Hamish - EXP Realty

05/12/2026

In my last post, we looked at the numbers for detached homes on the East Side. But what if you are trying to get your foot in the door without stretching your family's finances to the breaking point?
Traditionally, semi-detached and attached homes were viewed as just "starter homes" or stepping stones. But when you actually look at the data for East Saint John over the last few years, a completely different reality emerges.
Let’s break down the real numbers, what they mean, and how you can use them to protect your wallet:
📈 1. Median Sales Price: The True Middle Ground
• The Data: In 2021, the median price for these homes was $110,500. Today, it has surged to $286,000.
• What it means: The "median" is the exact middle of the market. It cuts out the noise of extreme highs and lows to show us what a typical buyer is paying.
• The Market Story: The secret is out. Buyers realize the immense value of living near the commercial infrastructure of the East Side. Buying a semi-detached home isn't a compromise anymore; it is an incredibly powerful vehicle for legacy thinking and wealth creation.
⏳ 2. Average Days on Market (DOM): The Speed of the Market
• The Data: In 2021, it took about 40 days to sell one of these homes. Today, they are gone in just 25 days.
• What it means: This tracks how long a property sits on the market before a contract is signed.
• The Market Story: 25 days is a lightning-fast market. For a buyer, it can feel like a pressure cooker. But my background in banking taught me one absolute truth: we never rush a 30-year financial commitment. We use this data to structure the risk. We get your financing bulletproof early, so when the right house appears, you move with confidence, not panic.
🎯 3. Sale Price to List Price Ratio: The Starting Line
• The Data: In 2021, buyers paid about 99.5% of the asking price. Today, they are paying an average of 112.4% over asking just to secure a home.
• What it means: This compares the advertised price to the final closing price.
• The Market Story: In the semi-detached market, the "List Price" you see online is just a marketing strategy. You need an advisor who strategize your bidding.
🤝 The Bottom Line: Why You Need an Advisor If you are looking at these numbers and feeling overwhelmed, you are not alone. Whether you are a first-time buyer trying to navigate a market selling 12% over asking, or a seller trying to maximize a $286,000 asset, you don't just need someone to unlock the front door for you. You need an advisor.
You need someone who will read the data, look out for your bottom line, and guide you safely through the transaction.
Let's build the relationship today. Send me a message, and let's sit down to map out a strategy that makes sense for you and your future.
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05/12/2026

They say a picture is worth a thousand words, but in real estate, the data tells the real story.
Looking at the East Side of Saint John, it’s easy to see the convenience—the retail hubs, the schools, the easy commutes. But when you look at the numbers for Single-Family Detached homes over the last five years, you see something much more powerful: an economic engine.

I talk a lot about the human side of real estate, but my background in finance taught me that you have to understand the numbers to protect your family's future. Let’s break down exactly what this data tells us about the East Saint John market right now:

📈 1. Median Sales Price: The True Middle Ground

The Data: In 2021, the median price was $177,500. Today, it sits at $319,250.

What it means: The "median" is the exact middle point of all sales—it isn't skewed by one or two million-dollar mansions. It shows what the everyday family is actually paying.

The Market Story: This tells us the East Side isn't just a place to live; it’s a place to build massive equity. This kind of steady appreciation is what we call legacy thinking. Buying here is a long-term investment in a highly stable, heavily invested community.

⏳ 2. Average Days on Market (DOM): The Speed of the Market

The Data: Homes used to take over 40 days to sell. Now, they are moving in about 30 days.

What it means: This is simply how long a house sits active before a buyer secures it.

The Market Story: A 30-day market is fast, and a fast market often causes buyers to panic and sellers to get overwhelmed. But fast doesn't mean we rush. We use this data to structure the risk. We prepare early so that when the right house hits the market, you act with absolute clarity, not desperation.

🎯 3. Sale Price to List Price Ratio: The Starting Line

The Data: In 2021, homes sold for roughly their asking price (101.8%). Today, they are selling for an average of 111.3% of the asking price.

