If You Dream of a Lakeview Home in Shoreacres...

You appreciate life’s finer things — and you don’t apologize for it. You’re likely the type to sip your coffee black (from a local roaster, of course) while watching the sunrise over Lake Ontario. You believe in morning walks, strong opinions, and having your own space to recharge. You probably own at least one cashmere sweater and know how to pronounce “charcuterie” confidently.

Your home style: Refined, peaceful, and elegant — just like your Pinterest board.

If You’re Drawn to a Century Home in Roseland...

You’re nostalgic at heart and love a good story — especially when it comes with crown moulding and creaky hardwood. You’re the person who brings homemade pie to the block party and knows your neighbours by name. You see potential in every detail and probably have a soft spot for antique markets.

Your home style: Classic charm with just enough mystery to keep things interesting.

If You Fantasize About a Sleek Condo in Downtown Burlington...

You’re efficient, stylish, and always in the know. You love being a quick walk from brunch, yoga, and your favourite wine bar. Your furniture is probably Scandinavian-inspired, your lighting is on a dimmer, and you know how to maximize space better than anyone.

Your home style: Modern, minimal, and 100% you.

If You Crave a Sprawling Lot in Aldershot...

You value space, serenity, and Saturday mornings in the garden. You’re likely a plant parent (or a real parent), love a good farmer’s market haul, and have strong opinions about your composting system. You might drive an SUV, but you’d rather walk. Your dream home includes a sunroom, a big yard, and the sound of birds, not traffic.

Your home style: Nature-forward and proudly low-key luxe.

If You Just Want Something “Move-In Ready”...

You’re busy — and we mean really busy. You’ve got enough going on with work, life, and keeping track of the group chat. You don’t want to spend months renovating; you want something that feels like home now. Bonus points if it has neutral paint and an updated kitchen.

Your home style: Smart, polished, and ready for anything — just like you.

Experience That Guides You Through Market Shifts

Markets like this one don’t just test nerves—they test knowledge. An experienced realtor brings a deep understanding of how economic trends impact local home values, pricing strategies, and buyer behavior. When homes aren’t flying off the market overnight, and multiple offers aren’t guaranteed, your agent needs to know how to pivot, adapt, and deliver results.

Our team draws on years of hands-on experience in southern Burlington’s most desirable neighborhoods—like Shoreacres, Roseland, and Aldershot. We know what sells, what doesn't, and how to maximize value in any market conditions.

Trust Is the Foundation of Every Transaction

When things feel uncertain, trust matters more than ever. You need a realtor who is honest, responsive, and fully invested in your success. At The Smallbone Team, we don’t just close deals—we build relationships. Our clients trust us to give clear, objective advice—even when it's not what they expected to hear—because they know we’re always working in their best interest.

From our initial consultation to final negotiations, we’re committed to providing luxury-level service at every price point. That means detailed market insights, prompt communication, and a calm, professional presence every step of the way.

Strategy and Support in Uncertain Times

In a competitive and changing market, you can't afford guesswork. Sellers need smart marketing, accurate pricing, and strong negotiation. Buyers need fast access to listings, savvy bidding strategies, and someone to help them avoid costly mistakes.

We take a strategic, data-driven approach to every transaction—because success isn’t about luck. It’s about preparation, precision, and experience.

Local Knowledge You Can Count On

Real estate is hyper-local, and understanding the nuances of each neighborhood can make a big difference in your outcome. From school zones and walkability to inventory trends and price per square foot, our insight into Burlington’s south-end communities gives our clients a competitive edge.

We don’t just work here—we live here. That local knowledge is one of the biggest advantages we offer our clients, especially in a market that demands precision and timing.

1. Prime Location with Easy Access to Major Hubs

One of Burlington’s strongest advantages is its ideal location. Located along the QEW corridor, Burlington sits within commuting distance of Toronto, Hamilton, and Niagara. For professionals, this means easy access to employment centers without the congestion or fast pace of big-city living. With both GO Transit and VIA Rail services, commuting is convenient and reliable.

For those who work remotely, Burlington provides a peaceful, picturesque backdrop that fosters productivity and balance.

