🌞 Summer Begins. 🚤 Cottage Life Returns. 📊 Opportunity Remains.
✨ FAMILY & HOME UPDATE
After a busy May, we finally made it up to the cottage to officially open it for the season and get the water flowing once again. Opening a cottage after a typical Near North winter almost always comes with a challenge, and this year was no exception.
The process begins with priming the water pump, unpacking everything that was put away for the winter, cleaning, and tackling the endless outdoor maintenance that comes with cottage ownership. Weed trimming, cleaning up fallen trees, organizing, and preparing to host family and friends quickly fill the days.
This year, however, the water system had other plans. After priming the pump, only a trickle of water made its way to the cottage. Henk began working through the usual troubleshooting checklist: checking the pressure tank, inspecting filters, and methodically eliminating possible causes. After several hours, one small section of plumbing emerged as the likely culprit. Upon disassembly, the problem revealed itself in spectacular fashion: the top of an acorn was perfectly wedged inside a fitting, restricting nearly all water flow. Once removed, full water pressure returned immediately.
That same day, the cottage kitchen received a beautiful solid acacia wood countertop, along with a new-to-us sink and faucet purchased from the Habitat for Humanity ReStore. It was a satisfying project that gave the kitchen a fresh new look while supporting a great cause.
Back at home, strawberry season brought with it another annual family tradition. After purchasing a flat of locally grown strawberries, half were transformed into fresh strawberry jam while the remainder were crushed and frozen for future batches later this year.
This month also brought a notable change for Chiara’s daily routine. Since we sold our home, she knew that she would have to find a new home for her beloved ducks, Jesse and Aviva, along with her four hens, Baby, G, Sharpie, and Zek. Thankfully, a good friend of ours who shares her passion for chickens, ducks, and geese was happy to adopt them and give them a wonderful home on the range. While we will miss having them around, we are grateful they have found such a great new home.
The kids also wrapped up Grade 11 and officially began summer vacation. This season brought several “firsts” for Jacob. For the first time, he and Chiara drove to the cottage on their own, navigating the heavy GTA traffic in order to pick up an order of tasty Hungarian sausages for the cottage. Once at the cottage, Jacob drove the boat and pulled Henk waterskiing for the first time. He then drove home by himself so he could make it back in time for his first shift as a lifeguard at a local water attraction. Both Jacob and Chiara are looking forward to their senior year and beginning to narrow down their post-secondary plans as they prepare for the next chapter of life.
So often, we find ourselves simply marvelling at God’s goodness. One of life’s greatest blessings is family, and we are deeply grateful for a family filled with love, support, and genuine care for one another. Life is not without its hardships, of course, but even in difficult seasons we are reminded that everything comes from God’s hand, and everything from God’s hand is good. Good does not always mean easy. Sometimes it means growth, refinement, patience, or perseverance. Yet that simple truth gives us confidence to trust Him in every season and allows us to be joyful and thankful, even when the road becomes difficult.
📊 HAMILTON MARKET UPDATE
💵 Median Price: $666,000 ▼ 6.53% (from $712,500)
💰 Average Price: $760,155 ▼ 2.65% (from $780,840)
🏘️ Unit Sales: 470 ▲ (from 468)
📦 Inventory: 4.70 months (143 days) ▲ (from 4.66 months / 142 days)
🆕 New Listings: 1,187 ▼ (from 1,207)
🛠️ WHAT WE’RE SEEING ON THE GROUND
June was a very busy month for us. Many of our listings sold, and for several weeks buyers suddenly seemed to spring into action. Rural properties, in particular, continue to attract significant interest.
One of our rural listings in Waterford, a custom-built bungalow completed in 2016 with a heated 900+ square foot shop, received seven competing offers and ultimately sold for $92,000 over asking price. That level of activity demonstrates that buyers remain highly motivated when the right property comes to market.
The statistics this month reveal something particularly interesting. While we place far more emphasis on three-month trends than on any single month’s data, two observations stand out.
First, the median price experienced a sharp decline while the average price softened only modestly. Second, the gap between the median price and average price widened considerably.
What does that tell us?
It suggests that a large number of homes below the average price point sold during June, pulling the median price downward. At the same time, enough higher-end properties sold to keep the average price relatively stable.
In practical terms, activity appears to have increased at both ends of the market. Affordable homes were moving, while luxury properties were also finding buyers. Typically, we see one segment outperforming another. This month, however, both sectors were active simultaneously.
That is generally a positive sign. Activity at either end of the pricing spectrum often creates momentum throughout the broader market.
Looking ahead, we will be watching this trend carefully. If the gap between median and average prices continues to widen, it could signal a growing affordability divide within the market. However, one month does not make a trend, which is why we continue to focus on longer-term patterns rather than short-term fluctuations.
We are also seeing more homes coming to market that were purchased in late 2021 and early 2022. Many of these homeowners are facing mortgage renewals at rates significantly higher than what they originally secured. Combined with lower home values than those seen at the market peak, some owners are proactively choosing to sell before affordability becomes a larger issue.
As a result, we expect new listing counts to continue rising through Q3 and Q4. The key question will be whether buyer demand remains strong enough to absorb that inventory. If it does, inventory levels may remain relatively stable. If not, sellers could once again find themselves facing increased competition and a market that shifts further in favour of buyers.
As always, we will continue to keep our thumb on the pulse. In-depth research and analysis remain one of the greatest values we provide our clients. Whether someone is considering listing their home or deciding how aggressively to pursue a purchase, having reliable data allows them to make informed decisions instead of relying on guesswork.
🔭 LOOKING AHEAD
We have several exciting listings preparing to hit the market in the weeks ahead.
From a charming century home in Hamilton’s Delta neighbourhood to an affordable and spacious townhome condo in Stoney Creek, along with several other opportunities, there will be something for a wide variety of buyers.
As we move deeper into the summer market, opportunities continue to present themselves for both buyers and sellers. The key is understanding the data, recognizing the trends, and acting when the timing is right.
🤝 THANK YOU
Thank you for your continued trust, support, referrals, and friendship. We never take for granted the opportunity to help our clients navigate one of life’s biggest decisions.
As always, we are never too busy for your referrals.
