🍫 Chocolate — The Classic Sophisticate

Your Style:
You appreciate timeless charm and understated luxury. You gravitate toward established neighbourhoods like Roseland or Shoreacres, where tree-lined streets and character homes reign supreme.

Where to Get It in Burlington:
Kelly’s Bake Shoppe — while famous for cupcakes, their vegan chocolate soft-serve is a hidden gem.

🍓 Strawberry — The Warm Traditionalist

Your Style:
You value community, character, and a little nostalgia. You’re drawn to family-friendly areas like Tyandaga or The Orchard, where neighbours know your name and summer BBQs are a thing.

Where to Get It in Burlington:
La Crème de la Crème Creamery — their strawberry ice cream is made in-house and always fresh.

🍦 Vanilla — The Clean, Contemporary Minimalist

Your Style:
Sleek, bright, and move-in ready homes in modern communities like Alton Village or Millcroft are your vibe. You like simplicity, smart layouts, and new builds with little to fix.

Where to Get It in Burlington:
Easterbrook’s — this local staple serves up a classic vanilla cone that never goes out of style.

🍪 Cookies & Cream — The Trendsetter

Your Style:
You love a good mix — a century home with a modern addition, or a bungalow with a bold reno. You’re likely scouting spots in Aldershot or Downtown Burlington, where character meets cool.

Where to Get It in Burlington:
Lola Choco Bar and Sweet House — their cookies & cream milkshakes and desserts are decadent and Insta-worthy.

🍋 Lemon Sorbet — The Waterfront Dreamer

Your Style:
You’re all about lifestyle — waterfront condos, lake views, and homes near Spencer Smith Park or the Burlington Golf & Country Club. Clean, fresh, and always chic.

Where to Get It in Burlington:
Boon Burger Café — try their plant-based lemon sorbet for a zesty, light option after a day by the lake.

🍯 Salted Caramel — The Modern Luxe Lover

Your Style:
High-end finishes, chef’s kitchens, and spa bathrooms are non-negotiable. You’re drawn to executive homes in Millcroft or Dynes, or a new-build with all the upgrades.

Where to Get It in Burlington:
Centro Garden Market — not just for plants; their seasonal salted caramel gelato is small-batch perfection.

1️⃣ Your Home Is Overpriced

Pricing is one of the most critical factors in the sale of any home. Even in a competitive market, buyers are well-informed and sensitive to price. If your home is priced too high compared to similar properties in your neighbourhood, you may struggle to generate interest or receive offers.

What to do:
Ask your agent for an updated comparative market analysis (CMA). This will help you understand how your home compares to recently sold properties in Burlington and surrounding areas like Roseland, Aldershot, and Tyandaga. You may need to adjust your asking price to better align with current market conditions.

2️⃣ The Listing Photos Aren’t Showcasing Your Home Properly

First impressions matter — especially online. With over 90% of buyers starting their home search on the internet, high-quality, well-lit photos (and video tours) are essential. Poor images can make even a beautiful home appear less appealing.

What to do:
Consider hiring a professional real estate photographer. At Sandy Smallbone Real Estate, we include professional photography, videography, and staging consultations as part of our comprehensive marketing plan for every listing.

3️⃣ Your Home Needs Staging or Decluttering

Buyers need to be able to imagine themselves living in your home. If your property feels too personalized or cluttered, it can be hard for potential buyers to see its full potential.

What to do:
Declutter surfaces, neutralize bold paint colours, and remove overly personal décor. A light staging touch — like fresh linens, modern accessories, and accent lighting — can make a huge difference.

4️⃣ You’re Limiting Showings

The more flexible you are with showings, the better your chances of selling. If your home is difficult to view because of restricted showing times or limited availability, you might be missing out on serious buyers.

What to do:
Try to accommodate a wide range of showing times, including evenings and weekends, and keep your home showing-ready at all times.

5️⃣ The Market Has Shifted

Even in desirable communities like Burlington, market conditions can fluctuate. Seasonal slowdowns, increased competition, or rising interest rates can all affect buyer activity.

What to do:
Have an open conversation with your agent about current market trends and how they’re impacting your price range and neighbourhood. You may need to adjust your strategy or expectations based on new data.