2. Exceptional Quality of Life

Burlington consistently ranks as one of Canada’s best places to live—and for good reason. With low crime rates, excellent healthcare, and a strong sense of community, it’s a safe and welcoming city for families and individuals alike. According to Maclean’s Magazine, Burlington has regularly appeared on their “Best Places to Live in Canada” list, with high marks in wealth, health, and weather.

The city is also recognized for its cleanliness, sustainability initiatives, and extensive green space planning, which contributes to its overall livability.

3. Top-Rated Schools and Family-Friendly Neighbourhoods

For families, Burlington offers access to highly rated public and Catholic schools, along with private and French immersion options. Neighbourhoods like Roseland, Shoreacres, and Millcroft are particularly attractive to families for their spacious homes, parks, and proximity to reputable schools.

There are also numerous community centers, sports leagues, and after-school programs, making it easy for kids to stay active and engaged.

4. Abundant Nature and Outdoor Recreation

Living in Burlington means having nature at your doorstep. The city is home to over 580 hectares of parkland and more than 30 km of trails. From the scenic waterfront trail to the Bruce Trail along the Escarpment, outdoor enthusiasts can enjoy hiking, cycling, birdwatching, or simply taking in the views.

Spencer Smith Park, with its lakeside promenade, splash pad, and festivals, is a favourite gathering spot year-round. The Royal Botanical Gardens—Canada’s largest botanical garden—adds to the city’s lush and vibrant landscape.

5. Vibrant Downtown and Local Culture

Burlington’s downtown core is a hub of culture, dining, and entertainment. With its blend of boutique shops, independent cafés, art galleries, and locally owned restaurants, downtown Burlington has a unique charm that reflects the city’s warm and community-oriented spirit.

The Burlington Performing Arts Centre and Art Gallery of Burlington support a rich arts and culture scene. Events like the Sound of Music Festival and Ribfest draw thousands of visitors and create a strong sense of community pride.

6. A Strong Real Estate Investment

Burlington’s real estate market continues to show long-term strength and stability. Homes here tend to retain their value, and the city's ongoing investment in infrastructure and community planning supports sustained growth.

For buyers, it’s a place where your investment also enhances your lifestyle. For sellers, Burlington homes remain in demand thanks to the city’s consistent appeal across all demographics—from first-time buyers to downsizers.

1. Stay on Top of Maintenance

Neglecting routine maintenance is one of the fastest ways to erode your home’s value. Addressing small issues before they become major problems not only saves money but also maintains the structural integrity and appearance of your property. From servicing your HVAC system to cleaning gutters and repairing roof damage, consistent upkeep keeps your home market-ready and appealing.

Tip: Keep a seasonal maintenance checklist and schedule annual inspections for critical systems like plumbing, electrical, and roofing.

2. Invest in Strategic Upgrades

Not all renovations yield the same return on investment. Focus on improvements that buyers consistently value—updated kitchens and bathrooms, energy-efficient windows, and finished basements all tend to increase a home’s market appeal. If you're unsure where to start, consult a local real estate professional who understands what sells in your specific neighbourhood.

In Burlington, especially in established areas like Aldershot and Shoreacres, buyers often prioritize quality finishes, functional layouts, and tasteful updates that respect the character of the home.

3. Boost Curb Appeal

First impressions matter. Enhancing your home’s exterior is one of the easiest and most cost-effective ways to protect its value. Fresh landscaping, a clean driveway, updated lighting, and a new coat of paint on the front door can dramatically increase perceived value—even if you’re not planning to sell soon.

4. Stay Informed About the Local Market

Understanding how your neighbourhood is evolving helps you make smarter decisions about your home. Keep an eye on market trends, property values, zoning changes, and planned developments. A professional real estate advisor can provide quarterly updates and comparative market analyses so you always know where your property stands.

The Smallbone Team provides personalized guidance to help homeowners stay aligned with the ever-changing Burlington market.

5. Protect Your Home with the Right Insurance

Insurance is more than a legal requirement—it’s a safety net for your investment. Make sure your coverage is up-to-date and includes protection against local risks like flooding or sewer backup, especially in older Burlington neighbourhoods where infrastructure may be dated. Review your policy annually and adjust as needed.

6. Document Improvements and Repairs

Keep a detailed record of all renovations, repairs, and upgrades. Not only is this helpful for your own peace of mind, but it can also add credibility and value when it comes time to sell. A well-documented home shows prospective buyers that the property has been cared for and is worth the asking price.

