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Statistics from the Oakville Milton and District Real Estate Board

2013 Compared to 2012

Milton January 2013 January 2012 % Change

No. of Residential Sales 107 116 -7.76%

Average1 Sale Price $446,798 $429,793 3.96%

Median2 Sale Price $430,000 $417,250 3.06%

Milton YTD 2013 YTD 2012 % Change

No. of Residential Sales 107 116 -7.76%

Average1 Sale Price $446,798 $429,793 3.96%

Median2 Sale Price $430,000 $417,250 3.06%

Oakville January 2013 January 2012 % Change

No. of Residential Sales 146 164 -10.98%

Average1 Sale Price $671,006 $606,860 10.57%

Median2 Sale Price $588,000 $537,500 9.40%

Oakville YTD 2013 YTD 2012 % Change

No. of Residential Sales 146 164 -10.98%

Average1 Sale Price $671,006 $606,860 10.57%

Median2 Sale Price $588,000 $537,500 9.40%


The average home price is found by adding the value of all sales and dividing by the number of homes.


The median sale price is the midpoint of all sales.

The Market according to Mercer- Analysis of 2012 and moving forward to 2013
Selling in Colder Months

While the warmer months are generally regarded as the time for home sellers to get their property ready for sale, marketing the home in winter and early spring is just as important. Homebuyers are out looking for homes 12 months a year and there’s no reason to drop the ball on sprucing up a home December through March.

Here are some tips for selling a home in the winter months.

Heat it up: If you are planning an open house or have showings scheduled, turn up the thermostat and make the home warm and inviting. A cold home shopper will race through a house and start questioning the windows and insulation.

Light it up: For homes with fireplaces, this is the perfect opportunity to show the potential buyer how cozy a fireplace can be. Leave some marshmallows and sticks nearby and invite those seeing the home to test it out.

Take care of snow and ice: For those selling in heavy wintry climates, make sure that the walk is clear, the driveway is shoveled and put down salt to control any icy surfaces. If a buyer pulls up to the house and has to slush through inches of snow, they may not even bother to enter. For those who aren’t currently living in the home that is for sale, make sure to hire someone to clear it for you.

Use photographs: If you have a beautiful lawn, stellar landscaping or an outdoor pool or deck, many times these are quickly overlooked or passed by because of snow. Take some eye-catching photos of these amenities during the warm months and display them during a winter showing so buyers can get a better understanding of what the outside truly offers.

Schedule Open Houses: There are still many who don’t believe that selling in the winter is a good idea, so it’s a great time to take advantage of less competition. Many serious buyers often come out during the winter months, including corporate clients who usually need to relocate within the first quarter of the year. 

Emphasize the Positives: Does your street get plowed quickly? Is it near public transportation to make it easier to get to work in the snow? Is it within walking distance of stores? Does it have a great hill for the kids to sled down in a safe environment? If so, accentuate these features.

Since a lot of people are waiting until spring to put their home on the market, having a home ready in winter is a great way to beat the rush.

Fireplaces Provide a Warm Glow to a Home on the Market
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            With winter weather gripping most of the country the fireplace takes on greater importance in the sale of a home.

The National Association of REALTORS® recently conducted a survey that found nearly two-thirds of homebuyers had a fireplace on their wish list. The fireplace has become a coveted amenity and homes boasting this feature see its benefits during resale.

“The fireplace is a focal point when people come to see your home,” said Hillary Staats, an interior designer for Sanctuary on Church in Vienna, Va.

That’s why it’s important to make sure that the look of your fireplace has been updated and is working properly. An older looking fireplace that seems an eye-sore can be easily updated.

“There is a lot you can do to enhance the fireplace before a sale. A lot of times, if it has older brick, I will re-stone a fireplace. Other times it could be as simple as changing mantels, adding a fancier screen or placing a beautiful piece of art above it.”

            Transformation materials that are inexpensive and easy to work with are tile, manufactured stone, granite, marble and wood. Sometimes even painting over old, ugly brick will make a huge improvement. 

            “A masonry fireplace can really set a home apart from the rest and significantly improve resale value,” said Larry Kett, owner of Kett’s Hearth and Home in Grand Rapids, Mich. “Adding a mantel also helps. An engaging fireplace and mantel can provide grandeur for an otherwise ho-hum room.”

