It All Starts With Real Data — Not Guesswork

The foundation of any pricing strategy is a thorough Comparative Market Analysis (CMA). But not all CMAs are created equal.

We dig deep into current and historical data from your neighbourhood — not just Burlington in general, but your specific pocket. Whether you’re in Shoreacres, Roseland, Aldershot, or another local area, we evaluate:

• Recent sales: What homes like yours have actually sold for in the past 30–90 days

• Active listings: What your competition looks like and how your home compares

• Expired listings: Which properties didn’t sell, and what we can learn from them

• Micro-trends: What’s happening on your street or within your school district

We consider critical value drivers such as square footage, lot size, age and condition of the home, upgrades and renovations, finishes, and layout. If you’ve updated your kitchen or added a basement suite, we’ll ensure those improvements are accounted for properly.

Timing is a Strategic Tool

A smart pricing strategy is always informed by timing. Burlington’s market ebbs and flows throughout the year, and aligning your price with market conditions can give you a major advantage.

For example, spring and early summer often bring out motivated buyers and higher competition, which can push prices up — but only if you’re positioned correctly. On the other hand, listing in a slower period like late fall or early winter might mean adjusting slightly to meet more cautious buyer sentiment.

We look at:

• Seasonal buyer activity

• Current average days on market

• Recent mortgage rate changes

• Broader economic indicators

Our goal is to help you list when the market is working for you — not against you.

Pricing for Online Visibility and Buyer Psychology

With most buyers starting their search online, pricing has to work digitally just as much as it does strategically. That’s why we consider how your home will show up in search filters. For example, pricing your home at $999,900 instead of $1,000,000 could expose it to two different price brackets — potentially doubling your visibility.

We also take into account buyer psychology. A well-priced home creates urgency. It makes buyers feel confident and competitive. An overpriced home, on the other hand, often leads to hesitation and lowball offers — or no offers at all.

We help you walk that fine line between maximizing your return and keeping your home attractive in the eyes of the most serious buyers.

It’s Not Just About Comparables — It’s About Your Home

No two homes are exactly alike — and that’s why we go beyond comps. We look at what sets your home apart and ensure those standout features are reflected in the price.

Do you back onto greenspace? Are you walking distance to the lake or GO Train? Have you invested in high-end finishes or smart home technology? Is your basement income-producing or ideal for multi-generational living?

Buyers are willing to pay more for features that enhance their lifestyle. We make sure those details are front and centre — in the listing, in the marketing, and in the pricing.

Communication is Key

The pricing conversation isn’t a one-way street. We believe in full transparency and collaboration throughout the process. We’ll present our research, explain our rationale, and talk through your priorities — whether you're hoping to sell quickly, maximize your return, or coordinate your sale with a new purchase.

We don’t throw out a number and walk away. We work with you to arrive at a price that makes sense — for the market, and for your goals.

Why It All Matters

The first days your home is on the market are the most important. That’s when it’s fresh, exciting, and getting the most eyes — both online and from agents actively searching for their buyers. The right price helps you capitalize on that moment.

Homes that are priced correctly from the start:

• Generate more showings and offers

• Sell faster

• Typically achieve a higher final sale price than those that reduce later

Homes that are overpriced:

• Sit on the market longer

• Can become “stale” in the eyes of buyers

• May ultimately sell for less than they would have with the right initial strategy

Our job is to make sure you don’t leave money on the table — and that you don’t waste time either.

Myth #1: “I’ll make a ton more money if I price my home high and wait.”

Reality: In today’s market, overpricing can do more harm than good. Buyers are savvy—they’ve done their research, watched the neighbourhood, and they know when a home is overpriced. A high price might actually scare away serious buyers, and the longer a listing sits, the more people wonder what’s wrong with it. The right pricing strategy (backed by data) creates competition and often leads to better offers—sometimes even over asking.

Myth #2: “Spring is the only time to sell.”

Reality: While spring is traditionally busy, homes sell all year long—and often for just as much. Summer and fall have their own advantages: less competition, motivated buyers, and beautiful curb appeal. Plus, serious buyers don’t wait for the calendar—they act when the right property comes up. Timing is important, but strategy is everything.

