Blog > Hamilton-Burlington Real Estate Market Update: November 2025
November 2025 Market Update: What's Really Happening in Hamilton & Burlington Real Estate
Hey there! As we head into the holiday season, I wanted to share what I'm seeing in our local Hamilton and Burlington housing markets. Whether you're thinking about making a move or just curious about your home's value, understanding these trends can help you make informed decisions. Let's dive into the numbers together—I promise to keep it real and relatable!
The Big Picture: A Market in Transition
November brought some interesting shifts to our local real estate landscape. If you've been watching the market or following the news, you know things have been a bit quieter lately. The data confirms what many of us have been feeling: we're in a buyer-friendly market, but that doesn't mean sellers are out of luck. Let me explain what's happening and what it means for you.
November 2025 Market At-a-Glance
Hamilton
Burlington
Hamilton Market Snapshot
In November, Hamilton saw 414 home sales, which represents a 15% decrease from last year. Now, before you panic, this is part of a broader trend we've been watching. The year-to-date sales are down about 9%, with 5,311 homes sold so far this year.
Here's what really matters to you: the benchmark price in Hamilton is sitting at $688,300, down 8% from last November. The average sale price came in at $746,377. Yes, prices have softened, but here's the perspective I want you to have—Hamilton remains affordable compared to many GTA markets, and if you've been priced out before, this could be your window.
Burlington Market Snapshot
Burlington's story is similar but with its own nuances. We had 116 sales in November—the lowest on record for this month—representing a 39% drop year-over-year. The benchmark price is $854,700, down nearly 10% from last year, with an average sale price of $1,005,412.
I know those numbers might look concerning, but let me give you the silver lining: if you're a buyer, Burlington's premium lakeside lifestyle is more accessible now than it's been in years. For sellers, yes, it's a more challenging market, but quality homes that are priced right are still moving.
Property Type Breakdown - November 2025
Breaking Down the Property Types: Where the Opportunities Are
Property Type Breakdown - November 2025
Detached Homes: The Family Home Market
In Hamilton, detached homes continue to dominate with 305 sales in November at an average price of $818,353. The benchmark for a typical detached home is $769,200—down 8% from last year. For Burlington, detached homes averaged $1,320,331 with a benchmark of $1,187,600.
What does this mean for you? If you've been dreaming of a backyard for the kids or a detached garage for your workshop, the price adjustments we're seeing make this goal more attainable. I've helped several families this year who thought homeownership was out of reach finally get their keys.
Condos and Apartments: The Affordability Play
Here's where things get really interesting for first-time buyers and investors. In Hamilton, apartment-style condos averaged just $387,113 in November, with a benchmark price of $393,700—down 12% year-over-year. Burlington apartments came in at an average of $592,562.
I'm seeing smart buyers jump on these opportunities. The fundamentals are still strong—we need housing, rental demand remains high, and these entry-level price points are creating opportunities for people to get into the market and start building equity.
Townhomes: The Sweet Spot
Townhomes continue to be that perfect middle ground. In Hamilton, rows averaged $632,903 (benchmark $585,900), while Burlington rows came in at $814,398 (benchmark $687,400). These properties offer more space than condos without the full detached home price tag—perfect for growing families or downsizers who still want some yard space.
What the Inventory Numbers Tell Us
One of the most important indicators I watch is months of supply—essentially, how long it would take to sell all current listings at the current sales pace. Hamilton is sitting at 5.4 months of supply, while Burlington is at 5.3 months.
Here's my take: We're in balanced-to-buyer market territory. This is actually healthy! The bidding war frenzy of recent years wasn't sustainable, and this more measured pace means you have time to think, negotiate, and make smart decisions rather than feeling pressured to write offers over lunch.
Key Takeaway for Buyers & Sellers
For Buyers: With 5+ months of inventory, you have leverage. Take your time, do your inspections, and negotiate. This is your market right now.
For Sellers: Price it right from day one. In a balanced market, overpriced listings sit while fairly priced homes still sell within 6-7 weeks.
Days on Market: What You Need to Know
Homes are taking a bit longer to sell, which is normal for this time of year and this market. Hamilton properties averaged 50 days on market, up 24% from last year. Burlington saw an average of 43 days, up about 12%.
For buyers, this means less pressure and more opportunities to negotiate. For sellers, it means pricing strategy and presentation matter more than ever. A well-prepared, properly priced home still sells—I'm seeing this with my own listings.
