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.

1. Functional, Modern Kitchens

The kitchen is no longer just a place to cook—it's the heart of the home. Buyers are looking for:

• Open-concept layouts that flow into dining and living areas.

• Ample counter space and quality finishes like quartz or granite.

• Up-to-date appliances and plenty of storage.

In Burlington’s more established neighbourhoods, a tastefully updated kitchen can set your home apart, especially if it blends charm with modern function.

2. Updated Bathrooms with Spa-Like Features

Bathrooms are getting more attention than ever. Buyers want:

• Clean, updated fixtures and fresh tile work.

• Double vanities in primary bathrooms.

• Walk-in showers and soaker tubs for relaxation.

Homes in Shoreacres with ensuite upgrades and functional layouts can attract higher offers simply because these updates save buyers time and money.

3. Home Office or Multi-Use Spaces

Remote work is here to stay—and with it, buyers are looking for dedicated space to work from home. Even if your home doesn’t have a formal office, a quiet nook or finished basement area staged as a workspace can go a long way.

In Aldershot, where many buyers are professionals commuting part-time to Toronto or Hamilton, flexible space is a major selling point.

4. Turnkey Condition

Buyers in Burlington are educated, savvy, and often busy. Most prefer a move-in-ready home with:

• Fresh paint in neutral tones.

• Minor repairs and upgrades completed.

• A clean, well-maintained appearance inside and out.

While some buyers are open to a project, most are looking for homes that don’t require major renovation—especially in today’s interest rate environment.

5. Energy Efficiency and Smart Technology

Energy efficiency is no longer just a bonus—it’s a priority. Buyers are increasingly looking for:

• New or updated windows and doors.

• Efficient HVAC systems.

• Smart thermostats, lighting, and security systems.

This is especially true among younger buyers and those planning to stay long-term in Burlington. Energy savings translate directly to reduced monthly costs, making your home even more attractive.

6. Outdoor Living Space

In Southern Burlington, where nature and green space are abundant, outdoor features are a major draw. Today’s buyers value:

• Well-maintained yards and gardens.

• Decks or patios for entertaining.

• Privacy features like fencing or mature trees.

Backyards in Roseland and Shoreacres are especially appealing to families looking for both space and charm. A little landscaping can go a long way.

7. Location, Walkability, and Lifestyle

No surprise here—location still rules. Buyers are looking for homes that offer:

• Proximity to top-rated schools (like those in Roseland).

• Access to Lake Ontario, trails, and parks.

• Easy commutes to the GO station or major highways.

Neighbourhood lifestyle is key. Whether it’s walkability in Aldershot Village or the family-friendly feel of Shoreacres, Burlington’s variety is one of its biggest strengths—and buyers are paying attention.

8. Storage and Practical Layout

Storage is a top concern for buyers at every price point. Walk-in closets, basement storage, mudrooms, and garages that fit more than just a car all factor into buying decisions. A smart floor plan that maximizes space is often more important than total square footage.

9. Curb Appeal

Buyers form their first impression within seconds of arriving. Homes with:

• Clean, well-maintained exteriors,

• Updated front doors and garage doors,

• Fresh landscaping and lighting,

...stand out immediately, especially in Burlington’s established streetscapes.

The Burlington Real Estate Market Is Evolving

Across Canada, housing demand remains strong and prices are holding steady in many regions. Here in Burlington, buyer activity is picking up as mortgage rates stabilize and families look to make their next move. That said, Burlington’s micro-markets can differ greatly—even street to street. Some areas are approaching more balanced conditions, while others remain highly competitive.

Whether you’re in Shoreacres by the lake or near downtown Aldershot, understanding your neighbourhood’s current sales activity and price trends is essential for a successful sale.

Pricing Your Burlington Home Strategically

Pricing your home correctly is one of the most powerful tools you have as a seller. Overpricing can lead to extended days on market, while underpricing could leave money on the table. A comparative market analysis (CMA), combined with deep insight into Burlington’s sub-markets, will help you hit that ideal pricing sweet spot.

