Headon Burlington — Family Detached + Escarpment Proximity Real Estate
Headon is one of Burlington’s largest established family communities — 1980s-2000s detached subdivision development between Walkers Line and Appleby Line, anchored by family-tier housing stock and Niagara Escarpment trail proximity. Q2 2026: 31 sales, median $1,265,000.
Living in Headon
Headon (also called Headon Forest by long-term residents) was developed primarily 1980s-2000s as Burlington’s central family expansion, with housing stock dominated by 1980s-1990s detached two-storey homes on 35-50 foot lots and 2000s expansion detached on 35-45 foot lots. The community is bordered by Upper Middle Road (south), Appleby Line (east), Dundas Street (north), and Walkers Line (west). Buyer pool combines established multi-generational Burlington families (often original Headon residents from the 1990s now upsizing within the community), family upsizers from Burlington townhouses and smaller detached, and a meaningful contingent of Toronto/Mississauga relocating professionals attracted by family-tier detached at sub-Mississauga pricing. The community’s structural appeal is mature established family character + tree canopy + Bruce Trail proximity. Niagara Escarpment + Bruce Trail + Mount Nemo Conservation Area (5-10 min north) define the outdoor amenity character that distinguishes Headon from southern Burlington family neighborhoods.
Recent sales in Headon
Anonymized comps from Ontario MLS / Repliers data, Q1-Q2 2026 (street name + neighborhood only — no civic numbers):
| Street | Sold price | Size | Type |
|---|---|---|---|
| Deer Run Avenue, Headon | $1,335,000 | 2500-3000 sqft | Detached |
| Heidi Avenue, Headon | $1,325,000 | 2000-2500 sqft | Detached |
| Baxter Crescent, Headon | $1,310,000 | 2000-2500 sqft | Detached |
| Trailwood Drive, Headon | $1,305,000 | 2000-2500 sqft | Detached |
| Summer Wind Drive, Headon | $1,289,900 | 2000-2500 sqft | Detached |
| Headon Forest Drive, Headon | $990,000 | 1500-2000 sqft | Detached |
Schools and transit
Public elementary catchments include Sir Ernest MacMillan Public School and Charles R Beaudoin Public School. Public secondary catchment is M M Robinson High School or Nelson High School depending on exact address. Catholic option is St Anne Catholic Elementary leading to Notre Dame Catholic Secondary School. Headon is 5-8 minutes from QEW access via Walkers Line or Appleby Line and 10-15 minutes from Burlington GO Station via Walkers Line. Daily shopping at the Walkers Line + Upper Middle Road commercial corridor and adjacent retail covers most needs. Bruce Trail access via Mount Nemo Conservation Area + escarpment trails provides outdoor lifestyle.
What to know if you’re selling in Headon
Headon’s 31 sales in 90 days at $1.265M median reflects strong established-family absorption. The most-effective strategies: (a) emphasize Bruce Trail + Mount Nemo Conservation Area proximity — this is Headon’s structural differentiator from southern Burlington family neighborhoods; (b) for 1980s-1990s established detached, pre-listing inspection + targeted updates (kitchen, bath, mechanicals) deliver high ROI; (c) verify and market school catchment (M M Robinson HS or Nelson HS); (d) emphasize tree canopy + established neighborhood character — Headon’s mature streetscape is a structural advantage over newer Orchard or Alton; (e) for family-tier detached, drone photography helps showcase lot size + escarpment views where applicable. Properties priced realistically clear in 21-30 days; over-priced sit 60-90+ days.
What homes sell for in Headon
Recent Headon sales span from $990,000 on Headon Forest Drive (1500-2000 sqft) to $1,335,000 on Deer Run Avenue (2500-3000 sqft). That range tracks home size, lot width, and how recently each property was renovated — Burlington buyers shopping Headon read finished basements, updated kitchens, and garage configuration closely. For most owners pricing a typical Headon home, the $1,265,000 median is the more useful anchor; the extremes reflect either entry-level resales or larger, fully-updated builds. Pricing against the last twelve months of Headon comparables — not the 2024 peak — is what gets a home sold inside the first three weeks.
The Headon market in 2026
Headon recorded 31 sales over the trailing 90 days — an absorption pace of roughly 126 a year. At a $1,265,000 median, Headon stays firmly on the radar for Burlington move-up buyers and relocating households who want established streets without paying the premium attached to the city’s marquee pockets. For sellers, a steady (rather than frenzied) pace rewards accurate list pricing and proper presentation: professional photography, a pre-listing tidy-up, and a marketing plan aimed at the specific buyers who shop Headon. Homes priced to the current market clear quickly; those anchored to 2024 highs tend to sit and discount.