What it means: This compares what a house was advertised for versus the actual closing price on the contract.

The Market Story: The "List Price" in Saint John today is often just a marketing strategy, not the finish line. The market is highly competitive, and buyers are willing to pay a premium to secure a detached home here.

🤝 The Bottom Line: Why You Need an Advisor
Here is the reality: Whether you are a buyer trying to navigate a market where homes sell for 111% of asking, or a seller trying to protect and maximize a $319,000 asset, you don't just need a salesperson to open doors. You need an advisor.

You need someone who can read the market, protect your wallet, and be there and guide you through the emotional highs and lows of the transaction.

Let's build the relationship before you even need to make a move. If you want to know what these numbers mean for your specific situation, send me a message. Let's sit down and run the numbers together—no pressure, just honest guidance.

HamishRealty.ca
Call-506-271-4585

05/09/2026

When I talk to clients navigating a move, they are almost always searching for the same thing: balance.

They want the calm of the coast, but they worry about being too remote. They want to structure a life that doesn’t require a 30-minute dash just to grab a coffee.

That’s what I see at 44 Ocean Drive.

From this peaceful, coastal-inspired spot (that Primary Suite retreat is a masterpiece of calm), you are:

🌅 ~10 Minutes from Uptown: So you can enjoy that city-centre vibrancy, dinner at your favorite spot, or the business district, and be back at your coastal haven in minutes.
🛍️ ~10 Minutes from the East Side: Meaning McAllister Place, major shopping centres, and daily conveniences are always just down the road.

This location isn’t just convenient; it’s thoughtful. It allows you to build a lifestyle where you are connected, not isolated. It's that unique blend of city access and sincere coastal retreat that makes confident decisions easy.

It’s a balance you really need to feel for yourself to truly understand how it can support your long-term goals. I invite you to come and explore 44 Ocean Drive and experience this masterpiece of calm firsthand.

📅 Join Me at the Open House:
Sunday, May 10th | 3:00 PM - 5:00 PM

I want you to leave feeling supported and clear on your next steps. Let's discuss how this home fits into your personal financial journey and personal narrative.

As always, I’m in boardroom discussions, but I’m always just a call away for anyone navigating their own journey. How can I help you find your balance?”

