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COMPARATIVE MARKET ANALYSIS 770 Millgrove Side Road, Flamborough

SUBJECT PROPERTY 770 Millgrove Side Road Flamborough, ON L0R 1V0

EXCLUSIVELY FOR: CHRIS + WENDY MCNALLY, JENN MCNALLY RESEARCHED AND PREPARED BY: DEBORAH BROWN

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

Minimums and Maximums A summary of key property attributes in this analysis.

Listing Price between $4,999,900 and $11,950,000 Selling Price at $5,300,000

0-8 Beds 0-7 Baths 0-2 Half Baths 0 to 6,226 Square Feet $963.68 to $4,071.55 per Square Foot $1,144.71 per Sold Square Foot Year Built between 1860 and 2015

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Days On Market The number of days each property has been listed on the market.

485 CONCESSION 5 Rd 25

437 6TH CONCESSION Rd

561 7TH CONCESSION Rd

573 PARKSIDE Dr

1046 CONCESSION 6 W Rd

1453 MILBUROUGH Li

151

1748 CENTRE Rd

170

302 CARLISLE Rd

1748 BROCK Rd

407

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

100

150

200

250

300

350

400

450

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

List Price, Sale Price, and Days on Market List price, and sale price of sold listings, with the number of days each property has been listed on the market. 0K

2,000K

4,000K

6,000K

8,000K

10,000K

12,000K

5,999,900 485 CONCESSION 5 Rd 25 4,999,900 437 6TH CONCESSION Rd 40 11,950,000 561 7TH CONCESSION Rd 55 6,300,000 573 PARKSIDE Dr 58 6,999,000

1046 CONCESSION 6 W Rd

86 5,495,000

1453 MILBUROUGH Li 151 4,999,999 1748 CENTRE Rd 170 6,499,000 302 CARLISLE Rd

5,300,000 57 5,000,000

1748 BROCK Rd 407 0

100

List Price Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

150

200

250

300

Days on Market

Sale Price

350

400

450

DaysOnMarket

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Brief Summary of Comparable Properties A brief summary of the subject and comparable properties in this market analysis . Status: Active Address

Listing ID Sub Type

770 Millgrove Side Road

Agricultural with House

SqFt

Beds Baths

3,871

3/1

L/S Price

Status Dt

DOM

485 CONCESSION 5 Road

40778472 House

6,226

7/1

$5,999,900

10/11/25

437 6TH CONCESSION Road

40773941 Agricultural (With House)

5,051

1/1

$4,999,900

9/26/25

561 7TH CONCESSION Road

40768843 Agricultural (With House)

2,935

3/0

$11,950,000

9/11/25

573 PARKSIDE Drive

40766682 Agricultural (With House)

2,785

2/1

$6,300,000

9/8/25

1453 MILBUROUGH Line

40738597 Agricultural (With House)

1,716

3/0

$5,495,000

6/7/25

151

1748 BROCK Road

40649360 Agricultural (With House)

0/0

$5,000,000

9/24/24

407

3,118.76

3/1

$6,624,133

Average

123

Status: Closed Address

Listing ID Sub Type

770 Millgrove Side Road 302 CARLISLE Road

Agricultural with House 40721312 Agricultural (With House) Average

SqFt

Beds Baths

L/S Price

Status Dt

DOM

6/20/25

3,871

3/1

4,630

3/1

$5,300,000

4,630.00

3/1

$5,300,000

Status: Expired Address

Listing ID Sub Type

770 Millgrove Side Road

Agricultural with House

SqFt

Beds Baths

3,871

3/1

L/S Price

Status Dt

DOM

1046 CONCESSION 6 W Road

40754570 Agricultural (With House)

5,953

3/2

$6,999,000

10/18/25

1748 CENTRE Road

40728710 Agricultural (With House)

2,573

2/2

$4,999,999

10/31/25

170

4,263.00

3/1

$5,999,500

Average

128

Summary Status

Total

Avg Price

Avg $ Per Sq.Ft.

