John Aben's Muskoka Real Estate Blog

Meet Steve Bowman a Muskoka Home Inspector

Mon, 12 Aug 2013 00:00:00 EDT

TOP TO BOTTOM

Home & Property Inspections

My name is Steven Bowman and I have been performing home inspections in Muskoka for five years now. I grew up with both grandfathers being builders and my father an electrician. I use this background and the knowledge of residential construction; including its infrastructure of electrical, plumbing, and HVAC to help my clients make sound real estate decisions. I have an eye for detail and I know I am a perfectionist, which could be troublesome if not for my academic and practical aptitudes. I temper that perfectionist part of my personality by using other prominent parts of my character such as honesty, and a focus on educating and interacting with my clients, which I thoroughly enjoy. I combine that focus with the challenge of investigation and problem solving. The result is a competent home inspector that believes “integrity a habit”.

For more information on Steve Bowman and Top to Bottom Home & Property Inspections:

Website: http://www.toptobottomhomeinspections.ca

Email: toptobottom.steve@gmail.com

Telephone: 705-380-2578

Muskoka Real Estate 2013 Market Update

Fri, 09 Aug 2013 00:00:00 EDT

Check out this Fabulous Family Home!

Wed, 07 Aug 2013 00:00:00 EDT

$469,000

721 Fowlers Road

This beautiful 4 bedroom 3000 sq ft bungalow is an ideal family home situated on 2 acres in a sought after area on Fowlers Road. The property is picturesque offering wooded areas to ensure privacy, level lot in the back yard perfect for children to play, and low-maintenance landscaping. In addition the sprawling backyard has an above ground pool & hot tub surrounded by an expansive deck, a great space for entertaining family & friends.

The man of the house dreams will come true with a heated 1500 sq ft detached workshop, ideal for tinkering or storing recreational toys.

Upon entering this lovely home you will be impressed by the soaring ceilings in the bright open floor plan of the kitchen, living & dining rooms, all appointed with hardwood floors. Perfect for ease of entertaining guests, the kitchen has a nice sized island & features brand new upgraded stainless steel appliances. The dining area has a walkout to the spacious deck, providing privacy and seasonal dining options. The living room is warm & inviting with a gorgeous stone wood-burning fireplace. Adjacent to the kitchen is a mudroom entrance, entry from the spacious double garage and main floor laundry.

The main floor is completed with a sizeable master suite featuring walk-in closet, 3 pc en suite and a patio door allowing quick access to the hot tub all year round. In addition there are 2 bedrooms & a nicely appointed main floor bathroom with a jetted bathtub.

To round out this homes living space, the fully finished lower level walkout boasts a generous sized & bright rec room with a natural gas fireplace, an office and roomy 4th bedroom. Finally, this home offers plentiful storage options with two vast spaces in the lower level, the garages spaces and a large garden storage shed.

This home is move in ready!

The Family Tree

Tue, 06 Aug 2013 00:00:00 EDT

The Family Tree

Blog contributor - Aaron Strickland

Owner - Sustainable Tree

It’s always a tough decision to cut a tree down, but what about when it’s at the family-owned cottage? Must decisions about what happens around the cottage go before a committee to come to resolution? Sometimes taking into consideration all the emotions that come with preserving the land as it was for the next generation can make coming to a decision extremely complex. So how do you even start assessing the options?

Establish a set of priorities starting with safety. There are a few visible signs that a tree will exhibit that will make the decision to remove it pretty easy (dead!, large woodpecker holes, extensive decay). The hazard only increases the longer the tree stays standing. Sometimes the leaves will start to fall when they’re not supposed to, sometimes the top of the tree will start to die off. Once a tree comes under stress, it may eventually become a hazard to the family that has been fighting to keep it. However, if the safety factor can be ruled out (probably best with the help of an arborist), then it’s time to consider what the emotional price is.

The family cottage on the lake is iconic Muskoka. We visualize the tall trees surrounding our sanctuaries being as much about the experience as the building itself. We don't want to lose any of the trees. It is important to figure out the objective that everyone has for the trees on the property and communicate this. Talk to the rest of the family and establish if there are options to make the tree healthier and more beneficial. Perhaps this is the time to talk about sight line views that let you look out over the water, or the towering granite rock face across the bay that’s really what everyone wants to see. Do the neighbours have a different idea of modesty, and you’d really rather keep the trees as dense as possible while maximizing aesthetics? Determine that it’s safe, and then proceed with alternative options.

A Professional Arborist, while not at all trained in family mediation, can bring facts and suggestions to the table. It’s important to make sure that the property will remain one where memories are built, and where everyone can feel comfortable about the landscape. An arborist can assess the safety, as well as take the goals for the landscape into consideration, so that you and your family can get back to speaking to each other, and enjoy the dock.

For more information on Sustainable Tree & Aaron Strickland visit his website @ http://www.sustainabletree.ca

Contact Information for Aaron:

Email: aaron@sustainabletree.ca

Telephone: (705) 380-2088

Also check out Aaron on FaceBook https://www.facebook.com/SustainableTree

Check out this Beautiful Home in Woodland Heights!

Fri, 26 Jul 2013 00:00:00 EDT

$567,000

Situated in prestigious Woodland Heights, this is the ideal family home – welcoming, extremely well-appointed, and bright. The main drive and walkway to the double glassed front doors opens to a magnificent floor to ceiling granite stone fireplace in a vaulted ceiling. The open and bright quality is accentuated with skylights situated in the kitchen, dining room and study, plentiful large windows, and walk-outs to the deck or yard from nearly all of the rooms. Perfect for ease of entertaining weekend guests, the main floor’s kitchen has a large island with preparation surface and bar height eating area. The kitchen has walkouts to the deck which overlooks pristine wooded forest, and provides a lovely outdoor eating nook. A built-in bar counter and desk work area complete the thoughtful kitchen design. Attached to the kitchen with a pocket door for visual seamlessness is a Butler’s Pantry with an additional fully-appointed prep kitchen with dishwasher, mud room and main-floor laundry and walk-out to the deck and barbeque – again perfect access when entertaining outdoors. Adjoining the dining room is a relaxing 3-season Muskoka room entirely surfaced with tongue and groove cedar. Adjoining the living room is the perfect den/office with gas fireplace, ample closeted storage space, bright windows, double pocket doors for privacy and vaulted ceiling. The main floor is completed with a large master suite featuring walk-in closet, additional large closet, large ensuite bathroom with a corner jetted tub surrounded by windows, and walk-outs to the deck from the large, bright bedroom with electric fireplace. The lower floor features three more sizeable bedrooms, bath with ensuite laundry, another fully-appointed kitchen, gas fireplace in the family room, reclaimed barn board mantle and accents, and an impressive storage area. The lower level can function as an in-law suite, as it has a separate drive and entrance from the backyard. The yard offers wooded areas to ensure privacy, level lot in the back yard perfect for children to play, and low-maintenance landscaping.

Interactive Floor Plan: http://pl.an/3-old-hemlock

For more information: http://bit.ly/11jJyMz

3 Large Riverfront lots @ $49,000 each

Wed, 24 Jul 2013 00:00:00 EDT

3 Large Riverfront lots, located in a quiet residential community only minutes to downtown Huntsville. Priced well below assessed value at $49,000 each.

For more details on these beautiful lots contact me today at sold@johnaben.com or check out the listing at http://bit.ly/1bO1S6z

Hawk Ridge Court in Woodland Heights! $699,000

Tue, 06 Aug 2013 00:00:00 EDT

This meticulously cared for private 4-bedroom Country French Style bungalow with lower level walk-out is set amongst a mature hardwood forest in prestigious Woodland Heights. Plentiful extras, including numerous upgrades to windows, superior stucco exterior with stone accents, large windows throughout, 9’ high ceilings throughout with soaring ceilings in the dining, living, master bedroom and en suite; beautiful hickory engineered flooring, ceramic and upgraded carpet under-pad. Granite island & stainless steel appliances in kitchen; marble counters in bathrooms. Main floor laundry is a bonus. Numerous enhancements include air jet tub, steam shower, brass faucets and stainless counter/hot tap for your wet bar to name a few. Spacious two-car garage with plenty of natural light. Built on the most desirable road in Woodland Heights.

For more information on this listing click here: http://bit.ly/1c34GeA

Check out the interactive floor plan: http://pl.an/hawk-ridge-court

Hemlock Point Lane $779,900

Fri, 19 Jul 2013 00:00:00 EDT

Surround yourself in the tranquil splendor of this exceptional custom designed year round property located on beautiful Peninsula Lake. Bordered by magnificent towering hemlocks & pines, it offers 1.59 acres & 269’ of gorgeous frontage. You will immediately be embraced by the distinctiveness that this home has to offer. This meticulous 3 bedroom home/cottage exudes remarkable craftsmanship with post & beam construction and clear cedar walls & ceilings throughout. The main floor offers open concept combining the kitchen, living & dining rooms with floor to ceiling windows; the panoramic lake views are breathtaking & the impressive stone, wood-burning fireplace are focal points in this great space, ideal for entertaining. The finished lower level emanates uniqueness with a rec room, office, workshop & custom built sauna/shower. Lakeside is outfitted with an impressive 1200 sq ft dock replete with a cabana bar. Finally, the 2 double car garages are ideal for vehicles & recreational toys.

For more details on this listing click here: http://bit.ly/12wTwq8

Check out the interactive floor plan: http://pl.an/peninsula-lake-property

Just Listed! Picturesque 6 Acres of Land Nestled on the Cliffs of Rat Bay Over Looking Lake of Bays

Tue, 02 Jul 2013 00:00:00 EDT

This picturesque 6 acres of land is nestled on the cliffs of Rat Bay looking over Lake of Bays, with enormous potential to build your dream home or cottage, the possibilities are endless. The elevated views of the lake are so spectacular that it is easy to picture yourself on your new deck surrounding yourself in this beautiful scenery. The land boasts mature, lush & soaring hardwood forest allowing for complete privacy. For easy access, the driveway has already been roughed in and only steps away is your deeded access to Lake of Bays with 485’ of frontage, dock slip, a sandy shallow shore line and deep lake off the end of the dock. This scenic land is a must see and is only a short 15 minute drive from Huntsville.

NEW PRICE! Stunning Timber Frame Cottage Nestled on 20� Acres & 1360� Frontage

Mon, 19 Aug 2013 00:00:00 EDT

New Price

$1,399,000

Surround yourself in serene beauty with this private and distinctive 4+1 bedroom mortise & tenon timber frame cottage nestled on 20’ acres of towering hemlocks & pines and 1360’ lakefront overlooking picturesque Fairy Lake. The cottage is meticulously maintained and has had several exceptional additions. The living room is inviting with a soaring cathedral ceiling, wide planked floors and enormous windows allowing for spectacular views replete with an ambient stone wood-burning fireplace. A handcrafted, generous staircase leads to an airy loft allowing you to appreciate the sizeable white pine beams the cottage boasts and views of the lake. The spacious kitchen is outfitted with new modern stainless steel appliances and opens up onto both dining and living room. Relax in the 3 season Muskoka room, enhanced by a beautiful floor to ceiling stone wood-burning fireplace leading onto an expansive new cedar deck enclosed by sleek glass railings. Bright, generous sized bedrooms round out the beauty of this cottage with esthetically pleasing finishes. In the master bedroom you will find a private balcony with elevated views of the lake & lush forest, a great spot to enjoy your morning coffee. As you descend upon the finished lower level walkout you will notice the 9’ ceilings, an abundance of space for a family or games room with considerable sized windows allowing for natural light filling the room. In addition, the ample sized garage on the lower level, lakeside is ideal for storing a boat & toys.

Click on this link for more information on this property: http://bit.ly/162B9eX

What is a Professional Certified Arborist?

Mon, 10 Jun 2013 00:00:00 EDT

Arborist. Excuse me? Do you know what that is? My kids say: "Daddy cuts trees down". They have no idea. I do everything I can not to cut a tree down. There are people with chainsaws, and then there are professional Certified Arborists. We are the people who have studied, tested, trained, and worked hard every day to make sure that the trees which are healthy today, stay that way for a very (very, very) long time.

When you look up at a tree, what comes to mind? Is it remembering a swing that you had as a child? Maybe it was a hammock... perhaps it's the shade cast over your family picnic table. When I see a tree I see a lot of things. I see something that is an integral part of a healthy landscape. I see something that helps keep our air clean, and something important to a sustainable future.

Sometimes a tree isn't all that healthy. What are the signs? Are there things that you can do to help it? Who do you even ask? A Certified Arborist is someone that will be able to look at the soil, consider the roots (think iceberg analogy, there are more roots than you think), and consider the general environment. Is it the right one for that type of tree? Is your yard going to benefit from it for years to come, or is there a better solution?

If you're buying a new home or cottage in Muskoka, landscaping your existing one, or even just wondering what in the heck that tree is, a Certified Arborist is the person to call. We'll listen to your needs, work with you to plan a well considered, and long-term program for your trees. Sometimes they have to come down - you've seen that one - it leans precariously over your deck, or the kids sandbox... but let's talk about it, find the right solution, and plant another one.

