Francis Middleton- Sutton Group-Summit Realty Inc. brokerage

08/10/2026

The July numbers show a GTA market that is still favouring buyers in many areas, but the story isn’t the same everywhere.

Mississauga saw average prices fall 10% year-over-year to about $899,000, while sales were down 9%. With homes taking longer to sell, buyers have more negotiating power—particularly for condos.

Toronto was more stable. Sales increased 2% year-over-year, although the average price was still down 3% to roughly $1.01 million. The market appears to be finding some balance, but buyers are still taking their time.

Oakville stands out as one of the stronger markets. Sales increased 10% and the average price rose 6% to approximately $1.41 million. That said, homes are taking longer to sell, suggesting buyers are still being selective.

Brampton and Vaughan are showing a different trend. Sales increased in Brampton (+14%) and Vaughan (+2%), but prices declined 3% and 9%, respectively. More sales at lower prices suggests sellers are adjusting to current market conditions.

Meanwhile, Burlington, Milton and Halton Hills continue to see softer conditions. Burlington sales dropped 10%, Milton fell 19%, and prices were down 5–8% across these markets.

What does this mean?

The GTA market isn't moving in one direction. Buyers have more choice and negotiating power than they did during the peak market years, while sellers need to price realistically and be prepared for longer selling times.

For buyers, this can create opportunities—especially where prices have adjusted significantly. For sellers, proper pricing and presentation are more important than ever.

The key takeaway: July's market is less about “is it a buyer's or seller's market?” and more about understanding the specific neighbourhood and property type you're dealing with.

08/05/2026

July 2026 GTA Real Estate Market Update

July continued to favor buyers across most GTA markets, with inventory remaining elevated and many home prices softening. While there are still pockets of strength, buyers generally have more selection, more negotiating power, and less pressure to compete.

Detached homes in Mississauga, Brampton, Milton, Oakville, and Vaughan all remained in balanced to buyer's market territory, with prices declining in most areas. Burlington stood out as the strongest detached market, sitting close to a seller's market with just 2.6 months of inventory.

Townhomes and condos continue to offer the best opportunities for buyers. Condo apartments saw the highest inventory levels in nearly every city, including Mississauga (7.23 MOI), Brampton (9.59), Milton (5.63), Oakville (5.89), Burlington (5.17), and Vaughan (6.42). Higher inventory means buyers have more choice and greater negotiating leverage.

Not every market moved in the same direction. Some segments, like Oakville detached homes and Vaughan condo townhouses, experienced price increases despite higher inventory. This shows that desirable homes, priced correctly, are still attracting buyers.

What This Means

For Buyers:
Now is a great time to shop. More listings, fewer bidding wars, and increased negotiating power create opportunities that haven't been available in years.

For Sellers:
Pricing your home correctly is more important than ever. Buyers have options, so homes that are well-presented and competitively priced continue to sell, while overpriced listings often sit on the market.

Overall, July's numbers show a market that is becoming more balanced, but conditions vary by city and property type. Understanding your local market is key before making a move.

Thinking about buying or selling? Reach out for a personalized market analysis for your neighbourhood.

07/08/2026

June 2026 GTA Real Estate Market Update

June brought a more balanced real estate market across much of the GTA. While sales increased in many cities, home prices remained flat or declined slightly, giving buyers more options and stronger negotiating power.

Toronto, Mississauga, Brampton, Burlington, Oakville, and Vaughan all saw higher sales compared to last year, showing renewed buyer confidence. Oakville and Burlington were the only markets to post modest price increases, while Brampton, Milton, Halton Hills, Vaughan, and Toronto experienced price declines ranging from 3% to 7%.

Overall, inventory remains healthy, meaning buyers have more choice than they've had in recent years. For sellers, properly pricing your home is more important than ever, as buyers are taking their time and comparing available properties before making offers.

Whether you're buying your first home, upgrading, downsizing, or investing, today's market offers opportunities for both buyers and sellers. Understanding what's happening in your local neighbourhood is the key to making the right move.

Thinking about buying or selling? Let's talk about what these market trends mean for your home and your goals.

07/06/2026

June 2026 Months of Inventory: What It Means for Buyers and Sellers

June brought a mixed real estate market across the GTA. Inventory remains elevated in many areas, giving buyers more choice, while sales activity continues to vary depending on property type and location. The result is a market that's becoming more balanced, with pricing trends differing from city to city.

Mississauga saw inventory rise slightly, especially for detached homes and condos. Detached home prices jumped over 8% month-over-month, while condos and condo apartments continued to soften. Semi-detached homes remained the strongest segment with just 2.43 months of inventory.