6️⃣ Your Marketing Plan Isn’t Strong Enough

A “For Sale” sign and a basic MLS® listing aren’t enough in today’s digital-first world. Your home needs a strategic marketing plan that reaches buyers where they are — online and in the community.

What to do:
At Sandy Smallbone Real Estate, we design customized marketing strategies that include targeted social media advertising, email campaigns, custom video tours, and strategic open houses to maximize exposure.

1. Secure Your Home

The last thing you want while you're away is to come back to a break-in or damaged property. Here are some simple but effective ways to secure your home:

• Lock All Doors and Windows: Double-check that all entry points are securely locked, including garage doors, patio doors, and even windows in rooms you might forget about.

• Set Up Motion-Sensor Lights: Motion-sensor lights around your front and back yard are a great deterrent for burglars. They activate when they sense movement, making it look like someone is home.

• Invest in a Smart Security System: Consider installing a smart security system with cameras you can monitor from your phone. Some systems can even simulate activity in your home by controlling lights and sounds.

• Notify a Trusted Neighbor: Let a trustworthy neighbor know you’ll be away so they can keep an eye out for any suspicious activity and pick up your mail or packages.

2. Prepare for Utilities and Maintenance

Before you leave, ensure your home’s systems will be running smoothly while you're away. You don’t want a surprise repair bill when you return.

• Adjust Thermostat Settings: If you’re going on vacation during a season of extreme weather, you don’t want your HVAC running unnecessarily. Set the thermostat to a moderate temperature, like 78°F (for summer) or 55°F (for winter), to save energy without compromising the health of your home.

• Unplug Electronics: Unplugging electronics like TVs, kitchen appliances, and computers helps prevent damage from power surges and saves energy. Also, it reduces the risk of fire hazards.

• Check Appliances and Water Fixtures: Ensure all faucets are turned off and check for any leaks. If you have automatic appliances like dishwashers or washing machines, make sure they’re turned off too.

• Schedule Any Necessary Maintenance: If your lawn or garden needs tending, make sure you've arranged for someone to water your plants or mow the lawn. If you have pets, arrange for a pet-sitter or use a trusted boarding service.

3. Take Care of Your Mail and Deliveries

Nothing says “I’m away” like a pile of mail building up in your mailbox or packages left on your porch. Here’s how to handle deliveries while you’re gone:

• Put Your Mail on Hold: USPS offers a mail hold service, so your letters won’t pile up and signal to anyone that you’re not home. You can easily set this up online for free.

• Pause Deliveries: Make sure you pause any regular deliveries, like newspaper subscriptions or weekly subscription boxes, while you’re away. This will avoid unwanted clutter on your doorstep.

• Use Package Lockers or a Neighbor: If you’re expecting any packages, consider having them delivered to a secure locker or ask a neighbor to accept them for you.

4. Tidy Up and Clean

Coming home to a tidy, clean house is always a good feeling. Take a little time before you leave to get your home ready for your return.

• Take Out the Trash: Empty trash bins in every room to avoid unpleasant smells or attracting pests while you’re away.

• Clean the Fridge: Dispose of any perishable food that could spoil while you’re gone. If you’re away for an extended period, you might also want to turn off the fridge to save energy and prevent any unexpected smells.

• Clean Surfaces and Floors: Wipe down countertops, sweep or vacuum the floors, and make sure your home is ready to welcome you back without the hassle of cleaning when you return.

5. Prepare Emergency Contacts and Information

Make sure you’re covered in case anything unexpected happens while you’re away.

• Leave Emergency Contacts with a Trusted Friend or Family Member: If something goes wrong while you’re on vacation—whether it’s a water leak, a power outage, or a neighbor needing to reach you—make sure someone knows how to contact you and how to handle emergencies.

• Backup Important Documents: If you’re traveling abroad, consider making digital copies of important documents like your passport, insurance info, and emergency contact details. Keep these in a secure, accessible place like a password-protected cloud storage service.

6. Give Your Home a Lived-In Look

Finally, a key part of preventing burglaries and keeping your home feeling alive is making it look like someone is there, even when you’re not.

• Use Timers for Lights: A smart plug or timer for your lights will make it look like you’re home by having them turn on and off at various times throughout the day.