7. Work With a Real Estate Expert

Whether you're preparing for resale or planning long-term ownership, having a trusted real estate partner is essential. From assessing market trends to recommending high-ROI upgrades, the right advisor will help you make informed decisions that protect your home's value over time.

Why Modular Makes Sense in Ontario

Ontario's housing needs are immense. With tens of thousands of people experiencing homelessness annually and a shortage of affordable rental options, the province must build housing faster and more cost-effectively. Modular construction helps achieve that by streamlining the build process, reducing labour costs, and mitigating delays due to weather or material shortages.

For example, one recent modular project was completed in just 21 working days for the structure alone, with total completion in eight months. These homes are not only fast to build but thoughtfully designed—incorporating compact layouts with modern aesthetics, natural light, and energy-efficient materials.

Environmental and Financial Benefits

Modular homes also support environmentally sustainable building practices. Constructed primarily from mass timber and assembled off-site, they reduce construction waste and lower the environmental impact of building in dense urban areas. The reduced on-site work also minimizes neighbourhood disruption—less noise, dust, and street closures.

Financially, the savings add up quickly. Reduced construction timelines mean lower labour costs, faster occupancy, and fewer interim financing expenses. In the affordable housing sector, this can translate into rents that are truly within reach—some tenants in recent developments pay around $500 per month.

Not a Silver Bullet, But a Strong Start

While modular housing won’t singlehandedly solve the housing affordability crisis, it is undeniably part of the solution. The key to unlocking its full potential lies in scaling up. To do that, sustained government investment and policy support are critical. This includes backing for factory development, financial incentives, and long-term procurement strategies that ensure consistent demand.

Ontario’s municipalities are already seeing the potential. Cities like Peterborough, London, and Marathon have successfully completed modular projects, and more are on the horizon. These efforts show that with the right planning and partnerships, modular housing can be deployed effectively across communities of all sizes.

Step 1: Live in the Space (If You Can)

Why it matters:
Spending a few weeks—or even a few months—living in your home before starting renovations can help you make smarter decisions. You’ll notice how the light moves through the rooms, where traffic naturally flows, and which areas are underutilized.

What to do during this phase:

• Keep a running list of what works and what doesn’t.

• Track how you use each room, what storage you’re missing, and where you feel cramped or uncomfortable.

• Take photos of problem areas to reference later.

Step 2: Set Your Budget—and Be Realistic

Renovation costs in the Burlington area (2025 estimates):

Pro Tip:
Always budget an extra 10–20% for unexpected costs—especially if you're renovating older homes in neighbourhoods like Roseland or Aldershot where plumbing or electrical systems might be outdated.

Step 3: Prioritize Projects by Need and ROI

You don’t have to do everything at once. Break your renovation goals into three categories:

1. Immediate Needs (functionality/safety)

   • Replacing old windows, fixing roof leaks, updating electrical panels.

2. High-ROI Projects

   • Kitchen and bathroom remodels offer the best return on investment.

   • Open-concept living spaces are highly desirable in today's market.

3. Cosmetic Upgrades

   • Painting, lighting, hardware, new doors, trim work.

Order matters:
Start with infrastructure and foundational issues. Then move to high-traffic areas (kitchen, bathrooms) before tackling cosmetic finishes like flooring or paint.

Step 4: Create a Mood Board and Source Materials Early

Design inspiration is everywhere:
Use tools like Houzz, Pinterest, or even Instagram to collect images of rooms you love. Look for patterns in colour palettes, finishes, and styles. Do you lean toward modern farmhouse? Coastal contemporary? Mid-century modern?

Helpful apps:

• Pinterest: Organize design ideas by room or style.

• MagicPlan: Helps map out floor plans with your phone.

• Houzz: Find professionals and shop products locally.

Sourcing tips:

• Order materials (tiles, cabinetry, lighting) early to avoid supply chain delays.

• Compare local suppliers with big-box retailers for pricing and quality.

Step 5: Hire the Right Pros (or DIY With Caution)

Who you might need:

How to vet contractors:

• Get at least three quotes.

• Check reviews and ask for recent client references.

• Confirm WSIB coverage and liability insurance.

• Sign a written contract with clear timelines and scope of work.