Trees make our lives healthy. They give us shade, they give us protection, and they clean our air. At the root of it, they are essential to a sustainable landscape. And that's what we're all after these days isn't it? To ensure that what we have today, is there for tomorrow. If not improved for our children, at the least we should make sure they'll have a great swing.

~~~

This blog was brought to you by Aaron Strickland, Owner/Operator of Sustainable Tree - http://www.sustainabletree.ca

Contact Aaron via email aaron@sustainabletree.ca or over the phone (705) 380-2088

You can also follow Aaron on Facebook www.facebook.com/SustainableTree

New Price $450,000, 12 Birchwood - Woodland Heights

Thu, 06 Jun 2013 00:00:00 EDT

Executive style Muskoka home with convenient single level living and open concept floor plan, set on a 1.3 acre wooded lot in Woodland Heights. This three bedroom home features open kitchen, dining and living area, main floor laundry and attached triple garage. There’s also a large heated workshop attached to the garage ideal for the hobbyist. Automatic back-up generator,central vac and heat pump are a few of the other features. Enjoy this terrific area in all seasons with quiet streets in a wooded setting with organized activities among the residents of Woodland Heights. This piece of Muskoka Real Estate is located only minutes from downtown Huntsville, Ontario.

A Must See in Woodland Heights $595,000

Wed, 03 Jul 2013 00:00:00 EDT

This distinctive home is nestled on a picturesque, exquisitely landscaped lot in Woodland Heights. Surround yourself in serene beauty enhanced by an English Rose Garden, Japanese Zen garden, and multiple species of lilies – all protected by classic wrought iron fencing to keep deer at bay. The home itself is conscientiously maintained and has had several exceptional additions. The Master Suite is sizeable and bright with walkout to the private backyard and includes both a walk-in closet and professionally designed closet with pullout drawers and racks. The Master en suite is spacious and replete with marble, an open shower room with both ceiling rain shower and wall-mounted fixture, a large soaker tub, bidet, double vanity, and walkout to private garden. The home’s kitchen is equally fine and features a large African granite top open to the living space, top of the line Miele appliances including a faced refrigerator, high gloss white floor to ceiling cupboards with soft touch drawers and pull-out cabinets, marble tile backsplash, and granite counter tops. The open floor plan is centred around the Muskoka stone wood burning fireplace, and is brightened with multiple skylights, windows and several walk-outs to the pristine back yard. Two four-season sunrooms, office, guest room, and large bonus room ideal as an extra bedroom or home office round out this home’s living space. Finally, there is plentiful garage and storage space with a large double attached garage, and a fully insulated extra large detached double garage with work benches and shelving, and a large open loft above.

Interactive floor plans: http://pl.an/woodland-heights-deerfoot-trail

New Price - Camp Lake has been reduced to $179,000

Thu, 11 Jul 2013 00:00:00 EDT

This rustic 3-bedroom cottage is located on a tranquil and private property and offers just over an acre of land on stunning Camp Lake, located north of Lake of Bays and the western edge of Algonquin Park. This pristine lake offers excellent fishing, most favourable to trout. The property offers a mix of hard & soft wood trees with 136’ of frontage with a hard packed sand shoreline. You can’t help but fall in love with the beauty this lake has to offer, don’t miss this opportunity as property is rarely available on Camp Lake.

For more information on this property, click here: http://www.muskokapropertysearch.com/viewhome.asp

Privacy and Acreage, Priced to Sell

Thu, 30 May 2013 00:00:00 EDT

This 3-bedroom ranch style bungalow offers 80+ acres of privacy surrounded by mixed hardwood trees. The home boasts well-kept wide plank pine floors in the kitchen/dining/living rooms and attractive pine cupboards in the kitchen. There is a 3-season sun porch with views of the sprawling property. There are plenty of storage options inside and surrounding the house. This property is ideal for those who wish to be one with nature. Close to the Almaguin District snowmobile trail AL303. This home has a lot of potential at a great price.

Great Privacy with 46� Frontage on Fox Lake

Mon, 03 Jun 2013 00:00:00 EDT

This picturesque Fox Lake property is a well-maintained year round home or cottage + bunkie and is surrounded by mature perennial gardens and pleasing views of the lake. It boasts a west facing pristine sandy shoreline, great for the kids. The main level of this home offers an open concept kitchen/living/dining with a cozy wood stove and soaring cathedral ceiling overlooking the lake. Off the dining room you are welcomed into an airy screened in Muskoka Room where you can watch gorgeous sunsets. In addition the main floor has a generous bedroom, 3 pc bathroom and laundry room. The large bright master bedroom suite located on the upper level has an ensuite bathroom and walk-in closet. Adjoining is a loft style office space again with a stunning lake view. The lower level has a family room, workshop and storage area with a walk-out to the lake. This house has been obviously loved and cared for and is a must see.

To view a floor plan of this home click here: http://pl.an/fox-lake

�DOE�-n�t give up on your garden at your Cottage or Home in Muskoka

Fri, 31 May 2013 00:00:00 EDT

Sure, they’re pretty and they may even try to fool you into believing they’re docile. Don’t be tricked, this isn’t a Disney movie, if Bambi wants dinner, your garden is a free buffet and he’s not making reservations.

In the spring, when deer come out of their wintering areas, deer want young, tender grass or herbaceous greenery. In summer, your garden is an evening at the Mandarin and they'll graze roses, hosta, clematis, rhododendrons and so many more types of greenery. Save your Muskoka real estate from this treachery and wage war on these pesky highly intelligent four legged beauties. The buck stops here.

Are your gardens (and your sanity) at your Muskoka cottage or home under attack from mischievous rabbits, devilish chipmunks, pesky skunks and what appears to be the hungriest deer in Muskoka? Here are some helpful tips to help you survive the gardening season.

This spring and early summer consider planting deer-resistant plants, but keep in mind that the deer haven't read the list so when a deer is ravenous, they become desperate and less picky about what you’re serving on the menu.

Due to their fuzzy leaves, intense fragrance, or nasty taste, here a sample of plants among deer's least favorite nibbles:

Bleeding heart

Crocus

Daffodil

Fritillaria

Bluebeard

Hyssop

Lavender

Monkshood

Mullein

Boxwood

Lily of the valley

A more economical approach and with proven success is to create a homemade spray that offers an offensive odor. Keep in mind that spray must be reapplied frequently as plants grow or rain washes it away, here is a home remedy we found on-line:

3 large eggs, shells included

1 large clove of garlic

2 cups of fresh green onion tops

2 cups of water

Put everything into the blender and liquefy for 2 minutes. Add this mixture to a pail containing 2 quarts of warm water and melted deodorant soap such as dial. Stir together, then add two tablespoons of chili powder or cayenne pepper and mix well. Splash, spray, drip, or somehow paint the mixture on the plants. Be sure to get egg shells on the leaves. When used every two weeks it is effective year-around. Save some of each batch to "ripen" the next batch.

Commercial products like Plantskydd (a bear blood-meal solution) are sprayed directly on plants to ensure they are foul-tasting.

It is recommended by many experts to rotate your repellents and combine them with other tools like scare tactics such as a surprise burst of water or a loud noise. One popular product is the Scarecrow, which combines a motion detector and a sprinkler that sprays water when deer cross its path. Location is everything with such products, and starved deer may eventually learn to ignore them.

This summer, make it your mission to keep your Muskoka home & cottage gardens green & lush, “BE THE DEER” and become the master of their own game.

RESOURCES:

http://www.sandhillnursery.ca

http://www.deer-departed.com/deer-repellent-recipes.html

http://www.contech-inc.com/products/home-and-garden-products/animal-repellents/scarecrow-motion-activated-animal-deterrent

http://www.plantskydd.com

Quality Throughout! Listed at $649,000

Thu, 30 May 2013 00:00:00 EDT

Set in a serene, beautifully landscaped and private lot, this exceptionally well-built home with high-end features is an ideal family home. The value with this property is outstanding and leaves nothing to be desired: enjoy the heated in-ground saltwater pool; reclaimed elm hardwood floors; heated tile; deck and covered porch; 6 person hot tub; automatic generator covering entire house; oversized, heated double garage with separate 100 amp panel; built-in 8-zone sound system; intercom system; and, lighting control system. The main floor has an open flow from vaulted 20’ Great Room (open to sizeable loft above) with granite fireplace to the maple and granite Kitchen, and to the 3-season screened porch. The lower level has 9’ ceilings, walkout, brand new carpet, expansive storage, ‘gym’, office, and large rec./media room. Private boat docking facilities on Lake Vernon, located nearby.

Click to enlarge

Summer is just around the corner, tips for opening your cottage in Muskoka

Fri, 24 May 2013 00:00:00 EDT

It was only a few short weeks ago that the last of the ice was slowly and painfully melting from our majestic Muskoka waterways. I dare say there was a time when we all wondered if it would actually melt at all, I would bet that even the avid ice fishermen were ready to trade their huts for a boat and the warm sunshine.

With the long dark cold days of winter finally behind us are you ready to embark on the greatest sign that a Muskoka summer is only around the corner?

This task can be laborious, it will seem like there is no end in sight and try as you may but you will get dirty. However when the hard work is all said and done the reward is like no other. Opening up your Muskoka cottage for the season is worth every drop of sweat.

Before you can enjoy that reward and start reaping the benefits of your Muskoka real estate, before you even leave the city and head north for the first time since October here are some essentials to pack:

A cooler with beverages of choice...priorities

A case of water just in case you can’t access your plumbing right away

Food & clothing (I hate to state the obvious, but…)

Remember the keys to the cottage, no one wants to make a round trip in one day or worse yet, break into their own summer home

Bring your tool kit, whether you like it or not there will be something that needs fixing (see above comment re: breaking-in)

Batteries in various sizes for flashlights, carbon monoxide detectors and smoke alarms

Clean bed linens

Stock up on candles and matches

Cleaning supplies, don’t forget to include rags and scouring pads because a four legged rodent may have left you a gift

A notebook and a pen

Being the savvy Muskoka cottager that you are, you’ve left the city in plenty of time and survived the drive up north. First things first, grab a cold beverage from the cooler and your note pad & pen.

Now you can begin a walk around the cottage to check for any damage to your property such as cracked windows, torn screens, siding or anything that doesn’t look quite right. You may want to take notes of areas that need repairing so you are able to prioritize. Once your outdoor inspection is complete, head inside and perform a similar inspection checking for rodent or animal droppings, water damage, cracks in pipes, chewed wires, etc. Remember to keep notes and prioritize what needs immediate attention.

Before you can really relax and enjoy Muskoka home for the weekend here are a few things you’ll need to get done (have the family pitch in and assign each member a task):

Turn on your electricity

Prepare to get your water system up and running – this includes getting hot water

Replace batteries in smoke alarms and carbon monoxide detectors

Test your fire extinguishers to ensure they’re functioning

Replace batteries in any flashlights

Replace any filters

Clear away any large branches or brush from the cottage and pile for kindling

Clean out the eavestroughs Clean the woodstoves and fireplace chimneys

Deep clean the kitchen counters, sinks, cupboards, bathrooms and floors

Change the sheets on all the beds

Return to your cooler to refresh your beverage

Once you’ve tackled all of these items, forget about the rest for now, it can wait for another day. Fire up the grill, open another cold beverage, sit back in your Muskoka chair and put the winter behind you because summer is here at last.

REDUCED-$217,500 - Don't miss this opportunity!

Fri, 26 Jul 2013 00:00:00 EDT

This exquisitely refinished home addresses all the needs of a family offering an ideal layout, a large, level and private yard, a quiet cul-de-sac street, and a perfect location for a busy lifestyle. The home’s exterior features: tasteful brick, new vinyl siding, and deep deck spanning the entire length of the home. The backyard is well treed for privacy and the deep front yard is set-off with easily maintained perennial gardens. The interior has been almost entirely redone with the utmost attention to detail: gorgeous Brazilian Cherry hardwood covers the entire main floor; the bathroom has been entirely renovated with sleek tile, vanity, and fixtures; a new paint job in soothing, neutral tones is a perfect palette for virtually any colour scheme. The lower level features high ceilings, plentiful windows, entirely new, neutral carpet, a natural gas stove, large rec room, adjoining games room, and a separate office or bedroom. This bright and airy home needs nothing except a new owner.

Here's a link to the interactive floor plan

For more information on this listing:

http://www.muskokapropertysearch.com/huntsville-home-for-sale-great-value

Bright, Breezy Bliss on the Muskoka River, Huntville ON $699,000

Fri, 12 Apr 2013 00:00:00 EDT

Enjoy impressive views of the Muskoka River (between Fairy & Vernon lakes) and the steep stone cuts of the Lookout from the deep covered porch on this traditional Muskoka home. The house is bright and breezy due to the multitude of windows offering beautiful four-season views, and yet possesses a sense of privacy rare for an in-town home. New character mouldings combined with original features such as refinished floors and the banister to upper level accentuate the charm of Old Muskoka. New granite stone fireplace, painted tongue/groove ceilings, outstanding covered porches on both the front and back of the house. The home also features: 3 bdrm; 3 bath; a large kitchen with island; main floor laundry, study; a library/office area; and plenty of storage space. Outside, the lot slopes gently down to the river, and the natural shoreline has dock area for swimming and boating directly into Fairy Lake. A ‘Wendy’ house outside would make a perfect artist’s studio or children’s play house.

Click on the pictures below for larger view.

Newer Construction in a Rural Setting, Yet Close to Downtown Huntsville. Listed at $399,000

Mon, 24 Jun 2013 00:00:00 EDT

3 year old Energy Star home with great privacy, located minutes from downtown Huntsville. Some of the features include; Tarion Warranteed home, 4 bedrooms, master with large ensuite and jet tub, 9’ high ceilings, tumbled stone and vinyl exterior, insulated double attached garage with cable and propane hook-up, beautiful perennial gardens, covered porch, screened porch and large windows for lots of natural light. Walkout basement is partially finished and roughed-in for add’l kitchen and bathroom if desired. Worry free living with new construction.

200' Frontage, West Exposure and Boating on Midlothian, Cecebe and Ahmic Lakes. Listed at $449,000

Thu, 04 Apr 2013 00:00:00 EDT

Ideal for many years of family cottaging, this well-built Valhalla year-round home/cottage on Midlothian Lake will surely be the site for building many wonderful memories. Boasting an exceptionally landscaped, gently sloping lot with low-maintenance perennial gardens, this is a property well-suited for children’s play, family gatherings, entertaining and barbeques. The vast 200’ of shoreline is deep off of the dock, and provides boating access to Cecebe and Ahmic Lakes. The interior features: large living space with cathedral ceilings and a wonderful view of the water; wood burning stove; a ground water forced air system; spacious kitchen/dining with wood cabinetry; three bedrooms; and, a large basement with potential for additional living space. A large, insulated two-car detached garage provides ample space for all your cottage toys.

Click on the images below to make larger.

Ideal Family Home in Woodland Heights. Listing at $649,000

Fri, 07 Jun 2013 00:00:00 EDT

Situated in prestigious Woodland Heights, this is the ideal family home – welcoming, extremely well-appointed, and bright. The main drive and walkway to the double glassed front doors opens to a magnificent floor to ceiling granite stone fireplace in a vaulted ceiling. The open and bright quality is accentuated with skylights situated in the kitchen, dining room and study, plentiful large windows, and walk-outs to the deck or yard from nearly all of the rooms. Perfect for ease of entertaining weekend guests, the main floor’s kitchen has a large island with preparation surface and bar height eating area. The kitchen has walkouts to the deck which overlooks pristine wooded forest, and provides a lovely outdoor eating nook. A pasta cold water tap over the stove, built-in bar counter and desk work area complete the thoughtful kitchen design. Attached to the kitchen with a pocket door for visual seamlessness is a Butler’s Pantry with an additional fully-appointed prep kitchen with dishwasher, mud room and main-floor laundry and walk-out to the deck and barbeque – again perfect access when entertaining outdoors. Adjoining the dining room is a relaxing 3-season Muskoka room entirely surfaced with tongue and groove cedar. Adjoining the living room is the perfect den/office with gas fireplace, ample closeted storage space, bright windows, double pocket doors for privacy and vaulted ceiling. The main floor is completed with a large master suite featuring walk-in closet, additional large closet, large ensuite bathroom with a corner jetted tub surrounded by windows, and walk-outs to the deck from the large, bright bedroom with electric fireplace. The lower floor features three more sizeable bedrooms, bath with ensuite laundry, another fully-appointed kitchen, gas fireplace in the family room, reclaimed barn board mantle and accents, and an impressive storage area. The lower level can function as an in-law suite, as it has a separate drive and entrances from the backyard. The yard offers wooded areas to ensure privacy, level lot in the back yard perfect for children to play, and low-maintenance landscaping.

Click on the pictures below for a larger image.

Now Offering HDR Photography for Your Muskoka Real Estate

Mon, 04 Mar 2013 00:00:00 EDT

The real estate market in Muskoka is extremely competitive. Simply being situated in Muskoka can make selling your cottage or home more difficult. With so many properties for sale in our area that have waterfront amenities or beautiful scenic views it can be extremely difficult to make your property seem unique to a potential buyer. Studies have shown that more than ninety per cent of buyers begin their search online. This means that they are looking at literally hundreds of photographs, searching for that one special property that stands out from the rest. As a Muskoka realtor, it is my business to understand our market and tailor your listing accordingly.

In my continuing effort to provide you with the best possible service I have begun utilizing a different style of real estate photography. It has been proven that more photos and higher quality photos will make your property sell faster and for a potentially higher price. A recent survey shows that a house or cottage for sale in Muskoka with only a single photograph spends an average of seventy days on the market, while a property with fifteen photos takes on average only thirty five days. As well, the quality of these photos has a huge effect on listing times. For this reason I am now employing the technology of HDR photography.