• Leave Your Car in the Driveway: If you have a vehicle you don’t mind leaving behind, leave it in the driveway or garage. The presence of a car suggests someone is home.

• Install Smart Blinds or Curtains: If you have smart window coverings, set them to open and close at certain times to simulate activity in your home.

7. Enjoy Your Vacation Worry-Free!

Once you’ve taken these steps, you can relax knowing your home is secure and well-maintained. Now you can focus entirely on your vacation and enjoy your time away, knowing your space is ready and waiting for your return.

1. Black-Eyed Susan (Rudbeckia hirta)

One of the most popular perennials for its bright, cheery blooms, the Black-Eyed Susan is perfect for adding color and charm to any front garden. With its large, daisy-like yellow flowers and dark centers, this plant creates a dramatic yet approachable look. It thrives in full sun and is both drought and heat-tolerant, making it ideal for Zone 6B’s fluctuating climate. Black-Eyed Susans can be planted in borders or mixed with other flowers to create a stunning display.

Ideal Placement: Plant in clusters near the front of your garden beds or in decorative pots on your porch or entryway.

Height: 1.5 to 3 feet

Bloom Time: Mid-summer to fall

2. Daylilies (Hemerocallis)

Daylilies are an easy-care perennial that will brighten up your landscape for years to come. Available in a variety of colors, including vibrant oranges, reds, yellows, and even purples, they are perfect for adding rich, seasonal beauty to your garden. The flowers bloom for a day, but new buds appear consistently, giving the impression of a long-lasting display.

Ideal Placement: Daylilies are great for both borders and mass plantings. They also work wonderfully as edging plants along walkways or driveways.

Height: 18 inches to 4 feet, depending on the variety

Bloom Time: Early summer through late fall

3. Hostas

For a lush, green foundation that thrives in shaded areas, Hostas are an excellent choice. Known for their bold, striking foliage, Hostas come in various sizes, shapes, and shades of green. Some varieties even have white or yellow streaks, adding an extra element of visual interest. While their flowers are relatively understated, their foliage can act as the perfect backdrop for your other sun-loving plants.

Ideal Placement: Perfect for the shaded areas of your garden, particularly under trees, along shaded pathways, or near your home’s foundation.

Height: 6 inches to 3 feet (depending on the variety)

Bloom Time: Late spring to summer

4. Coneflower (Echinacea purpurea)

Coneflowers are a resilient and drought-tolerant perennial that will draw pollinators like bees and butterflies to your garden. Their vibrant pink, purple, or white petals surround a spiky, orange-brown central cone, creating a dynamic and eye-catching look. Coneflowers are great for adding vertical interest and texture to your curb appeal.

Ideal Placement: Plant them in clusters along borders or in the center of garden beds to create focal points.

Height: 2 to 4 feet

Bloom Time: Mid-summer to fall

5. Peonies

Peonies are timeless garden favorites, known for their large, fragrant blooms and lush foliage. Their vibrant pinks, whites, and reds are sure to make a statement in your front yard. While they require some patience (as they take a few years to establish), their massive, show-stopping flowers are worth the wait. These perennials can be planted near entryways or in larger garden beds for maximum impact.

Ideal Placement: Plant near the front of garden beds or along walkways for a burst of color right at eye level.

Height: 2 to 4 feet

Bloom Time: Late spring to early summer

6. Sedum (Autumn Joy)

Sedum, particularly the variety Autumn Joy, is a wonderful choice for fall color. This perennial's thick, fleshy leaves and large clusters of pink to deep red flowers create a dramatic effect in your garden. Sedum is incredibly drought-tolerant, making it an ideal choice for areas with poor soil or limited irrigation. It’s also fantastic for providing texture contrast to more delicate or flowering plants.

Ideal Placement: Sedum works well in the front of garden beds, rock gardens, or even in containers.

Height: 12 to 18 inches

Bloom Time: Late summer to fall

7. Lavender (Lavandula angustifolia)

Lavender brings not only stunning purple flowers but also a soothing fragrance that enhances the overall curb appeal of your home. Perfect for full sun, it thrives in well-drained soil and provides a calming, Mediterranean-style atmosphere. Lavender is an excellent choice for those looking to add both beauty and a lovely scent to their garden.