Median

Low

High

Avg DOM

Active

$6,624,133

$2,298.07

$5,747,450

$4,999,900

$11,950,000

123

Closed

$5,300,000

$1,144.71

$5,300,000

Expired

$5,999,500

$1,559.48

$5,999,500

$4,999,999

$6,999,000

128

Total

$6,338,200

$1,969.25

$5,495,000

$4,999,900

$11,950,000

117

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Active Properties $5,999,900

485 CONCESSION 5 Road List ID

40778472

County Hamilton Subdiv 044 - Flamborough East Type

Residential

SubTypeHouse

10/11/2025

Status: Active

SqFt

6,226

DOM

hba

acres

50-99.99

y blt

1997

gar

Yes

Remarks

Experience the perfect blend of luxury, comfort & country living at 485 Concession Road 5 E. This 91.6- acre estate offers scenic expansive grounds, woodlands & a tranquil spring-fed pond, approximately 4–5 feet deep, ideal for peace, seclusion & entertaining. The property offers a rare opportunity to enjoy a sustainable lifestyle alongside modern luxury . Fully renovated 2.5-storey, 6 bed, 6 bath home w/ attached 2 bed 2 bath guest house was remodeled by Neven Custom Homes in 2022/23, featuring $2M in premium renovations. Highlights include DaVinci composite shake roof, custom windows, new doors, spacious living areas & elegant details throughout. Grand wrap-around veranda & glass-railed deck invite you in. Gourmet kitchen boasts 2 expansive islands, ample storage & luxury appliances w/ separate prep kitchen. Open-concept design leads to dining room, breakfast area & grand great room w/ soaring 20’8” ceilings, stone fireplace & sliding doors to large deck, perfect for sunsets or hosting. Main floor also includes powder room, laundry, mudroom, 3pc bath & 4 car garage. Primary suite features timber frame accents & luxurious 5pc ensuite, while 2 additional bedrooms share a beautifully designed 4pc bath. Half- storey above offers bonus room, ideal for a studio or bedroom, along w/ a den. Lower level is perfect for extended family, w/ rec room, full kitchen, bedroom, bath & walkout to backyard. Guest house includes spacious kitchen, high-end appliances, separate laundry, walkout deck & open living/dining areas w/ panoramic views. Main-floor bedroom w/ walk-in closet & Jack-&-Jill ensuite adds comfort & privacy. Additional features include: Large Quonset hut (2010), over 800 evergreen trees, forested area, 2 septic systems & 2 geothermal systems. Located near amenities, property offers rare opportunity for luxurious lifestyle w/ endless possibilities. LUXURY CERTIFIED.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Active Properties $4,999,900

437 6TH CONCESSION Road List ID

40773941

County Hamilton Subdiv 044 - Flamborough East Type

Farm Agricultural (With House)

09/26/2025

Status: Active

SqFt

5,051

DOM

hba

acres

50-99.99

y blt

2015

gar

Yes

Remarks

Rare Offering in Flamborough – 96 Acres. Welcome to 437 6TH Concession Road East, a legacy estate that blends historic charm, modern luxury, and exceptional potential. The original 1893 farmhouse offers approx 2,162 sq. ft. of timeless character, while the custom ranch-style bungalow, built in 2015, spans over 5,600 sq. ft. of open-concept living with soaring ceilings and a two-storey garage with loft. A 3,556 sq. ft. workshop provides unmatched space for trades, hobbies, or storage, and a powerful 100 kW generator ensures reliable energy and peace of mind across the entire estate. Adding to its uniqueness, the property features a saloon straight out of a country western film—perfect for unforgettable gatherings, private celebrations, or simply enjoying the charm of old-world character. The property includes 10 acres of manicured grounds, while the remaining acreage is zoned A-1 with P-7 and P-8 designations. A winding driveway leads to this private retreat, offering peace, privacy, and endless possibilities—just minutes from Burlington, Waterdown, and major highways. This is more than a property—it’s a lifestyle. From quiet morning walks to wide-open space where you can run free, create, entertain, or simply breathe, 437 Concession Road East invites you to experience country living without compromise. Rarely does an estate of this scale, beauty, and multi-use opportunity come to market. Luxury Certified.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Active Properties $11,950,000

561 7TH CONCESSION Road List ID

40768843

County Hamilton Subdiv 044 - Flamborough East Type

Farm Agricultural (With House)

09/11/2025

Status: Active

SqFt

2,935

DOM

hba

acres

100+

gar

Yes

y blt

Remarks

"Historic Stone Estate on 225 Acres of Prime Farmland” This historic estate features a 2,900 sq. ft. stone home built in 1863 by mason Thomas Le Messurier using stone quarried from below Waterdown Falls . The home boasts timeless character, impeccable craftsmanship, and a stunning in-law suite. The captivating tree-lined driveway provides a stunning entrance to the property, complemented by a large spring-fed pond that serves as a striking focal point, enhancing the historic and aesthetic appeal. The estate includes multiple barns and outbuildings, including a main barn featuring a 138-year-old clock. The buildings are functional and suitable for livestock, storage, or variety of purposes. The 225 acres consists of approx. 190 acres of top-quality sandy loam, naturally well-drained, seamless, and open with no fence rows or obstacles, ideal for modern farm machinery and efficient field operations . Flat to gently rolling terrain supports planting, harvesting, irrigation, and a wide range of agricultural uses including cash crops, specialty crops, horticulture, pasturing, or mixed farming and a 20-acre parcel of natural woodlot. Carefully maintained for nearly two centuries, this estate combines productive farmland with mature structures, and a historic stone home. It represents a truly one-of-a-kind opportunity to acquire a large, versatile heritage farm with open fields, functional barns, and a home of enduring character, ideal for creating a signature country retreat.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Active Properties $6,300,000

