Property Review & Market Analysis · April 2026
11 Fairholt Road N
Hamilton, Ontario · Gibson / Stipley
Prepared by Madelyn Townes · RE/MAX Escarpment Realty Inc. · April 13, 2026
Subject Property
A substantive home in
central Hamilton
11 Fairholt Road N is a 2.5 storey detached home in the Gibson/Stipley neighbourhood — one of Hamilton's older established urban corridors, close to transit, schools, downtown, and St. Joseph's Healthcare. The property offers a genuine in-law suite configuration with a fully finished basement, separate side entrance, 3 bedrooms above grade plus a finished attic level, and 6 parking spaces across a detached triple-car garage and driveway.
The fundamentals of the property are strong. The challenge is that it was purchased at the peak of an exceptional and unrepeatable market cycle in 2021, and the current sale environment is materially different. This analysis is intended to give you an accurate and complete picture of where things stand, what the market will actually support, and what your options are.
Ownership Timeline
Where this property
has been
Understanding this property's history is important context for any decision going forward. The 2021 purchase occurred during an extraordinary 12-month period in Hamilton real estate — one driven by pandemic-era demand, rock-bottom rates, and a mass migration of Toronto buyers into secondary markets. That window is closed. What followed was one of the fastest market corrections in the region's recorded history.
Neighbourhood Market Conditions
What the Gibson/Stipley
market looks like right now
The Gibson/Stipley corridor is an active but price-sensitive urban market. With 21 active listings, 25 recently closed sales, and 7 pending transactions across a 53-listing pool, there is meaningful supply and consistent — if modest — buyer activity. The average sale-to-list ratio of 96.3% tells you buyers are negotiating, but properties are selling. The median sold price of $445,000 and median DOM of 32 days reflect a functioning market, not a frozen one.
The inventory range is wide — $409,900 to $1,049,000 active, with closed sales running $290,000 to $625,000. The gap between what sellers are asking and what buyers are paying is most pronounced at the higher end of the active range, where several listings have been sitting 150+ days. Properties priced accurately for their product type are moving. Properties priced aspirationally are not.
The critical data point for this property: only a small number of closed sales in the dataset approach the $700K+ range — and those are typically larger multi-unit or exceptional condition properties. 4 Madison sold at $545,000 (109% of list) in February 2026 — a 5-bed, and it was priced at $499,999 to create competition. That is the ceiling behaviour the data supports.
Pricing Analysis
What this property
will actually sell for
Pricing this property honestly requires separating the purchase price from the current market reality. The 2021 purchase at $785,000 occurred at the absolute peak of a cycle that has since corrected significantly. Today's market in Gibson/Stipley does not support anything close to that number for a property of this type and configuration.
The most relevant data is the closed sale range for 3–5 bedroom detached homes in this neighbourhood: $395,000 to $625,000, with the majority clustering between $430,000 and $565,000. This property's advantages — in-law suite, 6 parking spaces, 1,740 AG sqft, separate entrance, and multi-level configuration — place it at the upper end of that range. Pricing beyond that runs into buyer resistance and extended days-on-market that ultimately costs more than it gains.
Positions at the active median for the neighbourhood, generates maximum qualified buyer interest, and invites competition. Fastest path to a clean transaction. At 96–97% SP/LP this yields approximately $530,000–$535,000 sold.
Reflects the in-law suite value, the parking premium (6 spaces is rare), and the square footage advantage over most neighbourhood stock. Positions above the median but below the ceiling. Most defensible combination of return and days-on-market.
Approaches the top of what the closed sale data supports in this neighbourhood. Requires excellent presentation, professional staging, and the right buyer. Carries meaningful risk of sitting and requiring a price reduction — which costs more than starting lower.
Key Comparables
What buyers have
actually paid
The full comp pool for this neighbourhood runs to 53 listings. The table below focuses on the most relevant transactions — larger detached homes with in-law suite capability, multiple bedrooms, or comparable square footage. These are the properties that define the ceiling for 11 Fairholt.
| Address | Status | Beds | Baths | AG SqFt | List Price | Sold Price | Sale/List | DOM | Note |
|---|---|---|---|---|---|---|---|---|---|
| 11 Fairholt Rd N | Subject | 3+1 | 2.5 | 1,740 | $589,900 | — | |||
| 114 Chestnut | Sold | 3 | 2 | 1,285 | $625,000 | $625,000 | |||
| 98 Birch | Sold | 4 | 2+1h | 1,618 | $594,900 | $585,000 | |||
| 191 Stirton | Sold | 3 | 1 | 1,745 | $615,000 | $570,000 | |||
| 4 Madison | Sold | 5 | 2 | 1,610 | $499,999 | $545,000 | |||
| 161 N Connaught N | Sold | 3 | 2 | 1,150 | $589,900 | $565,000 | |||
| 20 Senator | Pending | 5 | 3+1h | 1,630 | $549,900 | $558,000 | |||
| 82 Rosemont | Sold | 4 | 2+1h | 1,038 | $549,900 | $530,000 | |||
| 15 Barnesdale N | Active | 5 | 3+1h | 1,736 | $899,900 | — |
Buyer Profile
Who will buy
this property
Understanding who buys this home shapes how it gets marketed, what gets photographed, and how offers get positioned. 11 Fairholt is not a typical starter home and not a typical investor play — it sits between those categories in a way that, when marketed correctly, reaches a specific and motivated buyer.