HDR stands for High Dynamic Range. An HDR photograph is created through a process of taking multiple photographs of the same view and then using software to alter the contrast of the photo for a more artistic and visually striking finished product. While the creation of the photograph can be quite complicated, the benefits are amazingly simple: the finished product is a much more visually appealing photo. An HDR photograph virtually does away with images that are too bright and washed out as well as those that are dark and hard to see. Taking HDR photos of your property allows me to make your Muskoka home or cottage feel warmer and more inviting to potential buyers. With the ability to subtly change both lighting and shadow, I am able to highlight the elements of your property that are the most appealing to your potential buyer. Indoor features such as fireplaces, custom kitchen cabinetry or beautiful bathroom features can be emphasized to stand out from your photograph. Outdoor vistas such as docks and boathouses, decks, porches and beautiful views can be highlighted. Take a look at the photo examples that I have included. You will instantly be able to see what I mean when I say that the HDR photos are more stunning to look at. The end result of this HDR process are photos that become instantly more appealing than the hundreds of others a potential purchaser has already seen. By making your property look unique I can increase both the interest in and the value of your home or cottage.

As your Muskoka real estate professional I promise to be on the forefront of new and beneficial technology. HDR photography is simply one example of how I am striving to meet and exceed both your needs and the desires of your potential buyers.

Job Opportunity! Real Estate Assistant Required

Wed, 27 Feb 2013 00:00:00 EDT

I'm seeking an experienced assistant with the following characteristics:

Computer proficient

Detail oriented

Punctual and reliable

Outgoing personality with a positive outlook to situations

Works well under pressure and tight deadlines

Enjoys working and dealing with people

Excellent customer service and communications skills

Own reliable vehicle

Initially, this is a part-time position (20 hrs per week), which I can see becoming a full time job.

Location: Huntsville, ON

Compensation: based on experience + bonus potential

Duties include:

Personal marketing

General office duties

Manage incoming calls

Develop prospects list

Data entry

Coordinate mailings, mail merge

Coordinate photography, virtual tours

Website maintenance

Social media and blogging

Event planning

Interested in this exciting career opportunity?

Please apply. sold@johnaben.com

“You will either step forward into growth or you will step back into safety.” Abraham Maslow

Muskoka Surfboard Company

Fri, 15 Feb 2013 00:00:00 EDT

Looking for something fun and new to do this summer? Why not try the Muskoka Surfboard? It is a hand shaped, wood retro styled surfboard that is designed to be towed behind aluminum boats, personal watercraft or regular ski boats. It planes through the water easily and is towed at low speeds using a regular length waterski rope. It is easy to learn, fun for the whole family and doesn't require any boots or bindings. Go ahead, catch some small wake surf, throw in a slide or carve a turn on Muskoka Surfboard this summer! You won't be disappointed!

For more information go to muskokasurfboard.com

2012 Muskoka Real Estate Market - Year in Review

Wed, 13 Feb 2013 00:00:00 EDT

Thank you for taking the time to learn more about the real estate market in Muskoka and Almaguin Highlands. It’s my job to provide you with the information you need to make an informed decision. The following charts will give you a quick look into the 2012 real estate market, but don't hesitate to contact me if you would like more details, or click the newly improved Interactive Graphing feature on my website, now with median pricing and unit sales by price range.

Overall unit sales for Muskoka and Almaguin Highlands has increased +2.27%. Included in that number are: Single Family, Cottage, Condo, Vacant Land, Fractional, and Mobile. The highest percentage rise in unit sales of those types was vacant land/acreage with a significant increase of +33%. Finally, vacant land is starting to recover after two years of abuse due to the implementation of HST in July of 2010. The reason for this high increase in unit sales is that the average price for vacant land went down -25.4% to $114,311. This number includes waterfront and non-waterfront lots.

A non-waterfront lot would cost between $50,000 - $150,000 depending on the location and size. A waterfront lot on a smaller lake would be around $150,000 to $250,000 and on a larger lake, starting around $400,000. These are just rough numbers to start, I’ve seen lots in the Muskoka Lakes go for well over $1MM.

In the following graphs, I will explain the single family and cottage market. If you require statistics on condos or any other property types, please email sold@johnaben.com or call my cell anytime at 705-788-4770 and I’d be happy to help.

Although the unit sales are up 2.27%, when I combine single family and cottage properties for Muskoka and Almaguin Highlands the unit sales declined -1.24%. When broken down below, single family unit sales declined -3.5% and cottage properties increased +1.32%. Sales remain sluggish and still -16.79% below the peak in 2007, an indication that consumer confidence is still low. But there’s hope with many articles indicating consumer confidence is on the rise, not to mention the low interest rates. Here’s an article dated December 31st, by Bloomberg, titled “Canada Consumer Confidence Rises on Real Estate”

The average price for single family homes in Muskoka for 2012 increased +3.53%, while Muskoka cottage properties decreased -1.26%. I attribute the rise in average price for single family homes to the increased activity of retirees relocating to the area (projected growth by age), selling their more expensive homes, and moving into the higher end of our non-waterfront market, see below.

Almaguin Highlands experienced a small gain of +1.52% in average price, for single family homes and a decrease of -2.69% with cottage properties. If you are up for the drive, you will be amazed how much more value you will get in a cottage property in Almaguin Highlands.

Muskoka cottages are more affordable now than last year and still -4.63% below the peak in 2007. Single family homes in Muskoka have reached their highest level, despite unit sales declining year after year. Since peaking in 2007 unit sales are -25% lower. Although these increases have been marginal over the past 5-6 years, it’s mostly attributed to the volume of higher end homes off the water being sold, not an actual rise in the home prices.

Let’s take a look at the Muskoka Cottages selling on the larger lakes. I’ve used Lake Joseph, Muskoka, Rosseau, Lake of Bays and the Huntsville lakes (Fairy, Mary, Peninsula and Vernon) in the chart below. It wasn’t an overly eventful year for the larger lakes with unit sales remaining basically flat from 2011 to 2012 with overall only 12 fewer sales for 2012.

Average sale prices for the large lakes in Muskoka were flat as well with the exception of the Huntsville lakes where the increase in average sale price was +20.66%, pretty amazing considering unit sales were down -25%. This increase can be attributed to the highest sale price ever on the Huntsville lakes through real estate at $2,400,000, see below.

For the first time I would like to talk about the smaller lakes and rivers in Muskoka and Almaguin Highlands. One can argue which lakes are considered large and which lakes are small, but here’s the list I used: Big Lakes, Small Lakes.

The average sale price for both Muskoka and Almaguin Highlands are trending up. The 2012 average Muskoka cottage is now 1% higher than the previous high in 2008, at $408,119.

Real estate statistics are a great way to take the pulse of a particular market but knowing what the numbers mean, can sometimes be confusing. Here’s the difference between average and median price.

Average: is the set of data added together divided by the number of data that you have.

Example: $250,000, $280,000, $285,000, $350,000, $500,000; add them up equals $1,665,000. Divide $1,665,000 by 5 and average is $333,000.

Median: is the exact middle number that exists in an ordered set (smallest to largest) of data.

Example: $250,000, $280,000, $285,000, $350,000, $500,000; the middle number is the third number, "$285,000" which is the median. In this case the median has exactly two numbers on each side of it. Now, if there is no middle number, such as $250,000, $280,000, $280,000, $285,000, $350,000, $500,000 then average the two middle numbers, which would be an average of $280,000 and $285,000 which is $282,500.

Average and median are both measures of central tendency, but the average can be skewed by very large or very small data.

You'll notice in the second chart below that there’s very little change in the median price for each town. Using the median price helps to more accurately display what’s happening in the single family real estate market by removing the very low, or very high data, which is the case for the Muskoka market.

To the left is a complete breakdown of the residential market for Bracebridge, Gravenhurst and Huntsville, by price range. If you look up the price range you believe your house would fall into, you can find out how many buyers there were for the particular year. For example, if your home is in Huntsville and has a market value of $450,000, there were 8 buyers last year.

Let’s look at Average sale price and how we compare to other cities in Ontario. I’ve provided two Muskoka options for comparison purposes: (1) properties without waterfront, and (2) all properties including waterfront. The homes in Muskoka, not on the water, are clearly well below the cities evaluated. On the other hand, the properties with waterfront were comparable to the GTA until last year. While the greater Toronto area continued to trend upward, Muskoka plateaued in 2012, possibly because our largest customer base is from the GTA and with their market continuing it’s upward trend, Torontonians are being more cautious, because that trend cannot continue. Here’s an article looking at the uncertainty in the Toronto market: What will spring bring for Toronto real estate?

The next two charts show the breakdown of cottage properties by price range, 2011 vs. 2012 for both Muskoka and Almaguin Highlands.

The highest sale in 2012 through real estate for Muskoka was $5,900,000 on Lake Rosseau.

The highest sale in 2012 through real estate for Almaguin Highlands was $637,500 on Mirage Lake, located 10 minutes north of Huntsville.

10 more sales over $400,000 for 2012 over 2011, resulted in the average price for single family homes to rise +3.53%.

What type of market are we experiencing? The ratio of number of sales to number of listed properties, tells us if we are in a buyer’s market, seller’s market or balanced market.

Balanced market indicates you can expect stable price growth - around the rate of inflation.

Buyer’s market indicates slow growth - below the rate of inflation.

Seller’s market indicates you can expect rapid price growth - higher than the rate of inflation.

For 2012, the cottage market was balanced with the exception of Huntsville, where it was a buyer’s market. There were more new listings than number of properties that sold.

With respect to the single family market there was balance in all areas for 2012.

It’s difficult to determine an accurate days-on-market stat. The problem is that if a cottage is listed multiple times, the formula used to calculate the days on market only used the time on market within a date range.

So, when I calculated the days on market for 2012, I averaged how long the properties for each area took to sell. If a property was listed in 2011 for 200 days, then comes off the market for the winter, re-listed in spring of 2012, the 200 days from 2011 are not included in the stat. Therefore, the days on market shown below would be on the low side.

When dealing in real estate, why not work with the company that has the highest percentage of market share. Royal LePage Lakes of Muskoka has been a consistent market leader in Muskoka and Almaguin Highlands for years.

When is the Best Time to Act in the Muskoka Real Estate Market

Wed, 06 Feb 2013 00:00:00 EDT

It is interesting how consistent the Muskoka-Haliburton real estate cycle is year to year. The above graph shows the past three years of data for the Muskoka-Haliburton real estate market.

Listings are posted primarily from March to May with sold properties peaking from June to September.

That means it may be time to start thinking about getting your property ready in the winter - if you intend to sell this year. Listing between March and June will get you the greatest amount of exposure as this is the time when most buyers are looking.

If you are looking to purchase, it's a bit early in the winter, as the inventory is smaller, but you will need to start researching soon because in March/April you will have the widest selection of properties to view. Do your homework, though, because a well-priced property will not last long and you need to be able to recognize a properly priced property.

I'm here to help with either your selling or buying decision. If you want honest advice and the attention you deserve, contact me anytime on my cell, 705-788-4770 or email sold@johnaben.com.

Community Commitment

Wed, 06 Feb 2013 00:00:00 EDT

I believe we are very fortunate to have excellent health care in our Muskoka community, but this doesn’t come without a cost. I feel that in order to sustain these services I need to do my part. Every year I contribute to help support our Hospital Foundation and this year have broadened this commitment to also include Hospice Huntsville with an annual pledge.

John Aben Earns Membership in Prestigious Million Dollar Guild

Mon, 04 Feb 2013 00:00:00 EDT

News Release

Local Real Estate Professional Recognized for Million-Dollar Successes

John Aben Earns Membership in Prestigious Million Dollar Guild

Muskoka, Ontario January 30th, 2013 – John Aben, of Royal LePage Lakes of Muskoka, has been recognized by the prestigious Institute for Luxury Home Marketing for his recent performance in the million-dollar and above luxury home market within Muskoka.

“Real Estate professionals who have earned admittance to The Institute’s Million Dollar Guild not only have specific upper-tier market knowledge, but they also understand the unique needs of affluent buyers and sellers and recognize the importance of being discreet,” said Institute President Laurie Moore-Moore. “Whether you’re buying or selling a multi-million dollar property, you can depend upon The Institute’s Million Dollar Guild members to have the competencies necessary to help you meet your objectives.”

“To have this recognition of my accomplishments in serving Muskoka is an honor,” said Aben. “It has strengthened my commitment to the community and its residents.”

Members of the Million Dollar Guild are Certified Luxury Home Marketing Specialists (CLHMS) who have documented their success in assisting affluent buyers and sellers with million-dollar properties. The recognition is awarded by the Institute for Luxury Home Marketing which trains real estate agents in the luxury home market and awards international designations to those who meet stringent performance standards.

--more--

Aben has been in the local real estate market since 2008 and specializes in the cottage/recreational and residential real estate market. In this short time John has earned awards every year and the prestigious Diamond Award for the past two years. This award represents the top 3% of the agents, in a particular market. For 2012 John was the top producing agent for Huntsville and Lake of Bays with Royal LePage Lakes of Muskoka Realty.

About The Institute for Luxury Home Marketing The Institute for Luxury Home Marketing exists to help real estate professionals around the world provide high quality service to buyers and sellers of luxury properties. Institute members have completed special training to build expertise in the marketing of upscale homes and estates and those who meet performance standards may earn the prestigious Certified Luxury Home Marketing Specialist designation. Information and an international membership list can be found at www.CLHMS.org. Members are also listed on the Wall Street Journal’s RealEstateJournal.com website.

Contact: John Aben

Sales Representative

Royal LePage Lakes of Muskoka Realty Inc.

395 Centre Street North

Huntsville, Ontario P1H 2P5

Telephone: 705-788-4770

Email: sold@johnaben.com

#####

Sales Professional Earns International Designation

Wed, 30 Jan 2013 00:00:00 EDT

News Release

SALES PROFESSIONAL EARNS INTERNATIONAL

DESIGNATION FOR LUXURY HOME MARKETING EXPERTISE

Muskoka, Ontario -- John Aben with Royal LePage Lakes of Muskoka Realty Inc. has earned the prestigious Certified Luxury Home Marketing Specialist designation in recognition of his experience, knowledge and expertise in the luxury home market. “John Aben is an example of a real estate professional who has worked to develop market knowledge and the special skills and competencies necessary to provide exceptional service in the fine homes and estates marketplace,” said Institute President Laurie Moore-Moore, upon announcing Aben’s designation. “Affluent buyers and sellers can turn to sales professionals who have this designation and be confident that they have special expertise and experience in the luxury home marketplace.”

“I am committed to providing outstanding service to my clients,” said Aben “the Certified Luxury Home Marketing Specialist designation is evidence of my ability to meet the needs of affluent buyers and sellers. My membership in The Institute for Luxury Home Marketing also provides me with marketing tools and networking capabilities that benefit my clients.”

Aben is an award-winning real estate professional who has gone through special training and met performance standards in the upper tier market. He has been in real estate since 2008 and specializes in the Muskoka luxury market. In this short time John has already achieved the Diamond Award, which represents the top 3% of agents in the residential market.

For current information on the upper tier market, contact John Aben at Royal LePage Lakes of Muskoka Realty Inc. 705-788-4770 or e-mail sold@johnaben.com.

Contact: John Aben

Sales Representative

Royal LePage Lakes of Muskoka

395 Centre Street North

Huntsville, ON P1H 2P5

Telephone: 705-788-4770

Fax: 705-788-3770

Email: sold@johnaben.com

The Institute for Luxury Home Marketing

1409 South Lamar, Suite #215; Dallas TX 75215

214-485-3000

Average vs. Median Price and How They Impact The Muskoka Real Estate Market

Tue, 15 Jan 2013 00:00:00 EDT

Real estate statistics are a great way to take the pulse of a particular market but knowing what the numbers mean, can sometimes be confusing. Here’s the difference between average and median price.

Average: is the set of data added together divided by the number of data that you have.

Example: $250,000, $280,000, $285,000, $350,000, $500,000; add them up equals $1,665,000. Divide $1,665,000 by 5 and answer is $333,000.

Median: is the exact middle number that exists in a set of chronological (smallest to largest) data.

Example: $250,000, $280,000, $285,000, $350,000, $500,000; the middle number is the third number, "$285,000" which is the median. In this case the median has exactly two numbers on each side of it. Now, if there is no middle number, such as $250,000, $280,000, $280,000, $285,000, $350,000, $500,000 then average the two middle numbers, which would be an average of $280,000 and $285,000 which is $282,500.

Average and median are both measures of central tendency, but the average can be skewed by very large or very small data. Let’s take a look at the cottage properties on the lakes in Huntsville, Ontario (Fairy Lake, Peninsula Lake, Lake Vernon, Mary Lake) for the past three years. You’ll notice a substantial increase, 20.6% from 2011 to 2012 because of a highest price sale ever was recorded at $2.4MM on the Huntsville Lakes, but the median price only rose 12.5%. Highest price previously recorded was $1.8MM which sold in 2008.

I tend to focus more on the median statistics, because the median is not affected as much by those very large or very small sales data. For some reason the average seems to be more popular than the median. I think it is because it is higher, and it makes the point that many homes are still overpriced. It is probably not a huge deal in the grand scheme of things, but here on Lake of Bays, Muskoka there’s a cottage property for sale at $8.5MM. I ran the numbers and the average price for a cottage on Lake of Bays for 2012 is $848,677 and the median price is $737,500. If that $8.5MM cottage property did sell in 2012 the average price for Lake of Bays would go up to $1,072,361 an increase of over 26%, while the median price only increases to $750,000 which represents an increase of only $1.7%.

If you are interested in more statistics or have questions about the real estate market in Muskoka, don't hesitate to email or call my cell anytime.

Email: sold@johnaben.com

Cell: 705-788-4770

Stopping the Municipal Land Transfer Tax

Fri, 04 Jan 2013 00:00:00 EDT

