Mike Cole

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Mike Cole REALTOR® | Brantford & Brant County 🏡
Coldwell Banker Momentum Realty
📱: (519) 777-5935
📩: [email protected]
Advice for Buyers & Sellers

Last month I told you single-family prices had just posted their biggest jump in over a year. This month? That jump most...
10/10/2026

Last month I told you single-family prices had just posted their biggest jump in over a year. This month? That jump mostly disappeared 📉

September's numbers are in, and they're a good reminder that one strong month is a data point, not a trend. Single-family prices eased nearly 6%, days on market jumped over 20% across both property types, and Brant County's inventory is tightening fast even as prices hold steady.

Swipe through for the full breakdown: overall trends, what held up and what didn't, Brantford and Brant County specifics, and exactly what it means whether you're buying or selling this fall.

Link in description for full YouTube video...comment "MARKET" and I'll send you a copy of the report.

Thinking about making a move? Let's talk through your real numbers, not last month's headline. 📲

Mike Cole�
Sales Representative�
Coldwell Banker Momentum Realty, Brokerage�
📱 (519) 777-5935�
📞 (519) 756-8120�
📩 [email protected]

10/09/2026

💡 The bottom line for fall 2026: this market isn't slowing down, it's sorting itself out 📊

Single-family = strength. Condos = patience pays off. Brant County = quietly one of the hottest trends in the whole report 👀

Knowing which side of that story applies to YOU changes everything. Let's talk. 📲

Mike Cole
Sales Representative
Coldwell Banker Homefront Realty, Brokerage
📱 (519) 777-5935
📞 (519) 756-8120
📩 [email protected]

10/08/2026

The Bank of Canada just told Canadians something important - and most people scrolled right past it. 👇

Senior Deputy Governor Carolyn Rogers gave a speech this week laying out exactly why housing affordability is so hard to fix. And her answer was refreshingly honest.

Here's the dilemma she described:
📉 Lower prices help buyers - but hurt homeowner wealth and slow new construction�
📈 Higher rates cool demand - but drag on the whole economy�
✂️ Rate cuts make mortgages cheaper - but push prices back up

Every lever has a trade-off.

There is no clean fix. And the Bank of Canada's job is price stability - not solving house prices. The real solution requires more supply, smarter policy, and time. Probably a lot of it.

So what does that mean for buyers in Brantford right now?

Our September numbers show median prices down, new listings down, sales holding steady, and months of supply dropping slightly. The market is quietly finding its floor. Sellers are adjusting. Buyers are still active.

Waiting for Ottawa to solve affordability before you buy is not a strategy. The buyers who understand the math right now and move with a clear plan are going to look very smart a few years from now. The window isn't wide open forever - and it's not going to get dramatically better overnight either.

The best move is an informed one. 😊
Comment GUIDE below and I'll send you my Smart Move Blueprint - a free buyer's guide built specifically for the Brantford and Brant County market that walks you through the real numbers and how to make a confident move right now. 👇

Mike Cole�
Sales Representative�
Coldwell Banker Momentum Realty, Brokerage�
📱 (519) 777-5935�
📞 (519) 756-8120�
📩 [email protected]

10/07/2026

🎥 Take a walk through 6 Bayly Drive - Paris, Ontario's best kept secret might just be this one. 👇

Five bedrooms. Two bathrooms. 3,457 square feet of finished living space. A backyard that backs onto the high school. And a location that puts you minutes from downtown Paris, the Grand River, and everything you need day to day. 🌳

This is the kind of home that works for every stage of family life - open concept main floor, three bedrooms and a full bath up, rec room and another full bath down, a big deck made for summer nights, and a shed for all the extras you've been tripping over in the garage. 😄

Press play, take the tour, and then tell me which room gets you? 👇

💰 $699,900 | Listed by Sarah Tolhurst, Coldwell Banker Momentum Realty, Brokerage

Mike Cole
Sales Representative
Coldwell Banker Momentum Realty, Brokerage
📱 (519) 777-5935
📞 (519) 756-8120
📩 [email protected]

A quiet 2022 rule change opened up a lot of options for Brantford and Brant County homeowners: on most residential lots,...
10/07/2026

A quiet 2022 rule change opened up a lot of options for Brantford and Brant County homeowners: on most residential lots, you can now have up to three units. 🏡

Extra income, a space for family, or a hand qualifying on your next purchase - but only if any suite is permitted and legal. Always verify before you bank on it.