05/06/2026

𝐖𝐡𝐞𝐧 "𝐇𝐨𝐦𝐞" 𝐁𝐞𝐜𝐨𝐦𝐞𝐬 𝐭𝐡𝐞 𝐇𝐚𝐫𝐝𝐞𝐬𝐭 𝐖𝐨𝐫𝐝
There is a moment many New Brunswick seniors reach — usually quietly, often alone — where they look around the home they've lived in for 30 or 40 years and feel two things at once.
Relief that they're still here. And exhaustion from maintaining it.
The garden that used to bring joy now brings guilt. The stairs that never seemed steep now demand attention every single day. The rooms that once echoed with children and noise now feel a little too still.
And yet — leaving feels impossible.
Not because of the market. Not because of the paperwork. But because every corner of that house holds a version of their life they're not sure they're ready to let go of.
That is the real weight of downsizing. And almost nobody talks about it honestly.
When I sit down with seniors who are considering this transition, the conversation rarely starts with square footage or sale prices. It starts with things like:
"We don't even know where to begin sorting through everything."
"We're worried we'll make the wrong financial decision and regret it."
"What if we move and we miss our neighbours, our routine, our sense of belonging?"
These aren't small concerns. They are completely legitimate — and they deserve more than a sales pitch in response.
𝐇𝐞𝐫𝐞 𝐢𝐬 𝐰𝐡𝐚𝐭 𝐈'𝐯𝐞 𝐥𝐞𝐚𝐫𝐧𝐞𝐝 𝐟𝐫𝐨𝐦 𝐭𝐡𝐨𝐬𝐞 𝐜𝐨𝐧𝐯𝐞𝐫𝐬𝐚𝐭𝐢𝐨𝐧𝐬:
𝐓𝐡𝐞 𝐞𝐦𝐨𝐭𝐢𝐨𝐧𝐚𝐥 𝐰𝐞𝐢𝐠𝐡𝐭 𝐢𝐬 𝐫𝐞𝐚𝐥. You are not being sentimental or irrational. You are being human. Forty years of a life lived in one place deserves to be treated with care, not efficiency.
𝐓𝐡𝐞 𝐟𝐢𝐧𝐚𝐧𝐜𝐢𝐚𝐥 𝐜𝐨𝐦𝐩𝐥𝐞𝐱𝐢𝐭𝐲 𝐢𝐬 𝐫𝐞𝐚𝐥. In New Brunswick specifically, understanding land transfer taxes, principal residence exemptions, and the true cost of equity versus senior living isn't simple. Getting this wrong has lasting consequences. Getting it right creates genuine freedom.
𝐓𝐡𝐞 𝐡𝐨𝐮𝐬𝐢𝐧𝐠 𝐠𝐚𝐩 𝐢𝐬 𝐫𝐞𝐚𝐥. The "missing middle" — homes that are smaller, accessible, manageable, but still feel like home — is genuinely hard to find here. Knowing the market deeply matters.
𝐓𝐡𝐞 𝐟𝐞𝐚𝐫 𝐨𝐟 𝐥𝐨𝐬𝐢𝐧𝐠 𝐜𝐨𝐦𝐦𝐮𝐧𝐢𝐭𝐲 𝐢𝐬 𝐫𝐞𝐚𝐥.Your neighbours, your routines, the coffee shop you've been going to for twenty years — these aren't trivial things. They are the invisible architecture of a life well-built.
I'm not just looking at the listing price — I'm looking at the full picture. The tax implications. The equity strategy. The timeline that actually makes sense for your life, not the market's convenience.
But more than the numbers, I've learned that what people need most in this process is someone who will sit down, slow down, and treat this decision with the gravity it deserves.
Not a quick sale. A careful transition.
If you or someone you love is standing in that living room right now — surrounded by decades of life, unsure where to begin — I want you to know something simple:
You don't have to figure this out alone.
Let's have a conversation. Not about selling. About what comes next, and how to get there without leaving the best parts of yourself behind.
📩 DM me, or drop a comment below. I'm here.

05/04/2026

The Millidgeville Semi-Detached and town houses Value Reset: What the 5-year data means for your next move. 📉🏡

Over the last few weeks, I’ve sat down with a lot of clients who are feeling the friction of the current market. Buyers feel like they are constantly getting outbid, and sellers are unsure how to price their homes.

I just pulled the last 5 years of hard data for Millidgeville, and it explains exactly why this is happening. The market hasn’t just shifted—it has established a permanent new baseline.

Here is how the market actually changed, and how we need to structure the risk moving forward:

1. The Inventory Drought
Since 2021, the volume of homes actively trading hands here has dropped by nearly 27%. People love this neighborhood, and they aren't leaving. This absolute scarcity has created a pressure cooker.

2. The New Value Floor
Because of that scarcity, median prices have surged and locked in. We saw the peak in 2022/2024, but prices haven't crashed—they simply stabilized at a much higher floor.

So, what does this actually mean for you today?

👉 IF YOU ARE A BUYER:
The era of lowballing or waiting for a massive "market crash" in Millidgeville is over. The data shows that entry-level and mid-tier homes are currently selling in under 30 days, often for 106% to 113% of their asking price.

Your Strategy: We need to apply legacy thinking. You are buying into one of the most stable, institutional hubs in Saint John. You need to come to the table with a highly aggressive, clean offer and the cash reserves to handle competitive bidding. If we find the right house, we cannot hesitate.

