Here is a summary of the market trends for Detached Homes in Oakville, Burlington and Milton Ontario.  I’ll be looking for more consistency moving into the Spring market and with the recent rate reductions. Reach out if you want more specific information pertaining to a specific neighbourhood within these regions because each community has its own micro-statistics with varying nuances. I’m happy to provide similar for towns, semis and condos.

Oakville Detached Market – While February did show an uptick compared to January, there was a lot less activity compared to this time last year.  What this means? Sellers may need to plan for houses to be listed for a longer time before selling (avg 27 days); however, the dollar value will be similar to what we’ve been seeing over the past year.   For buyers, you have a lot of choice and don’t need to rush your decisions. 

Burlington Detached Market – As with Oakville, there was some recovery in the sale prices in February compared to January. Unlike Oakville, the market is very active still which results in a more balanced Buyer-Seller market.  Even though houses are taking an average of 24 days to sell, it will be harder to find “deals” as there is enough demand to satisfy Sellers’ motivations.

Milton Detached Market – We unfortunately didn’t see the same rebound that Oakville did from the January lows.  The market in general is sitting lower than it did compared to this time last year. What this means?  Sellers are finding themselves with price reductions and sitting longer (avg 39 days) if not pricing appropriately at the outset. For buyers, there is plenty of choice and some good deals can be found depending on the Sellers’ motivation/need to sell.

MARKET STATS – FEBRUARY 2025 – DETACHED HOMES

Month Over Month (compared to January, 2025; MoM)

Year Over Year (compared to February 2024, YoY)

Source: OMDREB, RAHB

 Oakville:

• Average Sale Price: $2,073,016

  • MoM: ▲ +12.0% (from $1,850,835)

  • YoY: ▼ -2.4% (from $2,124,662)

• Transaction Volume: 77

  • MoM: ▲ +26.2% (from 61)

  • YoY: ▼ -50.3% (from 155)

Burlington:

• Average Sale Price: $1,391,534

  • MoM: ▲ +3.8% (from $1,341,400)

  • YoY: ▼ -3.4% (from $1,440,000)

• Transaction Volume: 122 transactions

  • MoM: ▲+54.4% (from 67)

  • YoY: ▲ +18.4% (from 103)

Milton:

• Average Sale Price: $1,177,905

  • MoM: ▼ -2.1% (from $1,203,494)

  • YoY: ▼ -13.0% (from $1,353,548)

• Transaction Volume: 37

  • MoM: ▼ -33.9% (from 56)

  • YoY: ▼ -66.4% (from 110)

Losing a parent is an emotionally challenging time, and the process of selling their home can seem overwhelming. Here’s a step-by-step guide to help you navigate this process with as much ease and clarity as possible.

Steps Required Before Selling a Parent's Home After They Have Passed Away

1. Obtain the Death Certificate

Before you can take any legal steps regarding the property, you'll need to obtain a death certificate. This document is essential for dealing with banks, government agencies, and insurance companies.

2. Review the Will and Legal Documentation

Check if there is a will and identify the executor of the estate. The executor has the legal authority to manage the estate, including the sale of the property. If there's no will, the court will appoint an administrator.

3. Consult with an Estate Lawyer

Engage with an estate lawyer to understand the legal implications and processes involved in selling the property. They can provide guidance on probate, taxes, and ensure all legal requirements are met.

4. File for Probate (if necessary)

Probate is the legal process that validates the will and gives the executor the authority to act. This step might be necessary before selling the property, depending on the jurisdiction and specific circumstances. **see our blog that more specifically deals with Probate should you require more information.

5. Assess the Property's Condition

Conduct a thorough assessment of the home's condition. This includes identifying any repairs or upgrades needed to make the property more appealing to buyers. Consider getting a professional home inspection. Since you may not be fully aware of the condition of everything if you didn’t personally live in the house, the following clause in the Agreement of Purchase and Sale (APS) will be beneficial to protect you as Sellers.

• Clause Example: "The Buyer acknowledges that the property is being purchased in an 'as-is, where-is' condition as of the date of this Agreement, and the Seller makes no representations or warranties regarding the condition of the property or any improvements thereon."

6. Clean and Organize

Clear out personal belongings and organize the home. This might be a good time to hold an estate sale or donate items to charity. A clean, clutter-free home is more attractive to potential buyers.

7. Hire a Real Estate Agent

Engage a real estate agent who has experience in dealing with estates. They can provide a market analysis, help set a competitive price, guide you in steps for preparing the house to list, and develop a marketing strategy to attract buyers. They will also ensure that very important estate-specific clauses are included to protect you as Sellers,

8. Consider Professional Staging

Professional staging can significantly enhance the appeal of the home. Staged homes often sell faster and for higher prices. Discuss this option with your real estate agent.

9. Evaluate Offers Carefully

Once the home is on the market, review offers carefully. Consider not just the price, but the terms (e.g., closing date) and conditions of each offer. Your real estate agent can help you navigate this process.  When selling a property as part of an estate sale in Ontario, it’s important to include specific conditions in the Agreement of Purchase and Sale (APS) to address the unique aspects of the transaction. For example, having a probate condition can protect you as Sellers.

• Clause Example: "This Agreement is conditional upon the Seller obtaining a Certificate of Appointment of Estate Trustee with a Will (or without a Will, as applicable) from the Ontario Superior Court of Justice by [specific date]. If the Seller fails to obtain probate by this date, the Buyer may terminate this Agreement and all deposit monies shall be returned to the Buyer without deduction or interest."