Just one of the many ways real estate organizations are helping consumers. The following was clipped from the OREA members newsletter.

"Municipalities in Ontario are gearing up to force the province to grant them the authority to charge a municipal land transfer tax (LTT) on home buyers.

Currently allowed only in Toronto, this tax may potentially spread to other regions of Ontario. It threatens to increase the cost of home ownership province-wide. According to a recent study by the C.D. Howe Institute, this tax has resulted in a 16 percent drop in the volume of residential home sales in Toronto. It has meant that home buyers pay an average $15,000 up front every time they move, due to the municipal tax over and above the provincial land transfer tax.

The spread of this tax to other regions of Ontario will increase the cost of home ownership across the province. As a REALTOR®, this will affect your business. Extending the power to levy the municipal LTT to other municipalities in the province would lower home values by adding thousands of dollars to the cost of residential transactions.

In addition, the municipal LTT would price many low- and middle-income Ontarians out of the real estate market entirely. The Ontario Real Estate Association (OREA) believes the municipal LTT is unfair because it forces a small segment of taxpayers -- home buyers -- to fund municipal services designed to benefit all citizens.

OREA is urging the Ontario government to exclude LTT from any legislation that expands municipal taxing authority and to revoke this tax in the city of Toronto."

Ontario Land transfer Tax (subject to change without notice):

Ontario Land Transfer Tax

Up to $55,000 X 0.5% of total property value

From $55,000 to $250,000 X 1% of total property value

From $250,000 to $400,000 X 1.5% of total property value

From $400,000 up X 2% of total property value

Mortgage and Closing Cost Calculators

Muskoka Real Estate for the Discerning Buyer

Thu, 03 Jan 2013 00:00:00 EDT

The Highlands Estate development at Deerhurst Resort is a haven of executive recreational homes. Custom designed to be perfectly suited to active lifestyle living, these fine homes are the perfect blend of elegance and comfort. The backdrop for Phase 1 of the development is Deerhurst’s Highlands Golf Course.

The magnificent Deerhurst Highlands golf course was designed by Robert Cupp and Thomas McBroom. It is a par 72 championship golf course which is hailed as one of the finest in the region. Our beautiful development will of course, have great appeal to the golfing enthusiast – and during the off-season, the fairway provides wonderful walking, cross-country skiing, and snowshoeing opportunities. But there are multiple other recreational pursuits in close proximity to this great location. Hidden Valley Highlands for downhill skiing is only a few kilometers away, Fairy Lake and Peninsula Lake are virtually at your doorstep, and Algonquin Park, with its numerous trails and lakes, is about 20 minutes by car.

This area is also famous for its four large chain lakes. – and the exceptional boating, canoeing, kayaking, and fishing available on them. Peninsula, Fairy, Vernon and Mary Lakes are connected and offer more than 40 miles of boating. With the additional feature of having several wonderful places to dock and enjoy a lunch or dinner or a sunny afternoon ice cream cone with the grandchildren, being so close to this great waterway, certainly enhances this location’s appeal.

Hailed as one of the most beautiful regions in the world, you can expect to be surrounded with beauty in each of our four spectacular seasons. The fall colours of Muskoka command a worldwide audience of travellers, who come great distances to see what we are blessed to have in our beautiful back gardens. Our long hot summers are rarely smoggy and our winters rarely slushy. While we may have to face a few little bugs in the spring, it’s nothing that the breeze from the lake cannot handle!

Huntsville is less than 10 kilometers away and offers an abundance of quaint shops, fine dining opportunities and a theatre. The Algonquin Theatre brings world class performers to Huntsville, and gives the talented local thespian community a great venue for their productions.

Huntsville has a full service hospital, complete with a chemo clinic and a dialysis unit. The community also supports the service of several internal medicine specialists, so most health care needs can be accommodated without the need to travel.

There are many other service professionals in this north Muskoka town. Finding dentists, optometrists, and naturopathic doctors will not be a problem. You can obtain almost every kind of massage, from shiatsu to hot rocks. This is a great community, perfectly developed to enrich the experiences of the retiree or vacationer. In Huntsville you can be pampered in every way!

Our busy lifestyles mean we crave a place to totally relax, and Highland Estates provides exactly that. Spectacular architecture, quality finishes, and a premium location make the decision to relocate an easier one.

As always, I welcome your questions/comments about this blog or about Muskoka Real Estate in general.

Gryffin Lodge Road - Great Privacy Yet Close To Town. Now Sold!

Thu, 11 Oct 2012 00:00:00 EDT

Are you looking for great privacy, yet close to amenities?

This spacious viceroy home set on over 6 acres of hardwood forest is sure to please. With 4 bedrooms and 3 bathrooms there’s plenty of space for the family. Some of the many features include; triple detached garage, air conditioning, central air, granite kitchen, hardwood and limestone floors, cathedral ceilings, large deck with hot tub and surrounded with perennial gardens. Located only minutes to Huntsville and easy access to hwy 11.

63 Clubhouse Drive, Highland Estates, Huntsville Ontario. Ready for Occupancy!

Sat, 22 Sep 2012 00:00:00 EDT

Luxurious Muskoka real estate at Highland Estates, located on renowned Deerhurst Highlands Golf Course. This beautiful home now complete and available for occupancy. A few of the many features include vaulted ceilings, solid pine doors, hardwood flooring, high-end kitchen, granite counters, radiant in-floor heat, gas fireplace, wood and stone siding with cedar accents and solid cedar garage doors. Situated on renowned Deerhurst Highlands Golf Course only minutes to downtown Huntsville — a bustling community, rich in art, leisure and culture. Don’t wait too long! If you`re the kind of family who values recreational pursuits, stunning scenery in balance with nature, then Highland Estates community is the place for you and your family.

63 Clubhouse Drive, Huntsville, Ontario

Life at Highland Estates, located on the Deerhurst Highlands Golf Course

Wed, 29 Aug 2012 00:00:00 EDT

Burley's House

It has been three years since Diane and Bernie Burley moved into their home in the Highland Estates in Huntsville and they are still thrilled about their new abode. Nicknamed the Ambassadors by the developer Paul Evans, the couple continue to rave over the experience they had in finding and building their custom home.

“We were the first to buy a lot here,” Diane said.

With a cottage on Penn Lake, Bernie spent a lot of time on the Deerhurst golf courses. One day in 2008 he noticed surveyors and thought that if he were to ever move out the city, this is where he would like to live.

“I went into the bush and talked to the surveyor and he mentioned Paul,” Bernie said. He tracked Paul down and found him in a home under a sink. “That was when I first realized he is really a hands on builder,” he said.

Paul and Bernie hit it off and started discussing lots to purchase and view lines and tee box directions as the home backs onto the Deerhurst Highlands Golf Course. However, during this entire time Diane didn’t want to move away from their home in Etobicoke.

It wasn’t long though until she came on board and the couple were soon creating sketches and designing plans for their new home.

“Paul helped to tweak the plans,” Diane said. “It took them five months to build the house and Paul was bang on with his timing.”

The Burley’s have nothing but great things to say about the entire building process. According to the couple, whatever they wished, the builders bent over backwards to try and make it happen. For example the stairs were done differently than originally envisioned. When Bernie said he wasn’t happy with the design, the stairs were changed the next day. “It felt very accommodating and very flexible,” Diane said about the experience. “Our wish was their command.” Completed in November 2010, the finished home has two bedrooms and two baths with great views from every room. “There is lots of living space,” Bernie said. And with a full basement, it is the perfect place to ban the grandkids to with all their toys.

Since moving to Huntsville, both Bernie and Diane have created a very active life for themselves. Diane started to play golf two years ago and Bernie plays hockey in the winter. They are both members of the Huntsville Probus group and Diane volunteers at Huntsville Hospice. Even though the building is complete, the Burley’s said Paul is still there for them. “We had a power surge and Paul was here making sure everything is ok. He wants his residents to be happy,” they said.

With six families now living in Highland Estates, Diane and Bernie say they are still proud to be ambassadors.

Priced to sell on Lake of Bays - Muskoka, just reduced $300K to $999,900

Thu, 19 Jul 2012 00:00:00 EDT

Description: Nestled in a picturesque setting on 2+ acres w/plenty of privacy, this Olde Muskoka blended w/newly constructed addition (2005) has been perfectly & thoughtfully designed. The comfort of modern offers luxurious king-size master bedroom & elegant ensuite, formal & informal areas for entertaining & spectacular pine lined octagon room w/views from every angle. 5 bdrms, 6 bathrooms, 6 man hot tub. The slips will accommodate 2 boats 30+ ft. Large dock for entertaining, utility room, stain glass windows & cedar shakes make this boathouse memorable! In addition, there is a covered boatport (20` x 10`). Detached garage, is large enough for 4 vehicles and more, plus 2 snowmobile doors on each side. Property sold `AS IS`. All measurements and lot size are approximate only. Buyer must verify taxes, measurements and lot size. Minimum deposit of $50,000.

Call me to book a showing 705-788-4770.

Muskoka Real Estate YTD Market Staistics (June 2012)

Tue, 05 Jun 2012 00:00:00 EDT

2012 market continues to show signs of improvement, although slow. Click on the graphs for an enlarged view.

Overall Sales including cottages, residential and vacant lots increased by almost 10% from the same period last year, partial attributed to the great weather this spring.

Cottage unit sales up 23%.

Comparing cottage unit sales (Jan-May) for the different areas.

Cottage sales by price category for Huntsville & Lake of Bays.

The Huntsville residential market remains flat.

Unit sales for Huntsville residential by price catagory, comparing 2011 to 2012. A fairly substantial increase in the units sales for the $250K - $300K price range.

As suspected the average price has remained consistent.

This graph shows you the number of active listings compared to the number of sold listings. It's amazing how many properties never do sell. It's more important than ever to price your property correctly. It will be interesting to see if the 2011 unsold inventory carries over to 2012. We'll see in the next couple months.

Royal LePage Lakes of Muskoka Realty has 35% of the market share for Muskoka.

Lake of Bays, Muskoka

Thu, 10 May 2012 00:00:00 EDT

The Muskoka region of Ontario is bursting at its seams with amazing lakes and exceptional real estate. When looking for Muskoka real estate, the first step is choosing a lake. As one of the largest lakes in the region, Lake of Bays is a wonderful choice. It got its name due to its unique shape, and it is made up of many small and large bays. Gorgeous vacation homes and cottages are strung along the majority of those bays, and a few homes are also found on the islands that dot the lake as well. Learn more about Lake of Bays below.

A Brief History of Lake of Bays and Muskoka

Like other parts of the Muskoka region, Lake of Bays has a unique and compelling history. For the majority of its history, Lake of Bays was home to First Nations people. For a long time, white settlers saw no real value in these gorgeous lands and waters. Of course, settlers and explorers kept returning to the area again and again. Trapping finally led to a few somewhat permanent settlements in the area, and the local First Nations inhabitants sold huge swaths of land to the European settlers.

Things remained fairly quiet around Lake of Bays for some time. However, the Free Land Grand and Homestead Act of 1868 changed all that. Under the act, settlers received 200 acres of land in the area. Many of them ended up on or near Lake of Bays. Logging became a prime industry, but it wasn't long before railroads and steamships started bringing visitors to the area as well. As people from elsewhere in Ontario became acquainted with the breathtaking beauty of Lake of Bays and the Muskoka region, waterfront cottages and vacation home started popping up. Today, the economy of this region is largely dependent on tourism.

A Lake of Many Names

It is interesting to note that Lake of Bays didn't always go by that name. First Nations people called the lake "Num g e low e nee g go mark lak a hagan," which roughly translates to mean "Lake of Forks." The lake has also been called Forked Lake, Baptiste Lake and Lake of Two Bays at various times in its history. The first official use of the name "Lake of Bays" occurred in 1853, when Alexander Murray surveyed the lake for the Geological Survey of Canada.

Key Facts about Lake of Bays

With a total area of around 6,780 hectares, Lake of Bays is the second-largest lake in the Muskoka Lakes region. Only Lake Muskoka is larger. The lake boasts approximately 563 kilometers of shoreline, which leaves plenty of room for vacation homes and cottages. The permanent population of Lake of Bays Township, which envelops the lake, is about 3,000. The population rises to more than 18,000 people seasonally. Lake of Bays is cold, deep and infertile. It is classified as a moderately productive lake.

Fishing on Lake of Bays

Lake of Bays has been a popular place to fish for centuries. While there are more productive lakes in the region, there's something to be said for Lake of Bays' deep, clear waters and charming nooks and crannies. Lake trout are among the most popular fish in the lake. It's isn't that unusual for a fisherman to land a lake trout that weighs 20 pounds or more, but it's no easy feat. The lake also teems with smallmouth bass, rainbow trout and brook trout. Fishing is equally enjoyable in the winter and the summer, so the lake is usually quite busy.

Things to Do in and Around Lake of Bays

Whether you visit in the winter, fall, spring or summer, you will never run out of things to see and do at Lake of Bays. In addition to fishing, the lake and its surrounding areas offer fun activities like canoeing, boating, golfing, hiking, bicycling and much more. Algonquin Provincial Park is an exceptional place to go if you'd like to make the most of the region's natural beauty. As a provincial park, it is undeveloped and kept as pristine as can be.

When to Visit Lake of Bays

As mentioned above, there are fun things to see and do at Lake of Bays all year long. That includes fishing because people wish on the lake all year round. In the summer, the waterfront cottages and other vacation homes fill up with out-of-town visitors. Although many homes are filled, there are still usually plenty of cottages for sale, and the Muskoka real estate market is generally quite lively on and near Lake of Bays.

Lake of Bays Real Estate

There are always plenty of exceptional vacation homes and cottages for sale on or near Lake of Bays, so it's easy to find something that falls within your budget. It's worth it to invest in real estate on or near this gorgeous lake because it gives a place where you can get away from the fast pace of everyday life. With a cottage or vacation home at Lake of Bays, you will be able to come up for an extended visit whenever you would like. It will give you the opportunity to take advantage of everything that this stunning lake has to offer. While visiting the area, you will also be able to explore the many other lovely lakes that dot the region.

Useful Links:

www.muskoka-realestate.ca/interactive-graphs - Market Statistics

www.loba.ca - Lake of Bays Association

www.muskokawaterweb.ca - Lake Fact Sheet - Lake Muskoka

en.wikipedia.org/wiki/Lake_of_Bays,_Ontario - Wikipedia

Lake Muskoka, Muskoka

Fri, 20 Apr 2012 00:00:00 EDT

Lake Muskoka is where Canadians and people from around the world go to get away from it all. As the crown jewel of Ontario's Muskoka Lakes region, Lake Muskoka is a natural place to invest in waterfront cottages. Muskoka real estate has something for everyone, but the best way to decide what you need is by spending some time in this gorgeous region. As the largest lake in the area, Lake Muskoka is a must-see. It boasts clear water, exceptional fishing opportunities, extensive amounts of shoreline and many other exciting features. Learn more about this charming lake and what it has to offer below.

A Brief History of Lake Muskoka

Although it seems like Lake Muskoka has been the go-to vacation destination for eons, its popularity has only been a blip on the radar. For centuries, this picturesque lake was primarily inhabited by First Nations People. Most notably, the Huron and Algonquin tribes called the shores of Lake Muskoka home. The name of the lake, which is also the name of the entire region, is believed to be derived from Mesqua Ukee, who was the chief of the local Chippewa tribe. Mesqua Ukee authorized the sale of more than 250,000 kilometers of land to Ontario, which paved the way for additional settlements.

While hunting, trapping and fishing were conducted at Lake Muskoka for many years, the arrival of a railroad, steamships and paved roads prompted more people to spend time there. The Free Grants and Homestead Act of 1868 also encouraged people to settle at Lake Muskoka. It wasn't until after World War II, however, that the average Canadian could afford a summer home in this area. Since then, Lake Muskoka has been a very popular vacation destination, and there are always plenty of cottages for sale.

Key Facts about Lake Muskoka

Lake Muskoka is the largest inland lake in the Muskoka Lakes region. It covers an area of approximately 12,100 hectares and has a perimeter of about 269 kilometers. It stretches down 73 meters at its deepest point and has an average depth of about 18 meters. In terms of clarity, you can generally see down about 3.5 meters. In addition to boasting many waterfront cottages, the lake has several public launches. They can be found in places like Gravenhurst, Milford Bay, Bracebridge and Bala.

Things to Do

There are things to see and do in and around Lake Muskoka all year. In addition to enjoying the many fun activities on the lake itself, visitors can avail themselves of the many top-notch golf courses in this stunning area. Lately, a few wineries have been springing up and bringing more excitement to the area. For families, there are plenty of well-maintained public parks; there is even a water park in the immediate area. Those who are thirsty for a little culture will appreciate the many theaters that can be found near Lake Muskoka, and the Muskoka Lakes Museum is another fine choice.

Fishing at Lake Muskoka

Fishing is what lured many people to Lake Muskoka in the first place, and it continues to be a wildly popular activity on this glimmering, utterly gorgeous lake. The lake trout population used to be quite robust. During the 1970s, however, it started to decline. Through the efforts of conservation teams, the lake trout population has been somewhat revived. In addition to lake trout, Lake Muskoka boasts species such as walleye, herring, brook trout, rainbow smelt and whitefish. Fishing charters are readily available, and they are great options for those who are relatively inexperienced with fishing in the Lake Muskoka region.

When to Visit

Every season offers fun things to see and do at Lake Muskoka. While the vast majority of the people who flock there come during the summer months, the winter, spring and fall all have advantages as well. If you prefer to be at the lake when it's sparsely populated, the late fall and winter are excellent times to visit. By investing in Lake Muskoka real estate, you will be able to visit whenever you'd like. You won't have to restrict yourself to a week or two during the summer. With a lakefront cottage on Lake Muskoka, you'll be able to experience the majesty of every season.

Celebrity Spotting at Lake Muskoka