Ideal Placement: Plant in sunny spots near walkways or around your porch to enjoy its fragrance every time you pass by.

Height: 18 inches to 3 feet

Bloom Time: Summer

8. Coral Bells (Heuchera)

Coral Bells are ideal for adding color and texture to your landscape without requiring a lot of maintenance. These perennials are particularly prized for their colorful foliage, which can range from deep purple to lime green to burgundy. Their delicate bell-shaped flowers appear in late spring and early summer, adding an airy, elegant touch to your garden.

Ideal Placement: Coral Bells are great for shady or partially shaded spots, making them perfect for the foundation of your home or under trees.

Height: 1 to 2 feet

Bloom Time: Late spring to early summer

9. Russian Sage (Perovskia atriplicifolia)

If you’re looking for a hardy perennial with silvery foliage and tall, wispy spikes of purple flowers, Russian Sage is a fantastic option. This plant adds texture and movement to your garden with its airy blooms and fragrant leaves. It thrives in full sun and can handle a variety of soil types, making it perfect for a low-maintenance garden with a modern feel.

Ideal Placement: Plant near the back of garden beds or in the middle of mixed perennial borders to provide contrast and depth.

Height: 3 to 5 feet

Bloom Time: Late summer to fall

1. Upgrade Your Insulation

One of the simplest and most effective ways to improve your home's energy efficiency in the summer is by ensuring your insulation is up to snuff. Proper insulation doesn’t just keep your home warm in the winter—it also helps to keep it cool in the summer. Check your attic, walls, and floors for gaps or thin areas that might let in hot air. Insulating your home properly can help keep cool air in, reducing the need for constant air conditioning.

2. Use Smart Thermostats

If you haven’t already upgraded to a smart thermostat, now’s the time to do so. Smart thermostats allow you to set your temperature preferences and schedule cooling times based on your routine, ensuring your system runs only when it’s needed. You can even adjust your settings remotely through your smartphone when you’re away from home. By using a smart thermostat, you’ll avoid cooling an empty house, saving both energy and money.

3. Seal Windows and Doors

Air leaks from windows and doors can waste a lot of energy. Over time, weatherstripping and seals can degrade, letting warm air sneak in and cool air escape. Make sure to check the seals around windows and doors to ensure they’re intact. You can apply new weatherstripping or use caulk to fill any gaps. In addition, consider using heavy curtains or thermal blinds to block out the sun’s heat and prevent the cool air from escaping.

4. Harness the Power of Ceiling Fans

While it’s tempting to crank the AC when it gets hot, ceiling fans can be a great alternative for circulating air and cooling down a room. They work by creating a wind-chill effect that makes you feel cooler without actually lowering the room temperature. If you’re using ceiling fans, make sure they’re set to spin counterclockwise in the summer to push cool air down. Ceiling fans are an energy-efficient way to stay comfortable and reduce reliance on air conditioning.

5. Switch to LED Bulbs

If you’re still using incandescent bulbs, it might be time for an upgrade. LED bulbs consume less energy, last longer, and generate less heat, which is especially important during the summer months when the heat from traditional bulbs can add to your home’s temperature. Swapping out a few of your high-use lights for LEDs will not only save you money on your energy bill but also help keep your home cooler.

6. Maintain Your HVAC System

A properly maintained HVAC system is crucial for keeping your home cool and efficient throughout the summer. Change the air filters regularly—preferably once a month—so your system doesn’t have to work overtime to push air through dirty filters. Clean the condenser coils and ensure there’s no debris obstructing the airflow outside. If you’re unsure about the health of your system, it’s worth scheduling a professional inspection to keep everything in top shape.

7. Embrace Energy-Efficient Appliances

Summer is the perfect time to replace any old, inefficient appliances. When purchasing new appliances, opt for ENERGY STAR® certified models that meet higher efficiency standards. Whether it’s your refrigerator, washing machine, or dishwasher, upgrading to energy-efficient appliances will not only help reduce your energy consumption but also lower your utility bills over time.

8. Cook Smart

During the summer, you might be tempted to cook heavy meals that require the stove or oven, which can generate heat and make your house feel even warmer. Instead, try cooking during the cooler parts of the day, like early mornings or late evenings. You can also switch to using a slow cooker, microwave, or toaster oven, which produce less heat compared to a full-sized oven. Another great option is grilling outside to keep the heat out of the kitchen entirely.

