Blue Mountain Hobby Farm -$589,500

COMMENT ON THIS POST »

495803 Grey Rd 2 MAIN MLS WEBMemories are made in places like this where friends and family gather for kitchen parties, bonfires and the relaxation found in the beauty and privacy of the countryside.

It’s not common to find small acreages in the Blue Mountains and in particular, where the zoning permits hobby farming with animals.  Goats, horses and chickens are welcome here though!

495803 Grey Rd 2 MLS and Web 017

Set on 2 acres just minutes to Collingwood or Thornbury, this charming and inviting century home is in the heart of Blue Mountains, close to skiing, golf, great cycling and hiking trails.

This delightful home with a red metal roof is surrounded by farm land and has had numerous renovations including a renovated kitchen, most doors and windows, new main bath with claw foot tub, an updated septic tank, wiring, plumbing, R50 attic insulation and more.

495803 Grey Rd 2 MLS and Web 007

The older barn made of oak, maple and hemlock is in fair condition with some upgrades advisable or ready to repurpose.  I think you may just find your happy place right here. You can view more photo’s here and watch the video below.

Pet-friendly in Collingwood and Area

COMMENT ON THIS POST »

It has been interesting to find out what local businesses allow pets to accompany their owners into their shops, in the Collingwood, Blue Mountain, Meaford and Wasaga Beach, areas.PETS ALLOWED

In the Collingwood Canadian Tire Store, dogs are not allowed, however, the Canadian Tire Store in Wasaga Beach not only allows Fido to come in, they give treats to him whilst waiting in the check-out queue.  The Home Depot in Collingwood prohibits dogs, but that’s okay, because just a few blocks south, the Home Hardware store in Collingwood welcomes dogs with open arms.    I checked with the Home Hardware in both Thornbury and Meaford and they also allow pets, leashed, in their store. Moving along to downtown, the toy store, Minds Alive is pet friendly.  Stuart Ellis IDA on Hurontario Street, Collingwood is also a pet friendly location.  Of course, pets can go into most pet stores as long as they are on a leash.

Grocery stores are less likely to allow Rover in, however a quick call ahead of time can let you know whether or not you can bring him along.  Most restaurants do not allow pets in, however, when speaking to Collingwood’s Pita Pit, they recommended checking with the owner before coming to their store, because most of their food is behind a glass counter.

Here are a couple of websites you can check if you’d like to take your pet along with you while you’re enjoying our beautiful area:  http://www.visitsouthgeorgianbay.ca/177p_pet-friendly-places.htm and http://www.bringfido.com.

Collingwood and Area Real Estate Barometer-Sept. 8-14, 2017

COMMENT ON THIS POST »

This market summary includes data for Collingwood, Blue Mountains, Wasaga Beach, Clearview, Grey Highlands and Meaford. The information was obtained from the MLS® statistics provided by the Southern Georgian Bay Association of REALTORS®.  Previous week(s) in brackets.

Single Family ResidentialMarket Report Icon

New Listings: 48 (39)
Average List Price: $614,427
Range of List Prices: $179,900 – $3,495,000
Number of Sales: 28 (19)
Range of Sale Prices:  $115,000 – $850,000

Condominiums
New Listings:  11 (10)
Average List Price:  $402,955
Range of List Prices:  $229,000 – $737,000
Number of Sales:  7 (11)
Range of Sale Prices:  $225,000 – $565,000

Vacant Land
New Listings:  7 (3)
Number of Sales: 5 (1)
Range of Sale Prices: $72,000 – $500,000

Price Changes past week:  39

Notables this week:  

  • 1 Single Family residences sold for more than the asking price and 2 sold at the asking price
  • 2 condo listing sold for more than the asking price and 2 sold at the asking price

Note: All statistics obtained from the Southern Georgian Bay Association of REALTORS® Real Estate Board.

Top 7 Most Popular Collingwood Condos, past 6 months

COMMENT ON THIS POST »

In the past six months, 165 condominiums have been reported sold in Collingwood, according to statistics available through our local Southern Georgian Bay Association of REALTORS®.

Condo Information for Collingwood, Blue Mountains, Meaford, Grey Highlands, Clearview and Wasaga Beach

Here are the most popular condo developments, by number of sales, during that time period.