Brampton became slightly more competitive as detached inventory dropped from 4.74 to 4.11 months. Detached prices increased modestly, but most other housing types experienced small price declines. Condo apartments also became more balanced, with inventory falling to just over five months.

Milton remained one of the stronger markets for ground-oriented homes. Semi-detached properties had only 1.72 months of inventory and a 58% absorption rate, showing strong buyer demand. Condos, however, continued to struggle with 13 months of inventory.

Oakville continued to favour buyers despite detached inventory remaining relatively balanced at 3.6 months. Most housing types experienced price declines in June, with detached and townhomes seeing the largest drops. Condo townhouses were the exception, posting strong price gains and the highest absorption rate in the city.

Burlington stood out as one of the strongest markets this month. Detached homes dropped to just over two months of inventory with nearly half of all listings selling. While detached prices eased from May's surge, demand remained healthy. Condo apartments also improved as inventory dipped below five months.

Vaughan remained balanced overall. Detached homes saw modest price growth while townhouses rebounded with a 3% monthly increase. Condo apartments improved significantly, with inventory falling below five months and sales picking up, although condo townhouses continued to face slower demand.

Overall, June shows buyers still have options, but well-priced homes continue to attract attention quickly. Sellers need to price strategically, while buyers can take advantage of increased selection and improved negotiating power in many markets.

06/10/2026

🚨 The Bank of Canada just held rates at 2.25%, leaving the prime lending rate at 4.45%.

So... why aren't rates coming down if the economy is slowing?

The answer may be sitting at your local gas station. ⛽

Inflation jumped back up to 2.4%, driven largely by a massive spike in energy prices. Gas prices surged more than 20% in a single month, creating fresh concerns that inflation could stick around longer than expected.

At the same time:

📈 Inflation is moving higher
📉 Consumer spending is slowing
🌎 Global uncertainty remains elevated
🏦 The Bank of Canada is stuck between supporting growth and fighting inflation

For now, they've chosen to wait.

What does that mean for Canadians?

✅ Variable-rate borrowers avoid another increase
✅ Borrowing costs remain stable for now
⚠️ Fixed rates are still being influenced by bond markets and global economic conditions

The real question isn't what happened today.

It's what happens next.

If inflation cools and economic growth weakens, rate cuts could return to the conversation. If energy prices remain elevated, the Bank may stay on the sidelines longer than many borrowers hoped.

What do you think the Bank's next move will be? 👇

CostOfLiving FinanceTok MortgageBroker RealEstateCanada MoneyMatters

06/08/2026

GTA MARKET WATCH | MAY 2026 YEAR-TO-DATE

The Greater Toronto Area real estate market continues to present opportunities for both buyers and sellers as inventory levels remain healthy and financing options become increasingly attractive.

While Canada's inflation rate (CPI) recently increased, much of the rise has been attributed to higher energy and gasoline prices resulting from geopolitical tensions in the Middle East and the ongoing U.S.–Iran conflict. Importantly, core inflation remains relatively stable, which means the Bank of Canada is unlikely to react aggressively with interest rate increases at this time.

For buyers who have been waiting on the sidelines, mortgage rates remain very competitive. Five-year bond yields are currently around 3.3%, and attractive fixed-rate mortgage options continue to be available through many lenders.

Whether you're looking to buy your first home, move up, downsize, or invest, today's market offers more choice, stronger negotiating power, and financing conditions that were difficult to find just a few years ago.

If you're wondering how your local market is performing or what these trends mean for your real estate goals, let's connect.

06/03/2026

The GTA West market showed signs of strengthening in May as sales activity increased and inventory levels tightened across many communities. While buyers still have more options than they did during the peak market years, several segments are becoming more competitive.

Mississauga remained relatively balanced. Detached inventory rose slightly from 3.81 to 3.94 months, but condo apartments improved from 6.16 to 5.49 months as sales increased. Prices were generally stable, with most property types posting small gains.

Brampton continued to favour buyers, although market conditions improved. Detached inventory held steady at 4.74 months, while townhouse inventory dropped from 4.55 to 3.05 months. Condo apartments remained the slowest-moving segment with over 10 months of inventory.

Milton saw some of the strongest improvements in the region. Detached homes improved from 3.70 to 3.44 months of inventory, while semi-detached homes dropped sharply from 4.38 to 1.82 months, indicating strong demand. Condo apartment inventory also fell significantly.

