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.

What Is Decluttering—and Why Is It So Important?

Decluttering means removing excess items from your home so that the space looks cleaner, larger, and more functional. Buyers aren’t just buying square footage—they’re buying the feeling of space. A cluttered home feels cramped and chaotic, no matter how large it actually is.

Here’s how to approach it room by room:

1. Entryway

• Clear out shoes, jackets, bags, and seasonal gear.

• Keep only a minimal mat and one or two decorative pieces (like a small plant or mirror).

2. Living Room

• Remove excess furniture to improve flow.

• Limit decor to three to five neutral pieces.

• Pack away magazines, remotes, and personal items.

3. Kitchen

• Clear off counters completely—leave only one or two attractive items like a bowl of fresh fruit or a coffee maker.

• Organize inside cabinets and drawers—buyers often peek.

• Toss or store rarely used appliances and bulk food items.

4. Bedrooms

• Remove non-essential furniture.

• Keep closets no more than 50% full to show off storage space.

• Make beds with neutral, hotel-style linens and hide laundry hampers and toiletries.

5. Bathrooms

• Clear counters completely—store away all personal care items.

• Replace worn towels with fresh, neutral ones.

• Scrub every surface until it shines—clean sells.

6. Basement/Garage

• Sort items into keep, donate, and discard piles.

• Use labeled bins for seasonal decor or tools.

• Consider renting a storage unit if necessary—cluttered utility areas can make buyers worry about lack of space.

What Does Depersonalizing Mean?

Depersonalizing your home means removing items that reflect your identity—photos, religious symbols, memorabilia, children’s artwork, or niche decor. The goal is to create a blank canvas where buyers can imagine themselves, not feel like a guest in someone else’s space.

Tips to depersonalize without making your home feel sterile:

• Remove all personal photos and replace with neutral art or mirrors.

• Paint over bold accent walls with soft, neutral tones like warm white, taupe, or greige.

• Store away collections or themed decor (sports memorabilia, travel souvenirs, etc.).

• Use simple, classic decor that complements your home’s style without drawing attention to itself.

Bonus: If You're Downsizing, Decluttering Has Dual Benefits

If you're planning to move to a smaller home, the decluttering process will give you a massive head start. By being selective now, you’ll reduce the time, cost, and emotional stress later. Focus on:

• Letting go of duplicates (kitchenware, linens, furniture).

• Passing heirlooms to family members.

• Donating gently used items to local charities or shelters.

• Selling high-value items through consignment or online platforms.

Think of it as a proactive investment in your next chapter—not just in selling, but in how you want to live.

What If You’re Upsizing?

Decluttering is equally important for those buying a larger home. A well-presented current home often sells faster and for a higher price, giving you more flexibility in your next purchase. Plus, moving with fewer items means:

• A smoother move.

• Lower moving costs.

• A clean slate to design your new home more intentionally.

Why This All Matters in Today’s Market

In a competitive spring market, first impressions count more than ever. Buyers are seeing multiple homes in a single weekend, and online listings—especially photos and virtual tours—need to grab attention immediately.

Homes that are clean, neutral, and spacious consistently outperform those that feel overly personal or cluttered. In fact, according to the National Association of Realtors, staged homes sell 88% faster and for 20% more than non-staged homes—and decluttering and depersonalizing are foundational steps in any staging plan.

1. Brain-Friendly Buildings

Modern residential design is taking cues from neuroscience. Homes designed with biophilic elements, circadian lighting, and acoustic sensitivity are no longer niche—they're becoming expected. These features promote cognitive function, reduce stress, and support aging in place. As we understand more about how our surroundings affect brain health, homes are evolving into environments that actively foster mental well-being.

2. AI-Integrated Wellness Ecosystems

Artificial intelligence and smart home systems are now core to wellness-centred living. These technologies allow homes to adapt to individual needs—monitoring air quality, sleep habits, and energy usage to create healthier, more efficient living environments. On a community scale, shared wellness amenities like gardens, fitness areas, and mental health resources are being enhanced by tech, delivering personalised and proactive support for residents.

3. Live, Work, Zen Communities

The rise of hybrid lifestyles is driving demand for wellness hubs—mixed-use developments that seamlessly blend residential, commercial, and recreational functions. Walkability, green space, healthy food options, and social connectivity are essential elements. Buyers increasingly seek neighbourhoods where they can live, work, and unwind without relying on cars or long commutes. In Burlington, neighbourhoods that offer these features are attracting a growing premium.