Myth #3: “Open houses sell homes.”

Reality: Open houses can build buzz, but most homes today sell through strong marketing, online exposure, and private showings. That said, open houses still offer value—especially for nosy neighbours who become real buyers (yes, it happens). The key is not relying only on open houses, but using them as part of a full marketing plan.

Myth #4: “You don’t need a realtor in this market.”

Reality: With so much on the line, going it alone can be risky. Whether you're buying or selling, there’s negotiation, legal paperwork, inspections, and timing to juggle—and one misstep can cost thousands. A great agent (hi, that’s me!) helps you navigate it all with confidence, strategy, and way less stress.

Myth #5: “I should wait until interest rates drop to buy.”

Reality: We hear this one daily—but trying to “time” the market perfectly is a gamble. While rates matter, waiting can mean paying more for the same home later if prices rise. If you’re financially ready and find a property that fits your lifestyle, that’s your window. And you can always refinance later if rates go down.

1. Maximize Curb Appeal with Seasonal Touches

Your home’s exterior is the first thing buyers see, and summer gives you the perfect opportunity to make it shine. Freshen up garden beds, mow the lawn regularly, and trim any overgrown trees or shrubs. Add a splash of colour with potted flowers near the front door or on the porch. Power wash siding, walkways, and decks to remove built-up grime, and ensure your house number is clearly visible.

If you're selling a home in South Burlington neighborhoods like Shoreacres or Roseland, these well-kept exteriors help match the elevated expectations of buyers in these sought-after communities.

2. Keep It Cool and Comfortable Inside

There’s nothing worse than walking into a stuffy house during a hot summer day. When showing your home, make sure it feels like a welcome retreat. If you have air conditioning, keep it running at a comfortable temperature. Ceiling fans and open windows (if the weather allows) can also help circulate air.

Buyers may not say it out loud, but the comfort level inside your home can influence how long they linger—and how they feel about making an offer.

3. Let the Light In, But Filter It Smartly

Summer sun is a major asset, but it can also cause glare or heat buildup. Open blinds and curtains to showcase natural light, but consider using sheer panels or light-filtering shades to soften overly bright rooms. Clean all windows inside and out to let that sunshine in without streaks or dust.

Light, bright interiors photograph beautifully—and in today’s digital-first buying experience, your listing photos are crucial.

4. Stage with Summer in Mind

Subtle staging changes can make your home feel fresh, inviting, and seasonally appropriate. Swap out heavy throw blankets and dark-coloured décor for lighter fabrics and neutral tones. Add simple touches like fresh-cut flowers, citrus-scented diffusers, or a bowl of summer fruit in the kitchen.

In outdoor spaces—especially in Burlington homes with backyards or patios—set up a seating area that shows off your space for summer entertaining. A clean BBQ, a few lanterns, and a couple of patio chairs can help buyers imagine themselves enjoying warm evenings in their new home.

5. Tidy Up for a Lived-In (But Not Overlived) Look

Summer is a busy season for families, but clutter is a fast way to turn buyers off. Pack away personal items, toys, and seasonal gear like sports equipment or pool accessories. Buyers want to see your home, not your lifestyle.

This is also a good time to depersonalize. While a few family photos or warm touches are fine, too much personal décor can make it harder for buyers to envision themselves living in the space.

6. Consider a Pre-Listing Inspection

If you're hoping to sell your home quickly and for top dollar, a pre-listing inspection can give you a competitive edge. It shows buyers you’ve taken care of the home and can help avoid last-minute surprises. Summer buyers often move fast, and a well-documented, move-in ready home is highly appealing.

7. Work with a Local Real Estate Expert

Finally, the best summer home-selling tip is to team up with an experienced local Realtor who understands the market, the season, and your neighbourhood. At The Smallbone Team, we specialize in preparing homes across Burlington—including Aldershot, Shoreacres, and Roseland—for a successful summer sale.

From staging advice to pricing strategies and top-tier marketing, we’ll ensure your home stands out when buyers are most active.

What Is the Sutherland Class Action Lawsuit?