  1.  Cranberry Village:  53 Sales – representing 32% of the total Collingwood condos sold in the past 6 months.  This includes Dawson Drive, Alpine Cedars, The Escarpment, Fairway, Harbour, Oxbow and Trott Blvd. areas. Sale prices ranged from $173,600 for a 1 bedroom unit in Alpine Cedars to $417,965 for a 4 bedroom in the Oxbow.
  2. Lighthouse Point:  22 Sales – representing 13.3% of the total Collingwood condos sold in the past 6 months. This includes Johnston Park, Mariners Way and Suncrest Circle areas.  Sale prices ranged from $282,000 for a 1 bedroom unit to $1,445,000 for a waterfront 5 bedroom condo.
  3. Wyldewood – Brandy Lane:  14 Sales – representing 8.48% of the total Collingwood condos sold in the past 6 months.  Sale prices ranged from $236,000 for a 1 bedroom unit to $369,000 for a 3 bedroom unit.
  4. The Shipyards: 9 Sales –  representing 5.45% of the total Collingwood condos sold in the past 6 months. Sale prices ranged from $409,000 for a 2 bedroom (in the Sidelaunch building) to $975,000 for a 3 bedroom overlooking the bay.
  5. Rupert’s Landing:  6 Sales – representing 3.6% of the total Collingwood condos sold in the past 6 months.  Sale prices ranged from $250,000 for a 2 bedroom unit to $380,000 for a 3 bedroom unit.
  6. Silver Glen:  6 Sales  – representing 3.6% of the total Collingwood condos sold in the past 6 months. Sale prices ranged from $370,000 – $450,000, and all were 3 bedroom units.
  7. Shaw Square: 5 Sales –  representing 3.03% of the total Collingwood condos sold in the past 6 months. The sale prices for these 3 bedroom units ranged from $202,000 to $225,000.

Note: All statistics obtained from the Southern Georgian Bay Association of REALTORS® Real Estate Board.

Want to Share A House? (and other ideas about co-ownership)

COMMENT ON THIS POST »

duplex (2)In Canada, the most common language we hear in residential zoning bylaws refers to “single family” homes but times are changing and new forms of ownership are emerging.

Canadians on average, moves every 5 years or so whereas in Europe, people move about 4 times in their lifetime. Homes may be owned for generations and, generations may reside in one home. It makes good sense and we that is the first trend we’re seeing here – families co-habitating in one home. The idea of an “in-law” suite is popular and in recent years, we’ve heard more about granny flats and other means of multi-generational living.

As a result of soaring real estate prices, another concept is gaining in popularity in places like Vancouver and Toronto where shared ownership or co-owning is gaining momentum. Two or more couple, families or buyer units get together to buy and live together in a house.  In some cases they may be divided units but not always.

A group of four women got together in Port Perry to establish another living arrangement that I just love.  They co-own a house that they renovated to accommodate shared living spaces and private sleeping quarters.  Kind of like the Golden girls.

Another emerging concept is co-housing neighbourhoods which originated in Denmark in the 1960’s and are gaining traction in North America.   They are neighbourhoods that combine the autonomy of private dwellings with the advantages of shared resources and community living. There are now 5 such communities in Ontario.

One lender in BC, Vancity, has recognized these new trends and even offer a mortgage product called a Mixer Mortgage.

If you’ve been thinking about such an arrangement, there are lots of examples of co-ownership agreements online and other resources to get you started.  If you are involved in any type of co-housing or co-ownership arrangement, please share your stories here.

Collingwood and Area Real Estate Barometer Sept. 1-7, 2017

COMMENT ON THIS POST »

This market summary includes data for Collingwood, Blue Mountains, Wasaga Beach, Clearview, Grey Highlands and Meaford. The information was obtained from the MLS® statistics provided by the Southern Georgian Bay Association of REALTORS®.  Previous week(s) in brackets.

Single Family ResidentialMarket Report Icon

New Listings: 39
Average List Price: $570,072
Range of List Prices: $259,900 – $2,695,000
Number of Sales: 19
Range of Sale Prices:  $240,000 – $1,400,000

Condominiums
New Listings:  10
Average List Price:  $562,479
Range of List Prices:  $264,900 – $1,550,000
Number of Sales:  11
Range of Sale Prices:  $160,000 – $976,000

Vacant Land
New Listings:  3
Number of Sales: 1
Range of Sale Prices: $69,000

Price Changes past week:  30

Notables this week:  

  • 2 Single Family residences sold for more than the asking price and 2 sold at the asking price
  • 3 condo listing sold for more than the asking price and 1 sold at the asking price
  • 1 vacant land listing sold at the asking price

Note: All statistics obtained from the Southern Georgian Bay Association of REALTORS® Real Estate Board.

Why Water Levels Should Not Impact Your Real Estate Decisions

COMMENT ON THIS POST »

wtr levels

Remember when everyone was panicking about low water levels in the Great Lakes? Remember the group,  Stop The Drop that had 20,000 members?  It really was scary to see docks in the middle of backyards and, to see the impact on waterfront properties.  Well that was then, this is now.

Stop The Drop’s website is no longer active. Water levels have reached their highest levels again since the 1990’s and are sitting at above average levels in Lake Michigan and Lake Huron of which Georgian Bay is a part. The lakes hit their bottom in early 2014 and started to climb and have been above average ever since September 2014.  By mid-July this summer, we were at 177 meters and water is plentiful, high and clear.  Nobody seems to be selling waterfront properties this year yet demand is as high as the rising water levels.