As part of my full-service approach, I’ll:

• Provide a detailed market evaluation tailored to your home.

• Offer insights on recent sales in Aldershot, Roseland, Shoreacres, and surrounding areas.

• Recommend strategies based on buyer behaviour and current competition.

Timing Is Key—Even in a Hot Market

The right time to sell your Burlington home can vary based on the season, the week, and even the day you list. While spring and early summer are often ideal, market conditions and timing your home’s exposure can make all the difference.

Buyers in Burlington are active year-round, but:

• Warmer months usually bring more serious buyers.

• Listing mid-week may boost online visibility and weekend showings.

• Flexibility with showing times increases your chances of getting strong offers quickly.

Preparing Your Home for the Burlington Market

Homes that show well sell faster—and often for more. That’s why staging, repairs, and decluttering are so important in Burlington’s competitive market.

Here’s how I help homeowners like you prepare:

• Recommend local staging services that appeal to Burlington buyers.

• Coordinate minor updates and repairs to boost appeal.

• Arrange for professional photography and virtual tours to make your listing stand out online.

Curb appeal also matters—especially in neighbourhoods like Roseland, where mature trees, walkable streets, and charming exteriors are part of the lifestyle buyers crave.

Today’s Buyers Are Savvy—Be Prepared

Thanks to the internet and widespread access to real estate data, buyers in Burlington are more informed than ever. They’re comparing homes, neighbourhoods, school districts, and pricing trends in real time. That means your listing has to be competitive on every level—from price and condition to marketing and timing.

That’s why working with a local REALTOR® who understands Burlington’s micro-markets is key.

Finalizing the Sale With Confidence

Once your home receives an offer, my job is far from over. I’ll guide you through:

• Reviewing offers and negotiating favourable terms.

• Navigating inspections, financing conditions, and buyer requests.

• Coordinating with legal professionals to ensure a smooth and stress-free closing.

Sell Smarter, Not Harder—With a Local Expert

Selling your home is one of life’s biggest decisions—but it doesn’t have to be overwhelming. With expert guidance, local knowledge, and a personalized strategy, you can move forward with clarity and confidence.

Whether you're selling a family home in Roseland, a lakeside bungalow in Shoreacres, or an investment property in Aldershot, I bring the local insight and full-service support to help you succeed.

A Slower Spring, but Better Conditions for Buyers

Home sales in Canada saw a significant slowdown this March, reaching their lowest level for the month since 2009. Economic uncertainty, driven in part by ongoing global tariff disputes and recession fears, has many Canadians hitting pause on major financial decisions.

Despite that, some much-needed relief arrived in the form of falling mortgage rates. A 25-basis point cut to the Bank of Canada’s policy rate earlier in the month triggered a drop in bond yields, which in turn helped bring the average five-year fixed mortgage rate down to 4.38%. Additionally, the mortgage stress test rate eased from 6.55% in February to 6.38% in March.

These changes significantly improved purchasing power for many Canadians.

How Much Income Do You Need to Buy a Home in Canada?

Affordability improved in 10 of 13 major Canadian cities in March. Lower mortgage rates, combined with modest price declines in some regions, reduced the income required to purchase an average-priced home.

For example:

• In Toronto, the average home price dropped to $1,068,500. This reduced the monthly mortgage payment by $121 and lowered the required qualifying income by $4,190.

• In Hamilton, the average home price declined slightly to $811,000. The monthly mortgage payment fell by $79, and the required income dropped by $2,700.

• Fredericton, Halifax, and St. John’s also saw notable reductions in both home prices and required incomes.

Even in pricier markets like Vancouver, where home prices inched up slightly, the lower mortgage rates still brought down the required income to qualify for a mortgage.

Where Affordability Worsened

Not every city saw gains. Three Western Canadian cities experienced an increase in the required income to purchase a home:

• Edmonton saw its average home price rise by $9,500, increasing the necessary income by $560.

• In Regina, strong demand pushed prices up by $8,600, raising the qualifying income by $690.

• Winnipeg also posted higher prices, increasing the income required by nearly $1,000.