👉 IF YOU ARE A SELLER:
You are holding an incredibly rare, highly liquid asset. But you cannot get lazy. Buyers are decisive, but they are incredibly sensitive to condition and pricing.

Your Strategy: If we overprice your home to "test the market," the data shows it will sit, and buyers will assume something is wrong with it. But if we price it with surgical precision on Day 1, we can trigger the exact bidding environments that are driving those 106%+ sale ratios.

Real estate shouldn’t be a guessing game. It requires a head for numbers, but also an understanding of the human transition you are going through.

If you are planning to make a move this year, don't rely on old advice. Send me a DM. Let’s sit down, look at the math for your specific street, and build a strategy that protects your wealth.

05/04/2026

Millidgeville isn't just another postal code; it is the knowledge, health, and heritage hub of Saint John. Anchored by the Regional Hospital and UNB, it’s a neighborhood where professionals plant deep roots and build long-term wealth. It offers incredible diversity—from perfect starter homes to breathtaking waterfront luxury.

But to protect your investment here, you need to look past the national news headlines and understand the actual local math.

When we sit down to structure the risk of buying or selling, we don't guess. We look at three vital signs. Here is what they actually mean for you:

1. Median Price (Currently $463,950)
What it means: This is the true middle of the market. It strips away the multi-million-dollar waterfront outliers so you can see exactly what a standard family home is actually worth. After a massive surge in 2024, prices have stabilized. Your equity is safe.

2. Days on Market / DOM (Currently 33 Days)
What it means: This is the speed of your transition. For a seller, it tells you exactly how long you need to keep your house perfectly clean. For a buyer, it tells you how fast you need to write an offer. Right now, the 33-day average means the frantic, rushed market of last year has cooled into a balanced, predictable runway.

3. List-to-Sale Ratio
What it means: This is the leverage thermometer. If it's over 100%, buyers are fighting and bidding over asking. If it's under 100%, buyers have the leverage to negotiate.

The Hidden Truth: A Tale of Two Markets
If you look closely at the data, Millidgeville is actually two completely different neighborhoods .

🗓 2025 (Median: $463,950)
🔹 Entry-Level (Below Median): Sold in 21 Days | 108.4% of asking price
🔸 Premium (Above Median): Sold in 45 Days | 97.1% of asking price

🗓 2024 (Median: $462,500)
🔹 Entry-Level: Sold in 18 Days | 116.5% of asking price
🔸 Premium: Sold in 38 Days | 98.0% of asking price

🗓 2023 (Median: $427,500)
🔹 Entry-Level: Sold in 22 Days | 107.3% of asking price
🔸 Premium: Sold in 37 Days | 97.9% of asking price

🗓 2022 (Median: $375,775)
🔹 Entry-Level: Sold in 28 Days | 105.1% of asking price
🔸 Premium: Sold in 49 Days | 98.1% of asking price

🗓 2021 (Median: $384,000)
🔹 Entry-Level: Sold in 34 Days | 101.2% of asking price
🔸 Premium: Sold in 74 Days | 94.2% of asking price

Real estate shouldn't be driven by panic or outdated news. The era of frantic, unpredictable bidding wars is settling into a phase of mature, stable growth.

Whether you want to know exactly where your specific house sits in this data, or you are trying to find the safest entry point to buy, I am here to help you navigate it.

Send me a DM or let’s grab a coffee. I’m always here to translate the numbers and build the relationship or follow for more such market insight.

04/28/2026

There are no words that truly capture what this job means to me — but I'll try.

When someone walks up to me and says "I trust you to help me find my home" — that's not just a business transaction. That's one of the biggest decisions of their life, placed in my hands. And I never, ever take that lightly.
This journey isn't always smooth. There are offers that fall through. Deals that don't work out. Moments where I sit with my clients — not as their realtor — but as their person. The shoulder they can lean on when disappointment hits hard. And I'd do it a thousand times over, because they deserve someone who shows up fully, every single time.
I guide. I fight for them. I put their needs ahead of everything else. Because that's what real trust requires.