Celebrities and the well-to-do have been putting Lake Muskoka and the Muskoka Lakes region on the map for some time. It comes as no surprise that so many famous folks own real estate at Lake Muskoka. In addition to checking out the gorgeous scenery in the area, you should be on the lookout for famous people like Eddie Van Halen, Steven Spielberg and Tom Hanks. They've all been known to spend time in the area. Lake Muskoka Real Estate With so many kilometers of coastline, there are plenty of cottages for sale at Lake Muskoka. The lake is also home to Millionaire's Row, which is sometimes referred to as Little Pittsburgh. It's where some of the most upscale properties in the entire region can be found. You don't have to be a millionaire to afford waterfront cottages and other properties in this beautiful part of Ontario. There are options for every budget, and people from all over Canada and the world come here to have a great time. With the help of a talented real estate agent, you should be able to find a cottage in the region that will meet and exceed all of your expectations.

Useful Links:

www.muskoka-realestate.ca/interactive-graphs - Market Statistics

www.mla.on.ca - Muskoka Lakes Association

www.muskokawaterweb.ca - Lake Fact Sheet - Lake Muskoka

en.wikipedia.org/wiki/Lake_Muskoka - Wikipedia

Thank you to www.cottageblog.ca for the use of the photos.

Highland Estates Golf Course Home

Thu, 12 Apr 2012 00:00:00 EDT

Luxurious living at Highland Estates. This beautiful home is soon to be available for occupancy. A few of the many features include vaulted ceilings, solid pine doors, hardwood flooring, high-end kitchen, granite counters, radiant in-floor heat, gas fireplace, wood and stone siding with cedar accents and solid cedar garage doors. Listed at $749,900 + HST, rebate on a portion of the HST may be available.

Situated on renowned Deerhurst Highlands Golf Course only minutes to downtown Huntsville — a bustling community, rich in art, leisure and culture. Phase I is well underway, so don’t wait too long! If you`re the kind of family who values recreational pursuits, stunning scenery in balance with nature, then Highland Estates community is the place for you and your family.

Building lots starting at $170,000

All homes are custom built to your requirements.

Enjoy all that Muskoka has to offer year round

Golf, tennis, exercise facilities, beach, squash and the spa at Deerhurst Resort

Cross-country skiing, snowmobiling, hockey and ice fishing

Camping, hiking, bike trails, fishing, walking, horseback riding, swimming

Elegant dining, vibrant night life

Lakes, waterfalls, marinas, parks

Docking facilities on Peninsula Lake offering over 40 miles of boating

Restaurants, shopping and more in downtown Huntsville

Algonquin Theatre, Huntsville Festival of the Arts, Town Dock Boat Tours

Algonquin Provincial Park, Algonquin Art Centre, Wildlife Museum

Fairy Lake, Huntsville

Wed, 11 Apr 2012 00:00:00 EDT

An exceptional home situated on a gently sloping lot w/stone walkway leading to a sandy beach featuring an outdoor Rumford fireplace on 205’ of frontage on Fairy Lake in Huntsville, Ontario. Impeccably built & finished, maintenance free brick exterior with striking custom stonework & coining, cedar shake roof & mature gardens. The 5000sf offers vast living space with a warm, unified flow & features: 4 bedrooms, master suite with fireplace & walk-out to large wrap-around deck, 3 full bathrooms, cedar wet-sauna, 2 gas stoves, 4 custom stone floor fireplaces – one with a built-in pizza oven, hardwood & stone floors, custom-crafted Mennonite “Rutt” cabinetry, granite counters, wet bar in walk-out basement, large recreation room. For the car & boat enthusiast, the home boasts 1900sf of beautifully finished garage space w/slate floor, gas stove – could easily double as a home gym, automatic Generac generator. Designed & built with careful consideration of every detail. Listing price $1,690,000

Custom Built Home in Woodland Heights

Tue, 27 Mar 2012 00:00:00 EDT

Very rare! This custom built home has been hand crafted and very well thought out. Attention to detail is impeccable. The lot boasts great privacy and a view over Peninsula Lake that will be sure to impress. This home has over 5,600 sq.ft. and is located in Woodland Heights with great views of Muskoka hills and forests. The 25`x 15` Muskoka room with vaulted ceiling captures the very essence of Muskoka beauty. Post and Beam great room takes you back in time, reminding you of days gone by. If you are an individual that demands the best, then come view the exemplary finishes in this exquisitely designed estate property. Butlers pantry, walkout lower level, family room to side patio and hot tub. Close to Deerhurst, Algonquin Park, golf and much more. It`s the lifestyle you deserve!

Check out the virtual tour

Architecturally Designed Home/Cottage on the Muskoka River

Sat, 24 Mar 2012 00:00:00 EDT

The sleek, modern lines of this exquisite three-year old home incorporate the finest in custom architectural design, construction and finishes. Exterior features include: Douglas Fir beams that extend through the interior of the home, Douglas Fir and maintenance free factory-engineered siding, and a free-flowing wrap around patio. The beautifully treed perimeter ensures privacy from both the road and river while showcasing a clear, level yard with a slate walkway leading to the dock. Interior features include: flooring in slate and walnut with radiant in-floor heating, floor to ceiling see-through wood burning fireplace in slate, majestic windows and play of light. Designed by Altius Architectural firm www.altius.net, this is a meticulously planned home that puts a modern twist on a traditional Muskoka home.

Listed at $699,000, well below appraised value

Click here for more details or to book a showing

Lake Vernon - Ice Out

Thu, 22 Mar 2012 00:00:00 EDT

Picture taken today from Hutcheson Beach, water level up and traces of ice on the south shore of Lake Vernon.

Lake Joseph, Muskoka

Fri, 16 Mar 2012 00:00:00 EDT

As one of the most popular vacation areas in Canada, the Muskoka Lakes region has something for everyone. If you'd like to get away from it all and want to see and experience the most prestigious location in the Muskoka Lakes region, Lake Joseph needs to be at the top of your list. Most notably, it is where the most exclusive homes and cottages can be found. In fact, it is where you will find Billionaires Row. Lake Joseph has become a celebrity haunt, and it's easy to see why so many rich and famous people flock here. Learn more about this remarkable Muskoka destination below.

A Brief History of Lake Joseph and Muskoka Lakes

Like the rest of the Muskoka Lakes region, Lake Joseph's economy currently revolves around tourism. That wasn't always the case. The region was originally settled by the Ojibwa peoples. It was largely ignored by Europeans for a very long time; no major trading posts were set up in Lake Joseph or elsewhere in the area. Things started to change in 1868, which is when the Free Grants and Homestead Act was passed. Homesteaders were allotted 15 acres of Muskoka land, and many opted to settle near Lake Joseph. Steamboats and trains started rolling in shortly thereafter, and tourists came right along with them.

Facts about Lake

Joseph Lake Joseph, which is affectionately referred to as Lake Joe, is massive, deep and exceptionally clear. It is classified as an oligotrophic lake, which means that it is populated by oligotrophs. An oligotroph is an organism that can survive on very little nutrients, so there isn't a lot of debris clouding the water. As a matter of fact, it's possible to see down to approximately 6.7 metres.

The clarity of this gorgeous lake is just one of its many impressive characteristics. It has approximately 91 kilometres of shoreline, and much of it is taken up by incredible Muskoka cottages. The surface area of the lake is 5,460 hectares, and the average depth of Lake Joseph is 25 metres. At its deepest point, the lake drops down more than 93 metres. With its location at the edge of the Canadian Shield, Lake Joseph sits at an elevation of about 225 metres. There are public launches at several marinas, and additional public launches at Foot's Bay and Cox Bay are quite popular too.

Things to Do

There is a lot to see and do in and around Lake Joseph no matter when you choose to visit. It comes as no surprise that so many families invest in Muskoka real estate and buy cottages on the shores of this shimmering lake. The calm nature of the lake makes it suitable for water sports like wake boarding, water skiing, tubing and swimming. Golfers will appreciate golf courses like Diamond in the Ruff and The Rock. Vast networks of hiking trails stretch through the hilly, forested regions surrounding the lake. From horseback riding to mountain biking, Lake Joseph has it all.

Fishing

Out of all of the activities that lure people to Lake Joseph, fishing has to be the most popular one. It's easy to see why that is. The lake is teeming with many different species of fish, but it is most famous for its populations of lake trout, walleye, whitefish, pike and bass. A review of the lake trout population that was conducted in 2010 revealed that the lake trout population hovered right around 36,000 fish. In addition to fishing during the summer, there is a limited ice fishing season at Lake Joseph as well.

Billionaires Row and Celebrity Sightings

As if all of the outdoor fun and gorgeous cottages for sale on and near Lake Joseph weren't enough, the Muskoka Lakes region is known to attract some of today's most famous celebrities and most powerful business people. In fact, Canadian entrepreneur Kevin O'Leary owns a lavish cottage right on the shores of Lake Joseph. The celebrity boom started in the Muskoka Lakes region in the early 1950s, when people like Clark Gable and Carole Lombard came to play while celebs like Frank Sinatra and Duke Ellington came to perform. Lake Joseph's answer to Lake Muskoka's Millionaires Row is known as Billionaires Row, and it includes some of the most finely appointed Muskoka cottages in the area.

When to Visit

Any time is a good time to visit Lake Joseph. Every season brings new activities and excitement. In the winter, you can swish through back country trails while enjoying some of the best cross-country skiing in the area. In the fall, you can take in the incredible sight of the changing leaves as they explode into vibrant red, orange and yellow hues. In the spring and summer, you can make the most of everything that the sparkling, pristine waters of Lake Joseph have to offer.

Exceptional Muskoka Real Estate at Lake Joseph

As you can see, Lake Joseph is the epitome of everything that is great about the beautiful Muskoka Lakes region. You'd be hard-pressed to find a more scenic part of Canada, and you won't believe the amazing options that you'll find in terms of Muskoka cottages. The drive to Lake Joseph from Toronto is only about two hours long, so it's within easy driving distance of many parts of Ontario. Come out for a visit and to scout out the right cottage today!

Useful Links:

www.muskoka-realestate.ca/interactive-graphs - Market Statistics

www.mla.on.ca - Muskoka Lakes Association

www.muskokawaterweb.ca - Lake Fact Sheet - Lake Joseph

www.ontariofishing.net - Bass Fishing on Lake Joseph

en.wikipedia.org - Lake Joseph on Wikipedia

Thank you to www.cottageblog.ca for the use of the photos.

Cottage Life Show

Sun, 04 Mar 2012 00:00:00 EDT

It's almost time for the 19th Annual Spring Cottage Life Show, starting March 30 at the Toronto Interational Centre. I look forward to meeting past clients and new ones. I have a limited number of complimentary tickets available and if you are interested in receiving 2 tickets, call or email me to make an appointment to meet. I will be attending the event with my own booth (#3305), click here for floorplan.

Email sold@johnaben.com Cell 705-788-4770

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2012 Show Hours

Friday, March 30: 11am–8pm

Saturday, March 31: 9am–6pm

Sunday, April 1: 10am–5pm

Location

International Centre, Toronto

Free parking for 5,000 cars

6900 Airport Road at Derry Road

View Larger Map Get Directions View Bird's Eye

Admission

Adults (18+): $17

Youth (13-17): $10

Weekend Pass: $24

Kids 12 and under: free

Cash only for onsite ticket sales.

The Ultimate Family Compound

Wed, 29 Feb 2012 00:00:00 EDT

Located on a south-east point of Fairy Lake, the same lake as the Town of Huntsville, and is connected to the North Muskoka chain of lakes with lake access directly to the town, Deerhurst Resort, and the other resorts. The sun rises to the east over the open playing fields and remains on the property throughout the day until it sets, often spectacularly, across the lake in the evening. The 1200 feet of shoreline on Fairy Lake gently sloping down to the water, with open fields behind. A sheltered sandy beach with hard packed sand. Situated at the end of the cul de sac on a town-maintained paved road, privacy is ensured. Parts of the property, away from the lakeside area are forested with many established trails. Just 2 hours away from Toronto on a four lane highway all the way to the local town road. Listed at $3,990,000

Click here for further details.

Family Retreat - Hog Lake

Wed, 01 Feb 2012 00:00:00 EDT

Beautifully situated, in rolling hills of Almaguin Highlands only 15 minutes from Huntsville. This 70 plus acres, with approx. 1400' of pristine waterfront on Hog Lake is a must to see. 4000 sq ft home recently upgraded, hardwood floors, siding, upgrades too many to list. Hog Lake may be small but has great fishing, large sandy beach and as deep as 80'. Property includes a huge 29x50 garage/workshop plus a fully winterized 500 sq ft bunkie with gas fireplace. Plenty of open space with baseball diamond and playground as well as nature lovers wetland and forested areas giving you all the variety you need. Priced at $599,000

Call me today for a showing 705-788-4770!

Cottage Life in Muskoka

Wed, 07 Dec 2011 00:00:00 EDT

As the world begins to embrace a digital age that allows people to work and communicate from remote locations, people are increasingly utilizing the opportunity to move from crowded and polluted cities to places where they can experience peace and quiet while better getting in touch with nature. If you are currently thinking about making a change from a large bustling metropolis to a peaceful cottage retreat, you should contact a Muskoka Real Estate Agent at your earliest convenience. Currently, many Muskoka cottages are for sale that resemble something that epic landscape artist Bob Ross painted in front of thousands of North American television viewers in the 1980s. For those that are not familiar with the bountiful and quaint area nestled in central Ontario, it is truly a slice of heaven. Well over 1,500 separate lakes dot the landscape in this area of just over 1,500 square miles. Pictures do tell some of the story of the sprawling hills dotted with large trees of all colors and the glass-still lakes that serve as a canvas for a bevy of recreation 365-days per year, but the only way to truly experience the magic and aura of the region is to make a visit. Muskoka Real Estate Agents are ready and waiting to help you make a smooth transition from the daily grind of an over-populated city to the wide-open, mind-easing peace and atmosphere of Muskoka. People who are reaching retirement age in the next decade are likely scouting out a place to plant their roots and live out their golden years, and perusing and purchasing Muskoka Real Estate is an excellent option for folks in this position. The slow-paced lifestyle is perfect for anyone that has reached a point in their life where waiting in lines for several hours every week has become tiresome and entirely unappealing. It is true that many Muskoka cottages are for sale all over the area currently, but the recent uptick in the economy as well as the fact that a slew of people are now in a position to move from cities to the lavish and relaxing environment of a place such as Muskoka is certain to make these properties hot commodities, so the time to contact a Muskoka Real Estate Agent is now. Words and two-dimensional images can only go so far; the beauty of this area has been virtually unaltered by the hands of mankind, and very few people realize that such a place actually exists within a few hundred miles of many of the most densely populated cities in North America. If you are even slightly considering making a move to a place where you can be in direct and constant contact with yourself, your family and nature, get a hold of a Muskoka Real Estate Agent soon.

Luxury Homes at Highland Estates

Fri, 24 Feb 2012 00:00:00 EDT

Luxurious living at Highland Estates

This beautiful model home is now available for sale. A few of the many features include vaulted ceilings, solid pine doors, wide plank flooring, high-end cherry kitchen, granite counters, radiant in-floor heat, gas fireplace, wood and stone siding with cedar accents, solid cedar garage doors and interlocking driveway.

Situated on renowned Deerhurst Highlands Golf Course only minutes to downtown Huntsville — a bustling community, rich in art, leisure and culture. Phase I is well underway, so don’t wait too long! If you`re the kind of family who values recreational pursuits, stunning scenery in balance with nature, then Highland Estates community is the place for you and your family.

Building lots starting at $170,000

All homes are custom built to your requirements.

Enjoy all that Muskoka has to offer year round

Golf, tennis, exercise facilities, beach, squash and the spa at Deerhurst Resort

Cross-country skiing, snowmobiling, hockey and ice fishing

Camping, hiking, bike trails, fishing, walking, horseback riding, swimming

Elegant dining, vibrant night life

Lakes, waterfalls, marinas, parks

Docking facilities on Peninsula Lake offering over 40 miles of boating

Restaurants, shopping and more in downtown Huntsville

Algonquin Theatre, Huntsville Festival of the Arts, Town Dock Boat Tours

Algonquin Provincial Park, Algonquin Art Centre, Wildlife Museum

Home Ownership Series

Mon, 05 Dec 2011 00:00:00 EDT

Episode 1 - Making Your Home Energy-Efficient

Episode 2 - Updating Your Bathroom

Episode 3 - Updating Your Bathroom

Episode 4 - Buying a Recreational Property

Episode 5 - Tips on Buying a Condo

Episode 6 - Tips on Kitchens

Episode 7 - Income Properties

Episode 8 - Tips on Moving

Home Selling Series

Tue, 15 Nov 2011 00:00:00 EDT

Episode 1 of 8 - Helping You Prepare Your Home for Sale

Episode 2 of 8 - Helping You List Your Home

Episode 3 of 8 - Helping You with Your Home Sale

Episode 4 of 8 - Helping You Close Your Home Sale

Episode 5 of 8 - Making Your Home Energy Efficient

Episode 6 of 8 - Updating Your Bathroom

Episode 7 of 8 - Landscaping To Increase Home Value

Episode 8 of 8 - Buying A Recreational Property

Home Buying Series

Tue, 08 Nov 2011 00:00:00 EDT

Episode 1 of 5 – Helping You with Financing Your Home Purchase

Episode 2 of 5 – Helping You Determine Your Needs and Wants

Episode 3 of 5 – Helping You with Your Home Search

Episode 4 of 5 – Helping You Make an Offer

Episode 5 of 5 – Helping You Close Your Home Purchase

Electrical Panels

Thu, 05 Jan 2012 00:00:00 EDT

When purchasing a home or cottage many times people will ask me to check out the main electrical service.

Usually this is when it’s an older home and the electrical service is a fuse panel.

Insurance companies usually get uptight when they find out the home has a fuse panel and recommend that the panel be changed to a breaker panel system.

Everyone is familiar with the old screw in fuses. And for those that have a fuse panel know that if the 15 amp fuse keeps blowing you can screw in a 20 amp, 25 amp, 30 amp fuse till the fuse stops blowing.

This is where the problem lies. The fuses are rated for the wire it is protecting. Our standard lights and receptacles work off a 14 guage wire. The wire is rated to carry a maximum of 15 amps. So when we plug in too many devices on one circuit the fuse becomes overheated and ‘blows’. By using a larger fuse we may stop the problem of the fuse blowing all the time but the wire is rated to carry only 15 amps. Now that we’re used a larger fuse the wire becomes overheated, as it is working beyond capacity. These overheated wires are running through wood studs in the walls. The potential for fire now exists.

This is why the insurance companies would like the panel changed over from fuses to breakers. They know that the home will be much safer with a new breaker panel than the old fuse panel.

I have changed over many old fuse panels that were in great shape for this very reason. There is nothing wrong with the panel. It’s human error where the problem lies.

So if you’re thinking about buying a new home and curious about the safety of the electrical system of the home it might be worth your while to contact a reputable electrical contractor in your area.

Parsons Electric

P.O. Box 238 Dwight, Ontario. P0A 1H0

705.635.9769

ESA Provincial Master Electrical Contractor License # 7001742

Email: 4parsons2009@sympatico.ca

Know Your Septic System

Thu, 02 Feb 2012 00:00:00 EDT