4. Resilient and Climate-Conscious Design

The effects of climate change are influencing real estate like never before. Resilient homes and communities—those built with renewable energy systems, green infrastructure, and adaptive strategies—are becoming more valuable. Buyers are now asking whether properties can withstand extreme weather, and sellers are gaining an edge when they can show that their home is both sustainable and secure.

5. Homes for an AI-Native Generation

As Gen Z and Gen Alpha begin to enter the housing market, their expectations are reshaping demand. These digital-first generations want homes that offer flexible spaces for work, school, and wellness—often within smaller footprints. Modular design, hybrid-use rooms, and tech integration are key. Real estate that speaks to their “phygital” lifestyle—where physical space and digital convenience coexist—will dominate the market for years to come.

6. Placekeeping Meets Placemaking

Today’s buyers want more than amenities—they want meaning. Placekeeping honours the cultural and historical identity of a neighbourhood, while placemaking ensures new developments respect and integrate with those communities. Homes that reflect the unique character of their surroundings are gaining value, especially when their design is informed by input from local residents. In a city like Burlington, where every neighbourhood tells a story, authenticity is everything.

1. Focus on Light and Space

Luxury homes feel bright, airy, and open.
This spring, make sure your home maximizes natural light. Remove heavy drapes, clean all windows until they sparkle, and strategically place mirrors to reflect sunlight. If certain areas feel dark, invest in layered lighting: combine statement fixtures, recessed lighting, and stylish floor lamps to create a welcoming glow.

Pro Tip: In Burlington’s competitive market, a well-lit home can feel 20% larger — and larger often means higher offers.

2. Upgrade the Small Details

Sometimes luxury is in the little things.
Swap out dated cabinet hardware for sleek brushed gold or matte black finishes. Replace basic light switches and outlet covers with modern versions. Consider upgrading your faucets and door handles — simple updates that signal quality to buyers without the need for a major remodel.

Trending in Burlington for Spring 2025: Champagne bronze and minimalist satin nickel are highly sought-after finishes.

3. Create a Spa-Like Bathroom

Buyers today crave homes that offer a sense of retreat.
Transform your bathroom into a spa-like sanctuary with fluffy white towels, fresh flowers, and calming neutral tones. Update your showerhead to a rainfall model, and stage the space with luxury bath products (even if they’re just for show!).

Sandy’s Tip: In Burlington listings, bathrooms with spa elements consistently photograph better — a crucial edge when buyers are browsing online.

4. Refresh Your Outdoor Spaces

With Burlington's beautiful spring weather arriving, outdoor living spaces are a major selling point.
Stage your patio, balcony, or backyard with cozy seating, throw pillows, and potted plants. A simple outdoor rug and string lights can turn even a small space into a luxury oasis. Buyers want to envision themselves entertaining and relaxing outdoors — make it easy for them.

Bonus: Fresh mulch, trimmed shrubs, and seasonal flowers in your front yard instantly boost curb appeal and create a powerful first impression.

5. Invest in Professional Staging and Photography

Luxury is as much about perception as it is about features.
A professional stager knows exactly how to arrange furniture, decor, and art to highlight your home's best features. Combined with high-end real estate photography, staging can turn a good listing into a must-see property — which often translates into faster sales and better offers.

Did you know? Homes in Burlington that are professionally staged and photographed sell 33% faster than unstaged properties.

1️⃣ Roseland

One of Burlington’s most established and prestigious neighbourhoods, Roseland offers families beautiful, tree-lined streets, spacious lots, and proximity to some of the best schools in the city. Known for its mature homes and proximity to Lake Ontario, this community has a timeless charm that continues to attract families year after year.

Why families love it:
✅ Home to John T. Tuck Public School, consistently one of Burlington’s highest-ranked elementary schools
✅ Quiet, established streets with character homes and custom builds
✅ Steps from Lake Ontario, Roseland Park, and downtown Burlington
✅ Strong community association with year-round events

2️⃣ Millcroft

Millcroft remains one of Burlington’s most sought-after family neighbourhoods — and for good reason. Known for its top-rated schools, sprawling parks, and the Millcroft Golf Club, this area offers a perfect balance of suburban living and modern convenience.

Why families love it:
✅ Safe, quiet streets
✅ Plenty of parks and playgrounds
✅ Close to excellent elementary and secondary schools
✅ Easy access to shopping, dining, and highways

3️⃣ Alton Village

A newer, master-planned community, Alton Village is ideal for young families looking for modern homes and walkable amenities. With a strong sense of community and proximity to Norton Community Park and Haber Recreation Centre, this neighbourhood is perfect for active families.