At its core, the lawsuit claims that Canada's current real estate commission model is anti-competitive. Specifically, it argues that sellers are unfairly required to pay not only their own agent’s commission but also the commission for the buyer’s agent. The plaintiffs say this practice inflates the cost of selling a home and limits a seller’s ability to negotiate commission fees freely.

The lawsuit targets several major brokerages and the Canadian Real Estate Association (CREA), asserting that these entities have upheld a system that discourages open competition and transparency.

What Could Change in the GTA Real Estate Market?

If the lawsuit is successful, we could see substantial changes in how real estate services are delivered and paid for. Here’s what buyers and sellers might expect:

1. Buyer and Seller Commissions May Be Separated

One of the biggest changes could be the decoupling of commissions. Instead of the seller covering the cost of both agents, buyers may be expected to pay their agent directly. This shift could make fees more transparent but also place a greater financial burden on buyers—particularly first-time homebuyers.

2. More Flexibility in Commission Structures

The standard 5% commission split could become a thing of the past. Instead, we may see flat fees, tiered pricing, or à la carte service models. Buyers and sellers will likely have more choices in how they pay for representation, and agents will need to clearly articulate the value they provide.

3. Increased Emphasis on Transparency and Value

In a more open marketplace, real estate professionals will be expected to clearly outline their services and fees. Consumers will have more room to ask questions and compare options before committing. This could raise the bar across the industry in terms of professionalism, marketing quality, and negotiation skills.

4. Changes to Buyer Representation Agreements

We may also see the standardization of buyer contracts, where agents clearly define their compensation and responsibilities before starting a home search. Buyers will need to be more informed about what they're signing and what services they’re receiving in return.

How Will This Affect Burlington and the Surrounding Areas?

As a team that works throughout Burlington, Oakville, and surrounding southern Halton communities, we anticipate that any legal or regulatory changes stemming from the Sutherland case will ripple across our local market. While some agents and brokerages may struggle to adapt, others will see this as an opportunity to innovate and deliver greater value to clients.

Our philosophy at The Smallbone Team has always been rooted in providing luxury service to every client, regardless of price point. Should the industry change, we remain committed to clarity, integrity, and results.

1. The Visionary

You walk into a home and immediately start mentally tearing down walls, retiling bathrooms, and turning that awkward den into a yoga studio. The current finishes don’t bother you—you see potential.

Your Superpower: Big-picture thinking and creativity

Watch Out For: Getting overwhelmed by renovation timelines or costs

Best Advice: Partner with a great inspector and contractor early so your vision is grounded in reality.

2. The Checklist Buyer

You’ve got your budget, your must-haves, your nice-to-haves, and your definite no-thank-yous. You're organized, decisive, and efficient.

Your Superpower: Clarity and confidence

Watch Out For: Getting too caught up in the list to see the feel of the home

Best Advice: Stay open to homes that check 8/10 boxes—you might be surprised where you end up happiest.

3. The Emotional Buyer

You know the moment you walk in. There’s a vibe. A feeling. You picture your furniture in the living room and your dog sunbathing by the patio door. That’s it. You’re in love.

Your Superpower: You’ll know when it’s right

Watch Out For: Falling for a home before checking all the practical details

Best Advice: Bring someone grounded (like me!) to help you balance heart and head.

4. The Deal Hunter

You’ve got spreadsheets, comps, and a sixth sense for price drops. You love a good negotiation and you know the market better than some agents (or at least think you do).

Your Superpower: Savvy decision-making

Watch Out For: Getting too focused on the “deal” and missing great opportunities

Best Advice: Remember, value isn’t just about price—it’s about long-term fit and resale too.

5. The Ghost

You browse listings daily. You show up to open houses. You might be pre-approved. But every time things get serious… you vanish.

Your Superpower: Gathering information

Watch Out For: Staying stuck in research mode

Best Advice: If you’re even thinking about buying in the next 6–12 months, it’s time to talk to a Realtor. (No pressure, promise.)

Before You List: Set the Stage for a Strong Sale

First impressions matter, and most buyers will form theirs within seconds of arriving—or scrolling online. Preparing your home before it hits the market can dramatically affect how quickly it sells and at what price.

