November 2025

November is traditionally the last active month of Hamilton’s real estate calendar before the market quiets through December. The November 2025 data reflects a market that has now been in correction territory for the better part of two years — sales continue to run well below long-term trends, inventory remains elevated, and prices are down across every property category year over year. But the numbers also show some signals worth paying attention to heading into 2026, particularly for buyers who have been sitting on the sidelines waiting for the right moment.

Here is a straight read of what happened in Hamilton in November 2025.

November 2025 at a Glance — The Key Numbers

Hamilton recorded 414 residential sales in November 2025, a decline of 15% from November 2024. New listings came in at 821 — down 5.7% year over year — while total inventory sat at 2,241 active listings, up 13.4% from the same month last year. The sales-to-new-listings ratio was 50%, and months of supply reached 5.41 — up 33.3% year over year and firmly in buyer’s market territory.

The average residential sale price in November was $746,377, down 5.2% from November 2024. The median sale price was $680,000, down 6.5%. Homes sat on the market for an average of 49.8 days — up 23.8% year over year — meaning sellers are waiting longer for offers than at any comparable point in recent memory.

The overall benchmark price as of November stood at $688,300, eight percent lower than last year and down nearly five percent year to date.

November 2025 by Property Type

The correction continued to be felt unevenly across property categories in November, with the non-detached segments taking the hardest hits.

Detached homes showed the most resilience, with 305 sales — down just 1.3% year over year. The average sale price for detached homes was $818,353, down 7.1%, while the median was $750,000, down 5.1%. Months of supply for detached homes at 4.49 is elevated but more manageable than the other categories.

Semi-detached homes saw a steep sales decline of 34.8% year over year — from 23 to 15 sales. Average price was $501,927, down 24.6% year over year, though the thin November volume means this figure is more volatile than in higher-activity months.

Row homes (townhouses) fell 37.6% in sales — from 101 to 63. Average price was $632,903, down 8.9%, and median was $640,000, down 7.2%. Months of supply at 6.48 indicates significant buyer leverage in this category.

Apartments saw the most dramatic correction. Sales fell 41.5% year over year — from 53 to 31. Average price was $387,113, down 20.5% year over year, and the benchmark price for apartments came in at $393,700 — down 12% year over year. Months of supply at 10.9 reflects deeply buyer-leaning conditions in the condo segment. This is consistent with the broader trend throughout 2025 where apartment-style properties faced the most persistent pricing pressure of any category.

Benchmark Prices by Property Type — November 2025

The benchmark price data gives the cleanest picture of where values sit for a typical home in each category.

Detached homes: $769,200, down 8% year over year.

Semi-detached homes: $681,700, down 7% year over year.

Row homes: $585,900, down 8% year over year.

Apartments and condos: $393,700, down 12% year over year.

The apartment benchmark decline of 12% is the most significant of any category and has been consistent throughout 2025. For context, the year-to-date average benchmark price across all residential properties was $718,708 — down approximately 5% from 2024 — which tells you the full-year correction is less severe than the most recent monthly data suggests. The steeper declines in November reflect seasonal composition effects as well as the ongoing softness in the non-detached segment.

What the Numbers Look Like by Neighbourhood

Hamilton’s November data varies considerably by district, and as always the city-wide average tells only part of the story.

At the top end, Flamborough averaged $1,273,077 in November — up 8.9% year over year, though this reflects a very small number of transactions. Ancaster averaged $1,052,143, down just 3.5%, with months of supply at 6.29. Dundas averaged $871,777, up 4% year over year.

Hamilton Mountain was one of the stronger performing districts in November — 121 sales, up 3.4% year over year, with an average of $684,368 and months of supply at just 3.88. For a November, that is relatively tight. Stoney Creek averaged $866,873 with 53 sales, up slightly year over year.

Hamilton Centre averaged $515,877, down just 1.8% — a relatively modest year-over-year decline for the city’s entry-level district. Hamilton East averaged $562,578, down 14.6% — the steepest district decline in November — though this reflects the mix of properties sold rather than a structural collapse. Hamilton West’s small volume of 20 sales makes its $753,300 average (+9.2%) statistically unreliable for trend analysis.