Step 6: Stay Organized During the Reno

Create a project binder or digital folder with:

• Floorplans and sketches

• Receipts and invoices

• Product specs and finish samples

• Permits and inspection records

Renovation schedule tip:
Avoid scheduling back-to-back trades—delays are common, and overlapping work can cause chaos. Build buffer time into your calendar.

Step 7: Don’t Forget Curb Appeal

First impressions count. If your renovation budget allows, consider upgrading:

• Front door and house numbers

• Walkways and lighting

• Landscaping or exterior paint

These updates can elevate the overall look and feel of your home—and boost resale value if you plan to move again in the future.

Thinking of the Long-Term? Renovations That Add Value

If you’re renovating with resale in mind, here are smart investments for Burlington’s market:

• Open-concept kitchens with islands or breakfast bars

• Luxury primary suites with walk-in closets and ensuite bathrooms

• Finished basements with extra living space or income suite potential

• Energy-efficient windows and appliances

• Backyard upgrades like decks, patios, or outdoor kitchens

Budget Highlights: A Pro-Housing, Pro-Growth Strategy

The Ontario Real Estate Association (OREA) welcomed several key housing-related investments in the 2025 budget, emphasizing their potential to expand housing supply and improve affordability. Notable initiatives include:

• $50 million over five years to expand industrial capacity in modular and factory-built housing.

• $400 million in additional funding for water and wastewater infrastructure through the Housing-Enabling Water Systems Fund (HEWSF) and the Municipal Housing Infrastructure Program (MHIP).

• Fast-tracked approvals for province-building projects to reduce red tape and construction delays.

• An additional $5 billion to the Building Ontario Fund, co-investing in affordable housing and key infrastructure.

These moves directly address long-standing bottlenecks in Ontario’s housing pipeline—from restrictive zoning and costly development charges to slow municipal planning timelines. But what will this mean for housing markets across Southern Ontario?

How This Budget Could Affect Southern Ontario’s Housing Market

Scenario 1: Increased Inventory and More Affordable Options

One of the most immediate potential benefits of this budget is an increase in housing supply, particularly through the expansion of modular and factory-built housing. These homes are faster and more cost-effective to build, and with government investment supporting the sector, we may see more developments pop up in Burlington, Oakville, Hamilton, and beyond.

First-time buyers and downsizers, often priced out of the market in areas like Shoreacres or Roseland, could find more accessible options coming online within the next 3–5 years. This may also help stabilize home prices across the region.

Scenario 2: Market Stabilization and Sustainable Growth

If infrastructure investments succeed in streamlining development approvals and reducing municipal bottlenecks, builders will be better positioned to respond to demand without driving up costs. In mature, sought-after neighbourhoods like Aldershot and Roseland, where land is limited, the introduction of mid-density or modular infill housing could gently increase supply without disrupting community character.

A healthier balance between supply and demand could temper the extreme price appreciation we've seen in the past decade, offering long-term stability and a more predictable market for buyers and sellers alike.

Scenario 3: Disruption in High-End Markets

Luxury markets may feel a short-term cooling effect as more mid-range and entry-level inventory becomes available. This doesn’t necessarily mean declining values in high-end areas, but it may shift buyer attention toward more affordable new builds elsewhere. For sellers in upscale communities like Shoreacres, strategic pricing and elevated marketing will remain key to attracting discerning buyers.

Looking Ahead: What This Means for Buyers and Sellers

For homebuyers, especially those who have been sidelined by high prices or limited availability, these budget commitments signal a hopeful shift. As infrastructure and planning bottlenecks are addressed, and as innovation in housing construction scales, we could finally see more accessible, affordable, and diverse housing options hit the market.

For sellers, the changes offer both opportunity and challenge. If supply increases, especially in the starter and mid-market segments, competition could rise. However, properties in well-established communities with access to transit, schools, and waterfront amenities will continue to command premium prices—especially if they align with the lifestyle values of incoming buyers.

1. Verify the Identity of Everyone Involved

Scammers often impersonate real estate agents, buyers, sellers, or even lawyers. They might use fake websites, email addresses, or phone numbers that appear legitimate. Always confirm you're working with a licensed Realtor®—you can verify this via RECO, Ontario’s Real Estate Council.

When you work with The Smallbone Team, you’ll never have to wonder. We value transparency and always provide verifiable credentials and trusted communication.