Declutter and depersonalize. Remove excess furniture, family photos, and anything that distracts from the home itself. Buyers want to envision themselves living in the space.

Make necessary repairs. Fix leaky faucets, squeaky doors, cracked tiles, and anything else that might suggest deferred maintenance. Small issues can raise big red flags.

Deep clean and consider staging. A spotless home shows pride of ownership. Professionally staged homes often sell faster and for more money, especially in competitive markets like Roseland or Shoreacres.

Work with a local expert. A seasoned agent will help you price strategically, understand market trends, and build a marketing plan that puts your home in front of the right buyers.

While Your Home Is on the Market: Stay Ready

Once your home is live on MLS, presentation remains key—and flexibility is essential.

Be showing-ready at all times. Keep things tidy, beds made, and surfaces clear. You never know when a last-minute showing request will come in.

Leave during showings. Buyers need to feel comfortable exploring the space. Leave the house during appointments and open houses to give them room to imagine life there.

Stay responsive. Your agent may need your input on feedback, pricing strategy, or offers. Prompt communication can make or break a potential sale.

Monitor market activity. If your home isn’t getting showings or offers within the first two weeks, it may be time to revisit your pricing or presentation strategy.

When Your Home Is Pending: Don’t Let Your Guard Down

Receiving an offer—especially a great one—is exciting, but there are still steps to navigate before it’s official.

Understand your conditions. Common clauses include financing, home inspection, or the sale of the buyer’s property. Your agent will help guide you through timelines and obligations.

Prepare for the inspection. Make sure all systems are accessible (furnace, electrical panel, attic, etc.), and tidy up. A smooth inspection can help solidify the deal.

Don’t make major changes. Keep utilities running, maintain the property, and avoid packing away essential items too early. The deal isn’t closed until it’s closed.

At Closing: Wrap It Up Smoothly

As closing day approaches, your focus should shift to final preparations and ensuring a seamless handoff.

Hire a real estate lawyer. They’ll help with paperwork, disbursements, and coordinating with the buyer’s legal team.

Schedule your move strategically. Avoid moving out on the actual closing day, as delays can happen. Aim for a day or two before, if possible.

Leave the home in good condition. The property should be clean, empty, and in the same state as when the offer was accepted—unless otherwise agreed upon.

Celebrate your next chapter. Whether you're upsizing, downsizing, or relocating, take a moment to recognize this milestone.

A Pause Amid Uncertainty

This rate hold comes as Canada faces mixed economic signals. First-quarter GDP growth was slightly stronger than anticipated at 2.2%, but that strength is already showing signs of fading. Consumption has slowed, resale housing activity has contracted sharply, and unemployment has risen to 6.9%. Inflation sits at 1.7%, temporarily pushed down by the elimination of the federal carbon tax—but underlying price pressures remain.

With ongoing global volatility, particularly surrounding U.S. tariff policy, the Bank is holding steady while it waits for more clarity. For real estate, this means we’re still in a limbo period—one where interest rates aren’t rising, but buyers and sellers alike are hesitant to act.

How This Impacts Buyers

For buyers, a steady rate means mortgage affordability isn’t worsening for now. If you’ve been on the sidelines waiting for a signal to jump back into the market, this could be it. While interest rates remain stable, housing prices in many areas have softened due to reduced demand, creating opportunities—especially in Burlington, Oakville, and surrounding regions.

That said, uncertainty around inflation and future rate movements means locking in a mortgage rate sooner rather than later could provide peace of mind. Partnering with a knowledgeable agent and a trusted mortgage broker can help ensure you're positioned to move quickly when the right home comes along.

What Sellers Should Know

If you're considering selling, it’s important to understand that buyers are currently cautious. Elevated borrowing costs, though stable, are still influencing affordability. Combined with weaker consumer confidence and a contracting resale market, this means pricing strategy is critical.

That doesn’t mean your home won’t sell—but it does mean you need to be realistic. Presentation, marketing, and professional guidance have never been more important. Homes that are well-prepared and competitively priced are still selling—but timing, pricing, and preparation matter more than ever.