Curious what the potential looks like on a property you've got your eye on? Send me a message.

Mike Cole
Sales Representative
Coldwell Banker Momentum Realty, Brokerage
📱: (519) 777-5935
📞: (519) 756-8120
📩: [email protected]

10/06/2026

🏠 Ontario's new zoning rules allow up to 3 units on most residential lots. Could your home - or your next home - be earning rental income?

Secondary suites and garden suites are a growing part of the Brantford real estate conversation. Know the rules. 💡

Watch this Real Estate in Real Talk episode before your next purchase.
—
Mike Cole
Sales Representative
Coldwell Banker Momentum Realty, Brokerage
📱: (519) 777-5935
📞: (519) 756-8120
📩: [email protected]

10/05/2026

First-time buyers, this is the one that catches you off guard: closing costs. 🧾

Everyone saves for the down payment. Almost nobody budgets for the 1.5%–4% on top - on a $600K home that's $9,000 to $24,000 more. Land transfer tax alone runs about $8,500 here (first-time buyers get up to $4,000 back), plus legal fees, title insurance, and the PST on your mortgage insurance.

It's only stressful when it's a surprise. Comment GUIDE and I'll send you my closing-cost worksheet so you know every number going in.

Mike Cole
Sales Representative
Coldwell Banker Momentum Realty, Brokerage
📱: (519) 777-5935
📞: (519) 756-8120
📩: [email protected]

Buying a home with tenants can be a smart move - or an expensive surprise. The difference is knowing what you're walking...
10/03/2026

Buying a home with tenants can be a smart move - or an expensive surprise. The difference is knowing what you're walking into. 🔑

Swipe for the 3 things to check before you make an offer on a tenanted property in Brantford or Brant County: the lease, the rent, and your own plans for the place.

Thinking about one? Send me a message and we'll run the numbers together.

Mike Cole
Sales Representative
Coldwell Banker Momentum Realty, Brokerage
📱: (519) 777-5935
📞: (519) 756-8120
📩: [email protected]

10/02/2026

🏷️ Thinking about selling this fall? Here's exactly what the August data means for YOU 📊

Single-family sellers: prices up, days on market down - this is your window ✅
Condo/townhouse sellers: pricing accuracy matters more than ever right now 🎯

Full breakdown below 👇

Mike Cole
Sales Representative
Coldwell Banker Homefront Realty, Brokerage
📱 (519) 777-5935
📞 (519) 756-8120
📩 [email protected]

10/01/2026

TD Bank just downgraded Canada's housing outlook — and the reason might surprise you. 📊

It's not the economy. It's not trade tensions. It's bond yields.

The five-year bond yield - the number lenders use to set fixed mortgage rates - is now forecast to hit 3.6%. Back in June TD thought it would land around 3%. That gap means fixed rates are staying higher for longer than buyers were counting on. And TD sees no relief coming before 2027. 😬

Here's what Brantford's preliminary September numbers are actually showing:
📉 Median sales price - down�
📉 New listings - down�
➡️ Sales - steady�
📈 Days on market - up slightly�
📉 Months of supply - dropped

Buyers are still buying. They're just taking a little more time. And with fewer listings hitting the market, competition isn't going away - it's just quieter right now.

This is actually one of the better windows for a prepared buyer that we've seen in a while. Prices have softened. Sellers are more reasonable. And the buyers waiting on the sidelines for rates to drop? They may be waiting longer than they think.

When they finally show up, they're going to find more competition waiting for them.

Prepared buyers move now. Unprepared buyers wait and wonder what happened. 😊

Comment GUIDE below and I'll send you my Smart Move Blueprint - a free buyer's guide built specifically for the Brantford market that walks you through the real numbers and how to make a confident move right now. 👇

Mike Cole�Sales
Representative�Coldwell Banker Momentum Realty, Brokerage�
📱 (519) 777-5935�
📞 (519) 756-8120�
📩 [email protected]

Address

175 Brant Avenue
Brantford, ON
N3T3H8

Opening Hours

Monday 8:30am - 8:30pm
Tuesday 8:30am - 8:30pm
Wednesday 8:30am - 8:30pm
Thursday 8:30am - 8:30pm
Friday 8:30am - 8:30pm
Saturday 8:30am - 8:30pm
Sunday 8:30am - 8:30pm

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