2. Watch for Pressure Tactics

Fraudsters often try to create a false sense of urgency—pushing you to send a deposit quickly, waive conditions without due diligence, or sign documents without legal review. While Burlington’s market can be fast-paced, no legitimate deal should pressure you into acting before you’re ready.

If someone is pushing you to “act now or lose out,” especially through unofficial channels, treat it as a red flag.

3. Never Wire Money Without Independent Verification

One of the most common and devastating scams in real estate today is wire fraud. Scammers may hack into email accounts and send fake wire instructions that look authentic. Always verify banking details by calling your lawyer or agent directly at a known phone number—never rely solely on email instructions.

The Smallbone Team will never ask for confidential information via email, and we strongly encourage all clients to confirm financial instructions through secure, personal communication.

4. Check Property Ownership Records

Before buying a home—especially one that seems like a deal too good to be true—verify that the person selling it is actually the legal owner. In Ontario, land ownership information can be accessed through the provincial Land Registry or with the help of your lawyer.

This is especially critical in private sales or FSBO (for-sale-by-owner) transactions, where the typical safeguards of agent representation may not be in place.

5. Review All Documentation Carefully

Fraudsters often include forged documents in their schemes—fake title deeds, inspection reports, or rental agreements. It’s crucial to review every document with your Realtor® and legal counsel before signing anything. If something feels off, don’t ignore your instincts.

With our concierge-level service, The Smallbone Team ensures a trusted expert is reviewing every step of your transaction, so nothing is overlooked.

6. Be Wary of Unusually Low Prices or High Returns

In both the resale and investment markets, if a deal seems too good to be true, it probably is. Scam listings often lure buyers or renters with deeply discounted prices, only to ask for upfront deposits before vanishing. Likewise, fake investment schemes may promise guaranteed returns or minimal risk.

We only work with vetted, reputable properties and partners—so your investment is always protected with The Smallbone Team.

7. Use a Secure and Reputable Real Estate Team

The best defense against real estate fraud is working with an experienced, well-connected professional who knows the market and protects your interests. With over 20 years in Burlington’s real estate market, The Smallbone Team understands not just the homes—but the people and processes that keep your transaction secure.

We’re here to walk you through every step with clarity, communication, and care.

1. Get Pre-Approved Before You Start Shopping

The first—and arguably most important—step is getting pre-approved for a mortgage. This not only gives you a clear idea of your budget, but also shows sellers that you're a serious, qualified buyer. In a competitive spring market, pre-approval can make the difference between winning or losing your dream home.

I can connect you with trusted mortgage professionals who can streamline this process and help you secure the best possible rate.

2. Define Your Must-Haves and Nice-to-Haves

Spring brings a larger inventory of homes, but choice can be overwhelming. Think about what truly matters most: number of bedrooms, school districts, commute times, lot size, or future resale value. Create a list of your must-haves and nice-to-haves. This helps narrow your search and saves time.

Working with a local expert means you’ll spend less time scrolling and more time seeing homes that actually fit your lifestyle.

3. Start Touring Homes—Quickly and Strategically

Homes move fast in spring. It’s not uncommon for listings to receive multiple offers within days—or even hours. That’s why I offer flexible showing availability and detailed market insights to help you act quickly and confidently.

I also keep a close eye on exclusive listings and coming-soon properties so you don’t miss out on opportunities that may not be widely advertised.

4. Make a Competitive Offer (That Still Protects You)

In a hot spring market, crafting the right offer is an art. It's about more than just price—timing, conditions, and presentation all matter. I’ll help you build an offer that stands out without sacrificing your financial comfort or essential protections like financing and inspection clauses.

Every home is unique, and so is every offer strategy. My role is to make sure yours is tailored, smart, and competitive.

5. Navigate Conditions, Inspections, and Negotiations

Once your offer is accepted, the work isn’t over. Home inspections, condition fulfillment, and possible negotiations follow. I’ll coordinate the right professionals—from home inspectors to lawyers—and guide you through each decision with clarity and care.

No surprises, no guesswork—just a steady hand helping you cross the finish line with confidence.

6. Close the Deal and Get Ready to Move In

On closing day, ownership officially transfers to you. I’ll help make sure all the i’s are dotted and t’s are crossed—from final walkthroughs to key exchanges. And if you need help finding movers, cleaners, or contractors, my trusted network is at your service.