573 PARKSIDE Drive List ID

40766682

County Hamilton Subdiv 461 - Waterdown East Type

Farm Agricultural (With House)

09/08/2025

Status: Active

SqFt

2,785

DOM

hba

acres

100+

gar

Yes

y blt

Remarks

Welcome to 573 Parkside Drive! A truly rare offering with 116.5 acres of prime farmland on the outskirts of Waterdown . Featuring a 2,785 sq. ft. 2 storey brick farmhouse, and a beautiful old wood bank barn that was formerly used as a destination fruit and bake shop. This expansive property is just minutes from Burlington, Hamilton, and major commuter routes, with quick access to Hwy 6, the QEW, and the 403. Zoned A2 and P7, the land offers incredible versatility, ideal for continued agricultural use, a dream estate, horse and hobby farming, or even a wedding and event venue that takes advantage of the charming farmhouse and historic barn. The fertile acreage also supports cash crops, orchards, or farm-to-table opportunities. With steady growth in the Hamilton- Waterdown area and multiple subdivision proposals nearby, it also represents an exceptional long-term buy and hold investment (subject to approvals). Featuring established road frontage, proximity to municipal services, and surrounded by active development, 573 Parkside Drive is a one-of-a-kind opportunity that blends country charm, future potential, and unmatched location.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Active Properties $5,495,000

1453 MILBUROUGH Line List ID

40738597

County Hamilton Subdiv 044 - Flamborough East Type

Farm

SubTypeAgricultural (With House)

06/07/2025

Status: Active

SqFt

1,716

DOM

151

hba

acres

25-49.99

y blt

1972

gar

Yes

Remarks

This 37.68-acre farm with 5 bedroom bungalow embodies the perfect blend of rural beauty, functionality, investment potential and income. Located on a quiet dead-end paved road with prominent frontage on Carlisle Rd & Milburough Line [ Townline Burlington and Hamilton], this now organic farm property is ideally positioned within a popular agritourism destination just a short drive from Toronto , wine country and the U.S. border. Tourists, cyclists & stay vacationers are frequent visitors. This income- producing Apple Orchard farm and Cider producer includes approximately 28 acres of assorted apple varieties, with an additional 8 acres of sandy, well-draining soil for lavender, sunflowers, vegetables, hops, or other high-value farm crops. The 1,550 sq ft cidery and retail space is fully licensed for retail sales, tastings & events and includes industrial-grade concrete flooring, 15+ ft ceilings, two 14x12 ft drive-in doors, and two modern washrooms. Double-wide French doors can be removed to allow truck access or event modifications. Connected to the cidery is a 6,070 SF insulated processing and production building featuring cold storage rooms (over 2,400 sq ft), radiant propane heating hookups, spray foam insulation & a distillery zone with tank exhaust. Ceiling heights up to 17 ft and open production space make this facility ideal for food-grade operations or value-added product lines. A 640 SF attached secondary unit is licensed for a commercial kitchen, but also suits office, suite, or added storage needs. The grounds include a 2,000 sq ft drive shed, a 1,330 SF lean-to for seasonal or pallet storage, and a fully insulated garage with commercial-grade concrete flooring, automatic hoist, with 6-zone in-floor heating. The garage also includes a secured, storage bay measuring 52 x13 ft—ideal for secure inventory or high-value tools and equipment. Whether for orchard expansion, value-added processing, tourism or event venue potential, this property is ready to grow.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Active Properties $5,000,000

1748 BROCK Road List ID

40649360

County Hamilton Subdiv 043 - Flamborough West Type

Farm

SubTypeAgricultural (With House)

09/24/2024

Status: Active

SqFt

DOM

407

hba

acres

50-99.99

y blt

1860

gar

Remarks

Extraordinary 72-acres in West Flamborough! This parcel of land stands as a pristine treasure, Never previously sold and now a rare find. For those with grand aspirations, the expansive fields offer limitless opportunities for agricultural pursuits, whether it be a flourishing greenhouse, a horse farm, a serene retirement community, a trucking enterprise, a landscaping business, a veterinary clinic, or simply an exquisite estate. Realize your dreams here. Whether your vision includes establishing a sustainable farm, nurturing crops, or raising livestock, this land serves as the ideal foundation for your entrepreneurial ambitions. The fertile soil and vast expanse provide infinite possibilities for both personal and commercial agricultural endeavors. Please note that the historic stone house, dating back to 1860, is not available for viewing. approximately 50 acres are currently under cultivation, complemented by around 21 acres of forest and an irrigation pond. Prospective buyers and their agents are encouraged to conduct their own due diligence regarding the home's dimensions, potential renovations, tax implications, and future intended uses!