            Keeping the mantel clean and uncluttered is also a must. “You want the fireplace to look inviting but not cluttered, so keep the mantel clear of all photos and knickknacks,” Staats said. “It’s fine to decorate with accessories, but they shouldn’t distract from the fireplace itself.”

            If you want to add a fireplace to improve your home’s resale value, consider an electric fireplace as it’s often the least expensive option and reasonably easy to install.

            Gas fireplaces are more common today and easy to use, plus they can be installed just about anywhere. There is no need for a chimney, wood or even matches with this type of fireplace and there is no mess to clean up either. Ceramic log kits are efficient and look like the real deal, without ashes to clean up.

            Finally, regardless of the season, a fireplace should be kept clean and in working order. “You want your buyer to go home feeling really great about that room and knowing they can move in and sit in front of that wonderful fireplace and hearth,” Staats said. “There are few things as warm and inviting as a burning fire on a wintry day.”

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Winter Is Approaching … Is your Home Ready?

Autumn winds blow a chilly reminder that winter is fast approaching. Perform the following maintenance tips each fall to protect your property's value and prevent major repairs.

RoofGutters and Downspouts

Rain, ice, snow and wind can all cause damage to your roof and gutters. Now’s the time to trim back all tree limbs and vegetation away from the roof. You also should remove debris, such as leaves and sticks from your gutters and downspouts. Clogged gutters don’t allow water to properly drain away from the home, which can cause seepage in your ceilings and walls. You can also invest in gutter guards, a screen that prevents debris from entering the gutter and directs the flow of water away from the house and into the ground.

Water Heater

You don’t want to find out that your water heater isn’t operating properly when you need it most. So use this time to perform an annual inspection, which includes having your tank’s pressure and temperature relief valve checked. In addition, remove sediment from the bottom of the tank by draining two gallons of water to improve heat transfer and the efficiency of your heater.

Heating and Cooling System

If you have a forced warm-air heating system, you should check the exhaust vent and air shutter openings for dirt and dust. Clean any lint and dirt from the blower blades, motor and burner (if you have a gas heater). Vacuum air passages and check and replace, if necessary, fan belts. To prevent airborne dirt from circulating throughout your home, wash out your reusable filter or replace it if it’s disposable.

Doors and Windows

To help control heating costs, make sure your doors and windows are properly sealed. Now is the time to repair or replace weather stripping around door bottoms and jambs and window frames. Check for loose or missing glazing putty and caulking for deterioration. If you have storm windows, install them.

Water Pipes

Frozen or burst pipes can cause major damage to your home and be expensive to remedy. Before frigid weather hits, protect your pipes in unheated areas from freezing by adding insulation, which reduces heat loss from hot-water pipes and condensation on cold water pipes. This can be accomplished by wrapping the pipes with heating tape or blanket insulation and duct tape or by encasing the pipes with preformed plastic foam. In addition, examine your pipes for cracks and leaks.


Before you light the logs and get ready to settle in front of a cozy fire, make sure that your fireplace is in good working order. Clean the chimney flue and, if needed, have it inspected and repaired. Check the seal on your flue, which is designed to keep out drafts. Replace the seal if it is loose or damaged.

If you decide to perform the fall maintenance yourself, disconnect the power forany electrical or gas systems. In addition, before inspecting, cleaning or making any repairs refer to your owner’s manual for all equipment for proper instructions, which should be the final authority on any maintenance.

Outdoor Surfaces and Landscaping

Fall is also a great time to seal your driveways, wood patios and other hardscape surfaces. In addition, prune tree branches away from your home and electrical wires. Plant spring flower bulbs and move sensitive potted plants indoors.

Although this list is merely a guide, it can help you keep your home in good shape and have a winter free of major repairs.


Five Tips for a Green Home

Eco-friendly. Carbon footprint. Global warming. Energy-efficient. These catch phrases have become part of our lexicon as we’ve become more aware of our impact on the environment and our role in protecting it. As a homeowner, there are some simple, inexpensive steps you can take to make your home energy-efficient. Get started on the road to being “green” with these five tips:


Change Your Light Bulbs

By replacing just five incandescent light bulbs with compact fluorescent (CFL) bulbs, you can save $100 per year on electric bills while using up to 75 percent less energy and removing greenhouse gases from the environment.


