Found Spaces Realty Group
Mike Johnson
Realtor
Hamilton listing specialist, 300+ properties sold; investor and multi-family owner
Selling a Hamilton home with tenants in it is a different sale: the tenancy survives the closing, the showings have rules, and the price depends on who is living there on closing day. Mike Johnson is the Found Spaces listing Realtor for landlords and investors selling in Hamilton.
Mike is the listing side of Found Spaces Realty Group. Licensed since 2017, he has sold more than 300 properties in his career, across Hamilton, Stoney Creek, Ancaster, Flamborough and Burlington and into Niagara, from condominiums to country properties above $1M. He is also an investor who owns multi-family property in Hamilton himself, so when a landlord calls about selling, he has sat on their side of the table. Because the team is built around Hamilton investment property, many of those sellers are landlords: a duplex they are done with, a triplex an estate has to sell, a rental they bought in 2016 and want to cash out of. He lists those properties for what they are and to the buyers who want them, investors and house hackers, rather than hoping a family will overlook the tenant.
The law sets the sequence. A sale does not end a tenancy; a buyer who wants to live in the home needs an N12 for their own use, which only works on a month-to-month tenancy and with the compensation the Act requires; a tenant can agree to leave with an N11, usually for a payment; and every showing needs 24 hours' written notice between 8am and 8pm. Getting one of those wrong costs a closing. Mike plans the sale around them with the seller's lawyer before the sign goes up.
Pricing is the other half. A tenanted property sells on its rent roll and its legal status; a vacant one on its potential. Found Spaces prices both from the team's own data on both local boards: in September 2026 the average Hamilton home sold for $659,721 in 44 days, and over the twelve months to October 2026 Hamilton two-to-four unit homes listed at a median $760,000, with 39% of them relisted at least once, which is the cost of getting the first listing wrong.
Market snapshot
Both boards, updated October 15, 2026
- Average sold, Hamilton
- $659,721
- September 2026
- Days on market, Hamilton
- 44 days
- September 2026
- Multi-unit asking, Hamilton
- $760,000
- median, the twelve months to October 2026
- Unit rent, Hamilton
- $1,800
- median asking
How Mike sells a tenanted property
Tenanted or vacant
The two prices side by side, the cost and the legal path to each, and a recommendation.
The tenants
Written notice, showing windows, and a straight conversation with the tenants early; cooperative tenants sell a property, surprised ones stall it.
The paperwork
Leases, rent ledger, permits for the units, utilities and the legal status of each unit, assembled before listing so the buyer's lender and lawyer do not find a hole.
The buyer
Marketed to the investors and house hackers Found Spaces already works with, priced on the rent roll, with the numbers run the way a buyer's lender will run them.
Recently sold as the listing agent
A sample of recent listings from the team's records, by street, so a seller can see the neighbourhoods and the range.
Hamilton Mountain and Ancaster
Upper Paradise Road, Upper Wellington Street, Pelech Crescent and Templer Drive: family homes from the mid $600,000s to $1.3M.
Lower city and the east end
Albany Avenue, Princess Street, Pine Road, Ridge Street, Charlton Street East and Bay Street North: freeholds and condominiums from the low $300,000s.
Stoney Creek and Flamborough
Brisbane Glen; and country properties on Concession Road 6 West and Concession 4 Road West above $1M.
Burlington and Niagara
Orpha Avenue, Burlington; First Avenue, Niagara Falls; Merigold Street, St. Catharines.
Questions people ask
Can I sell my Hamilton rental property with the tenants still in it?
Yes. The tenancy transfers to the buyer with the sale, so the property sells to an investor or house hacker on its rent roll. Mike Johnson of Found Spaces Realty Group lists tenanted properties in Hamilton and prices them both ways, tenanted and vacant, so the seller can choose.
Do I have to evict my tenant to sell my house in Ontario?
No, and you cannot evict simply because you are selling. If the buyer wants to live in the home they can serve an N12 for their own use, which only applies to a month-to-month tenancy and requires one month's rent in compensation; or the tenant can agree to leave with an N11. Mike Johnson plans which route, if any, fits the sale with the seller's lawyer before listing.
What notice do I have to give tenants for showings in Ontario?
Twenty-four hours' written notice for each entry, between 8am and 8pm, and the tenant may be present. Mike Johnson sets showing windows with the tenants up front so the listing gets shown without a dispute.
How much is my Hamilton home worth right now?
In September 2026 the average Hamilton home sold for $659,721 in 44 days, by Found Spaces' read of both local boards. An average is a starting point only; Mike Johnson prices a specific home against the comparable sales on both boards, and a tenanted or multi-unit home against its rent roll and legal status as well.
What is a duplex or triplex worth in Hamilton?
Over the twelve months to October 2026 Hamilton two-to-four unit homes listed at a median $760,000, with an up-and-down duplex at $728,888 and a three-unit at $779,900, by Found Spaces' read of both boards, and 39% of them relisted at least once. Mike Johnson prices from the rent roll, the unit count and the legal status, which is where most of those relists went wrong.
Does a tenant lower the price when I sell my Hamilton rental?
A tenant changes who buys it. A tenanted property sells to investors and house hackers on its rent roll; a vacant one sells to a wider pool on its potential. A self-contained unit in Hamilton listed for rent at a median $1,800 a month over the twelve months to October 2026, which is the number an investor buyer prices on. Mike Johnson runs both prices so the seller can choose.
Why should a landlord list with a Realtor who owns multi-family property himself?
Because he has sat on the seller's side of the table: the tenant conversation, the N12 timing, the rent ledger the buyer's lender wants, and the price the rent roll supports. Mike Johnson is an investor who owns multi-family property in Hamilton, with more than 300 properties sold since 2017.
Market figures on this page are Found Spaces Realty Group's own reads of both local MLS boards (PropTx and ITSO), September 2026 sales and multi-unit listings over the twelve months to October 2026; sold figures are monthly averages, multi-unit figures are median asking prices. Properties listed are from the team's transaction records. The career sales figure is Mike's own count across brokerages since 2017; recent listings are from the team's records.