MARKET INSIGHTS

august 2025 MARKET INSIGHT REPORT: RESIDENTIAL

Just a reminder of the parameters we use when assembling these stats:

Freehold properties only, meaning both the land and the structure on it is owned outright with no space co-owned or co-managed with owners of adjacent homes. We do review Burlington condo apartments in a separate section. Price ranges – in order to avoid outlier sales that skew the numbers too significantly, we restrict our price ranges, shown in parentheses after the city name.

Below you will find the Market Insight Report for residential properties for Burlington, Oakville, Hamilton, and Greater Hamilton. The market has continued to change this month as you will see in this report.

The market is changing, let’s talk! Contact us at any time.

If you are thinking about selling, we offer a helpful FREE Seller’s Guide to help you get the most out of your biggest investment – your home.

_________________________

Burlington

Burlington's freehold market showed impressive momentum in August with 117 homes sold compared to 84 last August, a solid 39% increase in sales activity. However, the market continues its price adjustment with the average reaching $1,352,547, up $97,700 (+7.8%) from July but still $88,100 (-6.1%) below last August's levels.

The market dynamics reflect growing buyer confidence tempered by selectivity. Homes are taking 55 days to sell (up from July's 50), and sellers are achieving 96% of list price. Active inventory dropped to 326 units at month's end from July's 384, a 15% decline that follows typical seasonal patterns as families focus on summer activities rather than major moves.

Click here to view the Burlington sales and inventory spreadsheet

Oakville

Oakville showed solid market activity with August sales of 140 units, up 23% from 114 last August. The average price of $1,637,564 represents a recovery of $49,400 (+3.1%) from July, though it remains $31,000 (-1.9%) below last August's peak.

Properties moved in 36 days on market, just slightly longer than last August's 33 days, with sellers achieving 96% of asking price. Inventory fell to 777 listings at month's end from July's 851, a 9% decline that reflects steady market activity.

Click here to view the Oakville sales and inventory spreadsheet

Hamilton

Hamilton continued to demonstrate its affordability appeal with 219 homes sold in August, up from 202 last year (+8%). Prices dipped slightly to $677,342, down about $8,000 (-1.2%) from July and $18,200 (-2.6%) year-over-year.

The market showed typical end-of-summer patterns with homes selling in 55 days, longer than last August's 43 days. Sellers received 96% of list price, and inventory tightened to 836 units from July's 918, a 9% decline indicating steady absorption.

Click here to view the Hamilton sales and inventory spreadsheet

Greater Hamilton

Greater Hamilton saw its average price retreat further to $985,456, down $19,000 (-1.9%) from July and $25,600 (-2.5%) from last August. Sales held relatively steady at 149 units compared to 142 last year (+5%).

Looking at the sub-markets, inventory shifts show a mixed picture: Dundas expanded 27% to 47 listings (from 37 in July), while Stoney Creek contracted 10% to 250 units (from 277). Ancaster remained stable at 164 (from 166), Flamborough dropped 10% to 62 (from 69), Waterdown fell 13% to 67 (from 77), and Glanbrook declined 11% to 99 (from 111). The varied patterns reflect local supply and demand dynamics across the region.

Click here to view the Greater Hamilton sales and inventory spreadsheet

Burlington Condos

The condo market faced continued headwinds in August with prices dropping to $571,000, down $39,000 (-6.4%) from July and a significant $154,000 (-21.2%) below last August. Sales remained relatively steady at 33 units versus 36 in August 2024, but the extended time on market (102 days versus 53 last year) reveals a much more deliberate buying process.

Inventory tightened to 159 units at month's end from July's 195, an 18% decline. While this inventory reduction might suggest absorption, the dramatically longer selling times indicate buyers are extremely price-sensitive in this segment.

Click here to view the Burlington Condo sales and inventory spreadsheet

What This All Means

August showed us a market that's finding its balance. Sales are up significantly year-over-year across most areas, but prices continue to moderate from their peaks. It's a healthier dynamic than the frenzied activity we saw a few years back.

What's encouraging is the buyer activity. Burlington averaged 250-400 showings per day throughout August, while Oakville consistently saw 600-1000+ daily showings. These numbers are substantially higher than August 2024, often by 50-80%. Buyers haven't disappeared - they're actively looking and comparing their options.

The longer days on market (55 days in Burlington and Hamilton, 36 in Oakville, 102 for Burlington condos) reflect this new reality. Buyers have time to be selective, and they're using it. They're doing their research, viewing multiple properties, and making more informed decisions rather than rushing into purchases.

Note: Burlington and Hamilton figures represent cumulative days on market, which includes time from previous listings if a property was cancelled and relisted. Oakville figures show only the current listing period due to a limitation of the statistical data available from the Toronto Regional Real Estate Board.

With the Bank of Canada holding rates at 2.75% and limited expectations for near-term cuts, buyers have adapted to the current environment. Rather than waiting on the sidelines for rate relief that may not come quickly, they're working with today's conditions and getting on with their plans.

What does all of this mean?

For Buyers: August's patterns suggest you're operating in a market that rewards patience and preparation. The high showing activity means competition exists, but the longer selling times indicate you have room to be selective. Focus on properties that offer genuine value and don't be afraid to negotiate, especially on homes that have been listed for 4-6 weeks or more.

For Sellers: The market is absorbing inventory, but pricing precision remains critical. Properties that are competitively priced from launch and show well are still moving within reasonable timeframes. However, anything that misses the mark on price or presentation will face extended market times in an environment where buyers have abundant choice and time to compare.

The fundamentals remain sound. Sales volumes are up year-over-year across most segments, showing activity is robust, and inventory is being absorbed despite steady new listing flows. We're simply operating in a more balanced market where both buyers and sellers need to be realistic about pricing and timing.

Looking ahead: September typically brings renewed activity as families settle into fall routines and inventory levels traditionally rebound from summer lows. Based on historical patterns, we can expect to see increased listing activity and buyer engagement as the back-to-school period normalizes family schedules. The key will be watching how dramatically this seasonal uptick will increase inventory levels, and what effect that will have on pricing.