Waterdown and Glanbrook both showed notable year-over-year price declines — Waterdown at -13.6% and Glanbrook at -6.1% — while inventory in both areas continues to rise relative to sales volume.

Year-to-Date Context — Where 2025 Stands Through November

With one month remaining in 2025, the full-year picture is becoming clear. Through November, Hamilton recorded 5,311 total residential sales — down 8.8% from the same period in 2024, and well below long-term averages.

The year-to-date average sale price through November was $780,353, down 3.4% from 2024. The median year-to-date price was $709,000, down 3.5%. Average days on market year to date was 38.3 days — up 20% from 2024. Months of supply averaged 4.6 year to date, up 38.5% from the prior year.

By property type year to date: detached homes averaged $859,223 (-4.7%), semi-detached $658,683 (-4.1%), row homes $669,063 (-3.8%), and apartments $443,545 (-7.9%). Apartment-style units have seen the most sustained price pressure throughout 2025, consistent with what the monthly data has shown since the spring.

New listings year to date totalled 13,068 — up 6.4% from 2024 — which is the primary reason inventory has remained elevated. More supply meeting softer demand is the structural story of 2025 in Hamilton.

What This Means for Hamilton Buyers

For buyers, November 2025 represents conditions that have not been this favourable since before the 2020 pandemic surge. Months of supply at 5.41 overall — and significantly higher in the apartment and row home segments — means buyers have time, options, and negotiating leverage that simply did not exist in 2021 or 2022.

The $600,000 to $799,999 price bracket continued to dominate November sales — the largest single bracket by volume — which is where most Hamilton detached and semi-detached inventory sits. Under $500,000 activity picked up notably relative to 2023 and 2024, reflecting the continued softness in the condo and apartment segment bringing entry-level pricing down.

Buyers who are financially ready, pre-approved, and clear on their criteria are in the strongest position they have been in years. The question is no longer whether conditions favour buyers — they clearly do — but whether the conditions will persist into 2026 or whether tightening inventory begins to reduce that leverage through the spring market.

Browse current MLS listings across Hamilton, Ancaster, Stoney Creek, and Burlington to see what is available at current price levels.

What This Means for Hamilton Sellers

For sellers, November’s data reinforces the consistent message of 2025: pricing accurately from day one is the single most important factor in achieving a successful sale. With 49.8 average days on market and months of supply above 5, buyers are not in a hurry and they have options. Homes that entered November overpriced sat, accumulated days on market, and either reduced or sold for less than they would have at a realistic price from the start.

The detached home segment showed the most stability in November — sales essentially flat year over year and months of supply at 4.49, which is the tightest reading of any category. Well-priced detached homes in Hamilton’s established neighbourhoods are still moving. The apartment and row home segments are where seller expectations need the most significant recalibration relative to 2022 and 2023 peak levels.

As the market moves toward the end of 2025 and into the spring 2026 cycle, sellers who are thinking about listing should be planning their pricing strategy based on November and December 2025 comparable sales — not what similar homes sold for a year or two ago.

Frank’s free home evaluation gives you a current, accurate picture of what your Hamilton home would realistically sell for in today’s market.

Looking Ahead — What November Sets Up for December and Early 2026

November’s data sets up a December and early 2026 that will be worth watching closely. The inventory that built through 2025 begins to naturally thin in December as sellers pull listings over the holiday period. January then provides the first clean read on 2026 demand.

The signals to watch heading into the new year: whether the rate environment shifts meaningfully enough to bring buyers who have been sitting on the sidelines back into the market; whether new listing volumes in January and February 2026 continue the modest decline trend that appeared in November; and whether the apartment and row home segments, which bore the brunt of 2025’s correction, begin to show any signs of stabilisation as affordability improves.

The year-to-date data through November shows 2025 will close as one of Hamilton’s lowest-volume years since 2010, with benchmark prices returning to approximately 2021 levels. For buyers, that represents a genuine opportunity. For sellers, it represents a market that rewards preparation, realistic pricing, and the right agent.

Frank Lombardo covers Hamilton, Ancaster, Stoney Creek, Burlington and the surrounding area. If you have questions about what the November numbers mean for your specific neighbourhood or property, reach out directly.

Call or text: 905-730-2747