These examples show how even in lower-priced markets, affordability can be affected by sharp swings in local demand.

What This Means for Buyers

Whether you’re upsizing, downsizing, or buying for the first time, improved mortgage affordability can make a real difference in your budget. A drop in required income by just a few thousand dollars can open the door to more financing options, greater flexibility, or an expanded home search area.

But timing remains critical. The market continues to shift, and while interest rates fell in March, there’s growing uncertainty ahead. Recent volatility in global markets has already started to push bond yields higher again, leading some Canadian lenders to raise fixed mortgage rates by 10 to 15 basis points.

Housing Supply: Ambition Meets Execution

Housing was a dominant theme on the campaign trail, and for good reason. Affordability concerns continue to grip Canadians—especially younger generations trying to enter the market. The Liberals have pledged an aggressive housing agenda, including the creation of a Crown corporation focused on building affordable homes, eliminating the GST on homes under $1 million for first-time buyers, and fast-tracking permitting processes.

If these initiatives are executed effectively, they could significantly increase housing supply, which has been constrained by nearly two decades of under-building. Speeding up municipal approval times will be critical. In cities like Toronto and Vancouver, which are plagued by long development timelines, this could unlock long-awaited projects and gradually bring balance back to the market.

However, execution remains the biggest wildcard. With a minority government, the Liberals will need cooperation from other parties, adding complexity to already ambitious timelines. Moreover, land scarcity, rising construction costs, and labour shortages may temper how quickly new supply comes online.

Interest Rates and Fiscal Policy: What Buyers Should Watch

With the Canadian economy teetering on the edge of a downturn, the Liberals have proposed substantial fiscal stimulus—$225 billion in planned capital investment over four years. This spending will focus on housing, infrastructure, and clean energy, all of which could stimulate jobs and productivity without necessarily stoking inflation.

The Bank of Canada, for its part, is expected to remain cautious. A strong fiscal response could reduce pressure to cut interest rates further, meaning homebuyers hoping for a significant drop in borrowing costs may need to temper expectations in the short term. The real shift could come if fiscal measures successfully lift GDP growth without overheating the economy, potentially stabilizing rates at manageable levels for the housing market.

The U.S. Influence and Trade Disruption: A Subtle Threat to Affordability

While domestic policy dominated headlines, this election was significantly shaped by external pressures—especially from the U.S. The reintroduction of tariffs under the Trump administration has strained Canada-U.S. trade relations, creating ripple effects in pricing, supply chains, and consumer confidence.

For the housing market, this manifests in rising material costs, longer construction timelines, and potential inflationary pressures—all factors that could counteract the benefits of government-led housing initiatives. Investors and developers alike will be watching how Prime Minister Carney navigates diplomatic and economic tensions with Washington. Trade diversification, particularly toward the EU and Indo-Pacific nations, may offer a lifeline, but such pivots take time.

Immigration Policy: Balancing Demand and Supply

Immigration has long supported Canada’s economic growth, and it’s particularly vital for real estate. Newcomers drive demand, but the recent influx—especially of non-permanent residents—has contributed to housing shortages and pressure on public services. The Liberals plan to cap the non-permanent resident population below 5%, aiming to ease the strain while maintaining long-term workforce growth.

In the short term, this could stabilize rental markets in major cities. Over the long run, controlled immigration growth paired with increased housing supply could help rebalance demand and restore some affordability, particularly in urban centers.

What Should Buyers and Sellers Expect?

If you're considering buying or selling a home in Canada, especially in markets like Burlington, here’s what you should take away from this election:

• Short-term affordability challenges may persist, especially while construction bottlenecks remain.

• Increased government investment in housing could translate into more inventory in the next 2–5 years.

• Interest rates are unlikely to fall dramatically, but they are expected to remain relatively stable, barring a severe downturn.

• Tariffs and trade uncertainty could cause temporary price fluctuations in construction materials, indirectly affecting housing prices and renovation costs.

• Immigration caps and infrastructure spending will impact local housing demand, especially in high-growth regions.