An Alternative to Buying An Investment Condo at Blue Mountain

I get a LOT of calls from people looking for a recreational, investment condominium unit at Blue Mountain that they can rent out and cover all of their costs including any mortgaging.  Often, they have $75,000 or more to put in as a down payment.

I’ve said it before and will say it again.  It’s almost impossible to cover  the cost of a mortgage and here is why.  When you do short term rentals, you as an owner have the overhead costs of the company that handles the management of your rentals.  Right off the top, that will likely run 30-50% of your gross rental income.  From what is left, you may have utility costs to pay, you will have realty taxes, condo fees, insurance, cleaning fees and other incidentals.

Many of the recreational condos in our area are very desirable for guests looking to stay in the area and occupancy rates can be great.  In the end though, it doesn’t matter how much you make, it matters how much you have left after paying the expenses and in many cases, the income will cover the operating costs but not the cost of carrying a mortgage too.

scalesIf someone is looking at buying a condo they can use themselves and rent out the rest of the time in order to offset the operating costs but knowing they will have to carry any of the mortgaging costs,  that works well.  If however they are looking to cover all costs or generate a cash flow, then there are alternatives.  Here is an example.

It is possible to buy a two or sometimes even 3 bedroom condo, like this one or this one, for $150,000 or so in our area.  The location is desirable for either a full-time tenancy or, for both summer and winter seasonal rentals, usually 2-4 months, which are permitted in all areas.  Let’s say you have a $75,000 down payment and, let’s assume the property taxes, maintenance fees and insurance costs run about $500.00 a month combined.  You finance the balance of the price ($75,000) at 3% with a 25 year amortization.

The mortgage would run about $350 per month and the operating costs about $600 per month for a total of $950.00 in overhead.  Depending on the condition and location, you should be able to rent it out for $1,100 to $1,300 per month generating a positive cash flow of $150.00 to $350.00 per month while the tenant is retiring the debt on your unit.  This is potentially a return of 5.6% on your original investment, before taxes and, does not factor in potential price appreciation or equity built through retirement of the mortgage over time.  The reason this works is that you don’t have management fees, cleaning fees or utilities to pay.

If you are an investor looking to buy a condo in our area, you may want to look at alternatives to a managed, hotel-style suite if you need to cover mortgage costs too.  Feel free to get in touch with me to explore your options for owning a little piece of our paradise.

Related Post:  Buying An Investment Condo at Blue Mountain


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About Marg

is an award-winning real estate Broker who has successfully been helping people move since 1989. When it’s time for a move in or out of a bigger, smaller, better, more expensive, less expensive, newer, older, house, condo, farm, investment property, vacant lot or business, talk to Marg.

This entry was posted by Marg on Monday, February 17th, 2014 at 11:32 am and is filed under Condominiums, Investment Property. You can follow any responses to this entry through the RSS 2.0 feed. You can skip to the end and leave a response. Pinging is currently not allowed.

4 Comments

  1. Karen says:

    Thanks for this post. Probably already knew that but it was great to see the facts laid out to remember that some things appear better than they really are. Appreciate the new ideas to keep in mind as we ponder our future plans.

  2. Marg says:

    Thanks for your comment and please let me know if I can answer any other questions any time.

  3. Graham says:

    Great topic. Could tolerate cash flow negative if there was capital appreciation. However prices in the village have fallen 40%+ too. Marg have prices stabilized?

  4. Marg says:

    Hi Graham
    You are quite correct in both your comments. It appears that prices in the Village have stabilized based on most recent activity. There has been a change in that original buyers typically bought with anticipation of cash flow but now, more are buying for personal use and enjoyment. Nobody has a crystal ball of course however, with the new conference centre and, the continued trend of increasing revenues, I imagine they have one way to go – up.

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