A home that does not have access to a municipal sewage system must treat sewage on site with a septic system. Since a septic system is buried entirely underground, it is not something the average person thinks about. While most people would be happier never thinking about septic systems at all, a little knowledge can save a lot of money.

Home buyers should be aware that septic systems often fail when a new family moves in. If the old owners had no children, or if their children moved away and the new owners have a family, the new owners will place increased demands on the septic system. A system that held together for years can fail under a new load. But if the system starts in good condition, a problem is unlikely to arise.

Components of the System

Septic systems can be complicated, but in essence they all have two distinct parts: the septic tank and the leaching field.

Septic Tank

Sewage flows into the septic tank. The solids sink to the bottom and the oils float to the top. A special baffle ensures that the remaining liquid effluent flows into the leaching field, leaving the solids and oils behind. Some of the solids decompose over time but the septic tank will slowly fill up and eventually require pumping out. Typically, a tank is pumped every three years, but pumping timing also depends on the size of the family using the tank. If a home owner waits too long between pumping, the leaching field could be damaged.

Leaching Field

Liquid effluent from the septic tank flows into a series of perforated pipes that “leaks” the effluent into the surrounding soil. As the effluent sinks into the soil, naturally-occuring bacterial action and filtration render the effluent harmless.

The final destination of the liquid effluent is the ground water. If you draw your drinking water from the ground water, it is in your best interest to ensure the entire septic system works optimally.

Important Maintenance Tips

Do not drive cars or trucks over the leaching field

Do not plant trees or shrubs in the leaching field

Have the system inspected periodically and pumped out as needed

Do not flush the following; cooking grease or unwanted chemicals, such as cleaners and solvents

Warning Signs of Failing Septic System

Foul smells in the vicinity of the leaching field

A soggy leaching field

Green strips or grass or depression lines outlining the leach pipes

Waste water backing up into the house

What to ask the Seller

List of any problems with the system

Location of the septic tank and leaching field

Date of the last septic tank pump-out and the name of the company that does the pumping

List of repairs or modifications to the sytem

The septic system is a critical system. Complete replacement of a septic system can be expensive. For this reason, hiring an expert to inspect it will expedite problem detection and corrective action before a major problem occurs. The inspector can also give an estimate of the pumping frequency required for your system based on the family size.

Pillar to Post

P.O. Box 124, Rosseau, ON P0C 1J0

705.732.2210 C 705.732.5263

E dietmar.schade@pillartopost.com

www.pillartopost.com

What is the Importance of having a Home Inspection

Wed, 18 Jan 2012 00:00:00 EDT

There are many reasons for having a Home Inspection and I can say by experience that if some clients not had a Home Inspection done, then it would have cost them thousands of dollars in repairs or replacement of worn out components of the house. Even new homes have issues, believe me. Imagine a failing septic system. The cost to replace could be as high as $10,000 or even more depending on the property. I had six septic failures last year and this related to considerable savings to the clients. Of course this is not always the case but at least you will be well informed on the operating system and components of the house and the expected life span of those components. Many people that move from apartment buildings have no idea on what is required to maintain a house. I report on defects of the home and approximate cost to repair as well, recommend preventative measures for prevent possible damages from occuring. Health, fire and safety concerns are also addressed. The computerized reporting system printed off on-site will give you immediate information that the insurance companies require. The inspection makes you aware of the condition of the property you are considering purchasing. When choosing a Home Inspector ask about credentials, building experience, references and if they are insured.

Muskoka Home Inspector

Tue, 07 Feb 2012 00:00:00 EDT

I have had the pleasure of providing my Professional Services to happy home purchasers/sellers since 2004. Having worked for a plumber and with 12 years experience in construction on the 3 “Main” lakes in our area, I am able to pass along my invaluable knowledge of home building to my clients. Having German as an extra language has been an asset in many instances during my inspections and has put many clients at ease.

Working hand-in-hand with the local Real Estate firms in Muskoka, I have been a part of helping families find a home, perhaps even their dream home! Trying to provide peace of mind with a thorough inspection gives our clients confidence in making one of the most important decisions in their lives. It also gives me great satisfaction as a professional to help in this process. Quite often my clients thank me for being so thorough and for explaining their concerns so clearly.

My inspections take me to the back roads of Muskoka, the middle of towns and even Luxury 10,000 sq.ft. waterfront cottages on Lake Muskoka, Lake Rosseau and Lake Joseph, not to mention the numerous other lakes in our area. Large or small, all of our clients’ dreams are important to me.

For buyers, we can help provide you with the necessary information you need to make a major decision on your future.

For sellers, we can provide valuable information on problems or upgrades you may wish to address before marketing your home.

Pillar To Post looks forward to helping you find that special place to call home!

Home Inspection Certifications:

Pillar To Post Certified Home Inspector

ASHI Approved Member

OAHI Member

National Certificate Holder #NCA00348

Pillar to Post

P.O. Box 124, Rosseau, ON P0C 1J0

705.732.2210 C 705.732.5263

E dietmar.schade@pillartopost.com

www.pillartopost.com

So you�ve decided to bite the bullet and get a generator system

Fri, 10 Feb 2012 00:00:00 EDT

Deciding on the type of generator is the next step – manual or automatic.

Manual Generator Panel System / Manual Generator Systems

There are two types of manual systems. A generator essential circuit’s panel and the Generlink. These manual systems require a little work.

In a power outage, the generator essential circuits panel powers the:

water pump & sewage pump

fridge & freezer & microwave

a couple of plugs in the kitchen for the kettle and toaster

some lights and plugs for getting around

and, of course, the television.

The generator essential circuit’s panel has two large circuit breakers (the generator panels’ power supply) that are mechanically linked to one another, which means if one of the breakers is on the other cannot be turned on unless the other is off. One breaker is the Utility or Hydro power side and the other is the Generator power side.

When the power goes off, we switch this breaker from Utility to Generator. Next, we go outside and start up our portable generator, plugging it into the receptacle outside. We are up and running. We can now get by comfortably until hydro is restored, when we simply reverse the process.

The Generlink (http://www.generlink.com/about_generlink.cfm) is a device which is easy to install and operate. The Generlink is an electronic collar that fits on the meter base and the hydro meter plugs into it. During a power outage we plug our generator into a special receptacle on the Generlink.

This now provides power for the whole home so we need to be conscious of our power usage as most portable generators are not made to handle the electrical load of an entire house. So during an outage we should go down to the electrical panel and turn off things that we don’t really need that may draw a lot of electricity. A good example would be the hot water tank. A hot water tank is basically a big thermos. It can go a long time without becoming cold. When it does turn it back on for an hour or so until it’s heated up and turn it off again.

When hydro is restored an LED on the Generlink will light up. Now we can unplug the generator and get back to business.

Automatic Generator Panel System / Automatic Generator Systems

Automatic generator systems take all the guess work out of it. The power fails; the generator senses no power and then starts up. The generator’s automatic transfer switch (ATS) switches to generator power and, depending on the system, either the whole home is on the generator system or an essential circuit’s panel will be powered by the generator.

When power is restored, the generator senses power is back on and turns off. The ATS switches to Utility power and life is back to normal.

So now that we know the basics how do we choose?

Manual Generator

The manual generator systems are cheaper, but require the homeowner to do a little work to get things back up and running.

If you are a full time resident and a little handy I would recommend the manual generator systems.

Automatic Generator

The automatic generator systems are more expensive but do not require any work by the homeowner.

If you are not comfortable starting up a generator, and switching some breakers perhaps automatic is worth considering.

Personally, in terms of the manual generator systems, I prefer the generator essential circuit’s panel over the Generlink. This is a personal opinion as the Generlink is relatively new on the market and hasn’t been around long enough. Although I’ve installed a few and customers have given me a positive response, my chief concern is that if something ever happens to the Generlink and it needs replacing, it’s about a thousand dollar fix.

If you’re a cottager an automatic generator system has lots of benefits. Most importantly that it will work even when you are not there. So it just saved all the items in the freezer and fridge you stocked up on last weekend (the beer will still be fine regardless of which system you choose). If it happens to be winter the water line and plumbing won’t freeze up causing major damage to your new cottage as the generator will keep the cottage at its set temperature.

A few years ago I decided to only install manual generator systems due to the changing technology. Automatic generator systems are a very complicated piece of equipment. The electrical connections are rather basic and straight forward. The problem is if the generator system fails due to an electronic or the engine issue, a generator technician needs to be called in to troubleshoot the problem. The generator also needs annual maintenance by a certified generator technician.

Now when I am asked about automatic generator systems I recommend the person that I believe is best qualified for the job -- Roger Edwards of Edwards Electric Generators. http://www.edwardsgenerators.com/ Where I turned away from generators to focus on residential and cottage work, Roger turned away from that to focus on generators. I have been lucky enough to work with Roger on a few projects over the years and find him to be very knowledgeable and professional in his field.

Remember, whatever system you choose it must be inspected. This is a system that is directly connected to your electrical panel and not a job to be taken lightly. A reputable electrical contractor will take out a permit with the Electrical Safety Authority www.esasafe.com and gladly show you the Certificate of Inspection.

Parsons Electric

P.O. Box 238 Dwight, Ontario. P0A 1H0

705.635.9769

ESA Provincial Master Electrical Contractor License # 7001742

Email: 4parsons2009@sympatico.ca

Electrician Serving Huntsville/Lake of Bays

Mon, 30 Jan 2012 00:00:00 EDT

James Parsons moved to Dwight in 1997 and has been an electrical contractor for the Huntsville/Lake of Bays region for the past 12 years. Although trained in Toronto as a commercial electrician his primary work has been custom cottages and residential homes for the many cottagers and residents of Muskoka.

2006 Provincial Masters Electrician License

2004 Ontario Electrical League – Muskoka Chapter President

1997 Toronto Masters Electrician License

1992 Interprovincial Electricians License – 309A Construction and Maintenance.

1986 Ontario Association of Certified Technicians and Technologists – OACETT

Parsons Electric

P.O. Box 238 Dwight, Ontario. P0A 1H0

705.635.9769

ESA Provincial Master Electrical Contractor License # 7001742

Email: 4parsons2009@sympatico.ca

Related links: Electrical Safety Authority www.esasafe.com

This is where to go if you’re getting any electrical work done. All electrical work requires a permit. If you hire an electrical contractor as of 2007 all licensed contractors must be a Master Electrician and carry a Master Electrical Contractors License. If a contractor asks you to take out the permit this should raise a red flag because if you are not a Master Electrician you cannot take out a permit. Only a Master Electrician and the home owner are allowed to take out a permit in Ontario. The ESA web site also has a section for authorized contractors in your area. The ACP (Authorized Contractor Program) is a list of electrical contractors in good standing with the Electrical Safety Authority.

2011 Muskoka Real Estate Market - Year in Review

Tue, 31 Jan 2012 00:00:00 EDT

Thank you for taking the time to learn more about the real estate market in Muskoka and area. It’s my job to provide you with the right information for you to make an informed decision. The following charts will give you a quick look into the 2011 Muskoka Real Estate Market but don't hesitate to contact me if you would like more details, or click here to try the new Interactive Graphing feature. Clicking on the images will increase the size for clarity.

Below you will see that the real estate volume has increased 5.4% over the previous year. Mostly attributed to waterfront sales which is broken away in the chart beside.

Waterfront properties are more volatile due to being discretionary purchases, not a necessary purchase as with residential homes. Residential pricing volumes this year have increased after three years of declining volume, but let's look at how the unit sales and average pricing compare with charts further down. The two charts below include all property types; single family, cottage, vacant lots and condominium for Muskoka and Almaguin Highlands.

Let's first look at the waterfront average sale price for the three districts, Muskoka Lakes, Lake of Bays and Almaguin Highlands. These numbers only reflect cottage properties (waterfront lot data not included). All areas have seen an up-tick in average price with the greatest gains in the Muskoka Lakes area.

Next chart shows the Unit Sales and Average Sale Price for the "Big Lakes" in the area. Unit sales for Lake Muskoka have risen over 27% due do lowest average prices on this lake since 2005.

The residential market unit sales for all three larger towns in the area remain relatively flat. While the average price for a Bracebridge and Gravenhurst home has slightly increased, Huntsville's price has decreased by 2%. In 2008 we see that Bracebridge and Gravenhurst residential market go through a correction of approximately -5.5%, where Huntsville didn't. Huntsville now with the largest increase in unit sale as a result of lower pricing for 2011. The average price for a home in any of these towns can be squewed by a few higher end home sales. I'm working on a formula to be able to capture the Median price which I think will give a truer representation of where the home prices are headed.

Is it a buyer's, seller's or a balanced market? The chart below shows the Solds to New Listing ratios for the varies districts for both waterfront and non-waterfront properties. A ratio between 35% - 55% demonstrates a balanced market. Lower than 35% would be a buyer's market where there are many more properties listed than there's demand for. Some of the areas are still showing signs of a buyer's market for waterfront properties but for the residential market it appears that for 2011 it was balanced. Interesting to note that in most areas over half the homes listed do not sell. Therefore pricing your property correctly is critical.

I'm often asked when is the best time to list my property. Below shows the Unit Sales for each month of the year. I've also incorporated the previous year for comparison. After looking at the chart below, the earliest time to list would be some time in March, but if you have a cottage property you may need to wait till May or even June to ensure that potential buyers can gain access to the property. Cottage buyers would like to be able to use the cottage in the year purchased so don't wait too long to list.

If you would like more detailed statistics for specific lakes, regions, condominiums, etc don't hesitate to call my cell 705-788-4770 or send an email to sold@johnaben.com.

Preparing Your Home for a Potential Buyer

Wed, 25 Jan 2012 00:00:00 EDT

First impressions are lasting impressions. You will want to make sure that buyers looking at your home are left with the best possible impression. I can help you achieve that goal.

Exterior

House exterior in good repair

House number easy to read

Eaves troughs, down spouts and soffits in good repair

Garage/carport clean and tidy

Litter picked up

Cracked or broken window panes replaced

Lawns and hedges cut and trimmed, garden weeded and edged

Walks shoveled and salted

Boot tray inside front door

Doorbell and door hardware in good repair

Porch and foyer clean and tidy

Interior

Chipped plaster and paint touched up and repaired

Doors and cupboards properly closed

Leaky taps and toilets repaired

Burned out light bulbs replaced

Squeaky doors oiled

Mirrors, fixtures and taps cleaned and polished

Seals around tubs and basins in good repair

Floors cleaned, garbage containers emptied

Inside of closets and cupboards neat and tidy

Appliances cleaned

Countertops neat and polished

All lights turned on

Air conditioner turned on (in warm weather)

Fresh air in house

Fireplace lit/furnace on (in cooler weather)

Halls and stairs cleaned

Drapes opened during daylight

Carpets freshly vacuumed

Fresh flowers in various rooms

Jewelry and valuables locked safely away or taken with you

Valuable property (such as objects of art, vases and figurines) out of reach, out of sight or locked away

Pets absent, where possible, or contained during the showing, and litter boxes cleaned

Muskoka Real Estate September 2009 Statistics

Fri, 09 Oct 2009 00:00:00 EDT

The following three charts show the "Solds" to "New Listings" Ratio (SNL) for 2007, 2008 and 2009. As you can see the road to recovery has begun, Bracebridge, Gravenhurst, Haliburton and Muskoka Lakes are now in a balanced market, when previously a buyers market one year ago. The 2009 waterfront market, all districts combined is very close to being balanced as well.

Trying to sell your home?

Thu, 07 May 2009 00:00:00 EDT

With most peoples wallets lightening, maybe an Eco-Energy Retrofit will set you apart in this market where the competition is tough. There are two provincial programs to help make these purchases easier; Ontario Home Energy Savings Program - Provincial Government and Cool Savings Rebate - Ontario Power Authority. Here's a brief explanation and links the appropriate web sites.

Energy Savings Program: You can qualify for up to $10,000 for Replacing that energy-guzzling old furnace, improving your insulation, change drafty windows and doors. First a home energy audit needs to be done, which the Government of Ontario is willing to pay half, up to $150. This audit will help determine your best course of action to make your home more efficient. This program was developed to save energy, save the money and reduce greenhouse gases. Click here to get a step by step process to savings.

Cool Savings Rebate: Time to save on those electrical bills? Are you looking at replacing your furnace or air conditioning system? Here's a program that will help, the Ontario Power Authority is offering rebates of up to $550 for replacing your existing air conditioning or heating systems with Energy Star qualified products. These new systems will save you money and make your home more comfortable. Click here to get more information.

Participating Dealers in our area;

Bracebridge

P. Mirabelli HVAC Contracting 1338 Falkenbury Rd., Bracebridge,ON P1L 1X4 Phone: 705.645.4023 Fax: 705.645.4475 Map

Gravenhurst

Gravenhurst Plumbing, Heating & Electrical Co. Ltd 210 Brock Street, Gravenhurst,ON P1P 1H4 Phone: 705.687.3402 Fax: 705.687.7945 Website:www.gravenhurstplumbing.com Map

Stevenson Plumbing & Electric 305 Palmer Drive, Gravenhurst,ON P1P 1A4 Phone: 705-687-4994 Fax: 705-687-1048 Map

Huntsville

Shaw Heating Div. Of 1268263 ON Ltd. 81 Centre Street North, Huntsville ON P1H 1T4 Phone: 705.789.8407 Fax: 705.789.7794 Map