• Clause Example: "The closing date of this transaction shall be [specific date], or such other date as the parties may agree upon in writing, to allow sufficient time for the completion of probate and other estate-related matters."

10. Complete the Sale

Once an offer is accepted, work with your lawyer and real estate agent to complete the sale. Ensure all legal documents are in order and that the closing process goes smoothly.

11. Settle the Estate

After the sale, the proceeds will go into the estate. These funds will be used to pay any remaining debts, taxes, and eventually be distributed to the heirs according to the will or court directives.

Selling a parent's home can be emotionally taxing. Don’t hesitate to seek support from friends, family, or professional counselors to help you through this time.

Feel free to reach out if you need any assistance or have questions during this process.

Homeowners prioritize comfort and energy savings. The presence of air exchange systems in newer homes is a key selling/buying feature. This guide explores these systems, explaining their value for Buyers, Sellers, and residents. We'll unpack what an air exchange system is, how it functions, its advantages, and why it matters in GTA climates, such as Oakville, Milton and Burlington.

1. An air exchange system, or ventilation system, mechanically controls indoor air ventilation. It removes stale air from the home and replaces it with fresh outdoor air. This process improves indoor air quality by reducing pollutants, excess moisture, and odors. Halton's diverse climate, with weather extremes, makes efficient air exchange vital for year-round comfort.

2. Air exchange systems extract stale indoor air while simultaneously bringing in fresh outside air. This exchange occurs through installed ducts and vents. Systems like heat recovery ventilators (HRVs) and energy recovery ventilators (ERVs) not only ventilate but also recover heat or energy from outgoing air to precondition incoming air, boosting energy efficiency.

3. Installing an air exchange system offers numerous advantages: Fresh air continuously circulates, reducing indoor pollutants like dust, allergens, and volatile organic compounds. This promotes a healthier living environment. Additionally, proper ventilation ensures consistent airflow and temperature regulation, increasing comfort. Energy efficiency is another benefit, as HRVs and ERVs recover heat or energy from outgoing air, reducing strain on heating and cooling systems, ultimately lowering energy bills. Moreover, controlling humidity levels prevents mold growth and moisture-related issues. Air exchange systems help maintain optimal indoor humidity, especially important in humid climates like Halton. Lastly, by continuously bringing in fresh outdoor air, these systems eliminate stale odors, keeping the indoor environment smelling fresh and clean.

4. In the GTA climate, characterized by hot summers and cold winters, proper ventilation is crucial for maintaining indoor comfort and preserving indoor air quality. Furthermore, with the increasing emphasis on energy efficiency and environmental sustainability, Buyers in Halton actively seek properties equipped with modern amenities like air exchange systems. For Sellers, highlighting the presence of an air exchange system can significantly enhance the marketability and value of their homes in Oakville, Burlington and Milton’s competitive real estate landscape.

Halton residents looking to buy or sell a home should prioritize air exchange systems. These systems ensure fresh indoor air, reducing pollutants like dust and mold. Enhanced airflow improves comfort, lowers utility bills, and promotes sustainable living. Savvy real estate agents highlight these systems to attract buyers valuing health and efficiency.

Feel free to reach out for more information or with any questions.

There comes that time when the big house seems like a lot of work and no longer serves you. Downsizing can be a great idea... but it's good to consider some of these things to make sure you're making choices that fit your life and future goals.

Assess Your Needs and Goals: Evaluate why you're downsizing. Is it for financial savings, less maintenance or just for a change? What are your priorities in a new home (e.g., location, features). This will help guide your search and ensure your new home fits your lifestyle.

Start Decluttering Early: Begin the process of sorting through your belongings well in advance. Decide what to keep, sell, donate, or discard. There are so many options to repurpose items that you don't think you'll keep and avoid landfills. Downsizing is an excellent opportunity to declutter and simplify your life.

Consider Your Future Lifestyle:  Think about how you want to spend your time in your new home. If travel, hobbies, or spending time with family abroad are priorities, look for low-maintenance properties that align with those activities.

Financial Planning: Review your financial situation with a professional. Downsizing can free up substantial equity from your current home; however, when calculating your affordability for different scenarios, be sure you have accounted for all costs involved in moving (e.g., real estate commissions, lawyers, closing costs, moving services) and setting up a new home, including condo fees if you're considering a condominium.

Research Different Housing Options: There are so many different options for downsizing - from condos and townhomes to bungalows. Each has its pros and cons, so consider what type of property will best suit your needs and preferences.

Explore Different Neighbourhoods: One great idea is to go and spend time in potential areas to get a sense of what it would be like to live there. Walk the streets, go to restaurants, try some grocery shopping, see where the fitness centres are - see what a regular day might feel like. 

Understand the Market:  Work with a real estate agent who understands the local market and who can guide you through the process of selling your current home and buying a new one. Timing can be crucial, especially in a dynamic market where there are quick fluctuations.

Plan for the Move: Moving from a larger to a smaller space is done best with careful planning. Consider hiring professional movers who can help with packing and unpacking and sending items to the appropriate donation, auction site or marketplace. Sometimes it's hard to know where to begin and so a professional mover will organize your process.

Make Your New House a Home: Personalize your new space with items that bring you joy and comfort. The goal is to make your new, smaller home feel welcoming and perfectly suited to your new phase of life.

Stay Flexible and Open-minded: Without a doubt, downsizing can be an emotional journey. Be open to new possibilities and remember that adjusting to a smaller space might take time, but it can also bring a sense of freedom and incredible new opportunities for a fulfilling lifestyle.

Feel free to reach out for more information about downsizing or for assistance in starting this incredible process - great things await!