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Closed Properties $6,499,000 $5,300,00

302 CARLISLE Road List ID

40721312

County Hamilton Subdiv 044 - Flamborough East Type

Farm Agricultural (With House)

06/20/2025

Status: Closed

SqFt

4,630

DOM

hba

acres

10-24.99

y blt

gar

Yes

Remarks

Introducing an unparalleled estate, perfectly positioned on 17 acres with dual access points in the charming village of Carlisle. Zoned S1 Residential, this estate presents an incredible opportunity, with inclusion of road allowance off of Parkshore Place , allowing potential future development of 5 separate lots. The custom-built bungalow spans 4,600 sqft and is a masterpiece of natural stone construction. The home boasts high-end finishes throughout, offering a living experience worthy of a magazine spread . As you step through the striking 10-foot glass front door, you’re immediately greeted by an abundance of natural light and the breathtaking beauty of this extraordinary home. The open-concept main level features soaring 12 to 14 ft ceilings, raw oak hardwood floors with chevron inlay, and state-of-the-art Selba kitchen equipped with premium Thermador appliances , including a show-stopping 10.5-foot island. The formal dining room sets the stage for lavish dinner parties, while the expansive great room, featuring a cozy fireplace, provides an ideal space for relaxing. This level also offers a private office and two beautifully appointed bedrooms . But the crowning jewel of the home is the master suite. The luxurious ensuite will leave you speechless, with a freestanding tub set before a fireplace, a dual-entry shower with multiple showerheads, and a gorgeous double vanity. The thoughtfully designed mudroom/laundry area leads to a staircase that takes you to a 800 sq. ft. loft, complete with a full bathroom, built-in desks, and sleeping quarters. Step outside onto the expansive covered porch with a built-in BBQ center, perfect for al fresco dining while overlooking the inviting inground pool and the tranquil, sweeping views of the property. Additional features include a large outbuilding and accessory building. A must-see property that promises a lifestyle of luxury and endless possibilities!

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Expired Properties $6,999,000

1046 CONCESSION 6 W Road List ID

40754570

County Hamilton Subdiv 043 - Flamborough West Type

Farm Agricultural (With House)

10/18/2025

Status: Expired

SqFt

5,953

DOM

hba

acres

50-99.99

y blt

gar

Remarks

Welcome to a rare 98-acre estate that seamlessly blends luxury living, natural beauty, and income-generating infrastructure, supported by two separate deeds. Whether you're envisioning a family compound, business expansion, or long-term investment, this versatile property delivers the scale, zoning, and revenue potential to bring your goals to life. At the heart of the estate is a newly renovated, custom-built two-storey residence with loft, offering over 5,500 sq ft of refined living space. Designed for both elegance and practicality, it features 6-spacious bedrooms and 7-bathrooms, perfect for multi-generational living or large-scale entertaining. The fully finished walkout basement includes a private entrance, full bath, and kitchenette ideal for guests, in-laws, or a rental suite. Surrounding the home are rolling meadows, mature forests, trails, and a peaceful pond offering unmatched privacy and a strong connection to nature . What truly sets this estate apart is over 45,000 sq ft of indoor infrastructure: nine barns, 175 stalls, 31 paddocks, and two professionally built Standardbred training tracks. This operational facility supports a dedicated client base and offers immediate revenue with room to grow , perfect for entrepreneurs or investors. The inclusion of dual deeds offer rare flexibility for future subdivision , development, or generational planing. Zoned P8, P7, and A2, the property supports a wide range of uses, including equestrian operations, agriculture, storage, events, and retreats. A unique opportunity to own a property that delivers on lifestyle , business, and investment all under two titles. A once-in-a-generation estate that must be seen to be truly appreciated.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Expired Properties $4,999,999

1748 CENTRE Road List ID

40728710

County Hamilton Subdiv 044 - Flamborough East Type

Farm Agricultural (With House)