In addition to things like dredging and diversions, ecological factors such as precipitation may have a greater impact on water levels.  As the chart above shows, water levels in the Great Lakes are cyclical and you can bet after these above average years, they’ll come down again at some point.

The lesson in this?  Don’t let water levels affect your perceived value of a waterfront property either good or bad because within a few years, the opposite conditions will exist.

Collingwood, Blue Mountain and Area Real Estate Market Recap August 2017

COMMENT ON THIS POST »

market Snapshot

Year-to date listings are still down by 12% over last year however, for the first time this year, the number of new listings last month exceeded the number that were listed in August 2016.  The supply of available property is still lowest in Collingwood followed by Wasaga Beach.  The number of active listings has been creeping up each month which may soon spell relief for anxious buyers.

On the selling front, there were 37% fewer sales in August 2017 versus the same month 2016 and  year-to-date, sales have fallen 9.8% from their levels this time last year.

Average sale prices continuing to rise in most areas and for the first time, the 12 month average residential, single family home price has moved over the $500,000 mark in Collingwood.  Overall, prices are still 19% to 29% higher than they were a year ago.

12 mos ave sale price

Despite a softening in sales, we are still in a sellers market in most areas however, it is time for sellers to start paying more attention to the specifics of the market conditions for what they are offering and in their location.  There are some properties that are not selling and are getting very few showings while others are still flying out with multiple offers over the asking price.  This is a time that people should very clearly be getting professional and experienced advice from their REALTOR® both when selling and buying.

Attention Home Builders and Renovators: Rare Opportunity in Collingwood

COMMENT ON THIS POST »

MainOakThe original core streets in Collingwood are named after trees: Pine, Maple, Beech, Birch, Oak, Walnut, Spruce and Cedar.  Know as the “treed streets,” the ones, particularly between 2nd and 5th Street from Pine to Oak streets, are often considered to be among the finest locations in town.  Many of the older century homes have been renovated over the years or smaller ones have been replaced by new, high-end dwellings – often on large lots and such opportunities are rare.

pond entrance

I’ve just listed an exceptional opportunity to own one of these properties priced at $369,900.  Not only is it situated on a quarter acre lot but it also is traversed by a canal with a beautifully treed ravine.  And here’s a crazy bit of trivia I just picked up.  The gorgeous tree in front of the house is said to be the last remaining Oak tree fronting on Oak Street!

kitchenb

This charming and affordably priced home also has a gorgeous, fenced lot that features tall trees, abundant perennial gardens, a year round pond plus inviting patio and sitting areas.

Inside, this “Old Ontario” style home includes 3 bedrooms, a main floor office, eat-in oak kitchen, large dining and living rooms with cherrywood floors and a lovely corner gas fireplace.

living room

Upstairs, this home does need complete renovation.  There is a roughed-in 2 pc washroom, some original wide plank flooring. The ceiling height is low and it would be prudent for a renovator to consider raising the roof to a new level.  While this could be a significant renovation, the end result would be a home on an exceptional lot, in a prime location surrounded by homes of substantially higher value making it very worthwhile.

upper2

The current owners have enjoyed living in this home for many years and it is very comfortable as is.  You could live here for a few years or even consider it an investment property and renovate in future. It is priced at lot value so by bringing your own ideas and skills to the renovation of this home now or in future, you can own a home in one of Collingwood’s nicest neighbourhoods at a final cost that is well below the value of the surrounding homes.  That’s opportunity.

Real Estate Price Changes since 2010 in Southern Georgian Bay

COMMENT ON THIS POST »

Whenever we experience a shift in the real estate market, I like to take a closer at various statistics so thought I’d share.

If you’ve owned a home in Collingwood, Blue Mountain, Wasaga Beach and area, chances are that the value of your property has had an average annual return of somewhere between 7% to 12% over the last 7 years based solely on price appreciation.  During the same seven year period of 2010 to 2017, national economic growth ranged from 0.9% to 3.1% annually.  Interest rates remained low for that entire period.

Real estate always moves in cycles so looking at one year compared to the previous one is not a fair assessment however, looking at a longer term cycle, gives a better indication as the chart below shows.

Chg in prices

You may also find it interesting for comparative purposes to know that the average Ontario residential sale price is currently $547,402 which is driven by the largest market being Toronto where the average residential sale price was $793,915 last month.

With softening real estate market conditions in Ontario, it will be interesting to see how these returns are impacted in the next seven years.  So far in our area, declining sales have not impacted sale prices which continue to climb. More on that later.

Note:  Local market data obtained from the MLS® statistics of the Southern Georgian Bay Association of REALTORS®

RE/MAX four seasons realty limited, brokerage  ♦  67 First Street Collingwood, ON L9Y 1A2  ♦  705-445-8500