9. Use Natural Light Wisely

Take advantage of the longer days by using natural light as much as possible. Open up your blinds or curtains during the day to let the sunlight in, reducing your need for artificial lighting. However, remember to close blinds or curtains during the hottest part of the day to keep your home cool and reduce the strain on your air conditioning.

10. Embrace Outdoor Living

Finally, why not spend more time outside? The summer is meant to be enjoyed, and outdoor living can be a great way to stay cool and reduce the need for cooling your indoor spaces. Set up comfortable outdoor seating, invest in a patio fan or misting system, and embrace the beauty of nature right outside your door. By reducing the time you spend indoors, you can naturally lower your cooling costs and enjoy the fresh air.

1. Home Prices Are Holding — Especially for Quality Listings

Despite slower sales activity in some areas, desirable homes in great neighbourhoods are still commanding strong prices. While the frenzy has cooled, sellers who price correctly and prep their homes well are still seeing solid offers.

That means buyers waiting for “the crash” may end up disappointed — or priced out — when they return to the market.

2. You Can’t Out-Save the Market

Let’s say you’re waiting for interest rates to drop by a full percentage point. In theory, that should help your monthly payments. But in practice? A rate drop often brings a surge of new buyers back into the market — increasing competition and, you guessed it, driving prices up.

If you’re able to buy now and lock in a rate you’re comfortable with, you always have the option to refinance later. But if you wait and prices climb, you’re playing catch-up — possibly on a more expensive home with a smaller selection.

3. You're Losing Time in the Market

Every month you wait is a month you’re not building equity, not customizing your space, and not taking advantage of homeownership benefits — from stability to tax advantages. In Burlington, where family-friendly neighbourhoods and established communities are in high demand, waiting could also mean missing out on your preferred location altogether.

4. Renting Isn’t Getting Cheaper

If you're currently renting, you're likely already feeling the squeeze. Rental prices across the GTA and Halton Region remain high — and with limited supply, they’re not dropping anytime soon. Every month spent renting instead of owning is a missed opportunity to put your monthly payments toward your own long-term investment.

1. Inventory is Changing the Game

In many local neighbourhoods, we’re seeing a noticeable shift in inventory levels. Some areas — particularly those with higher-end properties — have more listings than they’ve had in years. But more choice doesn’t always mean lower prices. Instead, we’re entering a market that rewards well-priced, well-presented homes and penalizes those that aren’t positioned thoughtfully.

Buyers might have more options, but they’re still competing for properties that check all the boxes.

2. Buyer Psychology Is Evolving

After years of fast-paced sales and bidding wars, today’s buyers are cautious. They’re watching the news, running the numbers, and in many cases, waiting for signs of further drops before making a move.

But at the same time, there’s also a growing awareness that timing the market perfectly is nearly impossible — and buyers who wait too long risk missing out on homes they genuinely love, especially in established neighbourhoods where turnover is low.

3. Life Events Still Drive Decisions

Regardless of rates, people still need to move. Job changes, growing families, downsizing, and lifestyle shifts remain some of the biggest motivators behind real estate activity. And these decisions aren’t always delayed just because borrowing is more expensive.

In a slower market, motivated buyers and sellers are still making things happen — but they’re doing so with more strategy and care.

4. Local Trends Matter More Than National Headlines

The truth is, the real estate market is hyper-local. What's happening in a Toronto condo tower isn’t necessarily what’s happening in Shoreacres or Aldershot. That’s why it’s important to look beyond the headlines and understand what’s actually going on in your target area.

As your local experts, we’re constantly analyzing Burlington and surrounding neighbourhoods to help clients make decisions based on real-time data — not fear-driven media.

Morning: Quick Fuel to Start Strong

You’ll need energy early, so plan a grab-and-go breakfast that doesn’t require cutlery or cleanup.

Ideas:

• Breakfast wraps or burritos (wrapped in foil for easy reheating or eating cold)

• Muffins or banana bread

• Yogurt parfaits in mason jars

• Protein bars + coffee in a to-go thermos

Pro Tip:
Keep a cooler or insulated bag handy so perishables stay fresh while your fridge is in transition.