10/31/2025

Status: Expired

SqFt

2,573

DOM

170

hba

acres

50-99.99

y blt

gar

Remarks

54.99 acres more/less in prestigious Carlisle on natural gas and walking distance to 2 schools! Here is your opportunity to own a beautiful farm with A2 zoning, has no 'P' City of Hamilton zones, and allows for a variety of permitted uses including potential residential care facility on natural gas! This sparkling, super stylish, 1800's stone home boasts fresh organic modern decor, sits proud upon a hilltop and offers exceptional vista views, horses frolicking and nature's offerings always so entertaining. Solar panels are owned on contract to 2033 paying an impressive .80 c/kwh, portion of land leased to tenant farmer in crops, equestrian portion leased. Opportunity here to start your own multi generational family farm ... buy and hold ... move in and have fun ... or lease it out for future investment. Carlisle is home to many amenities and the friendly village itself is quite charming, a must visit is the Carlisle Bakery for a tasty sandwich or pizza slice and coffee to go! Golf courses, hockey arena, baseball diamond, walking trails, always lots of outdoor fun! Seller may take back mortgage.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Active Properties (6)

485 C ON C ESSION 5 R oad

5,999,900

437 6TH C ON C ESSION R oad

4,999,900

561 7TH C ON C ESSION R oad

11,950,000

573 PAR KSID E D riv e

6,300,000

5,495,000

1453 MILBU R OU GH Line

1748 BR OC K R oad

5,000,000

2,000K

4,000K

8,000K

Lowest Price

$4,999,900

Highest Price

$11,950,000

Average Price

$6,624,133

Average Price/SqFt Average Days on Market

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

6,000K

10,000K

12,000K

2,298.07 123

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Closed Properties (1)

302 C AR LISLE R oad

5,300,000

1,000K

2,000K

4,000K

Lowest Price

$5,300,000

Highest Price

$5,300,000

Average Price

$5,300,000

Average Price/SqFt Average Days on Market

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

3,000K

5,000K

6,000K

1,144.71 57

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Expired Properties (2)

1046 C ON C ESSION 6 W R oad

6,999,000

4,999,999

1748 C EN TR E R oad

1,000K

2,000K

4,000K

Lowest Price

$4,999,999

Highest Price

$6,999,000

Average Price

$5,999,500

Average Price/SqFt Average Days on Market

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

3,000K

5,000K

6,000K

7,000K

1,559.48 128

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Summary Analysis A visual representation of all your selected properties. $11,950,000

12,000K 10,000K 8,000K

$6,471,422 6,000K

$5,300,000

$4,999,900

$5,300,000

4,000K 2,000K 0K Av g List Price

Av g Sale Price

Min List Price

Min Sale Price

Max List Price

Max Sale Price

Cumulative Analysis Listing Category

Lowest Price

Highest Price

Average Price

Avg. $ /Sq.Ft.

Active

$4,999,900

$11,950,000

$6,624,133

$2,298.07

Closed

$5,300,000

$1,144.71

Expired

$4,999,999

$6,999,000

$5,999,500

$1,559.48

Min/Max/Average

$4,999,900

$11,950,000

$6,338,200

$1,969.25

Sold Property Analysis Address

Status

List Price

Sale Price

SP /Sq.Ft.

302 CARLISLE Road

Closed

$6,499,000

$5,300,000

$1,144.71

$6,499,000

$5,300,000

$1,144.71

Average

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

Activity vs. Timing The importance of pricing correctly at market value. A common question home buyers ask is, "how long has this home been on the market?" Though the question may sound innocent, the answer can have serious consequences for the sale of your property.

When a seller first lists their property, there's no denying they are in the driver's seat. A new listing creates a flurry of interest as buyers scramble to be the first to view it-- and potentially make an offer. With each passing day, however, interest wanes and sellers quickly learn that "days on market" dictates who holds the cards. As time passes, potential buyers become more suspicious of why the property hasn't yet sold ... leading them to wonder if there is something other buyers know that they don't. And while issues with the home itself may sometimes be the reason for it not selling, it usually comes down to overpricing. To keep your days on market short, it's important to price your property competitively from the outset and do everything you can to promote your property during its first two weeks on the market.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

HPI or Benchmark Price HPI Benchmark Price

Value or percent change Value Percent change

1. Area Group

2. Property Type

3. Area/Property Type Selection

—— Flamborough (+ subareas)

––– 1 Storey Detached SF

––– Municipality: Flamborough (43) – 1 Storey Detached SF

Benchmark Price by Timeframe and Property Type September 2025

1 Month Ago

3 Months Ago

6 Months Ago

12 Months Ago

3 Years Ago

5 Years Ago

$924,500

-0.1%

-4.0%

-8.4%

-12.0%

-12.8%

11.1%

Flamborough (43) – 1 Storey Detached SF

To begin, use the Area Group and Property Type dropdowns if you need to narrow your search Select options from the searchable Area/Property Type Selection dropdown and click Apply Please note that HPI Benchmark property type-area combinations are available only for those areas with enough sales To clear all selections use the Reset feature at the bottom right of the dashboard *** Your session will time out after 10 minutes of inactivity, returning the dashboard to the default settings ***