Rental Market Analysis
What the rental market
supports today
The property was leased at $3,350/month in 2022 — a figure that reflected a rental market absorbing displaced buyers who could no longer purchase due to rising rates. That rental market has since normalized. Current lease data for comparable properties in this neighbourhood suggests a re-rental would be supported at $3,200–$3,300/month for the full house, though the data indicates it is possible the market could support slightly less depending on condition, timing, and competition.
The most directly comparable rental in the dataset is 23 Fairholt N — a 5-bed, 2.5-bath property on the same street — which leased at $3,300/month in February 2026. That single data point is the strongest anchor for what this property can command. The broader lease comp pool shows a range of $1,800–$3,400 for the neighbourhood, with the majority of closed leases transacting between $2,300 and $2,700.
| Address | Status | Beds | Baths | Listed | Leased | DOM | Note |
|---|---|---|---|---|---|---|---|
| 23 Fairholt N | Leased | 5 | 2.5 | $3,400 | $3,300 | ||
| 15 Arthur N | Leased | 6 | 3 | $3,200 | $3,200 | ||
| 708 Wilson | Leased | 3 | 1 | $2,700 | $2,700 | ||
| 163 Connaught N | Leased | 3 | 2 | $2,300 | $2,250 | ||
| 41 Somerset | Leased | 3 | 1.5 | $2,400 | $2,300 | ||
| 21 Fullerton | Leased | 3 | 1.5 | $2,500 | $2,400 | ||
| 189 Lottridge | Pending | 3 | 1 | $2,500 | $2,500 | ||
| 691 Wilson | Active | 5 | 2.5 | $3,495 | — | ||
| 95 Sanford N | Active | 3 | 2 | $2,100 | — |
Interest Rates & Renewal Context
What the rate environment
means for your renewal
The Bank of Canada's policy rate has moved from its 2023 peak of 5.0% to 2.75% as of March 2026. This represents meaningful relief for variable-rate holders and has improved the qualifying environment for buyers — which is relevant to your sale if you choose to list.
However, if your mortgage was originated in 2021 at a fixed rate of approximately 1.5%–2.5%, the renewal at today's rates represents a significant payment increase regardless of how much rates have come down from their peak. The carrying cost gap between what you were paying and what you will pay at renewal is the central financial pressure point driving this decision.
What this means practically: Before making any decision, speak with your mortgage broker or bank about the specific renewal terms being offered and what your monthly payment will be at renewal. That number is the clearest input into whether holding with a tenant covers enough of your carrying cost to make continued ownership viable — or whether the payment increase makes a sale the more sustainable path.
Your Options
Three paths forward,
honestly assessed
There is no universally right answer here. Each path has merit depending on your financial position, your renewed carrying cost, your timeline, and your risk tolerance. What follows is a straightforward assessment of each option based on the data available.
- Removes the carrying cost burden and mortgage renewal pressure entirely
- Frees equity — even at $545,000–$560,000 net, that is meaningful capital to redeploy
- Spring 2026 is a functional selling window — buyer activity is present
- Eliminates landlord responsibilities and vacancy risk
- The loss is real — a sale today likely crystallizes a significant gap from the 2021 purchase price
- Selling into a weak market after holding through the correction maximizes the realized loss
- Rental income at $3,200–$3,300 partially offsets the renewed mortgage payment
- 23 Fairholt N leased at $3,300 in Feb 2026 — that comparable is strong and recent
- Avoids crystallizing the loss — preserves the option to sell into a stronger future market
- Hamilton real estate has historically appreciated over longer time horizons
- The gap between rental income and renewed carrying costs may still be negative monthly cash flow depending on your specific renewal rate and balance
- Landlord responsibilities, vacancy risk, and maintenance costs continue
- No guarantee of when the market recovers to a level that changes the sale math meaningfully
- Basement unit at $1,600–$1,700/month meaningfully reduces net carrying cost
- Removes the landlord complexity of a full-house rental
- Owner-occupied properties tend to be better maintained and more marketable when you do decide to sell
- Only viable if your current housing situation allows for it
- Still requires carrying the renewed mortgage at today's rates
- Selling while owner-occupied may require a longer lead time to coordinate vacancy
This market analysis has been prepared by Madelyn Townes, Salesperson, RE/MAX Escarpment Realty Inc., Brokerage. All comparable data sourced from Cornerstone Association of REALTORS® MLS® System as of April 13, 2026. Rental data sourced from Cornerstone Association of REALTORS® residential lease listings. Information deemed reliable but not guaranteed. All prices and market conditions are subject to change. This report does not constitute a formal appraisal or legal or financial advice. Mortgage rate information is approximate and subject to lender qualification, terms, and conditions. © 2026 Madelyn Townes Real Estate.