My goal is not just to get you a house—but to welcome you home.

Buyers Are Motivated in the Spring

Spring marks the start of peak home-buying season. Warmer weather, tax returns, and the desire to move before summer holidays or the start of the school year all converge to create a pool of motivated buyers. Families in particular prefer to make their move during the spring so they can settle into a new home before September.

By listing your home in the spring, you gain exposure to more qualified buyers who are actively looking and ready to act fast. This often leads to more showings, increased competition, and potentially even multiple-offer scenarios.

Curb Appeal Is at Its Peak

First impressions matter, and spring provides the perfect backdrop to showcase your home’s exterior. After a long winter, fresh landscaping, blooming flowers, and green lawns help your property stand out online and in person. In neighbourhoods like Shoreacres, where mature trees and established gardens are common, spring is when curb appeal truly shines.

Buyers aren’t just evaluating square footage—they’re picturing their future. A welcoming front yard and bright natural light can have a major emotional impact and create an instant connection with your home.

The Spring Market Offers a Balanced Advantage

While the market is active in spring, inventory is also higher. This can be an advantage for sellers who have a well-presented and strategically priced home. With more homes on the market, buyers are making decisions quickly to avoid losing out on their ideal property.

Partnering with a professional REALTOR® who understands the nuances of the local Burlington real estate market is key. With the right marketing strategy, your home can rise above the competition and attract serious interest.

More Daylight Means More Showings

One often overlooked benefit of spring is longer daylight hours. With more natural light and flexible showing times after work or school, buyers can view your home in its best light—literally. This added convenience increases the likelihood of scheduled showings and reduces days on market.

Spring Sales Set the Tone for the Year

Historically, spring real estate sales set pricing benchmarks for the rest of the year. By listing early in the season, your home has the potential to capture attention before summer vacations begin and market momentum slows. If your goal is to sell quickly and for top dollar, spring gives you a strong window of opportunity.

Where Waterfront Views Are More Affordable

Downtown Toronto has emerged as one of the most accessible spots in the GTA for those seeking waterfront living without breaking the bank. Neighbourhoods like Corktown, CityPlace, and the Entertainment District are posting some of the lowest median sold prices for waterfront properties in the region, ranging from approximately $632,000 to $650,000.

What makes these areas particularly intriguing is the slim gap between waterfront and non-waterfront home prices—sometimes as little as $3,000. This challenges the long-standing belief that any home near the water will automatically come at a steep premium. The reason? These downtown areas are predominantly composed of condominiums, offering more modest-sized units with shared amenities, rather than expansive single-family homes.

Where Waterfront Living Still Commands Top Dollar

In contrast, certain neighbourhoods continue to reflect traditional waterfront pricing. Communities like Eastlake and West Oakville, along with Burlington’s Roseland, are seeing median sold prices for waterfront homes soar well past the $1.5 million mark. In Eastlake specifically, waterfront properties are averaging $2.7 million, making it one of the priciest lakefront locales in the GTA.

Interestingly, not all trends are consistent. In Old Oakville, the typical non-waterfront home actually costs more than a waterfront one—by roughly $250,000. This anomaly defies conventional market expectations and underscores how hyper-local nuances continue to shape the region's real estate landscape.

Underbidding in Luxury Markets

Despite sky-high list prices in upscale neighbourhoods like Eastlake, many homes are actually selling below asking. The prevalence of custom-built homes in these areas can skew pricing expectations. Without direct comparables, sellers may test the market at higher price points, only to settle for lower offers. For buyers, this opens the door to negotiation—particularly if they're working with an experienced real estate professional who understands the complexities of the local market.

The Bottom Line

Waterfront living in the GTA is no longer reserved for multi-millionaires. Whether you're looking for a downtown condo with views of the lake or a larger home in a luxury enclave, today’s market offers more choice—and in some cases, more value—than it has in years.

Understanding where these opportunities lie and how to act on them requires a nuanced approach. As always, if you’re considering buying or selling in Burlington or anywhere along the shoreline, local expertise makes all the difference.

Sales Activity: Recovery With Caution

Let’s start with the big picture. Burlington saw 152 residential sales in April, down a dramatic 46% year-over-year, and now sitting over 50% below the city’s long-term averages. These are not small shifts—they reflect the lingering impact of elevated interest rates, consumer hesitancy, and a market still recalibrating from the highs of the pandemic era.