Buy ENERGY STAR® Appliances

ENERGY STAR-qualified appliances, such as refrigerators, washers and air conditioners, meet a higher level of energy efficiency set by the Environmental Protection Agency and U.S. Department of Energy than standard models. According to ENERGY STAR, if just one in 10 homes used ENERGY STAR-qualified appliances, the impact could be compared to planting 1.7 million new acres of trees. And, switching to these appliances is not only good for the environment, but easy on your pocketbook. Although these appliances may costs more, you can reduce your energy bill by $80 per year.


Seal Up

Cracks and air leaks represent cash seeping from your doors and windows. Get rid of air leaks in doors, windows and other areas by caulking gaps and cracks. This will help decrease your heating and air conditioning bill. But make sure you use silicone sealants. Acrylic caulk tends to shrink, while silicone sealants are waterproof and won’t shrink or crack, creating less waste.


Use Less Water

Did you know that roughly 60 percent of a home's water consumption takes place in the bathroom, according to the California Urban Water Conservation Council? The largest culprit is the toilet, which accounts for 27 percent of your household supply every year. By installing low-flow toilets, showerheads and faucets, you can save thousands of gallons of water each year. In addition, replace leaky fixtures. That slow-dripping faucet can waste as much as 2,400 gallons of water per year.


Adjust the Thermostat

When adjusting your home’s thermostat, the rule of thumb should be: turn up the dial in the summer and down in the winter. Lowering the temperature by just one degree will reduce your electrical costs. And if you use a programmable thermostat, you can program your air-conditioning and heating systems to reduce output while no one is at home or at night while you sleep. Ceiling fans are also helpful in circulating the air to keep the room cool in the summer and warm in the winter.


Going green doesn’t have to be overwhelming or costly. By making just a few small changes within your home, you can help decrease energy consumption and help make the world a “greener” place.


Inventory beginning to release- September 24/2012

More inventory seems to be lingering of late and this is borne out by statistical analysis.  This is more acute in the Lorne Park, Clarkson and Sheridan       areas as opposed to Oakville and Milton areas which continue to exhibit fairly tight seller market conditions.  Most interesting is the greater inventory in the 200-400k category in the Clarkson area which has blown out to 7+months of inventory implying a reversal from a seller's to buyer's market now.   Although we shouldn't jump to major conclusions after such a short period of time, the development should be a relief to homebuyers from the frantic pace of bidding activity this year and buyers should have more reasonable negotiating ability for the balance of the year.  Will keep a close eye on these numbers going into the fall. 

Inventory absorption:  Months of inventory available in each category (houses available / monthly sales)  Last months numbers are bracketed.

(0-3 months implies tight seller market conditions; 3-6 months implies neutral market conditions; 6+ months implies buyer market conditions-lots of choice

Price Range

Clarkson Lorne Park Sheridan




7.14 (1.66)

2.24 (2.04 )



4.50 (1.75)

3.92 (1.98) 

1.96  (0.66)


6.60 (1.50)

2.60 (1.53)



8.25 (1.87)

6.63 (2.69) 



9.60 (4.19 )

1.50   (no sales)



9.60 (11.0)

No sales (no sales)



12.0 (24.0)

No sales (no sales)



26.0 (no sales)

No sales (no sales)

16.0 (46.0)

What correction?? Inventory analysis Aug 22, 2012 Oakville, Milton, Lorne Park, Clarkson

So it has been a quieter July and August in terms of home sales but my analysis doesn't seem to suggest any price drop is imminent.  Since our last inventory absorption analysis in May 2012 not too much has changed.  In fact there has been a little more inventory building up in the 750-999 category in Oakville, but tightening in both Milton and Lorne Park areas. The higher price point market (3.0mm+) seems to be absorbing some of the backlog that has been around for a few years so perhaps some of the better deals where sales to list ratios were as low as 85% may be harder to come by.  Summer time markets are difficult to gauge at the best of times so we will continue to focus on sales, inventories and of course prices in the months ahead.  Prices have moved up last year 5-10% depending on the area and neighbourhood.  Our rule of thumb is 0-3 months of inventory implies a tight sellers market, 3-6months of inventory is a neutral market, and 6+is a buyers market with lots of choice available to the buyer.  If you have any questions about this analysis or would like a breakdown of your particular area or neighbourhood we are happy to help. It is important to be informed about your neighbourhood market whether you are a buyer or a seller. Please call me direct at 9053991576 with a no obligation consult.  regards George    