Note: Areas with insufficient sales are not included in the HPI. Source: Cornerstone Association of REALTORS®

HPI or Benchmark Price HPI Benchmark Price

Adding labels Hold Ctrl (Cmd) and select points on the chart to show multiple date/value labels

1. Area Group

2. Property Type

3. Area/Property Type Selection

—— Flamborough (+ subareas)

––– 1 Storey Detached SF

––– Municipality: Flamborough (43) – 1 Storey Detached SF

Benchmark Price Performance over Time Select Date Range: All values

March 2022 $1,334,400

Benchmark Price ($)

1,200,000

1,000,000

To begin, use the Area Group and Property Type dropdowns if you need to narrow your search 800,000

Select options from the searchable Area/Property Type Selection dropdown and click Apply

September 2025 $924,500

Please note that HPI Benchmark property type-area combinations are available only for those areas with enough sales

600,000

To clear all selections use the Reset feature at the bottom right of the dashboard 400,000

Flamborough (43) – 1 Storey Detached SF

Note: Areas with insufficient sales are not included in the HPI. Source: Cornerstone Association of REALTORS®

Jan 2025

Jan 2023

Jan 2021

Jan 2019

Jan 2017

Jan 2015

Jan 2013

Jan 2011

Jan 2009

Jan 2007

Jan 2005

*** Your session will time out after 10 minutes of inactivity, returning the dashboard to the default settings ***

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

Effects of Overpricing The importance of pricing correctly at market value. Pricing your property too high all but guarantees it will take longer to sell--sometimes much longer. Instead of selling your property in just a few weeks, you could have to go through months of showings and open houses. Even worse: statistics show that the longer a property is on the market, the less it sells for in the end. In fact, it will usually sell for less than what it would have fetched with a more realistic starting price.

• Put your best foot forward immediately • Establish a competitive asking price • Keep your home in top showing condition • Offer favorable financing terms

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

The Benefits of Using a Professional REALTOR® Why it is important to use a professional REALTOR® to sell your property While it's true that the internet has made shopping more convenient for consumers, it has done little to replace the true value of using a real estate agent to sell your home. Top benefits of using a real estate agent to list your property include :

1 2 3 4 5

Pricing It's a REALTOR's job to understand the market better than the public. To do this, they use many resources that most people don't have access to. These tools give REALTORS valuable insight into what the market is doing and how to price your home to sell quickly for top dollar.

Presentation REALTORS are emotionally detached from the properties they sell and can objectively determine which features of your home to highlight. They also have experience in staging a home to give the best first impression to the highest number of potential buyers.

Marketing There are several marketing channels to consider when putting your home up for sale. A REALTOR will have professional contacts and an established advertising system in place to quickly get your property in front of potential buyers.

Higher offer Real estate agents know how to spot and follow up with a serious buyer. As a skilled negotiator, they know what to say--and what not to say--to get you the best possible offer.

Closing Selling your home requires many time-sensitive documents to be completed. A real estate agent has the expertise to know exactly what should be included in the paperwork as well as the knowledge to fill it out correctly. In addition, a REALTOR knows all the minor details.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

Market Analysis Explanation An explanation and overview of this market analysis. This Comparative Market Analysis will help determine the correct list price of your home . Ultimately, the correct list price is the highest possible price the market will bear. This market analysis is divided into three categories:

Comparable homes that are currently for sale

Comparable homes that were recently sold

Comparable homes that failed to sell

Looking at similar homes currently for sale, we can assess the alternatives available to a serious buyer. We can also be sure we are not underpricing your home. Looking at similar homes sold in the past few months, we can see a clear picture of how the market has valued homes comparable to yours. Banks and other lending institutions also analyze these sales to determine how much they can lend to qualified buyers. Looking at similar homes that failed to sell, we can avoid pricing at a level that would not attract buyers. This Comparative Market Analysis has been carefully prepared by analyzing homes similar to yours . The aim of this market analysis is to achieve the highest sale price for your home in a reasonably short period of time.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

Importance of Pricing The importance of pricing correctly at market value.

This graph illustrates the importance of pricing correctly. The centerline represents the true market value of a property. As you move above this market value, you attract far fewer prospective buyers, greatly reducing your chances of a sale. Conversely, as you move below market value, you attract a much larger number of potential buyers.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

Setting the Price The importance of pricing correctly at market value. In a perfect world, the sale price of your property would be enough to achieve whatever financial goals you have in mind. In reality, the value of your property is determined exclusively by the amount buyers are willing to pay.