Highlights:
✅ Newer homes with family-friendly layouts
✅ Highly-rated schools nearby
✅ Community centres, sports fields, and splash pads
✅ Quick access to major highways and GO transit

4️⃣ The Orchard

Nestled between Millcroft and Bronte Creek Provincial Park, The Orchard is a picturesque neighbourhood filled with tree-lined streets, trails, and family homes. It’s especially popular for families who love spending time outdoors.

Why it stands out:
✅ Walking distance to parks and trails
✅ Close to Bronte Creek Provincial Park
✅ Great schools within the neighbourhood
✅ Strong community feel with local events and family activities

5️⃣ Headon Forest

Headon Forest offers mature trees, larger lots, and a more established feel. This neighbourhood is perfect for families looking for a mix of older, character-filled homes and newer builds.

Key perks:
✅ Quiet, established streets
✅ Close to grocery stores, shopping centres, and schools
✅ Beautiful parks and playgrounds nearby
✅ Strong community associations and neighbourhood events

6️⃣ Elizabeth Gardens

Located in Burlington’s southeast corner near the lake, Elizabeth Gardens is a hidden gem for families who want to be near the water without sacrificing convenience. It’s an excellent option for those seeking affordable homes and easy access to lakeside parks.

Family-friendly features:
✅ Steps from Lake Ontario and waterfront parks
✅ Larger lots with room to grow
✅ Minutes to downtown Burlington and Oakville
✅ Proximity to schools, shops, and restaurants

📦 6–8 Weeks Before Moving Day

• Sort and declutter: Go room by room and decide what to keep, donate, sell, or toss.

• Start researching movers: Get quotes from several reputable moving companies in your area. If moving yourself, book a rental truck early.

• Gather important records: Collect school, medical, veterinary, and financial records.

• Notify your landlord: If renting, give the proper written notice as required in your lease agreement.

📦 4 Weeks Before Moving Day

• Order packing supplies: Stock up on boxes, tape, bubble wrap, and markers.

• Start packing non-essentials: Pack items you won’t need before the move like seasonal décor, books, and off-season clothing.

• Label everything: Clearly mark boxes with their contents and destination room.

• Update your address: Notify Canada Post and begin changing your address with banks, subscriptions, and service providers.

📦 2 Weeks Before Moving Day

• Confirm details with your mover or truck rental.

• Plan for pets and kids: Arrange care for moving day if needed.

• Transfer or set up utilities: Contact your hydro, gas, internet, and other utility providers to schedule service changes.

• Dispose of hazardous items: Properly discard paints, chemicals, and old electronics.

📦 1 Week Before Moving Day

• Pack a “first night” box: Include essentials like toiletries, pyjamas, chargers, snacks, and important documents.

• Clean your current home: Schedule a cleaning service or set aside time to tidy up.

• Confirm closing or key pickup details with your real estate agent and lawyer.

📦 Moving Day!

• Do a final walkthrough: Check cupboards, closets, and garage for missed items.

• Direct movers or helpers: Show them where things go in your new home.

• Check utilities: Make sure heat, water, and electricity are running.

• Celebrate your new home! Snap a few photos and order your favourite takeout.

📌 Final Moving Tips

• Stay hydrated and wear comfy clothes.

• Keep valuables and documents with you during the move.

• Use clear bins for important items like remotes, medication, and tools.

A Dual-Speed Market: Condos Dominate in the City

One of the most striking revelations is the divergence between Toronto and the rest of the province. While condominiums account for roughly one-quarter of land transfers across Ontario, they represent a dominant 60% in Toronto. This isn’t just a quirk of urban density—it reflects a deepening contrast in buyer demand, inventory levels, and price tolerance.

In 2024, Toronto condo transfers surged by 20% year-over-year. However, this increase was largely driven by the completion of pre-construction units sold in earlier years. Over 15,000 new condos were registered in the Ontario Land Registry, marking a 78% jump from 2023. This wave of new supply may help explain why resale condo transactions fell to their lowest levels—new units are flooding the market and shifting the balance between new and existing inventory.

Multi-Property Owners Retreat—But Not Entirely

Another defining trend of Ontario’s market reset is the decline in activity among multi-property owners (MPOs). Once the province's most active buyer group, MPOs accounted for nearly 25% of transactions in previous years. Their influence remains strong, but the pace is slowing. Notably, the number of MPOs with portfolios of 11 or more properties has dropped significantly—from 13% in April 2022 to just over 7% today.

