In the first three months of this year in Oakville and Burlington, more than 3,000 people listed their homes. But the number of homes sold declined by about 40% compared to the first quarter of last year. As the number of new listings continues to exceed the number of sales, inventory is rising. Average selling prices, meanwhile, are flat or declining slightly (see the summary statistics on page 34).
Why these market changes? The reasons are mostly national or global. Current influences on real estate include higher interest rates compared to five years ago, economic uncertainty, tariff anxiety and the affordability issue, not to mention that buyers are more cautious than they were in the over-heated COVID-19 housing market.
This year started fairly smoothly until geopolitics (and the weather!) suddenly caused hesitation among buyers. “We quickly ran into uncertainty with a call for both a federal and provincial election, as well as well- documented issues in the U.S., including new tariffs,” says Duncan Harvey, Branch Partner & Broker at Every Avenue Real Estate in Oakville. “On top of that, we experienced more snow than we’ve seen in several years.”
All of these factors caused home sales to slow down. With more homes to choose from and less pressure to decide fast, buyers are taking their time and making sure not to overpay. “That said, as we move into better weather and with elections behind us, the only major uncertainty that remains is with the U.S.,” Harvey says. He expects sales volume to increase over the remainder of 2025.
If you’re considering selling your home this year or already have it on the market, we’ve got your back! Read on for some great tips and advice from local experts on how to achieve a successful sale.
Price It Right
“Market shifts can happen virtually overnight, and pricing strategy is crucial in ensuring sellers get the most money possible,” says Greg Kuchma, a Broker with RE/MAX Escarpment Realty in Burlington. Kuchma explains that pricing very much depends on some obvious factors, such as competitive listings and recent sales in your area, but sellers must also consider things like the uniqueness of a property, and what timeframe they’re comfortable having the property listed for.
“People are approaching the process with caution – and rightfully so,” Kuchma says. “Properties at all price points are selling, and buyers are more likely to include conditions and negotiate.”
Harvey stresses that in today’s market, buyers want to feel like they’re getting a deal. “Pricing sharply has never been more important,” he says. “When sellers price their homes competitively, it gives buyers the confidence to make an offer right away, instead of sitting back and waiting for a price reduction.”
Set the Stage
Sellers need to show off their home’s best attributes – because there’s only one first impression. A real estate agent will advise on lighting, paint, landscaping, cleaning, handyman touch-ups, small staging and decorating changes (yes, prospective buyers notice these details).
Rather than go it alone, “Engage a real estate professional early on!” Kuchma says. “There are so many moving parts, and things to be aware of.” Although you know your home best, your agent offers valuable and objective insights on how to get it “show ready.”
According to Andrea Fefekos, Owner of Shelf Care Organizing in Milton, a home that’s on the market “needs to shine like a new pin from top to bottom, inside and out.” That might sound like a big ask if you’ve lived in the same house for many years. Inevitably junk collects in the basement, closets, and garage. Kitchens show their age. Walls thirst for a lick of paint. “But don’t despair,” Fefekos says. “There are plenty of people who can help you with the work required to show your home in the best possible light.”
As part of her company’s decluttering services, Fefekos’ team can help sellers decide what to keep or donate, arrange for same-day donation removal, and organize kept items to minimize visual clutter. It’s not just about tidying up. It’s about showcasing a home’s best features with minimal distractions. As a seller, you want potential buyers to picture themselves in the space – and they can’t do that if they’re focusing on your belongings.
Renovate…Only where necessary
Sometimes a home needs more than a cleaning and decluttering to appeal to a buyer. In some cases, for a home to fetch a good price, a realtor might suggest investing in renovations. It can result in a quicker sale, at a price that both the buyer and the seller are happy with.
Keep in mind, though, that the goal is to get back far more than you spend. This is probably not the time to undertake major work such as a new kitchen or bathroom.
“Prior to a sale, focus on the visual presentation of the home,” says Peter Glaw, Owner of Premier Quality Renovations. “Touch up the hardwoods, fix scuffs in the drywall, check the caulking and the grouting in the bathrooms and kitchens, and paint wherever necessary.”
Glaw has 41 years of experience in every type of reno, from superficial to a complete rebuild. He can either have his tradespeople do the work and manage the job, or take on a consulting role and teach you how to be your own general contractor. He has even written a book about it – How to Be Your Own General Contractor: Everything You Need to Know to Take Control and Save Thousands on Your Renovation or New Construction.
Harvey recommends starting with the surface changes and then reassessing. “The best return on investment typically comes from fresh paint and making sure the home is extremely clean,” he says. “From there, sellers should work with their agent to decide if additional investments — such as minor updates or repairs — could further improve the home’s value and marketability.”
Dot every ‘i” with a real estate lawyer
Once a successful offer to purchase is concluded, there is one final (often under-appreciated) step in the process: working with a professional real estate lawyer to ensure closing day happens without a hitch. This step is critical whether you’re a first-time buyer, a seasoned investor, or a seller expecting to close a deal.
Owen Duguid, Partner at O’Connor MacLeod Hanna LLP in Oakville, explains how it works. “When most people think about buying or selling a home, they picture open houses, mortgage meetings, and real estate agents,” he says. “But behind the scenes, there’s a quiet powerhouse making sure everything runs smoothly – and legally. That’s where the real estate lawyer comes in.”
The lawyer’s job is to spot red flags and issues early before they become costly problems. They can also translate legal jargon into plain English, and make sure you are in a position to complete the transaction on closing day. Whether it’s reviewing contracts, dealing with title issues, negotiating terms, or resolving disputes, real estate lawyers ensure that both the buyer’s and the seller’s rights are protected.
Think of real estate lawyers as the safeguard in a high-stakes game,” Duguid says, “because when it comes to real property, one misstep can cost more than just peace of mind.”
You’ve got this
Markets will forever fluctuate. World events will always cause supply and demand to ebb and flow. If you plan to sell your home in the coming months, know that it’s in your best interest to make sure that all elements are in place for an attractive listing. Once your home has the right price and the right look, and once your valuable asset is in good physical and legal shape, you’re primed for a mutually rewarding transaction.
If you are thinking of selling your home this year, here are some local companies who would love to help you prepare for the move.
Clutter Relief Services, Hamilton
clutterreliefservices.com
Daphne Freill, Oakville
daphnefreill.com
Downsizing Diva, Burlington
downsizingdiva.com
Every Avenue Real Estate, Oakville
everyavenue.ca
Halton Handyman, Burlington
haltonhandyman.ca
Invidiata Team, Oakville
invidiata.com
Jason Woods, Mortgage Broker
jason-woods.com
Kleen Rite Carpet & Duct Cleaning, Burlington
kleenrite.ca
The Kuchma Team, Burlington
thekuchmateam.ca
O’Connor MacLeod Hanna, Oakville
omh.ca
Premier Quality Renovations, Etobicoke
premier-renovations.com
Shelf Care Organizing, Milton
shelfcareorganizing.com
Ultra Stor, Burlington
ultrastor.ca
By Tim Root and Michelle Morra