Often the hardest part of pricing your home is disregarding your emotional attachment. Remember that buyers are only interested in the bricks and mortar of the property--and the price you choose to list it at. To avoid the pitfalls of pricing it incorrectly, here are a few important questions to consider.

What are the prices of comparable properties in your area? A Comparative Market Analysis (CMA) gathers information about similar homes for sale in your area, both past and present. Based on these comparable properties, the CMA provides you with a true estimate of what your home may be worth. How fast do you want your property to sell? Whether you need to make a quick sale or have time to wait, the initial listing price directly affects how fast your property will sell. Remember: a high list price will not generate as much interest and may eventually sell for less than an initial list price that is more competitive. Is it a buyer's market, a seller's market, or balanced? Are home prices in your area trending up, down, or leveling off? In a buyer's market, home inventories are high, increasing competition between sellers and reducing prices. In a seller's market, low inventories increase prices and put the homeowner in the driver's seat. In a market where supply and demand are evenly balanced, stable prices make choosing a list price easier. Regardless of the market's direction, you should consider a list price that will attract multiple offers and give you the best chance of selling your property .

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

The Pitfalls of Overpricing The importance of pricing correctly at market value. Overpricing your house in the belief you can reduce the price later is a strategy that can backfire badly. By the time you reduce your price, the initial surge of interest in your property may have passed. Also, if the price is lowered, buyers may wonder if there's something wrong with the property that kept other buyers away. To avoid selling your property below market value and wasting valuable time , be careful not to overprice your home.

Below are some of today's most productive sources of buyers.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

Where a Commission Goes REALTORS® are typically hired on commission--after a successful sale, they get paid a percentage of the sale price, a flat fee, or a combination of both. The commission is usually paid by the seller to their listing agent. After that, the listing agent may share the commission with any number of other real estate professionals who contributed to the success of the sale. For example: • If the buyer had their own agent, they will usually receive half the gross commission • Agents who work for a real estate brokerage may pay a portion of their commission to their broker • If the buyer or seller were referred to their REALTORS® by another agent, they will usually pay the referring agent a fee

Everyone who helped make the sale happen gets compensated for the important role they played.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

Sources of Buyers Primary sources of buyers for your property. Today, most tech-savvy buyers use the internet to find properties they want to view. Still, an effective advertising campaign will source buyer prospects from a mix of traditional and online marketing channels. The chart below illustrates where most buyer leads come from.

Note that "Internet" is a broad category that includes diverse sources such as: • A website about your property • Social media • Real estate search engines • Real estate apps • Online videos about your property

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

What it Takes to Show Knowing what to expect and how to prepare for a showing can make the experience less stressful for you and more enticing for buyers.

Schedule a Showing Ideally, home showings are scheduled far enough in advance to give homeownwers time to prepare. Buyers can be impatient, however, and will want to view your property as soon as possible--especially in a hot market. Their agent will contact your agent to schedule a showing when it is mutually convenient. If you can't be reached to confirm the time, an appointment will be made that accommodates the buyer's schedule.

Before the Showing Clean and declutter! There are dozens of things you can do to make your home more attractive, from adding potted plants to baking cookies. A list of ideas is included this CMA. It's common for some real estate professionals to request a preview of your property before they show it to their client. This lets them get familiar with important property details their client may miss. Make sure that any special instructions--such as pet alerts and security codes--are added to your property file so they can be shared with the buyer's agent ahead of time. If you want to highlight something special that isn't mentioned in the listing, consider leaving a strategically placed note for visitors to read.

During the Showing To give visitors the time, space and privacy they need to comfortably tour your property, most agents recommend you not be home during the showing. If your agent won't be present either, the buyers' agent will use the lockbox key to access your home. Most showings only take about half an hour, but don't rush home in case the buyers are taking longer than expected.

After the Showing When the showing is finished, you can return home--which should be exactly as you left it. If the buyers are interested in your property, they will contact your agent. Make sure your agent can reach you so you can respond promptly to any offer.

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

November 5, 2025

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

Property Locations A map showing the subject and comparable properties

770 Millgrove Side Road , Flamborough, L0R 1V0

Address

Beds

Baths

Sq.Ft.

3871

Price

Date

Beds

Baths

Sq.Ft.