Lunch: Low-Mess, High-Energy

Midday hunger is real—and greasy fast food won’t do your stamina any favours. You’ll want something satisfying, portable, and ideally prepped the night before.

Ideas:

• Deli sandwiches or wraps (individually wrapped)

• Pasta salad or quinoa bowls in disposable containers

• Fruit, trail mix, or granola bars for quick bites between boxes

• Bottled water, Gatorade, or sparkling water for hydration

Pro Tip:
Avoid foods that require utensils, heating, or refrigeration. The goal is to eat quickly and keep movin

Snacks: Small but Mighty

Having snacks on hand is essential—especially if your move runs longer than expected (and it often does).

Pack a snack box with:

• Mixed nuts or trail mix

• Cut veggies with hummus cups

• Apples or oranges (no peeling required!)

• Crackers, jerky, or mini cheese portions

Pro Tip:
Designate a “snack zone” in your new kitchen or on the front porch so your helpers can refuel too.

Dinner: Easy Does It

By the time dinner rolls around, you’ll be tired—and your kitchen likely won’t be unpacked yet. This is the time to either order in or pull out a freezer meal you prepped in advance.

Options:

• Takeout from your new favourite local spot (bonus: explore the neighbourhood!)

• Frozen lasagna, chili, or pulled pork you made ahead of time

• Rotisserie chicken + bagged salad from the grocery store

Pro Tip:
Keep disposable plates, napkins, and cutlery in your “essentials box” so you’re not rummaging through moving bins when hunger hits.

Don’t Forget the Drinks

Moving is thirsty work! Stock a small cooler with water bottles, iced coffee, sports drinks, and sparkling water. A bottle of wine or celebratory bubbly for that first night toast in your new home doesn’t hurt either!

1. Lifestyle Fit: Does the Neighbourhood Suit You?

Think about your daily routine and personal priorities. Are you looking for a quiet, family-friendly street with parks and schools nearby? Or do you prefer an urban lifestyle with walkable access to shops, restaurants, and transit?

Take note of:

• Walkability and bike-friendliness

• Proximity to work or transit routes

• Access to shopping, dining, and entertainment

• Community vibe—quiet and suburban or vibrant and bustling

The neighbourhood you choose should reflect your values and routines, not just your wishlist.

2. School Districts: A Critical Factor for Families

Even if you don’t have children, buying in a top school district can positively impact your home’s resale value. For families, proximity to well-rated public or private schools is often a top priority.

Do your homework:

• Research local school rankings and reviews

• Visit schools and explore catchment boundaries

• Consider daycare, preschool, and extracurricular access too

3. Safety and Crime Rates

Feeling safe in your neighbourhood is essential. A beautiful home won’t feel like home if you’re constantly worrying about safety. Check crime statistics for the area and consider visiting during both day and evening to get a true sense of the neighbourhood’s atmosphere.

Websites like the local police department or municipal open data portals can help you access:

• Crime maps

• Community watch reports

• Emergency services coverage

4. Future Growth and Development

A neighbourhood that’s on the rise can be a great investment. Look into local development plans and city infrastructure projects. New schools, transit expansions, retail spaces, or recreational developments can all increase property values and enhance quality of life.

Consider:

• Zoning changes or upcoming commercial developments

• Highway or public transit expansions

• Long-term city planning strategies

5. Community and Culture

What kind of community are you looking to be part of? Some neighbourhoods have active homeowners’ associations and host block parties or local events. Others may offer cultural diversity, historical charm, or a more laid-back feel.

Get to know:

• Local events and festivals

• Community centres or clubs

• Neighbourhood traditions or reputation

6. Noise, Traffic, and Environmental Factors

Don’t overlook the details that impact day-to-day comfort. Is the home near a major roadway, train line, or flight path? Are there industrial zones nearby that could affect air quality, noise levels, or traffic patterns?

Check:

• Proximity to highways or transit stations

• Garbage and recycling schedules

• Flood zones or environmental concerns

7. Resale Value and Market Trends

Even if you plan to stay long-term, neighbourhood trends will influence how your property appreciates over time. A great location can protect your investment and give you more flexibility down the road.

Ask your realtor for:

• Average days on market in the area

• Year-over-year price growth

• Buyer demand and inventory levels

What is a Vendor Take Back Mortgage?