Despite the retreat, new buyers continue to enter the investor pool. The majority of MPOs today hold just two or three properties, suggesting a prevalence of individual investors rather than large-scale institutional players. Interestingly, a significant portion of recent MPO transactions have occurred without mortgages, indicating that cash-rich buyers are still finding value in select markets, especially in the Greater Toronto Area.

Losses Stack Up for Recent Buyers

While seasoned investors might have the flexibility to hold or pivot, some recent buyers haven't been as fortunate. Data shows that one in four properties bought at the peak of the 2022–2023 market and sold in 2024 were sold at a loss. The average loss across Ontario was around $45,000, with the Greater Toronto Area experiencing a median drop of $56,000. Cottage country properties fared even worse, with median losses reaching as high as $240,000 in some regions.

These losses underscore the risks of buying during a market peak, particularly when paired with rising borrowing costs and limited appreciation potential in the short term.

First-Time Buyers Delayed, But Still Active

High home prices and elevated interest rates have pushed first-time buyers further up the age ladder. In 2011, the average age of a first-time buyer in Ontario was 36; by 2024, it has climbed to 40. This cohort now favours condos, especially in urban centres like Toronto, where affordability—relatively speaking—remains most accessible in this housing type.

Despite economic challenges, first-time buyers continue to play a critical role in the condo market, accounting for roughly one-quarter of condo purchases across the province. The average price for first-time buyers in Toronto has risen sharply over the past decade, from just under $500,000 to approximately $1.3 million in 2024.

Homeowners Holding On Longer

A significant behavioural shift is also happening among existing homeowners. The average holding period for non-condo properties has increased from 11 years to 12.5 years across Ontario. In Toronto, the average holding period for non-condo properties is nearing 18 years—up from 13.8 a decade ago.

This trend reflects growing uncertainty and a reluctance to re-enter a volatile market. Many homeowners who would traditionally move up or downsize are now choosing to stay put, either waiting for more stable conditions or benefiting from low locked-in mortgage rates.

Kitchen Updates (Not Gut Jobs)

The kitchen remains the heart of the home and a focal point for buyers. But that doesn’t mean you need to invest in a full remodel. In fact, a mid-range kitchen refresh—think new cabinet hardware, updated lighting, a fresh coat of paint, and modern countertops—can often bring in a better return than a luxury overhaul. Stainless steel appliances and neutral, timeless finishes tend to appeal to the widest buyer pool.

Bathroom Improvements

Like kitchens, bathrooms are high-impact spaces. Replacing outdated vanities, installing new fixtures, or retiling the shower can breathe new life into the room. Buyers are drawn to clean, updated bathrooms that feel fresh but not overly personalized.

Flooring Upgrades

Consistent, high-quality flooring throughout the home creates a sense of flow and polish. If your home has a patchwork of flooring styles or worn-out carpet, upgrading to wide-plank engineered hardwood or luxury vinyl plank can go a long way toward making the home feel modern and move-in ready.

Curb Appeal and Entryway Enhancements

First impressions matter. A new front door, updated exterior lighting, landscaping, and even a fresh mailbox can set the tone before buyers even step inside. These relatively low-cost improvements can enhance perceived value dramatically.

Energy-Efficient Upgrades

In today’s market, energy efficiency is more than just a bonus—it’s a selling point. Replacing old windows, installing a smart thermostat, or upgrading insulation can add both value and buyer appeal. These are especially attractive in Burlington, where seasonal temperature swings make energy costs a factor for many homeowners.

High-End Customizations

A built-in espresso machine or a wine cellar may suit your tastes, but ultra-personalized features rarely offer a return. Buyers might not share your priorities—or be willing to pay more for them.

Luxury Basement Finishes

A finished basement can be a selling point, but going overboard with high-end finishes may not see a return, especially if the space isn't used frequently. Basic, clean finishes with proper insulation and lighting often strike the best balance.

Swimming Pools

In some cases, a well-maintained pool can attract the right buyer, especially in luxury segments. But for many, it raises concerns about maintenance, safety, and ongoing costs. Unless your home is in a market where pools are the norm, this is often best left as a personal choice for the next owner.

Extensive Landscaping Projects

While curb appeal is key, elaborate landscaping tends to be subjective and difficult to recoup. Simple, well-maintained yards with trimmed hedges, seasonal plantings, and defined walkways usually deliver more impact.