1 485 Concession 5 Rd, Waterdown, L8B 0W8

$5,999,900

10/11/25

6,226

2 437 6Th Concession Rd, Flamborough, L8B 1A3

$4,999,900

9/26/25

5,051

3 561 7Th Concession Rd, Flamborough, L8B 1T8

$11,950,000

9/11/25

2,935

4 573 Parkside Dr, Hamilton, L8B 0G7

$6,300,000

9/8/25

2,785

5 1046 Concession 6 W Rd, Hamilton, L0R 1V0

$6,999,000

10/18/25

5,953

6 1453 Milburough Li, Carlisle, L0R 1H0

$5,495,000

6/7/25

1,716

7 1748 Centre Rd, Flamborough, L8N 2Z7

$4,999,999

10/31/25

2,573

8 302 Carlisle Rd, Carlisle, L0R 1H2

$5,300,000

6/20/25

4,630

9 1748 Brock Rd, Freelton, L9H 5E4

$5,000,000

9/24/24

Researched and prepared by Deborah Brown

Subject Property: 770 Millgrove Side Road, Flamborough, L0R 1V0

November 5, 2025

Pricing Recommendation Setting the right price is critical to a successful sale.

General Facts About Pricing There are many things we can do to help ensure the successful sale of your home--such as sprucing up its appearance and marketing it aggressively--but the single most important thing is choosing the right price. The best, most reliable way of choosing the right list price for your home is by comparing it to similar properties in the neighborhood. How much are comparable properties currently listed for? How much did comparable properties recently sell for? How are these properties different than yours? Are prices rising or falling? These questions will guide us to the best possible list price for your home: a price that is as high as possible but low enough to generate interest and lead to a quick sale.

Market Statistics Sell Price

Sell Price Per Sq. Ft.

Average Price:

$6,338,200

Average Price/Sq Ft:

$1,750

High Price:

$11,950,000

High Price/Sq Ft:

$4,072

Median Price:

$5,495,000

Median Price/Sq Ft:

$1,176

Low Price:

$4,999,900

Low Price/Sq Ft:

Prices are adjusted for property differences, rounded to the nearest $100.

Recommended List Price $6,700,000 to $6,800,000 This price would be re-evaluated closer to the time of listing

Recommended list price is based on size, location, condition, competing sold properties, competing listed properties and current market conditions. (Painting, repairs, declutter and staging completed)

Researched and prepared by Deborah Brown RE/MAX Escarpment Realty Inc.

Commission Compensation (For Discussion)

Total commission of 5.0% 2.5% - Remax Escarpment Realty Brokerage 2.5% - Co-operating Brokerage Multiple Representation - Collateral agreement in place Total commission = 3.75% Buyer is generated from one of my team members and they bring a successful firm offer 2.5% - Remax Escarpment List 1.25% - Remax Escarpment Buy

Contract Period 1 year My guarantee to you Our Guarantee to You as Your Real Estate Team of Professionals: We are committed to working with you to develop a comprehensive, transparent service plan that addresses your unique needs throughout the entire listing and sale process. As part of that plan, we guarantee to provide you with our undivided loyalty while always protecting your best interests. We are bound by a strict code of ethics, promising to exercise the skilled judgment you would expect from a professional in the real estate industry. We understand that selling your home is one of the most emotional and financially important decisions you will make. We pledge to fulfill every commitment in our service plan and will strive to exceed your best expectations. If for any reason you feel we do not act according to the agreed activities in the plan, we can discuss revisions to the plan. Signed: _______________________

Dated: ________________________

Pro Tips for Winning Showings Brighter is better! Leave lights on for showings. Place higher wattage bulbs in rooms, hallways and even the basement. Doing this will brighten the home, making it appear more inviting and cheerier. Neatness makes a room easier to view. So, make sure all the rooms are tidy. Turn your gas fireplace on just before appointments in the fall or winter months. Set the temperature between 20 and 22°C. You want it to be comfortable, and to give the buyer more of a reason to linger, especially on hot or cold days! Remove or lock up all valuables. Take items off counters in the kitchen and bathrooms. Try to keep all rooms true to the listing photos. Play soft music in the background (iPod, satellite), especially if you live near distractions. Avoid plug-in air fresheners. If weather and noise permit, open the windows. Pull blinds and window treatments all the way up or open. Leave doors slightly ajar. Leave your home a few minutes before the scheduled appointment. This allows buyers to tour your home and feel comfortable taking their time. Pets, smoke and food smells can be deal killers in real estate. Even the tiniest odor can make buyers uncomfortable. Hide these odors, and make sure signs of smoking and pets are not visible. Buyers assume that homes owned by smokers or homes that have pets will not be in the same condition. Put displays back to where they were initially left by the team. This way, all relevant information will be easily accessible to buyers. Leave business cards in one central location for the team to pick up.