What your Headon home is worth, by property type
Different property types in Headon move on different drivers. Here is how value tends to break down against the $1,265,000 median — every figure is an estimated range based on recent local activity, not a formal appraisal.
What is a detached home worth in Headon?
Detached homes set the benchmark in Headon: most local sales cluster around the $1,265,000 area median, with the spread driven by lot width and depth, finished basement space, garage configuration, and how recently the kitchen and baths were updated. A turn-key detached home on a quiet, wide-lot street prices toward the top of the Headon range; an original-condition home on a smaller lot anchors the bottom. Because detached inventory is what most Burlington move-up buyers shop, accurate pricing against the last twelve months of Headon sales — not the 2024 peak — is what clears a home in the first few weeks. The estimate below returns a range for your specific home; condition and lot are the two biggest swing factors.
Bungalow values in Headon
Bungalows in Headon are valued as much for their land as their floor plan. On wide or deep lots they often trade at or above the $1,265,000 area median, because buyers price in main-floor living, aging-in-place demand, and — on the right street — redevelopment or addition potential. Updated bungalows with finished lower levels and legal lower-suite income command a premium; original homes on standard lots track closer to the middle of the Headon range. Lot frontage, basement ceiling height, and whether the lower level is separately accessible are the details that move a Headon bungalow estimate most.
What is a semi-detached worth in Headon?
Semi-detached homes are the entry point to freehold living in Headon, typically pricing below the $1,265,000 detached median while offering the same no-condo-fee ownership and often a private yard. The gap to detached narrows in tight markets and widens when detached inventory is plentiful. For Headon value, the swing factors are the depth of the lot, parking (private drive versus mutual or street), basement finish, and the condition of the shared-wall side. Move-up and first-time Burlington buyers compete hardest for updated semis, so realistic pricing tends to draw multiple interested parties rather than sit.
Townhouse values in Headon
Townhouses give Headon buyers more space per dollar than a detached home and broad appeal to first-time buyers, downsizers, and investors. Value tracks interior square footage, the number of above-grade bedrooms, parking, outdoor space, and — critically — whether the home is freehold or carries condo/POTL fees. End units and those backing onto green space price toward the top of the Headon townhouse range; interior units with higher fees sit lower. Against the $1,265,000 area median, well-kept Headon townhouses remain one of the most liquid segments because the buyer pool is so wide.
Freehold townhouse values in Headon
Freehold townhouses are prized in Headon precisely because they carry no monthly condo or maintenance fee — the owner controls the building and the land. That ownership structure typically supports a premium over comparable condo-townhouses and helps freehold rows hold value through softer markets. Within Headon, value comes down to width, finished basement, parking, and updates, measured against the $1,265,000 area median. Buyers who want detached-style ownership without the detached price concentrate here, so accurately priced freehold Headon townhouses tend to move quickly.
What is an investment property worth in Headon?
An investment property in Headon is valued on two lenses at once: comparable sale prices and the income it produces. Buyers weigh rent against price (a cap-rate view), the quality and security of existing tenancies, and the upside from a legal second suite or basement apartment. Condition, financing terms, and whether units can be turned over to market rent all move the number. Measured against the $1,265,000 area median, Headon properties with a legal, separately-metered income unit and stable tenants command the strongest investor pricing. The estimate below gives a market-value range; income modelling is a separate, deeper analysis we can run.
Get a free Burlington home value calculator estimate — see an instant range for your specific Headon detached in about instantly, then request a tighter human-reviewed valuation. Estimates use recent comparable activity and are a starting point, not a guaranteed value; condition, renovations, lot, and layout all affect the final number.
Frequently asked questions
What was the highest recent sale in Headon?
The top recorded Headon sale in our trailing window was $1,335,000 on Deer Run Avenue (2500-3000 sqft). Larger, updated homes on premium lots set the ceiling; most Headon sales land closer to the $1,265,000 median.
How do I get an exact value for my Headon home?
Book a free 20-minute walkthrough. We pull the most recent Ontario MLS comparables for your specific Headon block, model the right list price for your home, and map the timeline against your closing target — no obligation.
Related: Burlington hub · net sheet calculator · pre-listing prep checklist · upsizing guide
Want a precise valuation for your Headon home?
Book a 20-minute walkthrough. We pull Ontario MLS comps for your immediate block + school catchment, model the right list price, and map the timeline against your closing target. No pitch.