Price Range



Clarkson/Lorne Park


1.63 (1.29)

2.04 (0.76)

1.66 (1.28)


0.66 (1.37)

1.98  (1.63)

1.75 (2.36)


1.70 (1.55)

1.53  (1.63)

1.50 (1.39)


5.46 (2.09)

2.69  (8.5)

1.87  (2.50)


4.38  (3.64)

No sales (no sales)

4.19  (2.57)


9.82 (10.0)

No sales (no sales)

7.31  (10.0)


13.5 (7.3)

No sales (no sales)

24.00 (26.0)


27.69 (46.0)

No sales (no sales)

No sales (no sales)

Seeing the Light  


Most homeowners claim to be eco-friendly and want to help the environment, yet they worry that making changes in their home will be costly or inconsequential. This is especially true for someone who is in the process of selling their home and doesn’t want to make any substantial changes to a place they hope to be leaving soon.

However, making-energy efficient home improvements doesn’t have to mean sweeping changes and, by creating a better carbon footprint for your house, you willattract green-conscious homebuyers.

Recent studies have reported that 80% of homebuyers identify energy savings and comfortable surroundings as key factors when deciding between listings, so more agents today are working with home sellers on innovative energy, environmental and ecological approaches and opportunities for selling the home.

One simple and easy change concerns the lighting in your house. Today’s green lighting isn’t limited to the fluorescent light bulbs to which most people have quickly adapted. There are plenty of other options including LED gaining in popularity as a viable and affordable home-lighting source.

LED is a energy-efficient, semi-conducting light source that started growing in popularity in 2007. In the past, LED lighting appeared as unattractive blue hues but today’s LED lighting offers the same bright white output as incandescent lighting. Plus there is an affordable price tag to go with it and people understand the value of it.

LED lighting can also be used in some areas of the home that will better showcase features when one looks around. From track lighting over the fireplace to under-counter cabinet lighting to can lighting in the hall, LED fixtures can cast dramatic light on your home’s best features.

There are plenty of other benefits as well. LED lighting uses 75% less electricity than the standard incandescent light bulbs, and LED bulbs last 50 times longer thanstandard bulbs, saving you money.

Energy-efficient lighting should also be used in exterior locals of the home, such as around any deck, pool, patio or garden. These low-energy emitting lights are perfect complements to any outdoor features you want to show off.

Of course, once someone buys a home, they can just make the changes themselves, but a savvy real estate agent will tell you that a homebuyer will judge your eco-friendly actions in a positive light and may be more inclined to deal with you.

Taking advantage of these modern lights will not only let you help theenvironment, but it may benefit your pocketbook as well.

Home Sellers: A Deck May Make the Difference
​With spring in the air, the exterior of a home becomes even more important when putting your house on the market because buyers now will spend more time outside looking at your property and envisioning what their summer barbeques and family playtime will look like. ​The addition of any amount of usable real estate to a property increases value. Customized decks and personalized outdoor living areas are a hot trend in home improvement upgrades, and a great-looking deck may entice more people to come see your home. ​Building or updating an existing deck isn’t simply a great investment; it also provides opportunities to personalize your backyard and customize the look to your taste. And with many families staying home this summer to save money, why not think about creating the perfect location for entertaining? ​Deck experts agree that multi-level decks are the most popular now. These are a series of decks connected by stairways or walkways, which are aesthetically pleasing and can be used for different purposes. One level can be used to catch the sun, one level can be positioned for shade and another can be set close to the house for entertaining and barbequing. ​Wood decks have always been the most popular, but caring for them is tough. They will rot over time, are subject to insect infestation and require a great deal of maintenance to keep the wood from fading. Accordingly, people are embracing composite materials for their decks, which cost significantly more but will last longer with less maintenance. ​For those homes that already have a deck, it’s important to make sure that it’s still in good shape and adds to the attractiveness of a property. You can change your deck’s appearance with interesting balusters to match other decorative accents on your house or in your yard and really add unique touches to make the deck a personal haven. Meanwhile, railings offer a good opportunity to pull in color and ornamental detail that complements the house. ​By designing your deck with accents, lights and unique accessories, you can transform your backyard into an outdoor retreat one will never want to leave. Whether you’re catching up with friends over a grilled dinner in the evening or are curled up with a book in a lounge chair on a sunny afternoon, a deck is the perfect place to be.
Don’t Drench Your Home Sale by Ignoring Plumbing Issues  