Neighborhood Insights: Where the Action Is
Neighbourhood Price Comparison
Hamilton Hotspots
Looking across Hamilton's neighbourhoods, Hamilton Mountain led with 121 sales (29% of the market), with an average price of $684,368. Hamilton Centre and Hamilton East remain strong for affordability, with averages around $515,877 and $562,578 respectively.
The higher-end markets like Ancaster ($1,052,143 average) and Waterdown ($848,790 average) have seen price adjustments that are bringing previously unattainable neighbourhoods within reach for more buyers.
Burlington Breakdown
The Headon Forest, Millcroft, Orchard, Palmer, Tansley, and Corporate areas led sales activity with 29 transactions, while the Plains, Maple, and Central neighbourhoods followed closely with 25 sales. What I love about Burlington is that you can find distinct neighbourhood characters at different price points—from waterfront living to established family neighbourhoods to newer developments.
Neighbourhood Price Highlights
Burlington Market Insight
Burlington's premium positioning means you're paying about 35% more than Hamilton on average, but you're getting lakefront access, top-rated schools, and one of Ontario's most desirable lifestyles. With current price adjustments, long-time renters and Hamilton residents looking to upgrade now have an opportunity that hasn't existed in years.
What This Means for YOU
If You're Thinking of Buying...
This is genuinely one of the better buying environments we've had in years. You have selection, time to make decisions, and more negotiating power than you've had since before the pandemic. Interest rates have been a concern, yes, but the price adjustments we're seeing can offset some of that impact.
My advice? Don't try to time the bottom perfectly. If you find a home you love at a price that works for your budget, and you're planning to stay for at least five years, you're likely making a sound decision. Real estate is a long-term play, and getting in when you have breathing room is better than getting in during a frenzy.
If You're Thinking of Selling...
I won't sugarcoat it—this is a more challenging market for sellers than we've seen in a few years. But here's what I tell every seller I work with: good homes still sell, especially when they're priced correctly and presented beautifully.
The key is being strategic. This means professional photography, thoughtful staging, competitive pricing from day one, and being flexible with showings. The days of throwing up a sign and getting five offers over asking are behind us for now, but that doesn't mean you can't achieve your goals. You just need the right strategy and a realistic outlook.
If You're Just Watching and Waiting...
I get it—not everyone is ready to make a move right now, and that's perfectly fine. But staying informed is smart because markets don't stay the same forever. When you're ready, you'll want to act with confidence, and understanding these trends will help you do that.
My Promise to You
Whether you're buying your first home, upsizing for a growing family, downsizing for retirement, or selling to move on to your next chapter, you deserve someone in your corner who truly knows this market and genuinely cares about your success.
I'm not just tracking numbers and charts—I'm out there every day, walking through homes, talking with other agents, negotiating deals, and seeing firsthand what's working and what's not. More importantly, I'm listening to families like yours share their dreams, concerns, and goals.
This market isn't about getting the absolute lowest price or the absolute highest sale price anymore. It's about making smart, informed decisions that align with your life goals and financial situation. It's about finding the right home, at the right price, at the right time for YOU.
Real estate is personal. It's where your kids will take their first steps, where you'll host holiday dinners, where you'll build your life. I take that responsibility seriously, and I'm honored when families trust me to guide them through what is often the biggest financial decision they'll make.
Let's Talk About Your Situation
Every month, I put these updates together because I believe knowledge is power. But I also know that statistics and benchmarks only tell part of the story. YOUR story is what matters.
Maybe you're wondering what your home is worth in today's market. Maybe you're curious if now's the time to finally buy that first home. Maybe you're relocating for work and need to understand the Hamilton or Burlington market quickly. Whatever your situation, I'm here to help.
I offer complimentary, no-pressure consultations where we can talk about your specific circumstances and goals. No generic advice—just honest, practical guidance based on what I'm seeing in our local market every single day.
The real estate journey doesn't have to be stressful or overwhelming. With the right information and the right support, it can actually be exciting and rewarding. I'd love to be part of your journey.
Data Source & Disclaimer:
The statistics and market data presented in this report are based on information from the Realtors Association of Hamilton-Burlington (RAHB) MLS® System for November 2025. While every effort has been made to ensure accuracy, the information is provided for general guidance only and should not be relied upon as the sole basis for making real estate decisions. Market conditions can vary significantly by neighbourhood, property type, and individual circumstance. For personalized advice specific to your situation, please contact me directly. MLS®, Multiple Listing Service®, and the associated logos are trademarks of The Canadian Real Estate Association (CREA).
GET MORE INFORMATION
