📦 A Summer of Moving. 📊 A Market in Transition. 🛣️ The Road Ahead.
✨ FAMILY & HOME UPDATE
July and August were a bit of a blur!
July brought some much-needed cottage time, but work remained incredibly busy, and much of our spare time was spent preparing for our move. Then, at the beginning of August, moving day finally arrived.
We are incredibly thankful for the family and friends who offered to help and provided assistance in so many different ways. We were also grateful for the patience and understanding of our clients, who knew that while we were helping them navigate their own real estate journeys, we were in the middle of one ourselves.
In fact, going through the physical process of moving again gave us some valuable perspective. As REALTORS®, so much of our focus is naturally on everything leading up to the sale and closing day. But then comes the actual move, and we were reminded just how much work happens after the keys change hands!
Of course, we may not be the best example of a typical household move.
As we started packing, we quickly realized that between our own belongings and everything we’ve accumulated for staging homes over the years, it felt like we were moving several houses at once. Apparently, we own dozens of lamps. Then there was the artwork, which required several trips of its own, followed by bags of décor, pillows, throws, rugs, knick-knacks and just about every other staging accessory imaginable. When we tell our clients that Emese has everything needed to stage a home, we can now confirm that moving all of it is the proof!
Thankfully, we’re settled in now, and through it all, work continued at an incredible pace. Between the move and the number of active clients we’ve had the privilege of serving, we can honestly say this has been one of the busiest summers we can remember. We are incredibly thankful for that.
Now, we are preparing for something quite different: some time away, just the two of us. We’re heading out on a somewhat spontaneous road trip that has been on our bucket list for quite some time, culminating in an anniversary celebration along the way. After an exceptionally busy summer, we are very much looking forward to some quiet time together, lots of beautiful scenery, and seeing where the road takes us.
🏡 FEATURED LISTING
266 London Street South, Hamilton
Built in 1929 and located in Hamilton’s desirable Delta West/Gage Park neighbourhood, this charming Craftsman-style home combines original character with a surprisingly spacious and practical layout.
Featuring 3+1 bedrooms, original hardwood floors, a main-floor family room addition, large deck, hot tub, and spacious garage, there is plenty of room for everyday family life. The finished lower level has its own separate entrance, full kitchen, 4-piece bathroom, bedroom, living room, and laundry, making it ideal for in-laws, guests, additional living space, or potential income.
Nearly a century after it was built, 266 London Street South remains a wonderful example of the warmth, craftsmanship, and functionality that make homes of this era so appealing.
📊 HAMILTON MARKET UPDATE
For this edition, we’re looking at both July and August, which gives us an interesting snapshot of how the market shifted through the heart of the summer.
💵 Median Price:
July: $665,000
August: $694,000 ▲ 4.36%
💰 Average Price:
July: $759,817
August: $766,185 ▲ 0.84%
🏘️ Unit Sales:
July: 418
August: 329 ▼ 21.29%
📦 Inventory:
July: 4.92 months (150 days)
August: 5.50 months (167 days) ▲
🆕 New Listings:
July: 992
August: 829 ▼ 16.43%
🛠️ WHAT WE’RE SEEING ON THE GROUND
We’ve noticed a cooling in buyer activity, and the numbers certainly support what we’re seeing firsthand.
Unit sales dropped considerably from July to August while inventory climbed to 5.5 months, or approximately 167 days. Some slowing is expected in August, which is traditionally one of the quieter months of the year as vacations, cottage weekends, and the final weeks of summer tend to take priority.
There is, however, something interesting happening within the pricing data.
The median price has moved considerably over the past few months, while the average price has remained remarkably steady. In June, the median was $666,000. It dipped slightly to $665,000 in July before jumping to $694,000 in August. Meanwhile, the average price was $760,155 in June, $759,817 in July, and $766,185 in August.
This is exactly why we caution against reading too much into a single month’s median price.
The median tells us where the midpoint of that month’s sales occurred, and that can move substantially depending on the mix of properties that happened to sell. The relative stability of the average price, however, suggests some underlying resilience in the market. Even during months when more lower-priced properties are selling, transactions at the higher end of the market have helped support the overall average.
What bears watching now is inventory.
At 5.5 months, buyers have considerably more choice, and the negotiating environment is very different from the frenzied markets we experienced only a few years ago. If buyer activity rebounds as we move into the fall market, some of that inventory could be absorbed relatively quickly. If demand remains subdued while more homes come to market, sellers may find themselves competing for an increasingly selective pool of buyers.
For sellers, that means pricing and presentation remain critically important. For buyers, it means opportunity.
This is also why we spend so much time digging beyond the headline numbers. Statistics are useful, but understanding what is happening underneath them is what helps our clients make informed decisions. Whether we’re helping a seller determine when and how to bring a property to market or helping a buyer decide whether urgency is warranted, we’d much rather rely on the data than luck, guesswork, or that ever-unreliable crystal ball.
🕯️REFLECTION FOR THE MONTH
There is perhaps no better way to take stock of your material possessions than to move every single one of them.
Box by box, lamp by lamp, and picture by picture, we were reminded of just how much we accumulate over the years. Many of those things are useful. Some are beautiful. Others carry memories and sentimental value. And apparently some of us believe there is no such thing as owning too many lamps.
But eventually, a realization sets in: none of it lasts.
We entered this world possessing nothing material, and one day we will leave it the same way. Everything we accumulate in between is temporary. That doesn’t mean material things are inherently bad. They can serve us, provide comfort, create beauty, and be enjoyed with gratitude. But they were never intended to be the source of our happiness.
Moving has been a good reminder of that for us.
Perhaps that is also part of why we’re so excited about our upcoming road trip. After a summer filled with work, moving boxes, deadlines, and responsibilities, we’re looking forward to simply being husband and wife for a while. To drive. To talk. To see places we’ve never seen before. To marvel at mountains, forests, coastlines, and the incredible beauty of God’s creation.
Because true happiness isn’t found in what we own or even in our circumstances. Lasting joy is found in a right relationship with God through Christ, delighting in Him, trusting in His goodness, loving Him above all else, and loving our neighbour as ourselves.
Possessions come and go. Homes are bought and sold. Circumstances change. Seasons of life begin and end.
But the joy found in Christ transcends all of them.
🔭 LOOKING AHEAD
September brings the beginning of the fall real estate market, and we’ll be watching closely to see whether buyers return from their summer routines with renewed urgency.
With inventory sitting at 5.5 months, there are opportunities for buyers who are prepared to act when the right property comes along. For sellers, the fundamentals matter more than ever: thoughtful preparation, excellent presentation, and a pricing strategy grounded in current market data rather than yesterday’s expectations.
For us personally, the next little while will also include some time on the open road, celebrating our anniversary and checking a long-awaited road trip off the bucket list before returning home refreshed and ready for the fall market.
🤝 THANK YOU
Through an incredibly busy summer and a move of our own, we have been reminded again just how grateful we are for the people who trust us with their real estate journeys.
Thank you for your patience, your support, your business, and your referrals. We never take that trust for granted.
As always, we are never too busy for your referrals.
