Madelyn Townes Real Estate
CMA
23 Duchess Court
Hamilton, Ontario · L8E 1A4
1968
Year Built
1,279
AG Sq Ft
3 / 2
Bed / Bath
4.93★
Airbnb · 91 Reviews
Why This Property Stands Out
Key Differentiator
Proven Income Suite
A 4.93-star Airbnb with 91 reviews and Superhost status isn't just a suite — it's a business. This opens the buyer pool to investors and income-focused purchasers well beyond owner-occupants.
Key Differentiator
Court Location
Duchess Court delivers low traffic and a quiet street presence — consistently valued by families and harder to find at this price point. It photographs well and sells itself on feel.
Noted
All-Brick · 7 Parking
Solid brick signals durability and buyer confidence. Seven parking spaces — including garage and room for a trailer or boat — is rare and practical at this price point.
Active Income Suite — Airbnb
Kentley Guest Suite
Currently operating as a licensed Airbnb guest suite (lower level). Hosted by Megan — a Superhost with 3 years of hosting and 91 verified reviews. Self-contained with in-suite laundry, a kitchenette, and a separate entrance. A genuine income-generating asset that broadens the buyer pool significantly.
4.93★
Guest Rating
91
Reviews
Top 1%
Ranked Listing
Superhost
Host Status
Market Snapshot — Hamilton East / Kentley
$655K
Median Sold Price
97.2%
Median Sale / List
17 days
Median DOM (Sold)
14
Comps Analysed
Comparable Listings
57 Gainsborough Road
4 bed / 2 bath · 1,103 sqft
List Price
$549,900
Sold Price
$540,000
Sale/List
98.2%
83 Riverdale Drive
3 bed / 2 bath · 1,102 sqft
List Price
$649,000
Sold Price
$575,000
Sale/List
88.6%
123 Woodman Drive N
3 bed / 1+1 bath · 1,240 sqft
List Price
$649,000
Sold Price
$625,000
Sale/List
96.3%
156 Kentley Drive
3 bed / 2 bath · 1,091 sqft
List Price
$719,900
Sold Price
$685,000
Sale/List
95.2%
90 Pottruff Road N
4 bed / 2 bath · 1,151 sqft
List Price
$699,000
Sold Price
$685,000
Sale/List
98.0%
45 Rivercrest Road
4 bed / 2 bath · 1,079 sqft
List Price
$699,000
Sold Price
$690,000
Sale/List
98.7%
Sold Averages
Avg List
$660,967
Avg Sold
$633,333
Sale/List
95.8%
66 Highridge Avenue
4 bed / 1+1 bath · 1,107 sqft
List Price
$619,500
$/Sqft
$560
6 Cavalier Court
3 bed / 1+1 bath · 1,112 sqft
List Price
$709,900
$/Sqft
$638
85 Kenora Avenue
5 bed / 2 bath · 1,095 sqft
List Price
$724,900
$/Sqft
$662
197 Craigroyston Road
4 bed / 2 bath · 1,152 sqft
List Price
$729,000
$/Sqft
$633
15 Fairington Crescent
3 bed / 2+1 bath · 1,930 sqft
List Price
$819,900
$/Sqft
$425
128 Nugent Drive
4 bed / 2+1 bath · 1,383 sqft
List Price
$839,900
$/Sqft
$607
15 Talia Court
5 bed / 3+1 bath · 2,536 sqft
List Price
$986,000
$/Sqft
$389
Active Averages
Avg List Price
$775,586
Avg DOM
24 days
What the data shows: Active listings are priced $619K–$986K. Everything that actually sold closed between $540K–$690K. The market has drawn a ceiling — buyers already know where it is.
11 Sandlyn Court
3 bed / 1+1 bath · 1,035 sqft
List Price
$769,000
$/Sqft
$743
Where the Market Has Drawn the Line
$775K
Active avg list
$633K
Sold avg
$142K
Gap
~$690K
Effective ceiling
Sold / pending
Conditional
Active listings
The dashed line marks the effective buyer ceiling at $690K — the highest price any buyer has actually paid in this neighbourhood. Every active listing above it is sitting unsold. The data is drawing the line; buyers already know where it is.
Recommended List Price
Conservative
$669,900
Traffic driver · invite competition
Recommended
$699,900
Accounts for income suite premium
Aggressive
$720,000
Requires strong condition + presentation
The Plan
01
Visibility
Pre-market content drops before MLS launch — Reels, teaser content, and neighbourhood context to build momentum before day one.
02
Presentation
Professional photography and listing copy that leads with the income suite, court location, and all-brick construction.
03
Smart Pricing
The buyer ceiling is $690K. Pricing at $699,900 tests the income premium while staying within reach of the buyers who are actually transacting.
04
Full Exposure
Listed on Cornerstone Association of REALTORS® and TRREB for maximum Golden Horseshoe buyer pool coverage from day one.
What Happens When You Price Wrong
In this neighbourhood, 17 days is the median for sold listings. Properties that sold fast priced right from day one. The ones sitting are chasing the market down — each week that passes costs you leverage, not just time.
Priced Right From Day One
Day 1–7
Maximum buyer attention. Fresh listing energy. Serious buyers move in the first week.