A Vendor Take Back mortgage is a financing arrangement where the seller of a property lends money directly to the buyer to help them complete the purchase. Instead of securing a loan from a bank, the buyer agrees to make regular mortgage payments directly to the seller. This type of financing is only available if the seller owns the property outright, with no existing mortgage.

This strategy is especially helpful when buyers face challenges securing a conventional mortgage due to limited credit history, tight lending criteria, or insufficient down payment funds. On the flip side, it allows sellers to earn interest on their money while selling their home faster in a competitive or slow-moving market.

How Does a Vendor Take Back Mortgage Work?

In a VTB mortgage, the seller essentially becomes the lender. The buyer still signs a formal mortgage agreement, pays interest, and agrees to a repayment schedule—similar to a traditional mortgage—with the terms negotiated directly between the two parties.

The amount provided through a VTB can vary:

• It may cover a portion of the down payment.

• It might serve as secondary financing to bridge the gap between the buyer’s funds and the primary mortgage.

• In some cases, it may finance the entire purchase, especially for commercial properties or vacant land.

Structuring Options for a VTB Mortgage

There are several ways to structure a vendor take back mortgage, depending on the property type and the needs of both parties:

1. Secondary Financing

This is the most common format, where the VTB acts as a second mortgage behind the buyer’s primary lender. The buyer secures a traditional mortgage and uses the VTB to cover additional costs. This setup typically involves a higher interest rate to compensate the seller for being in a secondary position.

2. Primary Financing

For unique properties, such as vacant land or commercial real estate, the seller might offer the full financing package. While this places more risk on the seller, it also provides greater control and can help offload hard-to-sell properties.

3. Balloon Payment Arrangement

In this structure, the buyer makes smaller monthly payments and one large “balloon” payment at the end of the term (typically 1–5 years). This gives the buyer time to refinance or improve their financial position while providing the seller with steady income and a lump sum later on.

Benefits of a Vendor Take Back Mortgage

For Buyers:

• A chance to purchase a property despite challenges with credit or down payment.

• Flexible terms negotiated directly with the seller.

• Ability to build equity and refinance later with traditional lenders.

For Sellers:

• Sell your property faster, especially in a buyer’s market.

• Generate additional income through interest payments.

• Defer capital gains taxes, spreading them over time.

Considerations Before Entering a VTB Agreement

While vendor take back mortgages offer flexibility, they are not without risk.

For Sellers:

• If the buyer defaults, recovering the funds may require costly legal action.

• Sellers take on the risk of financing someone who may not qualify with a bank.

• A legal agreement drafted by a real estate lawyer is essential to protect the seller's interests.

For Buyers:

• Buyers must budget for two monthly payments if the VTB is structured as secondary financing.

• A balloon payment requires careful planning and access to refinancing options when it comes due.

• Always review the interest rates and terms closely to avoid surprises.

VTB Mortgages for Investors

Vendor take back mortgages are especially popular among real estate investors:

• Sellers can use VTBs to defer capital gains taxes on investment properties.

• Investors with lower credit can use a VTB as short-term financing, build equity, and eventually refinance.

• Monthly payments from the buyer provide passive income to the seller.

Is a Vendor Take Back Mortgage Right for You?

In today’s real estate market—marked by tighter lending standards and increasing home prices—VTB mortgages offer creative flexibility that can help both buyers and sellers achieve their goals. While they aren’t suitable for every transaction, they can be a game-changing tool in the right circumstances.

Whether you’re a buyer trying to secure financing or a seller looking to stand out and close the deal faster, a vendor take back mortgage might be the opportunity you've been waiting for.

🎉 Canada Day Festivities at Spencer Smith Park

The heart of Burlington’s Canada Day celebration is Spencer Smith Park (1400 Lakeshore Rd.), where festivities begin at 12:00 p.m. on Tuesday, July 1. This full-day event is one of the most anticipated of the summer and includes:

• Live entertainment throughout the afternoon and evening

• A vibrant Kids Zone perfect for families

• Local vendors and food trucks serving delicious eats

• The Burlington Teen Tour Band performing during the official ceremony at 4:00 p.m.