A plumbing checkup should be among your top priorities when preparing your home for sale. Your buying prospects might flush toilets, turns on faucets and inspect the showerheads, while more seasoned “experts” will look under the cabinets for leaks and check for water spots around key areas. The last thing you want is to drench a buyer’s enthusiasm because you didn’t fix a simple plumbing issue.

Major plumbing renovations may be huge selling points, but many homeownerscan get as much credit by simply fixing leaks and changing out a few faucets. If you can’t make repairs yourself invest in a reputable plumber.

Before allowing prospective buyers into your home, make sure you have strongwater pressure and that there are no stains on any of the porcelain. Hire a localhousecleaning company to remove difficult stains.  

If you do nothing else, take care of any leaks in your plumbing system, as thesewill be instant deterrents for buyers. Check as much of your plumbing as possible for corrosion or rust. If your house has more than one story, a smart buyer will look at ceilings for water stains from leaking pipes. Make sure to paint the ceiling following repairs.

Prospective homeowners tend to focus on places where they can use their hands, so make sure that all the hot and cold water knobs are easy to turn, and that the faucets do not leak. Also ensure that sinks and tubs drain easily.

Finally, updated fixtures catch the eye of prospective buyers. A relatively small investment for new faucets can pay off when prospects walk through.

No buyer wants problems. Take care of simple plumbing issues and keep your sale from going down the drain.

For Sellers: Itemize What You’re Taking With You


Believe it or not, after months of searching countless homes, finding the perfect one, negotiating price and finally agreeing to a deal, a sale can fall apart over a disagreement about curtains.

When striking a deal to sell a home, it’s important that you are perfectly clear about what you are taking with you and what you are leaving behind. The general rule is that if something is attached to the structure or the ground, it is real property and stays with the house.

If removing the item would ruin or disfigure the walls, the item generally stays. If you need a tool to remove it, it stays.

Legally, these are called fixtures, which include everything permanently attached to the property such as a fence, built-in appliances, ceiling fans, flowerbeds and shrubs.

Conversely, if you can disconnect, unhook or detach an item from the home with bare hands, it’s free to leave when you do. This is known as personal property and should never be assumed to be part of the sale.

Items that fall into this category are furniture, potted plants, free-standing appliances and an outdoor grill.

A good rule of thumb is to not show your home with any fixtures you are planning to take. Replacing them is the better option.

Every real estate agent has a story about a deal falling through because of an argument about what a buyer thought was staying. For this reason, you should walk in each room with your agent and make a list of things that you will be taking with you.

If you decide to leave the curtains, chandeliers or are open to giving up some of the outdoor furniture, it may just help with a sale. People appreciate the notion of getting something for free, and a savvy agent will hint to a prospective buyer that fixtures and furnishing may be negotiable. Unless the items are really important to you, let them go with the home. Use them to get the price you want and then replace the items in your new home.

By itemizing and discussing all the things that stay and go at the outset, there will be no miscommunication on closing day.

The Backyard Oasis




Today’s prospective homebuyers are increasingly interested in a property’s outdoorliving space as they are its interior. Savvy agents understand this powerful trend and are staging homes on two fronts – the terrific indoors and the great outdoors.

The following tips will help ensure that your backyard is as distinctive at your home itself.  