However, looking at this data month-over-month tells a different story. Activity is beginning to rise off its winter lows, and more listings are entering the market—a sign that homeowners are regaining confidence and that buyers may be ready to act.

The sales-to-new listings ratio dropped to 38%, a strong indicator that buyers have more leverage. This figure is especially critical for interpreting market balance: anything below 40% typically signals a buyer’s market, where inventory exceeds demand and conditions favour negotiation.

Inventory and Time on Market: A Shift in Dynamics

Inventory climbed over 40% year-over-year, with 619 active listings, and the months of supply now at 4.07—a significant increase from the 1–2 month supply we saw in the ultra-competitive years of 2021 and 2022. In simple terms: there are more homes available, and they’re taking longer to sell.

The average days on market for April was 26, up more than 26% from the same time last year. This aligns with the narrative of a cooling market and speaks to the importance of strategic pricing. Gone are the days when simply listing a home would generate multiple offers. Today’s market rewards preparation, precision, and professional marketing.

Home Prices: Still Softening, But Stabilizing in Key Areas

Burlington’s benchmark home price in April was $960,300, marking a 3% drop from March and a 10% decline from April 2024. These price shifts underscore the impact of market uncertainty and affordability concerns, particularly among first-time buyers and downsizers.

Despite the overall dip, average residential prices came in at $1,178,724, actually up 2.4% year-over-year. This discrepancy highlights increased sales in the higher end of the market and the diversity of Burlington’s housing stock.

Let’s break this down by property type:

• Detached homes averaged $1,459,387, down 6.8% year-over-year.

• Semi-detached homes posted an average of $927,015, a 2.1% increase.

• Row/townhomes declined 10% to $830,833.

• Apartments saw a notable gain of 26%, reaching $846,506, although this is skewed by several higher-end condo sales.

What does this mean? While prices are adjusting downward overall, select categories—especially well-located condos and newer semis—are drawing increased attention as affordability pressures steer buyers toward lower-maintenance, smaller-footprint homes.

Spotlight on South Burlington Neighbourhoods

Despite the broader market cooling, Burlington 33 (Roseland) posted a 16.1% year-over-year increase in average price, climbing to $1,625,921. This is one of the strongest performances across the city and speaks to continued demand for luxury properties in walkable, well-established neighborhoods with top-rated schools and lake access.

Burlington 35 (Shoreacres) remained stable with an average price of $1,031,876—unchanged from last year—but saw a massive 121.9% increase in inventory, giving buyers more options than they’ve had in years.

Meanwhile, Burlington 30 (Aldershot) held steady, with average prices rising 4.1% to $1,098,447, and homes selling relatively quickly compared to other districts.

For sellers in these neighbourhoods, timing and presentation will be critical this season. For buyers, opportunities are emerging—especially in cases where homes have been sitting on the market and may be open to negotiation.

Strategic Insights for Buyers

Now is an excellent time to explore the Burlington market with greater confidence. Buyers have:

• More choice: Inventory is up citywide, and some sellers are adjusting prices.

• More time: The longer days on market give room to make thoughtful decisions.

• More power: In many cases, the market has shifted to your favour.

However, with interest rates still high and competition heating up in certain segments (especially semis and condos), it’s important to be pre-approved and move swiftly when the right home appears

Advice for Sellers: It's Still a Market of Opportunity

If you're considering selling in Burlington this spring, understand that the market is price-sensitive but not dead. Sellers who approach the market with the right combination of preparation, pricing, and marketing are still finding success—particularly in South Burlington.

Your strategy should include:

• Professional staging and photography

• Accurate market pricing

• Expert negotiation to maximize value

Homes in top-tier neighborhoods like Roseland, Shoreacres, and Aldershot continue to command attention, especially if they’re well-maintained and priced in line with current expectations.

The Bottom Line: The Market Is Rebalancing

April 2025 shows us a Burlington real estate market in transition. The post-pandemic frenzy has cooled, but demand hasn't disappeared. We’re seeing a more balanced environment—one that offers opportunities for buyers and a manageable path to success for sellers, provided they have the right guidance.

As always, real estate is local. If you want to make sense of the numbers and explore your next steps, let’s talk.