• A drone light show and professional fireworks display to cap off the night

Pro Tip: Bring a lawn chair or blanket, sunscreen, and arrive early to get a good spot!

🎆 Where to Watch Fireworks in Burlington

If you’re wondering where to see fireworks in Burlington, the answer is clear: Spencer Smith Park is the safest and most spectacular spot. Hosted by trained professionals, the fireworks show is scheduled after sunset, following the drone light display.

Keep in mind that while residents are permitted to set off low-hazard, family fireworks on July 1 only, the City strongly encourages attending public shows instead. For more on Burlington’s fireworks bylaws, visit burlington.ca/fireworks.

🌳 Outdoor Fun and Family Activities

Beyond the festivities downtown, Burlington offers plenty of outdoor options for enjoying the long weekend:

• Splash Pads: Free and open all day across 10 locations. Find one near you.

• Swimming: Outdoor pools like Nelson, Mountainside, and LaSalle Wading Pool are open for walk-in lap and recreational swims (weather permitting).

• Trails & Parks: Hike, bike, or stroll through Burlington’s many trails and playgrounds. For picnic reservations at Hidden Valley or LaSalle Park, visit burlington.ca/outdoorplay.

• Golf: Tee times at Tyandaga Golf Course are available online or by phone: tyandagagolf.com.

What’s Open and Closed in Burlington on Canada Day

Closed on July 1, 2025:

• City Hall

• Halton Court Services

• Animal Shelter

• Indoor swimming pools

• Customer service counters

Modified Services:

• Transit will run on a Saturday schedule

• Free parking is available downtown, but not at waterfront lots

• Recreation staff are available by phone or email during holiday hours

For the full list of services and hours, visit burlington.ca.

Plan Ahead: Traffic, Parking & Safety Tips

Spencer Smith Park and the downtown waterfront will be very busy, so plan your trip accordingly:

• Consider walking, biking, or using transit to reduce congestion

• Use Honk Mobile for paid parking at Beachway Park and overflow lots

• Respect by-laws around fireworks and outdoor space usage

❤️ Celebrate Local, Celebrate Safely

Canada Day is more than a long weekend—it's a chance to celebrate the vibrant community that makes Burlington special. Whether you're soaking up live music at Spencer Smith Park, enjoying a splash pad with the kids, or watching the sky light up over Lake Ontario, there’s no shortage of ways to make the most of this patriotic day.

From all of us at The Smallbone Team, we wish you a joyful, safe, and memorable Canada Day in Burlington!

Ontario’s Housing Market: Cautiously Cool

For buyers and sellers in Ontario, the landscape remains complex. Despite the uptick in national sales, TD forecasts that home prices in Ontario are likely to decline in the second half of the year. The reason? A supply and demand imbalance that currently favours buyers. There are simply more homes on the market than there are active, motivated purchasers—especially in urban centres like the GTA, where the condo market continues to underperform due to weak investor demand.

That said, the average sale price may still see temporary upward pressure. Higher-end properties are more likely to sell in the current market, which can skew the average price upward, even as lower-cost segments lag behind. This "compositional boost" shouldn’t be mistaken for broad-based price growth—it’s more a reflection of which types of homes are moving right now.

What This Means for Sellers

If you're thinking about selling in the near future, it's more important than ever to position your home strategically. While demand is down overall, well-presented and appropriately priced properties—especially in desirable neighbourhoods—are still finding buyers. With more competition on the market, your listing needs to stand out, and working with a professional who knows how to attract serious, qualified buyers can make all the difference.

What This Means for Buyers

For buyers, particularly first-timers or those looking to upsize, this market offers a window of opportunity. With less competition and more negotiating power, it's possible to secure a home with favourable terms—something that was nearly impossible during the height of the pandemic-era market. However, affordability remains a key constraint, especially in Ontario. Even with prices softening slightly, high borrowing costs and economic uncertainty may continue to dampen purchasing power.

Looking Ahead to 2026

TD expects stronger market performance next year as the broader economy improves and interest rates begin to ease slightly. That could bring more buyers back into the market and put upward pressure on prices once again. However, don’t expect a dramatic rebound in affordability—especially in major centres like Toronto and Vancouver. Population growth is expected to slow, and without a significant increase in housing completions, supply constraints are likely to persist.