Tebby Air Conditioning & Heating Ltd. 496 Muskoka Road 3 North, Building B, Huntsville ON P1H 1C6 Phone: 705.789.1711 Fax: 705.789.1430 Website: www.tebbyair.com Map

Kilworthy

FRC Contracting & Mechanical 1386 Sparrow Lake Rd., Kilworthy ON P0E 1G0 (53 km)Phone: 705.689.6067 Fax: 705.687.7213 Map

Home Buyers' Plan (HBP)

Sun, 03 May 2009 00:00:00 EDT

Home Buyers' Plan (HBP) is great opportunity for the First Time Home Buyer! You can withdraw up to $20,000 from your RRSPs to buy or build a home. You can also use this money for a related person with a disability. Be careful though, this money needs to be repaid starting the second year following the year you made the withdrawl. You will have 15 years to repay in equal amounts, so the minimum repayment is 1/15th every year for 15 years. Here's a link to the Canadian Revenue Agency, use this to get full details on the Home Buyers' Plan.

Attention First Time Home Buyers

Thu, 05 Jan 2012 00:00:00 EDT

Here's an opportunity to get some money back! The Land Transfer Tax Refund Program is for first-time home buyers only and applies to newly constructed homes as well as resale homes. Applicable for purchases after December 13, 2007, first-time home buyers are elligible for a refund up to a maximum of $2,000.

How to Claim the Refund Until the Proposed Amendments Become Law

Newly Constructed Homes

Eligible first-time homebuyers of newly constructed homes should continue to have their lawyers claim the refund under current procedures at the time of registration. See Tax Bulletin LTT 4-2003 Refunds for First-Time Purchasers of Newly Constructed Homes. The date the agreement of purchase and sale is entered into is not a factor with respect to newly constructed homes.

Resale Homes

Until the proposed amendments become law, the following applies to first-time homebuyers of resale homes applying for a refund:

Land transfer tax must be paid at registration

The following documentation must be submitted to the Ministry of Revenue at the address at the end of this notice:

A properly completed form - Ontario Land Transfer Tax Refund Affidavit for First-Time Purchasers of Eligible Homes (Resale)Download PDF

A copy of the registered instrument on which land transfer tax was paid (in the case of electronic registration, please include a copy of the docket summary which relates to the transaction);

A copy of the agreement of purchase and sale (only those agreements of purchase and sale entered into after December 13, 2007 may qualify) along with a copy of the statement of adjustments.

Refund applications on resale homes cannot currently be made electronically.

Refund to be Paid once Proposals become Law

Although eligible first-time buyers of resale homes may apply for the refund once the transaction has closed and the tax has been paid, the ministry would retain the refund requests for processing and would issue refunds if the proposed amendments become law.

Eligibility Requirements

Eligibility Requirements for Resale Homes and Newly constructed Homes

The following eligibility requirements are proposed to apply for resale homes, and continue to apply for newly constructed homes:

The purchaser must be at least 18 years of age.

Application for the refund must be made within 18 months after the date of the conveyance or disposition.

The purchaser must occupy the home as his or her principal residence within 9 months of the date of closing.

The purchaser cannot have owned a home or had any ownership interest in a home, anywhere in the world.

A spouse of the purchaser cannot have owned a home or had any ownership interest in a home, anywhere in the world while he or she was the purchaser’s spouse.

What is a Resale Home?

A resale home is referred to as an eligible home in the proposed legislation.

Proposed Definition of Eligible Home

It is proposed that eligible home be defined as follows:

a detached house;

a semi-detached house, including a dwelling house that is joined to another dwelling house at the footing or foundation by a wall above or below grade or both above and below grade;

a townhouse;

a share or shares of the capital stock of a co-operative corporation if the share or shares are acquired for the purpose of acquiring the right to in-habit a housing unit owned by the corporation;

a mobile home that complies with the Canadian Standards Association Standard CAN/CSA-Z240 Mobile Homes and is suitable for year round permanent residential occupation;

a condominium unit;

a residential dwelling that is a duplex, triplex or fourplex;

a partial ownership interest as a tenant in common of real property if the ownership interest was acquired for the purpose of acquiring the right to inhabit a housing unit forming part of the real property;

a manufactured home that is manufactured in whole or in part at an offsite location, that is intended for basement installation, that is suitable for year round permanent residential occupation and that complies with,

the Building Code made under the Building Code Act, 1992;

if the manufactured home is constructed in sections that are not wider than 4.3 metres, Canadian Standards Association Standard Z240.2.1 Structural Requirements for Mobile Homes and Canadian Standards Association Standard Z240.8.1 Windows for Use in Mobile Homes, or

if the manufactured home is constructed in sections that are 4.3 metres or wider, Canadian Standards Association Standard A277 Procedure for Certification of Factory Built Houses; or;

any other residential property as may be prescribed.

How to Claim the Refund Once the Proposed Amendments Become Law

Electronic Land Registrations

For electronic land registrations, providing the proposed amendments have been passed and the electronic land registration system has been updated, all eligible first-time home buyers would be able to claim an immediate refund at time of registration by completing the required statements under the explanation tab of the electronic affidavit.

Paper Registrations

If registering on paper, providing the proposed amendments have been passed, the immediate refund would be claimed by filing an Ontario Land Transfer Tax Refund Affidavit for First-Time Purchasers of Eligible Homes (Resale) Download PDF or an Ontario Land Transfer Tax Refund Affidavit for First-Time Purchasers of Newly Constructed Homes Download PDF at the Land Registry Office.

Click here to download the Ontario Land Transfer Tax Refund Affidavit

Please also see Information Notice issued December 2007 entitled Proposed Amendments to the Land Transfer Tax Act. A further notice will be issued once the proposed amendments become law.

For More Information Telephone enquiries

Tel.: 905 433-6361

Fax: 905 433-5770

TTY (Teletypewriter): 1 800 263-7776

Ministry of Revenue

Land and Resources Taxes Section

33 King Street West

PO Box 625

Oshawa ON L1H 8H9

Internet enquiries

This information and various other English and French bulletins published by the Ministry of Revenue may be obtained online at www.rev.gov.on.ca.

GST/HST New Housing Rebate

Sun, 27 Nov 2011 00:00:00 EDT

GST/HST New Housing Rebate for Purchases of new or substantially renovated houses. Are you buying a new house or a substantially renovated house? If so, you may qualify for a rebate of part of the GST or HST you pay on the purchase price.

Click here for more information

Home Renovation Tax Credit � Don�t miss out!

Fri, 11 Dec 2009 00:00:00 EDT

Are you thinking about selling your home? Renovations are a smart way to increase your return on investment. The 2009 Ontario Home Renovation Tax credit provides even more incentive to get to those projects that will make sure your property is market-ready.

The Home Renovation Tax Credit (www.fin.gc.ca) applies to renovations for work performed or goods acquired after January 27, 2009 and before February 1, 2010. Based on a 15% credit claim of the portion of expenditures exceeding $1,000 (but no more than $10,000), the maximum tax credit that can be received is $1,350. Taxpayers can claim the HRTC when ﬁling their 2009 tax returns.

Eligible

Renovating a kitchen, bathroom, or basement

New carpet or hardwood floors

Building an addition, deck, fence or retaining wall

A new furnace or water heater

Painting the interior or exterior of a house

Resurfacing a driveway

Laying new sod

Ineligible

Furniture and appliances (e.g., refrigerator, stove, couch)

Purchase of tools

Carpet cleaning

Maintenance contracts (e.g., furnace cleaning, snow removal, lawn care, pool cleaning)

Take advantage of the Home Renovation Tax Credit now. Remember, you only have until February 1, 2010. Not sure what projects will give you the best bang for your buck? I can help you get your home ready for sale. Contact me at sold@johnaben.com

Lake of Bays

Wed, 18 Jan 2012 00:00:00 EDT

With over 550 kilometers of panoramic shoreline encasing islands and bays, inlets and points, Lake of Bays is the second largest lake in Muskoka. Steep wooded hills give way to sandy shorelines to make this a picturesque destination for any outdoor enthusiast.

The Township of Lake of Bays is east of Huntsville and west of Algonquin Park, located in the northeast corner of Muskoka, and is comprised of the communities of Dorset, Dwight, and Baysville.

Click here to see Map and Access Points to Lake of Bays:

At the intersection of South Portage Rd and North Portage Rd off Hwy 60 in Dwight

Dwight Beach off Hwy 60 in Dwight

Dorset Government Dock off Hwy 35 in Dorset

Baysville Town Dock off Hwy 117 in Baysville

On Rabbit Bay off Hwy 35 in Dorset

Lake Size and Depth

Lake of Bays

Surface Area

Depth

Dwight Bay

2.2km2 / .85mi2

53m / 174ft

Haystack Bay

4.17km2 / 1.61mi2

41m / 135ft

Rat Bay

.43km2 / .17mi2

7m / 23ft

South Muskoka River Bay

1.1km2 / .42mi2

52m / 171ft

South Portage Bay

1.76km2 / .68mi2

40m / 131ft

Ten Mile Bay

4.2km2 / 1.62mi2

35m / 115ft

Trading Bay

5.0km2 / 1.93mi2

37m / 121ft

Market Statistics - click here for further market stats

Fish Species

Lake of Bays supports a variety of fish species including:

Lake TroutSmall Mouth BassRock Bass

Lake Whitefish

Public Beaches include

DWIGHT BEACH

Lake of Bays, off Hwy 60 in Dwight

LAKE OF BAYS PARK

Lake of Bays, South Portage Road, Baysville

Useful Links

Cottage Association:  Lake of Bays Association

Water Quality: Muskoka Water Web

Lake of Bays Zoning Information: Comprehensive Zoning By-Law check with the Township of Lake of Bays for the most current copy 1-705-635-2272 or visit www.lakeofbays.on.ca

Huntsville Zoning Information: Check with the Town of Huntsville for the most current copy 1-705-789-1751 or visit www.huntsville.ca

Lake Rosseau, Muskoka Lakes

Thu, 08 Dec 2011 00:00:00 EDT

Windermere House

Perhaps one of the most popular recreations lakes, Lake Rosseau is one of the “Big Three” (Lake Muskoka, Joseph, Rosseau) jewels of Muskoka that grace the southern end of the Canadian Shield. Approximately 15 miles long and 2 1⁄2 miles wide in most places, its numerous islands, bays, and points make it great location for water sports.

Lake Rosseau is located just north of Lake Muskoka and northwest of Bracebridge. The village of Rosseau is on the north eastern shore. Rosseau is connected to Muskoka by a lock system at Port Carling and to Lake Joseph through the narrows and Port Sandfield and the Joseph River.

Click here to see Map and Access Points to Lake Rosseau

Birch Avenue, Port Carling - docks, launching ramp & parking

Dock Road, Brackenrig – dock

Gull Rock, Rosseau Lake Road 2 off Hwy 141 - docks, launching ramp & parking

Maple Leaf Bay, Windermere – dock

Skeleton Bay, Hwy 141 - docks, launching ramp & parking

Lake Size and Depth

Lake

Surface Area

Maximum Depth

Lake Rosseau

55.5 km2 / 23.4 mi2

60 m / 197 ft

Market Statistics - click here for further market stats

Fish Species

Lake Rosseau supports a variety of fish species including:

Lake Trout

Walleye

Muskellunge

Whitefish

Smallmouth Bass

Rock Bass

Cisco

Useful Links

Cottage Association: Muskoka Lakes Association

Water Quality: Muskoka Water Web

Zoning Information: Comprehensive Zoning By-Law check with the Muskoka Lakes Township for the most current copy 1-705-765-3156 or visit www.muskokalakes.ca

Fairy Lake, Huntsville

Tue, 06 Sep 2011 00:00:00 EDT

The panoramic shores of Fairly Lake are the pride of the scenic town of Huntsville. Fairly Lake, Peninsula Lake, Lake Vernon and Mary Lake are all connected, creating the longest man-made waterway in Muskoka. The west and north shores of Fairy Lake sport urban views, and rolling hills and rural tranquility mark the south. One of only 11 remaining swing bridges in Ontario, The Main Street Bridge (build in 1938), can been seen when traveling from Lake Vernon to Fairy.

Click here to see Map and Access Points to Fairy Lake

Camp Kitchen on Camp Kitchen Rd off Brunel Rd in Huntsville

Off Brunel Rd at Echo Bay in Huntsville

Lake Size and Depth

Lake

Surface Area

Maximum Depth

Fairy Lake

6.9 km2 / 2.7 mi2

60 m / 197 ft

Market Statistics - click here for further market stats

Fish Species

Fairy Lake supports a variety of fish species including:

Lake Trout

Muskellunge

Smallmouth Bass

Yellow Perch

Rock Bass

Useful Links

Cottage Association: Fairy Lake Association

Water Quality: Muskoka Water Web

Zoning Information: Check with the Town of Huntsville for the most current copy 1-705-789-1751 or visit www.huntsville.ca

Muskoka Real Estate April 2009 Statistics

Tue, 05 May 2009 00:00:00 EDT

Spring is here, snow is finally gone and the trees are budding. This month we have seen a rise of 1.8% in the average residential sale price now at $208,748 from $205,145. It seems we are also catching up slightly with the total number of sales for this year versus last with a drop from 38% fewer sales ytd in March 09, now in April we see only a 35% difference. The buzz has returned to office after a fairly quite January/February; many agents are busy with adding new listings and dealing with buyers.

For more graphs and charts as well as an archive of previous months statistics go towww.johnaben.com/current-market-statistics/

With all the doom and gloom in the news, there's never been a better time to invest or upgrade in real estate. Take a home worth $200,000, we have realized an approximate 10% decline in the market so today this home is worth $180,000, that's a loss of $20,000. But let's look at upgrading to a home worth $300,000, if you apply the same 10%, you end up saving $30,000. You gain $10,000!!!

There has never been a better time to buy.

Fri, 22 May 2009 00:00:00 EDT

People are always asking me, “How’s the market?” They anticipate that my answer will be bad, but they’re assumption couldn’t be further than the truth. There is no such thing as a bad market. It’s either in an upward or downward trend. Just like the stock market, the real estate market is a bull or a bear. Does competing with five others on the purchase of a property in an upward market sound like a solid time to invest?

Now is the time to buy your first home or recreational property or upgrade your current property:

Mortgage rates are at a record low and the Bank of Canada is focusing on keeping them stable.

Statistical data supports long-term investment potential

Attractive prices in an adjusting market

Wide selection of waterfront locations available on larger and smaller lakes

Here are the numbers:

These stats are taking from the Muskoka, Haliburton Association of Realtors --- The total number of listings has hardly changed, however, the number of expired listings, has increased 24% over last year. Homes are not selling — not because of the lack of buyers, but because the buyers are educated and not willing to pay the amounts that have been demanded in the past. The lack of activity and the unwillingness for the sellers to reduce their prices has slowed the market by 35%.

In Huntsville the same holds true (see above) the total active listings are up from ’07 but are very close to ’08 levels. With residential sales down 19.4%, recreational sales down 50% and listings remaining fairly consistent, the difference we see from year to year is the number of expired listings. Why does a listing expire? Because it’s not priced at market value. Market Value: It’s the price a buyer is willing to pay for a property in a reasonable amount of time with no outside influences or duress. There are two factors for selling a home — time and price. If the price is high, it will take longer to sell. Eventually it will sell but instead of days on market, it’s years on market.

The average home price has fallen 1.6% in Huntsville since January, so when pricing a home for sale you need to price as accurate as possible to avoid chasing the market. What happens when sellers chase the market -- pricing slightly above market value hoping to make a couple extra dollars. Once they realize their property isn’t selling they reduce the price, but it’s already too late because the market has fallen further. If the property was priced at market value or slightly lower, sellers won’t receive low ball offers and may get asking price or even competing offers. Market Value can only be estimated by using recent comparable sales, not what’s listed down the street or advice from someone that sold a year ago. Sellers of second properties should also take into account the carrying costs, taxes, insurance, maintenance, etc. when arriving at a listing price. Time is money and the longer a property remains on the market the more costs incurred.

Bracebridge is very comparable to Huntsville, (population/demographics) but hasn’t realized any decrease in average residential pricing to speak of, because their average home price was already 2.5% lower than ours in January, that’s most likely why they’ve had 7% more sales volume ytd. Average prices are now very comparable between Huntsville and Bracebridge.

Market classifications:

According to CMHC, with the SNL Range being the percentage of sold to new listings. In April ’08 the percentage was 27%, this year we have 18%. This is further proof that prices need to come down to get into a more balanced market.

Rental Market

Other expected events will be that rental vacancies will decrease and monthly rent will increase. This is evident with the new surge of multi-unit properties being built in Huntsville. This impacts the housing market with respect to first-time homebuyers. The average monthly rent in Huntsville was $745/mth in Oct. 07 and has increased to $774/mth in Oct. 08, approximately 3.75%. It’s assumed that rent for Oct. 09 will be $803/mth. So let’s see what that will get you in the resale housing market. I’m estimating with that type of rental payment you can afford is a home worth $140000. $140,000 mortgage over 25 years (and you can still do 30 as well for younger people) @ 4.25% - 5 year term is $755 per month principal & interest, axes on top of course (which is a subject for another day). The biggest stumbling block is the 5% down payment, here are some incentives that can help that first time home buyer: Land Transfer taxes paid to a maximum of $2,000. You can also borrow against your RRSPs to make a down payment. Click http://www.muskokarealestateblog.com/home/category/rebates-refunds-incentives for more information on these programs.

Buyers’ advice:

Don’t buy for the quick flip, or don’t expect a great return in a year or two. The growth may take a bit of time. This graph shows average recreational property pricing. Notice with the recession in ’89 the market declined in ’90 and remain flat or marginal growth for quite a few years.

Sellers’ advice:

It’s a great time to upgrade! Let’s say the market is down 10%. For simplicity, if your home was worth $200,000, now it’s $180,000, but if you buy a home that was worth $400,000, it’s now worth $360,000. You may be losing $20,000 on the sale of your home but realizing a savings of $40,000 on your new home. The prices may continue to decline for the near future and any growth realized 2010 will be minimal, so there’s no reason to wait. Price your home at market value. Your home will sell quicker and closer to asking instead of you receiving low-ball offers (if any offers) and having to deal with the inconveniences of keeping your home presentable and interruption in day-to-day life.

For more statistics or archives click here!

Muskoka Real Estate May 2009 Statistics - Waterfront Still Buyers Market

Wed, 10 Jun 2009 00:00:00 EDT

Summer is around the corner and the residential numbers are showing signs of stability but it's still quite obviously a buyers market when it comes to waterfront.

I spoke about SNL Ratios (sold to new listings percentage) in a recent blog, date May 22/09,"There has never been a better time to buy" the SNL number at the end of April was 18%, strong buyers market. I’ve decided it would be better to differenciate between waterfront and residential markets. The waterfront would be considered a luxury item where single family residential is more of a necessity. The numbers are as follows; SNL for residential is 33% and waterfront 15%, these are up from 29% and 10% respectively a month earlier. This is indicating that we are moving towards a more balanced market, see chart below. But keep in mind a more balanced market that’s 10% lower than last year. Also, the market heats up as the year evolves with buyers, now educated, making their purchasing decisions.

