.
None of that makes it a bad buy. It makes it a different calculation, and one plenty of first-time buyers do not see coming when they compare a $180,000 mini home against a $360,000 house from the 1970s. Ask me to run both properly before you decide which you are actually shopping for.
What I check in one: the age and condition of the roof shingles, and whether the home needs levelling. If it does, I go straight to the windows and doors — a home that has settled off level shows it in the openings first.
Farmland, then a village for seven years
Nashwaaksis is older than its houses. The name is Mi’kmaq — William Francis Ganong recorded it as meaning “Little Nashwaak”. Residents petitioned the Legislative Assembly in 1818 for help improving the road from their settlement down to the Saint John River. By 1866 it was a farming community of thirty families, and two hundred people lived here in 1871.
It was incorporated as a village in 1966 and amalgamated into the City of Fredericton in 1973 — an independent village for just seven years, alongside Marysville, Barker’s Point and Silverwood.
The housing follows that story exactly. The median home sold here was built in 2003, and the first real residential wave was the 1970s, right after amalgamation. Then a 2000s wave, and a live one now: 14% of recent sales were built in the 2020s, at a median near $500,000. Nashwaaksis is still being built.
What I check on a walkthrough
The 1970s stock
The same list I use on any Fredericton house of that age. Oil or electric hot-water baseboard heat. Typically 100 amp service on a fuse or breaker panel. Copper and aluminum wiring in the same house, which is an insurance conversation before it is anything else. Cast iron or undersized copper drains. Drain tile at the end of its life. Roots in the sewer main.
The 2000s and 2010s houses
These are the priciest stock that is not brand new, and two things come up repeatedly.
Roof shingles. A house built in 2006 is twenty years old. The original shingles are done or nearly done, and that is a five-figure item nobody budgets for.
The sealed window units. In houses from roughly 2005 to 2015 I find a lot of hazing and discolouration between the panes. Here is the trick most buyers do not know: look at the metal spacer bar between the two sheets of glass and you will find a date code stamped into it. That tells you when the sealed unit was made, which is not always when the house was built, and it is the fastest way to know how much life is left in the glass. Replacing units across a whole house adds up quickly.
The bridges
The north side is cheaper, and some buyers choose it for exactly that reason. Here is the cost of the saving, stated plainly.
There are only two bridges across the river. Fredericton has three crossings and one of them, the Bill Thorpe Walking Bridge, is pedestrian only. Everything else funnels onto the Westmorland Street Bridge or the Princess Margaret Bridge.
Traffic backs up southbound between roughly 7:45 and 9:00 in the morning, and northbound between about 4:30 and 6:00 in the afternoon, Monday to Friday. Every week, predictably.
For scale, a University of New Brunswick transportation study measured the Westmorland Street Bridge carrying 56,320 car person-trips a day using 2017–2018 counts.
If you work downtown and start at nine, you will sit in that. If your hours are flexible, or you work on the north side, you will barely notice it. It is worth being honest with yourself about which one you are before you buy on this side of the river.
Where it sits
Approximate driving distances from the middle of Nashwaaksis:
| Destination | Distance | Drive |
|---|---|---|
| Downtown Fredericton | 4.6 km | about 8 minutes |
| UNB Fredericton | 5.6 km | about 10 minutes |
| Dr. Everett Chalmers Hospital | 7.1 km | about 14 minutes |
| Regent Mall | 7.5 km | about 14 minutes |
That is a trade rather than a win, and it is worth seeing clearly. Nashwaaksis is closer to downtown than most of the south side. It is roughly twice as far from the hospital and the Regent Street big-box strip as somewhere like Skyline Acres. If your daily trip is downtown, this side of the river is genuinely convenient. If it is the hospital, it is not.
Add the bridge windows above to any of these times if you are travelling at peak.
Who is buying
From my own deals: the 1970s stock is mostly first-time buyers. The newer houses above $400,000 go to buyers moving within the same part of town, and to first-time buyers stretching to the top of their range. Herron Springs is first-time buyers and downsizers.
Taxes and flood
Nashwaaksis pays the City of Fredericton inside rate — $1.3086 per $100 of assessment for 2026, unchanged from 2025. On a home assessed at $413,000 that is roughly $5,404 a year before any provincial credits you qualify for. Because it came into the city in 1973 rather than 2023, it is not on the outside rate that applies to the recently annexed areas.
On flooding: the federal, provincial and municipal governments committed roughly $10.9 million to a Northside Flood Resiliency project in 2023, one section of which runs between Main Street and Hillcourt Drive. The stated purpose is to create safe flow routes for water during heavy downpours. That is a public commitment, not a verdict on any individual property — flood exposure is checked address by address on GeoNB, and I do that before an offer.
What the public record does not tell you
- Municipal servicing. Nashwaaksis has been fully inside the city for over fifty years, but no public map shows where every water and sewer line runs. Confirmed per property.
- Boundaries. There is a City ward called Nashwaaksis North, but no Nashwaaksis South — the rest falls under neighbouring wards. The board’s single sub-area and the City’s political geography do not line up.
- Flood exposure at neighbourhood level. Checked on GeoNB, address by address.
- Population and demographics. Statistics Canada does not report at this geography, so any figure quoted for Nashwaaksis has been estimated by someone.
Thinking about buying or selling here?
If you are selling in Nashwaaksis, the single most useful thing I can tell you is that the area average understates your house, and I can show you why with the numbers above. If you are buying, I came to real estate from residential construction and I will tell you what a house needs before you find out the hard way.
Call or text (506) 261-7373, or email info@hamelrealty.com. I answer my own phone.
Where to go from here
- Fredericton neighbourhoods — how the areas compare, and which one fits.
- Fredericton real estate market — benchmark prices for every sub-area, updated monthly.
- Skyline Acres and Southwood Park — the south-side comparison, and no bridge.
- Silverwood — the cheapest address inside the city, and the reason it is cheaper.
- What is my Fredericton home worth? — why an online estimate and an assessment are not market value.
