Burlington Houses for Sale

What kinds of houses does Burlington have?

Burlington's detached homes fall into four groups. Along the lake, Shoreacres, Roseland and the older streets of downtown Burlington have large mature lots and a mix of original post-war homes and new custom builds. Through the middle of the city, Brant Hills, Tyandaga, Mountainside, Palmer and Appleby are 1960s-80s neighbourhoods of side-splits, back-splits and two-storey homes, many now being updated. In the north, Headon, Orchard and Alton have 1990s-2010s homes on smaller lots near the 407. Beyond the urban area, rural Burlington offers acreage, escarpment views and country properties. Semi-detached homes are a small part of the market. If a house is more than you need, see Burlington condo townhouses.

What should I know about Burlington's lakeside neighbourhoods?

Shoreacres and Roseland sit in the city's southeast, near the lake. Many buyers look here for detached homes. You'll find large lots, mature trees and quiet streets. Some homes sit right on the lake, and there are schools nearby. Many of the first homes here were built in the 1950s and 1960s. Buyers often buy them for the lot, tear them down and build new. If you plan to rebuild, check what the zoning (the city's rules for each lot) allows before you buy.

Conservation Halton is the local agency that protects creeks and the shoreline. It controls building near the lake and near creeks. You may need its permit for an addition, a pool or work on the shore. Get the flood and erosion maps for the exact lot. Ask about the state of any wall or barrier that protects the shore. The owner pays to repair it. Downtown Burlington's older detached homes offer a similar lakeside life on smaller lots. You can walk to Brant Street and the waterfront.

What changes when buying a rural property in north Burlington?

North of Dundas Street and Highway 407, Burlington turns into countryside. The Greenbelt, a protected band of farms and nature, covers this land. So does the Niagara Escarpment Plan, which protects the ridge. Rural homes offer space, privacy and escarpment views. But you'll need to check different things before you buy.

Most rural homes use a private well for water. They also use a septic system, a tank and drain bed in the yard that treats waste. Make your offer conditional on tests of the well water for safety and flow. Add a septic inspection, and find out how old the tank and bed are.

Some homes sit in the Niagara Escarpment Commission's development control area. The NEC is the agency that runs the Escarpment Plan. Inside that area, most new buildings, additions and site changes need an NEC permit. You'll need City approvals too. Severances, which split one lot into two, are tightly limited. Heat may come from propane or oil. That means a tank inspection and a question for your insurer. Commute times, internet options and winter road clearing also matter more than in the city. Some lenders treat rural homes differently, so get pre-approved for the exact property.

What should I check before making an offer on a Burlington house?

Book a professional inspection. Focus on the costly items: roof, windows, furnace and air conditioning. Add the electrical panel, plumbing, foundation and drainage. On a 1960s-80s home, ask about aluminum wiring and the original windows. Also ask about the sewer line to the street.

Drainage needs extra care in Burlington. The August 2014 storm flooded basements across the city, so ask the sellers about any past water. Look for a backwater valve, which stops sewer water from backing up, and a sump pump. Check the grading and downspouts too. Halton Region offers a subsidy toward flood-protection plumbing.

Ask whether past renovations and basement finishes had permits. Look at the survey for easements (rights others have to use part of the land) and encroachments (things that cross the lot line). Get a home insurance quote before your offer is firm. Past claims or flood risk can raise the cost. Our home inspection guide explains what's covered and what isn't.

What does it cost to buy and own a house in Burlington?

At closing, you'll pay the provincial land transfer tax. Burlington has no city land transfer tax. First-time buyers can apply for a refund. Our land transfer tax calculator does the math. Add legal fees, title insurance and property tax adjustments. Above the insured-mortgage cap, the minimum down payment is 20%.

Each month, budget for the mortgage, property tax, insurance, utilities and upkeep. Property tax is your MPAC assessment times the tax rate. MPAC is the agency that sets home values for tax. The rate combines the City of Burlington, Halton Region and education rates. For an older home, set aside more for roofs, windows, trees and systems near the end of their life. Ask whether the water heater or furnace is rented, since the contract passes to you. Rural buyers should add well and septic upkeep and heating fuel. Our closing costs guide covers every one-time cost.

Can I add a unit or renovate a Burlington house?

Ontario law allows additional residential units on most city lots. These are extra homes on the same property. So many Burlington houses can add a basement apartment. Where the lot allows, some can add a garden suite in the yard.

Whether a home qualifies depends on its zoning, lot size and parking. It also has to meet the building code for ceiling height, exits and fire separation. Check with the City of Burlington's zoning and building staff before you count on it. Don't rely on a listing that says "income potential."

For renovations and additions, the zoning by-law sets how close you can build to the lot lines. It also limits how much of the lot you can cover and how tall you can build. Near creeks and the lake, Conservation Halton may also have a say. If the home already has a basement apartment, confirm it was built with a permit. A unit without a permit can affect insurance, financing and resale. For a larger rebuild on a mature lot, get a planner's opinion before your offer is firm.

Are house prices falling in Burlington?

The live counts and price ranges at the top of this page update with every MLS® sync. The Burlington detached home market report tracks monthly sold prices. It also shows sale-to-list ratios and the change from last year. Burlington's detached homes range from modest 1960s houses to lakefront estates and rural acreage. So the mix of homes that sell in a month can move the city average more than the market does. Compare medians over several months. Look at the figures for the neighbourhoods you're considering. News stories often report Halton or GTA-wide numbers that include condos and other cities. For negotiating, watch months of inventory. That's how long it would take to sell all current listings at today's pace. More supply gives buyers more time, more choice and more room for conditions.