Make your Backyard Homey: Create a conversation area with some furniture.The area needn’t be elaborate; just two chairs pulled close together with a table between can make even the most basic concrete patio special. Just the idea that an outdoor eating option is possible makes a property more inviting. Adding accessories like a small table, an inexpensive outdoor rug or a few pots filled with flowers will make the area even more attractive.
Remember the Kids: If you have an old tree house, fix it up and paint it bright colors or add sporty designs that will make other kids fall in love with it. Just make sure the tree house is safe. Add a tire swing to a tree and keep an orderly basket of balls, flying disks and a jump rope so kids dragged along on the showing can play in the yard. Swing sets that are old and unsightly should be removed or refurbished to look new.
Fire is Hot: There’s nothing like sitting around a fire and enjoying the company of friends and loved ones, which explains the growing popularity of fire pits and outdoor hearths. Few home improvements create the “wow” factor that a backyard fireplace will, and many homeowners are adding a fireplace to their outdoor landscape to recreate all the appeal of their home’s interior outside in the backyard.
Simple Fixes: You needn’t go overboard with the changes in your yard. Sometimes, the easiest fixes will create a look that people will remember. Do a thorough inspection and replace any damaged boards on your deck or fence, and apply a fresh coat of paint, stain and sealant if the finish requires it. You should also weed and groom your garden and add some perennials for color.

Creating a backyard sanctuary is one of the smartest things you can do to make your home stand out, so make your outdoor space a destination to remember.

Addendum to our inventory post.

A colleague mentioned to me that our 1-2mm bucket for inventory absorption analysis is too wide and I agree.  We will include new categories of:

   Oakville  Milton  Clarkson Lorne Park, Sheridan (old W13)

1.0mm-1.499mm 3.64 no report 2.57 months of inventory

1.50mm-1.999mm  8.43 no report 10.0   months of inventory


This makes a big difference depending on the price bucket you are negotiating.  Remember over 6months implies a buyers market and under 3 months implies a sellers market.  3-6 months is relatively neutrally balance.   If you need some more explanation please call me at 9053991576 direct.  

5 Tips to Make Your Bathroom Stand Out

Every homebuyer has a vision of their perfect house and the rooms that are most important to them. Because of their relatively small size in comparison to the rest of a home, bathrooms are often overlooked in the staging process, but for many, it could be the most important room in a buying decision.

A bathroom is more than just a place for grooming; it’s a sanctuary. It’s a place one can relax in a hot bath and escape the stresses of daily life for a few moments at a time.

Updating a tired-looking bathroom is one of the best things you can do to increase a home’s resale value and the fixes are not too costly or labor intensive.

Easy fixes include adding new, luxurious-looking towels, replacing the shower curtain and adding candles around a bathtub. However, with a little more money and effort, your bathroom can become a talking point of the house.

Here is a look at five great ways to upgrade a bathroom.

1. Beautify: By adding decorative glass, stone tile or accents to the bathroom, it will stand out among the other houses in the neighborhood that are for sale. Extra-wide wall tiles are popular these days and wood cabinets can be beautifully embellished with intricately carved wooden inlays.

2. Lighting: Add more lighting options around the room, especially around the vanity to reduce shadows and glaring. This is something that isn’t too expensive and can really highlight the positive features of a bathroom. Mood lighting around the tub area is also increasing in popularity.

3. Bath/Shower: It’s not too often you hear someone complaining about a bathtub being too large, and that’s because there’s nothing better than coming home from a hard day’s work and relaxing in a big soothing tub. By putting in a new tub and creating more of a spa-like atmosphere, you will have buyers imagining themselves washing their cares away. Adding a massage element to the showerhead or one that replicates rain showers is also something that will appeal to buyers.

4. Update Fixtures: Not as costly as some of the other tips, changing out the fixtures in a bathroom can add a great deal. From cabinet handles to faucets, the addition of brushed nickel or other metals that are polished and elegant are always a huge hit. And if space permits, add a second sink.

5. Think Green: The bathroom is a prime place to start putting those environmentally friendly devices to work. Installing fixtures that save water, such as a low-flow showerhead, a low-flow faucet aerator, and a dual-flush toilet, can save thousands of gallons of water each year. Adding energy-efficient windows is another easy option, since the size of bathroom windows are relatively small. Another fix that is both decorative and energy efficient is the addition of natural stone flooring, which helpsthe bathroom stay cool during the summer, and warmer during the winter.

When buyers walk into a renovated bathroom that exudes quality and offers an intimate, contemporary feel, it’s one of the top things that people will remember about a home.