Why the Market Feels Stuck

Even though interest rates have eased — with the Bank of Canada expected to keep its rate steady at 2.75% - the housing market hasn’t bounced back. Fixed and variable mortgage rates remain mostly above 4%, which is still too high for many potential buyers to enter the market.

There is a growing sense of caution. Buyers worry about overpaying in a softening market, especially in areas like the Toronto condo sector, where prices could dip further before stabilizing. Meanwhile, many sellers hold firm on prices set during the recent market peak, resulting in one of the lowest activity levels in decades.

This isn’t just a Toronto issue. Across Burlington, Oakville, Hamilton, and surrounding areas, similar trends are evident — stalled negotiations, longer days on market, and a definite wait-and-see attitude.

Buyers: Caution Can Work in Your Favour

If you’re a buyer today, this environment, while challenging, offers opportunities.

Inventory has increased in many neighbourhoods, providing more choice and leverage. Sellers are more willing to negotiate than they have been in years. But this window may not last long — if rates drop further, competition could heat up quickly.

Tips for today’s buyers:

• Start mortgage discussions early. Many lenders will hold a rate for up to 120 days, providing some protection if market conditions change.

• Work with an experienced real estate team. Especially in well-established communities like Shoreacres or Roseland, knowing how to identify long-term value is crucial.

• Do your due diligence. Taking time to complete thorough inspections and setting clear conditions protects you in this uncertain market.

Sellers: Price for the Market We Have

If you’re thinking of listing your home, it’s important to be realistic. Buyers are savvy and informed; they’re hesitant to act unless they see true value. That means pricing your home accurately from the start and being open to negotiation.

In markets like Burlington and Oakville, well-maintained homes with strong curb appeal, sought-after school districts, and lake proximity are still selling — but bidding wars have largely disappeared.

If your home is older or hasn’t been updated recently, expect buyers to factor renovation costs into their offers. Working with a real estate team that can market lifestyle and potential — not just square footage — makes all the difference.

Renewing Your Mortgage? Don’t Wait to Shop Around

Even if you’re not buying or selling, your mortgage renewal could impact your finances significantly. With lenders focusing best offers on new buyers, those simply renewing with their current lender risk overpaying.

Start early. Compare rates. Use lender competition to your advantage. A good mortgage broker or advisor can help you save thousands and avoid surprise rate hikes.

1. Swap Basic Fixtures for Statement Pieces

Lighting is one of the fastest ways to change the mood of a room. Replace builder-grade fixtures with stylish pendant lights, sconces, or a dramatic chandelier. Warm, layered lighting not only adds function but also gives your home a custom, upscale ambiance.

Pro Tip: Look for brass or matte black finishes—they’re timeless and instantly elevate a space.

2. Update Cabinet Hardware

In kitchens and bathrooms, cabinet hardware is often overlooked—but it's like jewelry for your cabinetry. Brushed gold, matte black, or mixed metal pulls and knobs can transform a dated kitchen into something sleek and modern for under $200.

3. Embrace Texture with Soft Goods

Luxury is often felt, not just seen. Adding rich textures through velvet throw pillows, woven blankets, or linen drapes can bring depth and softness to your living spaces. Stick to a cohesive colour palette for a designer look.

4. Add a Custom Touch with Paint or Wallpaper

Accent walls, especially in powder rooms or bedrooms, can create major impact for a minimal investment. High-end wallpaper or a rich, moody paint colour can elevate a room and offer that “wow” factor buyers love.

Local Tip: Visit paint boutiques in downtown Burlington for curated colour palettes that suit our southern Ontario light.

5. Create a Spa-Like Bathroom Feel

You don’t need to gut your bathroom to make it feel high-end. Invest in plush towels, upgrade your shower head, add a teak bathmat, and use decanted soaps in glass bottles for a clean, luxurious aesthetic.

6. Style with Intention

Luxury is in the details. A curated coffee table, fresh-cut flowers, and framed artwork create a polished, magazine-worthy vibe. When staging homes in Burlington, we always recommend adding a few lifestyle vignettes that suggest comfort, calm, and elegance.