Garage Conversions

Turning a garage into a gym, studio, or extra living space might serve your current needs, but buyers typically want the functionality of a garage—especially in winter. Conversions can reduce the home’s value unless done in a very specific context or neighborhood where such modifications are common.

What the Bank of Canada Rate Hold Means for Burlington Home Sellers

If you're selling a home in Burlington, today’s announcement is good news. After months of declining rates, this hold gives buyers and sellers alike a chance to catch their breath and make informed decisions.

A few reasons why this is a positive signal for sellers:

• Stable rates build buyer confidence, bringing more people back into the market

• Burlington continues to face low housing inventory, keeping demand high for well-marketed homes

• Spring 2025 is shaping up to be an active season—this could be the ideal window to list

• Serious buyers—many with pre-approvals—are actively shopping for homes in desirable neighbourhoods like Roseland, Shoreacres, and Aldershot

If you’ve been waiting for the right time to list your home, this period of rate stability could be your best opportunity before the market becomes more competitive later this spring.

What the Interest Rate Hold Means for Burlington Home Buyers

For those buying a home in Burlington, the Bank of Canada’s decision provides a window of predictability. While we’re not seeing rates fall further—yet—the pause gives buyers more certainty about their borrowing power.

Here’s why buyers should pay attention:

• Mortgage rates in Canada will likely remain stable in the short term

• With rates paused, monthly payment estimates are more predictable for buyers budgeting for a home

• Locking in a mortgage pre-approval now could help you secure a favourable rate before future changes

• A more balanced spring market means more inventory may become available, improving your options

• Burlington buyers with financing in place are in a strong position to negotiate

While we’re not back to ultra-low rates, this phase of the cycle offers a strategic window to purchase before competition heats up again.

Expert Advice for Navigating the Burlington Real Estate Market

The Sandy Smallbone team believes that every market holds opportunity—if you know where to look. The Bank of Canada’s decision to hold interest rates at 2.75% may not be dramatic, but it creates a more balanced and stable environment for both buyers and sellers in Burlington.

Whether you're upsizing, downsizing, or entering the market for the first time, we’re here to guide you with clarity and confidence.

📞 Ready to take the next step? Contact Sandy today for a personalized market update or to get started on your buying or selling journey in Burlington.

The Spring Market That Never Was

Typically, April kicks off one of the busiest real estate seasons of the year. But 2025 is shaping up differently. The Canadian Real Estate Association (CREA) reported a 4.4% drop in sales from February to March. Compared to March 2024, national home sales were down 9.3% — the weakest March since 2009. Ontario and British Columbia bore the brunt of the slowdown, though small markets across Canada weren't immune either.

Locally, we're seeing listings linger longer, open houses draw smaller crowds, and motivated sellers make strategic price adjustments to capture dwindling buyer attention.

Even the BoC’s last rate cut in March failed to re-energize the market. With the overnight rate holding at 2.75% (for now), some economists expect another cut — but not everyone agrees it will make a difference.

Fixed vs. Variable: What Burlington Buyers Need to Consider

For Burlington buyers still planning to make a move in 2025, choosing between a fixed or variable rate mortgage is more nuanced than ever. Variable rates have declined in popularity, now accounting for just 20-25% of new home financing, according to mortgage brokers. With fixed rates consistently below 4%, many are opting for the security of predictable payments — especially in uncertain times.

Mortgage brokers suggest that the future holds two plausible scenarios: a significant rate cut if the economy falters, or a potential increase in rates if inflation heats up. Either way, the prudent approach is to understand your own financial comfort zone.

Financial planners are comparing the fixed-versus-variable decision to choosing an investment strategy. “It’s about risk tolerance,” she explains. “If you panic when markets fall, then a variable mortgage may not be for you.”

Renewals: A Silver Lining

The outlook is somewhat more positive for homeowners renewing their mortgages this year. Ho notes that the current rate environment offers a sense of stability — perhaps even relief — compared to the rate spikes of 2023 and early 2024. Renewing into a lower or stable rate can be an opportunity to revisit long-term financial goals.

What's Next for Burlington’s Housing Market?

Here in Burlington — where lifestyle, schools, and proximity to Toronto continue to make our communities attractive — the fundamentals remain strong. But buyer psychology is fragile. Until the tariff situation resolves and broader economic clarity returns, we’re likely to see a “wait and see” approach dominate.