Day 7–21
Showings convert. Offers arrive. You negotiate from strength.
Result
45 Rivercrest: 10 days, sold at 98.7% of list. 57 Gainsborough: 6 days, sold at 98.2%.
Overpriced — Chasing the Market
Day 1–30
Low showings. Buyers sense something is wrong. The listing goes stale.
Day 30–74+
Price reductions begin. Each cut signals desperation. Buyers lowball.
Result
197 Craigroyston: 74 days active and sitting. 83 Riverdale sold at only 88.6% of list.
6 days
Fastest sale — priced right
95.8%
Avg sale/list — sold comps
74 days
Longest active — still sitting
What Happens Next
1
Choose Your Go-Live Date
We pick the date together — pre-market content drops first to build buzz, then your listing goes live on a day that maximizes early momentum.
2
Prep & Photography
Professional photos, declutter recommendations, and content that showcases the suite, court lot, and all-brick exterior to their full advantage.
3
MLS Launch + Full Exposure
Your listing is posted on both Cornerstone Association of REALTORS® and TRREB for maximum visibility across the entire Golden Horseshoe buyer pool.
4
Negotiate & Close
I handle all offer negotiations, conditions, and closing coordination — keeping you informed at every step and protecting your position through to completion.
Should You Sell Now?
Reasons to List Now
Spring is the strongest window
Historically, April–June produces the most buyer activity and the fastest sales in Hamilton. You're entering that window now.
Rates are not going lower
The BoC has held at 2.25% since December 2025. All major banks forecast a hold or mild hike through 2026 — the rate relief buyers were waiting for is already priced in.
Inventory is rising fast
2,173 new listings hit Hamilton in January alone — up sharply year-over-year. More supply is coming. Being first to market matters more each month you wait.
Your Airbnb income is a differentiator today
Short-term rental regulations are tightening in many markets. An established, Superhost-rated operation commands attention now — that positioning only gets harder to defend over time.
Mortgage renewal wave is coming
33% of Canadian mortgages renew in 2026 from ultra-low rates. Payment shock will push more sellers to market — competing with those forced sellers is not a position you want to be in.
Reasons to Wait
Market is balanced, not hot
This is not 2021. Buyers have leverage, DOM is 36–54 days, and sale-to-list ratios average 95–97%. You won't attract a bidding war by luck alone — execution matters.
Prices are flat, not recovering
Hamilton's average sold price is down ~3% year-over-year. CMHC projects flat prices through 2026 with only modest recovery in 2027. Waiting for appreciation is not a strategy this year.
If you need to buy in the same market
If you're selling to buy something else locally, the conditions cut both ways. A slower market to sell in is a slower market to buy in — the trade-off is more neutral than it feels.
Property needs significant work
If the suite or the main home require meaningful investment before listing, time spent on preparation can yield a better return than rushing to market. Every decision should be case-specific.
Hamilton Market — Next 12 Months
The rate cuts are behind us. The BoC has held at 2.25% since December 2025 and all major Canadian banks — RBC, TD, BMO, CIBC, and Desjardins — forecast a hold through the end of 2026, with possible modest hikes in 2027. Buyers waiting for lower rates got them. What happens next depends on which of three scenarios plays out.
Scenario A
Soft Recovery
Trade uncertainty fades, pent-up demand releases, sales volume rises 3–5% by late 2026. Prices stabilize and begin modest recovery into 2027. Family-sized detached homes — like this one — lead the rebound. Best case for sellers who wait.
Scenario B
Flat & Balanced
Most likely scenario per CMHC. Prices hold roughly flat through 2026 as inventory absorbs. Sales improve marginally. Buyers remain cautious. Well-priced, well-presented homes sell — everything else sits at 54+ days. Base case — execution determines outcome.
Scenario C
Further Softening
Tariff escalation, mortgage renewal shock, or rising unemployment pushes more sellers to market. Inventory climbs past 4 months supply. DOM extends. Buyers push harder on price. Worst case — more competition, less leverage.
What This Means for 23 Duchess Court
The consensus is clear: rates are not going lower in 2026, and the buyers who were waiting for relief have already adjusted. What's changed is buyer confidence — not rate relief. The window where your Airbnb suite is a genuine differentiator, where inventory hasn't yet swelled further, and where spring buyer demand peaks is right now. By late 2026, the mortgage renewal wave hits, more investor-owned properties list, and the supply picture gets harder. Scenario B is the base case — flat prices, balanced market, execution-dependent outcomes. In that environment, the sellers who win are the ones who price right, present well, and go to market before the crowd.
Madelyn Townes
RE/MAX Escarpment Realty Inc.
1595 Upper James St, Hamilton, ON L9B 1K8
Direct 905-921-7487 · Office 905-575-5478
madelyn@madelyntownes.com · madelyntownes.com
1595 Upper James St, Hamilton, ON L9B 1K8
Direct 905-921-7487 · Office 905-575-5478
madelyn@madelyntownes.com · madelyntownes.com
Information deemed reliable but not guaranteed. Data sourced from Cornerstone Association of REALTORS® / MLS® System. Prepared by Madelyn Townes, Salesperson — RE/MAX Escarpment Realty Inc. · April 1, 2026. Unauthorized reproduction or distribution prohibited.