Oakville moved closer to balanced market conditions. Detached inventory decreased from 3.80 to 3.11 months, while condo apartment inventory improved from 11.27 to 7.05 months. Townhouses and condos saw notable price growth, while detached prices softened.

Burlington remained one of the strongest markets in the GTA West. Detached inventory fell to 2.59 months, and condo inventory improved to 2.37 months. Most housing types experienced healthy price growth, reflecting continued buyer demand.

Vaughan also showed improvement. Detached inventory dropped from 4.68 to 3.77 months, while townhouses improved from 3.31 to 2.74 months. Condo apartments remained a buyer-friendly segment but saw inventory decline compared to April.

Overall, May brought a healthier balance between supply and demand across much of the GTA West. Inventory levels are beginning to tighten in several markets, particularly in Burlington, Milton, and Vaughan, while condo segments continue to offer buyers the greatest selection and negotiating power heading into the summer market.

05/08/2026

April 2026 brought a mixed real estate market across the GTA and surrounding areas, with most cities seeing softer prices, longer days on market, and more balanced conditions compared to last year. While activity hasn’t stopped, buyers are taking more time and becoming more selective, creating opportunities that we haven’t seen in years.

In cities like Toronto, Mississauga, Milton, Brampton, and Vaughan, average sale prices declined year-over-year, with Vaughan seeing one of the largest drops at 12%. Detached homes in several markets also saw noticeable price corrections, especially in Vaughan and Brampton, as inventory continues to grow and competition eases.

At the same time, sales activity remained relatively steady in many areas. Toronto sales were actually up 9% year-over-year, while Mississauga, Burlington, and Oakville also posted increases in units sold. This tells us buyers are still active — they’re just negotiating harder and taking more time before making decisions.

One of the biggest shifts across almost every market was the increase in days on market. Milton jumped 71%, Halton Hills rose 44%, and Burlington climbed 37%. Homes are no longer selling overnight in most neighbourhoods, which means pricing strategy and presentation matter more than ever for sellers.

Not every market softened though. Oakville stood out as one of the few areas where overall average prices increased year-over-year, driven largely by strong detached home sales. Certain townhouse segments in Oakville and Vaughan also showed surprising price resilience despite broader market slowdowns.

Overall, the market is shifting toward more balanced conditions. Buyers finally have more choice and leverage, while sellers need to be realistic with pricing and expectations. As we head deeper into spring, the focus will likely remain on affordability, interest rates, and inventory levels as the market searches for stability.

05/04/2026

April brought a bit of a shift compared to March, with more inventory hitting the market and pricing softening in several areas.

In Mississauga, homes are selling a bit faster than last month, but prices dipped in most segments. Detached and townhomes saw noticeable drops, while condo apartments were one of the few areas that actually increased.

Brampton stayed fairly steady overall. Detached prices slipped slightly again, and condo apartments continue to struggle with high inventory and lower demand. Other segments are holding, but not gaining much ground.

Milton had stronger activity in freehold homes, especially townhomes, which moved quicker. Prices were mixed though—detached held up, while semis, townhomes, and condo townhomes saw some declines. Condo apartments saw a decent price bump.

Oakville was one of the stronger markets this month. Detached homes saw a big price jump, showing continued demand in the higher-end market. Townhomes also did well. Condos, however, are a different story, with high inventory and a sharp price drop.

Burlington leaned more toward a buyer’s market. Inventory is up slightly, but the bigger trend is price declines across almost every property type, even with decent sales activity.

Vaughan followed a similar pattern. More inventory is giving buyers more choice, and prices dropped in key segments like detached and condo townhomes. Standard townhomes were the exception, holding steady with some price growth.

Overall, compared to March, April is showing more supply and softer pricing. Buyers are starting to get more leverage—especially in the condo market—while freehold homes are holding up better in certain areas.

04/29/2026

When people hear the word “foreclosure,” the first thing that usually comes to mind is getting a deal. And to be fair, that’s often what draws buyers in. The idea of picking up a property below market value—especially in a competitive market—can be pretty appealing.

But foreclosures aren’t your typical real estate purchase. There’s opportunity there, no question, but there’s also a different level of risk that a lot of buyers don’t fully think through until they’re already in it.

4/29/2026 By: Francis Middleton The Pros, Cons, and Risks of Buying a Foreclosure Tags: Foreclosure, guide, ontario, gta When people hear the word “foreclosure,” the first thing that usually comes to mind is getting a deal. And to be fair, that’s often what draws buyers in. The idea of picking...