But today? Today was the reward.

Watching my clients do their final walk-through... seeing the way their eyes lit up moving from room to room... the quiet moment when it finally sinks in — this is ours — there is absolutely nothing like it. The excitement. The relief. The pure joy on their faces.
And then the keys.
That moment when I place those keys in their hands... my heart is so full it could burst. This is why I do what I do. Not for the sale — for this. For the look on their face. For the life that's about to begin inside those four walls.
To my incredible clients — thank you for trusting me with something so precious. It was an honor to walk this road with you. Wishing you a lifetime of beautiful memories in your new home. 🤍
If you or someone you love is ready to start their journey — I'd be humbled to be your person too.

04/16/2026

For years, the West Side was quietly overlooked while the East Side got the headlines. And right now, the smart money is moving West.

Last week, one of the biggest real estate deals in our city's history quietly closed: 19.94 acres on Manawagonish Road, with a proposed 1,580 apartment units overlooking the Irving Nature Park. Combine that with major national retailers like JYSK recently opening their doors, and a very clear signal is being sent.

This isn't just a development; this is the start of a massive equity cycle. It requires legacy thinking from homeowners and investors alike.

To the West Siders who always knew the value of this community—your instincts were right. The market is finally catching up.

Curious how this 10-year development pipeline impacts the value of your home or your next investment? Let’s grab a coffee and run the numbers. No pressure, just good information.

🎥 Watch the video for the full breakdown.

04/04/2026

🏠 To every immigrant who keeps saying "not yet"... this one's for you.
You left everything behind to build a better life. But somehow, buying a home keeps getting pushed to "someday."
Here's what "someday" is quietly costing you:
📈 While you wait:
→ The same house gets more expensive
→ The down payment you need grows
→ First-time buyer programs may disappear
→ Your mortgage qualification gets harder
💸 Every month you rent:
→ Someone else builds equity
→ Your landlord can sell — and you're forced to move
→ Your rent goes up. Your control goes down.
🔑 Every month you own:
→ Part of your payment builds YOUR net worth
→ A fixed-rate mortgage means stable, predictable payments
→ Your kids have stability — same school, same home, same roots
And here's the part nobody talks about enough:
The psychological cost of waiting.
So many newcomers carry this quiet feeling of being temporary. Like you're just passing through. Homeownership changes that. It gives you pride, confidence, and a long-term mindset you didn't know you were missing.
You don't need a perfect situation. You don't need your dream home on day one. Many newcomers start smart — a duplex, a rental property — build equity and income, and then move into the home they truly want.
In Canada, there are programs specifically designed for first-time buyers:
✅ Tax credits
✅ Lower down payment options
✅ Government incentives
But these programs won't wait forever. And neither will the market.
Your dream home isn't about the hustle. It's about finding the honest, proper way home.
I've been there. I understand the confusion, the paperwork, the fear of making the wrong move. That's exactly why I do this differently.
Let's talk. 📩 DM me or drop a comment below.

03/28/2026

Should you rent or buy? I get asked this more than almost anything else.

The internet will tell you renting is "throwing money away" — or that buying a house is a "terrible investment." Neither is the whole truth.

Before I became a realtor here in New Brunswick, I spent over a decade in banking, credit, and finance. That background shapes how I work with every single client. My job isn't just to sell you a house — it's to help you make the decision that's actually right for your life and your finances.

In this video, I break down:
✅ The real, hidden costs of owning a home (most people miss at least one)
✅ A simple math rule I built specifically for New Brunswick numbers
✅ The honest, behind-closed-doors advice I give my own clients

No hype. No pressure. Just clarity.

If you're sitting with this question right now, this one's for you. 👇

Is renting really "throwing your money away"? Is a house always a good investment? Before you sign a mortgage in New Brunswick, you need to see the real math...