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.

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.

What is the First-Time Home Buyers’ GST Rebate?

The FTHB GST Rebate eliminates or reduces the Goods and Services Tax (GST) on new homes for first-time home buyers. Specifically, the rebate offers:

• 100% GST rebate on new homes valued up to $1 million

• A partial GST rebate on new homes valued between $1 million and $1.5 million, phased out linearly

• No rebate available for homes valued above $1.5 million

This rebate allows first-time buyers to save up to $50,000 on GST, which can be a substantial help when budgeting for your new home.

Who Qualifies as a First-Time Home Buyer?

To qualify for the FTHB GST Rebate, you must meet these conditions:

• Be at least 18 years old

• Be a Canadian citizen or permanent resident

• Not have owned a home — anywhere in Canada or abroad — in the current calendar year or the previous four calendar years

• Use the new home as your primary residence

• Be the first occupant of the home

This rebate targets genuine first-time buyers, ensuring the benefit helps those entering the housing market for the first time.

Eligible Properties for the GST Rebate

The rebate applies to the following types of new homes:

• New homes purchased from a builder (including on leased land) with purchase agreements signed after May 27, 2025

• Owner-built homes, where you build or hire someone to build a home on land you own or lease

• Shares of cooperative housing corporations (co-ops) where GST was paid on the new housing

For all these property types, the home must be substantially completed before 2036 to qualify for the rebate.

Important Conditions and Limitations

While the FTHB GST Rebate is generous, there are some important limitations to keep in mind:

• You can only claim this rebate once in your lifetime.

• If your spouse or common-law partner has already claimed it, you are not eligible.

• If you purchase a home through an assignment sale where the original purchase agreement was signed before May 27, 2025, you may not be eligible.

• Agreements signed before May 27, 2025, and subsequently canceled and re-signed will not qualify for the rebate.

These rules help ensure that the rebate supports new home buyers fairly and as intended.

How Much Can You Save?

The FTHB GST Rebate can save you up to $50,000 on GST, which translates to significant upfront savings. For example:

• On a $1 million home, you get a full rebate of the GST paid (up to $50,000)

• On a $1.25 million home, you could receive a 50% rebate (up to $25,000)

• No rebate is available for homes above $1.5 million

This new rebate can reduce your initial cost and help make that dream home more attainable.

Why This GST Relief Matters for First-Time Home Buyers in Canada

The First-Time Home Buyers’ GST Rebate aligns with the government’s commitment to making homeownership more accessible and affordable. It complements existing programs and reflects a broader effort to stimulate new home construction, supporting both buyers and the housing market.

If you are considering buying a new home for the first time, this rebate can significantly reduce the tax burden and make your purchase more financially feasible. It’s important to consult with your real estate professional and tax advisor to ensure you understand the application process and eligibility criteria.

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.