Even if the trade war ends tomorrow, confidence won’t snap back overnight and people will need time to settle in… to build that confidence back up.

For sellers, this means being strategic. Price appropriately, prepare your home meticulously, and work with a REALTOR® who knows how to market your property in a cautious market. For buyers, this could be a rare window of opportunity to negotiate favourably — especially if you're planning for the long term.

Blue: Calm, Trust, and Serenity

Soft blues in bathrooms, bedrooms, or reading nooks tap into a buyer’s subconscious need for calm. Light to mid-tone blues signal stability and serenity, making buyers feel at ease. It’s one of the safest colours in staging, especially when paired with crisp whites or warm wood tones.

Pro tip: A navy blue throw blanket over a cream sofa or powder blue towels in a white bathroom can subtly suggest a peaceful retreat.

Green: Balance, Renewal, and Nature

Green is deeply associated with life, renewal, and health. In staging, it bridges indoor and outdoor elements, particularly in homes with a lot of natural light or garden views. Sage green has become a popular choice for kitchens and offices—it feels fresh but grounded.

Staging hack: Use plants (real or high-quality faux) to infuse natural green. A simple fiddle-leaf fig or a few cascading pothos vines can liven up a sterile space.

Yellow: Optimism and Warmth

Used sparingly, yellow can add a sense of energy and happiness to a room. It’s ideal in kitchens or small dining areas, where you want buyers to imagine cheerful mornings and lively family meals. But beware: bold yellows can overwhelm. Stick to soft butter tones or pops of mustard in art or pillows.

Try this: A yellow ceramic fruit bowl on the kitchen island or lemon-themed artwork can brighten the mood without going full sunflower.

Grey: Sophistication and Versatility

Grey remains a darling of modern staging because it’s neutral without being boring. It conveys a sense of contemporary polish and allows buyers to imagine their own furniture in the space. Warmer greys (greige tones) feel inviting, while cooler tones work well in minimalist, urban properties.

Paint it right: If you're doing an accent wall, opt for a warm grey behind the headboard in the primary bedroom—it adds depth without distraction.

White: Clean, Bright, and Spacious

White is the blank canvas of staging. It reflects light, opens up small spaces, and instantly makes a home feel clean and move-in ready. But it’s not one-size-fits-all. Cooler whites can feel clinical; warmer whites feel soft and welcoming.

Elevate it: Use white as your backdrop, then layer with textural accents like woven baskets, soft throws, and ceramics to add warmth and interest.

Black: Drama and Sophistication

A little black goes a long way. It can add contrast, depth, and elegance, especially in high-end listings or urban condos. Think black matte hardware, a dramatic light fixture, or a bold mirror frame. It creates a sense of luxury without shouting.

Less is more: Don’t paint an entire room black—but a charcoal accent wall in a dining room or study? That’s a statement.

The True Cost of a Home—And Coffee-Free Living

In the London-St. Thomas region, where the average home now sits at $608,500, a 20% down payment would require $121,700. That means you’d need to save your daily coffee money for 90 years to reach that goal.

It gets even more extreme in Kitchener-Waterloo and Hamilton-Burlington. With average prices of $713,800 and $820,800 respectively, buyers would have to forgo their caffeine fix for 106 years and 121 years just to scrape together a 20% down payment.

And in Toronto, where the average home costs a staggering $1,060,300, the required down payment of $212,060 would take 157 years to save if you relied solely on your latte budget.

More Than Just Coffee: Why Affordability Is So Elusive

While cutting back on discretionary spending can help build financial discipline, it's clear that the affordability crisis in Ontario is about far more than coffee runs. Wage stagnation, persistent inflation, and a severe lack of housing supply all play a significant role in pricing out the average buyer.

Even in more affordable cities like Regina, where the average home costs $321,000, skipping coffee would still require nearly 12 years to save the minimum 5% down payment.

What Can Actually Help?

According to Zoocasa’s report, potential buyers should focus on long-term strategies to reach homeownership. That includes:

• Setting up automated savings contributions

• Exploring TFSA or RRSP savings plans for first-time buyers

• Investing wisely to grow savings over time

• Working with a trusted REALTOR® to identify affordable markets and buying opportunities

Ontario’s housing market is undeniably competitive—but it’s not insurmountable. Whether you're a first-time buyer or looking to upsize, the right financial plan and professional guidance can go a lot further than sacrificing your daily brew.

So unless you’re prepared to wait until the next century, sip your latte—and let’s talk about a smarter path to homeownership.