For more graphs and charts as well as an archive of previous months statistics go towww.johnaben.com/current-market-statistics/

Muskoka Real Estate June 2009 Stats - Balancing Residential, Still a Buyers Market for Waterfront

Fri, 10 Jul 2009 00:00:00 EDT

It looks like the market is balancing out, after checking the June Stats the SNL (Solds to New Listings Ratio) has a wide range of 25% - 53%. The Lake of Bays and Muskoka Lakes areas, where the prominence is recreational properties, the percentages are quite low at 25% and 32% respectfully. The areas where there are a good mix of residential and recreational properties show more balance with Bracebridge 41%, Gravenhurst 53% and Huntsville 48%. What’s interesting is Haliburton Highlands is showing good balance despite the fact that area is prominently recreational listings, having a percentage of 52% and Almaguin where there’s a good mix of residential and recreational properties the percentage is 34%.

This means that fewer people are buying residential homes in Almaguin Highlands and instead are buying in the larger centres like Huntsville, Bracebridge, and Gravenhurst due to the lower prices being offered. These markets have seen an approximate 9% decline in property value. The recreational properties remain a struggle to sell in the Muskoka Lakes and Lake of Bays areas, and instead the money is being spent in Haliburton where the prices have typically been lower.

Average sold price, residential and waterfront properties, last 12 months.

The average number for the Bracebridge area was a surprise to me, but after checking this further the majority of properties sold in Bracebridge were on the Muskoka River which demands a lower dollar. Only one sale over $550,000. Where in Huntsville there were 18 sales over $550,000, three of which were over $1MM and similiarly for Gravenhurst.

There has been good recovery in June, and I suspect once we hit September, October, November we will surpass last years numbers because both residential and waterfront properties were paralyzed while people tried to figure out in what direction the world would be headed.

For more graphs and charts as well as an archive of previous months statistics go towww.johnaben.com/current-market-statistics/

Muskoka Real Estate July 2009 Statistics

Thu, 06 Aug 2009 00:00:00 EDT

We are now past the halfway point of summer and have almost caught up to last years numbers. The year started slowly with the market being over 30% down in sales volume from the previous year. Now, a few short months later we are only 11% down in number of sales and only 6% down in sales volume. The market is remaining strong and by the end of next month we should surpass last years numbers.

The average residential home price for Muskoka/Haliburton remains approximately 10% below last year and the buyers now know that this is the floor and time to buy. The SNL (solds to new listing percentage) indicates that it's still a buyers market at approximately (1771 new listings, 612 solds) 34% on average across Muskoka/Haliburton, this includes both residential and recreation properties. This is keeping the market value below last years numbers. Lake of Bays is one area where the market is more in the buyers favour with an SNL of 22%, this is primarily because Lake of Bays relies mostly on the recreational (waterfront) market.

Click here for more market statistics.

Muskoka Real Estate August 2009 Statistics

Mon, 07 Sep 2009 00:00:00 EDT

The market continues to move upward, since June we have seen consumer confidence increasing with each month and I anticipate that September will be no different. Sellers have realized a stabilized market and buyers know this is there chance to buy at the lowest prices in a couple years.

Total Number of Sales and Total Sales Dollar Volume continue to increase, virtually at par with last years numbers and continuing to improve.

The average residential home price for Muskoka/Haliburton remains approximately 10% below last year and the buyers now know that this is the floor and time to buy. The SNL* (solds to new listing percentage) indicates that it's still a buyers market at 39% on average across Muskoka/Haliburton, this includes both residential and recreation properties. The residential market is showing more stability with an SNL of 45% and it's still a buyers market with recreational properties having an SNL of 33%.

Residential: new listings 2059, solds 934 = 45% -- balanced market

Waterfront: new listings 2415, solds 792 = 33% -- buyers market

Click here for more statistics

*The SNL is calculated by the using solds and new listings for the past 12 months.

Muskoka Real Estate October 2009 Statistics

Mon, 23 Nov 2009 00:00:00 EDT

October showed a 33% increase in number of sales over the same month last year, although this can be contributed to the market crash in September last year where number of sales fell34%. Month to month we continue to show stability in the market. Bracebridge and Almaguin Highlands are the only two areas that are still showing fewer ytd sales for October 2009 vs the same period in 2008.

The market is now stable with average residential home prices remaining relatively steady month to month. August - $233,445, September - $240,937, October - $238,169 these prices are consistant with the same period in 2008 and slightly higher than 2007. We are certainly not realizing the leeps and bounds of the Toronto market where average sale prices were up by22.1 per cent from the same month last year to $373,095, click here to read the Toronto Star articule on the Toronto market. Usually the Muskoka area market lags behind the Toronto market, therefore I'm anticipating an increase in value for spring of 2010.

Click here to see more statistics!

2009 Muskoka Real Estate Market - Year in Review

Sun, 03 Jan 2010 00:00:00 EDT

Thank you for taking the time to learn more about the real estate market in Muskoka and area. It’s my job to provide you with the right information for you to make an informed decision. The following charts will give you a quick look into the 2009 Muskoka Real Estate Market but don't hesitate to contact me if you would like more details.

The market sales volume has increased 14% over 2008 and all indications are to expect continued growth for 2010. The market didn't really pick-up until June '09 as consumer confidence started to return after the market crash in September. This doesn't mean that prices are rising, this will be shown later.

We have two different markets in Muskoka; single family residential and recreational properties. The recreational properties took the biggest hit in sales volume as a large amount of the discretionary spending was removed and everyone went into a holding pattern to see how Canada fairs thru this recession. As confidence grew and the thoughts that this reduction in pricing wouldn't last, it seemed the ideal time to purchase the waterfront cottage. The recreational market grew as the year progressed, Lake of Bays had their best July ever in 2009. The residential market didn't declined as much because there's always a need for consumers to buy and sell their homes, either to re-locate, down-sizing, etc.

I divided the recreational properties into three areas; Muskoka Lakes, Lake of Bays and Almaguin. These areas predominately sell recreational properties as opposed to residential. The Muskoka Lakes area has the highest average sale price, that's mostly because of the three large lakes that consume the majority of the real estate transactions. Almaguin, because of it's location north of Huntsville is still less desirable due to the distance you must travel from our main real estate investors in the GTA.

Above shows the larger lakes in our region and the average price for a recreational property. Interesting how the second largest lake in the area, Lake of Bays has the second lowest average recreational property price. These numbers reflect cottage/home prices only, lots are not calculated in numbers.

Lake Muskoka being the largest lake in the area has always had the most unit sales and had a 44% increase in unit sales for 2009. All the major lakes seem to be getting closer to the levels of 2007, further proof that the demand is there and price increases shouldn't be far behind.

As you can see above the Muskoka Lakes, Lake of Bays have primarily recreational property sales, where Huntsville, Bracebridge and Gravenhurst have primarily residential sales. Almaguin seems to have a fairly high balance of both, this supports the increasing trend for people travelling a bit further north to get more home or cottage for the dollar.

Looking at the residential market where Bracebridge and Gravenhurst have seen their first decrease in average price in the past 10 years, (Bracebridge down 6%, Gravenhurst down 9%). Huntsville had a marginal increase of 2%, basically flat. What has changed are the days on market as you can see below.

Residential properties in 2008 had an average time on market of 86 days, now in 2009 the average is 125 days, that's an increase of over 31%. This stat can be a bit deceiving when it comes to recreation properties because many waterfront properties are not listed during the winter months.

When dealing in real estate, why not work with company that has the highest percentage of market share.

2010 Muskoka Real Estate Market - Year in Review

Mon, 31 Jan 2011 00:00:00 EDT

Thank you for taking the time to learn more about the real estate market in Muskoka and area. It’s my job to provide you with the right information for you to make an informed decision. The following charts will give you a quick look into the 2010 Muskoka Real Estate Market but don't hesitate to contact me if you would like more details.

The market sales volume has increased 4.7% over 2009 and all indications are to expect continued growth for 2011. However this is a less than the previous year where we realized +14.7% for 2009 over 2008. The market remained strong for the beginning of 2010 as consumer confidence remained optimistic. But as the year progressed consumer confidence wavered and the end of 2010 was more comparable to the drop in 2008. Which in my opinion will increase the demand on properties this spring with pent-up demand, as long as the economic news remains positive.

We have two different markets in Muskoka; single family residential and recreational properties. The recreational properties took the biggest hit in 2008 sales volume as a large amount of the discretionary spending was removed and everyone went into a holding pattern to see how Canada fairs thru the recession. As confidence grew and the thoughts that this reduction in pricing wouldn't last, it seemed the ideal time to purchase the waterfront cottage. The recreational market grew as the year progressed, Lake of Bays had their best July ever in 2009. In 2010 confidence in the Muskoka Lakes area continued with a rise of 7.4% in the average sale price for recreational properties, as seen in the graph below. However, Lake of Bays and Almaguin Highlands didn't realize these gains.

The residential market continues to decline slightly, but there's always a need for consumers to buy and sell homes, either to re-locate, down-sizing, etc., so therefore not subject to the volatile swings of the recreational properties where discretionary spending is usually associated with recreational properties.

I divided the recreational properties into three areas; Muskoka Lakes, Lake of Bays and Almaguin. These areas predominately sell recreational properties as opposed to residential. The Muskoka Lakes area has the highest average sale price, that's mostly because the three large lakes that consume the majority of the real estate transactions and therefore a more desirable location for most cottage buyers. The Muskoka Lakes market remains stronger than the other two with an average price increase 7.4% for 2010. Lake of Bays remains flat for another year, prices in this area have remained the same but volumes have decreased due to lack of willingness to adjust pricing to stimulate more activity. Almaguin, because of it's location north of Huntsville is still less desirable due to the distance you must travel from the main real estate investors in the GTA.

Above shows the larger lakes in our region and the average price for a recreational property. Interesting how Lake Muskoka, the largest lake in the area declined in the average price, it's evident that Lake Joseph and Rosseau are becoming a more desirable destination of the big three. Both Lake of Bays and Huntsville have remained relatively flat for 2010.

Lake Muskoka being the largest lake in the area has always had the most unit sales and had a 10% increase for 2010. The only other increase was on Lake Rosseau that realized a 36% increase in unit sales. Both Lake Rosseau and Lake Muskoka are now back to pre-recession levels.

Looking at the residential market all towns have realized a slight increase in average sale price, mostly stemming from a strong beginning of the year. Again, a strong last half of 2009 and beginning of 2010 can be the reason for this small increase (see below).

All residential markets had a decrease in unit sales but if this economy keeps chugging along we should see at a minimum flat line for 2011 due to the pent up demand from the sluggish end of 2010.

It's important to price your property correctly. As you can see above that on average only 32% of properties listed get sold and residential properties continue to take longer to sell.

When dealing in real estate, why not work with company that has the highest percentage of market share.

Lets give our clients what they deserve!

Tue, 26 May 2009 00:00:00 EDT

As the Real Estate market becomes increasingly more competitive and not showing any significant signs of recovery, we are finding more and more agents trying to service clients outside of their area of expertise. I wouldn’t have a clue when it comes to selling property in Toronto for instance. Issues such as; the neighbourhood in a growth phase or declining phase, proposed municipal development such as condos, low income housing, are there grow-ops in the area, just to name a few.

The following article written by Bob Aaron (Toronto Real Estate Lawyer) explains some of the areas of concerns when dealing with cottage properties. Our clients deserve to have professional, accurate advice! A referral to an agent that specializes in a particular area will eliminate these concerns and everyone benefits, especially our clients!

Bob Aaron

May 9, 2009

Cottage deals need special expertise

Last month I reviewed an offer to purchase a waterfront cottage near Kirkfield, Ont. The property was listed by a real estate agent in the Kawarthas and the offer was prepared by a Toronto agent.

After I read the offer, I told the would-be purchaser that it was one of the worst cottage-area offers I'd ever read.

Here are some of the things which were wrong with the document:

The offer contained a warranty that there was no significant evidence of contamination of the drinking water. I assume significant in this context meant that anyone drinking the water wouldn't get significantly sick – or worse.

There was no warranty that the septic system had been properly installed and was in working order. The clause only stated the seller's belief that this was true.

There was no reference to whether the dock and boathouse were built with permits from the provincial government, which owns the lake bed.

Many Ontario lakes are surrounded by a 66-foot shore road allowance owned by the Crown or the local municipality. Unless closed and deeded to the adjoining cottagers, those road allowances may be used by any member of the public. In the offer I reviewed, there was no mention of the ownership of the shore road allowance.

The offer contained a reference to the lot size of 2.45 acres and water frontage, but the registered Reference Plan showing the lot shape and measurements was neither attached nor provided to the buyer.

As well, there was no requirement for a land survey report to verify that the building was actually sitting within the lot boundaries, and not on the shore road allowance or a neighbour's land.

Overland access to the cottage was available by means of a shared roadway over adjacent land. The problem with the access was that the right to use it expired in 2017. Unless renewed at that time, there would be no guarantee of road access and getting to the cottage would have to be by boat only.

There was no requirement for a well-driller's certificate. The water might be drinkable, but if the flow volume was inadequate, the well would be useless.

The Kirkfield offer reminded me of a recent decision of the discipline committee of the Real Estate Council of Ontario (RECO), the governing body of real estate agents.

The committee report was published on the council's website, www.reco.on.ca. [http://www.reco.on.ca/publicdocs/20081209_27516.pdf ]

Peter Mazurkiewicz is a salesperson with Homelife Response Realty Inc. As agent for the purchasers of a rural property, he prepared an offer which was conditional only on a home inspection.

The MLS listing for the property disclosed that it had a well, as well as a water supply system and a septic tank.

Mazurkiewicz did not insert conditions into the offer with respect to testing the quantity or quality of the drinking water or the condition of the septic system.

Shortly after closing, the new owners discovered that the water supply was polluted and a malfunction in the sewage disposal system posed health and environmental risks.

In fact, it may have been installed incorrectly without a building permit.

The RECO discipline committee ruled that Mazurkiewicz acted unprofessionally in failing to insert into the offer any clauses regarding a water potability test, a well certificate regarding water flow rate and a requirement for either a waste disposal certificate or an inspection of the septic system by a qualified person.

Mazurkiewicz was ordered to pay a penalty of $10,000, and Homelife Response Realty was ordered to pay a penalty of $5,000.

When I told the buyer of the Kirkfield property about the Mazurkiewicz case and the clauses that should have been in the offer, he submitted a counter-offer which was not accepted, and the deal died.

Offers to purchase city homes and country homes are totally different. If you're buying a cottage, make sure that your real estate agent and lawyer have experience in recreational real estate.

Bob Aaron is a Toronto real estate lawyer and a director of the Tarion Warranty Corporation. He can be reached by email at bob@aaron.ca, phone 416-364-9366 or fax 416-364-3818. Visit the column archives athttp://aaron.ca/columns/toronto-star-index.htm for articles on this and other topics.

Bill 150 - Ontario Green Energy Act

Wed, 27 May 2009 00:00:00 EDT

On May 15th, bill 150 – Ontario Green Energy Act (GEA) was passed. After only three months the Ontario Liberal government has succeeded in passing this law by a vote of 59 in favour and 13 against. Now in the regulation and implementation phase.

Bill 150 has two main thrusts: making it easier to bring renewable energy projects to life and creating a culture of conservation so that people can go about their daily lives using less energy. The Government of Ontario states it has developed the Green Energy Act to create jobs, fight climate change, and secure Ontario’s place as the continent’s leading green economy.

The GEA will assist in Ontario’s goal to increase the amount of renewable energy in the province from 26% (mostly supplied by hydroelectric) to approximately 45% by 2025. The key driver for meeting this target will be through feed-in tariffs, which will provide fixed prices for multi-year contracts for renewable energy producers. The Act is expected to result in energy cost increases of only 1% annually for the average household and will create 50,000 new “green” jobs.

How does this affect the Real Estate market?

Buyers’ making an offer to purchase an interest in real property has the right to receive from the person selling the property prescribed information, ratings or reports relating to energy consumption and efficiency (Home Energy Audit). The seller must provide these reports before acceptance of that persons offer. This doesn’t apply if the buyer chooses to waive this in writing.

These ratings or reports relating to energy consumption are established by way of a Home Energy Audit. If your home’s older than 10 years, chances are you’re leaking energy. A lot of energy and a lot of money. A Home Energy Audit will examine your home’s energy use – attic to basement – and show you where your home’s energy is being leaked. It will identify upgrades you can make to lower your energy bill. Make the upgrades suggested in your audit and you can take advantage of up to $10,000 in rebates available from the Governments of Ontario and Canada. The Government of Ontario will pay 50% of your home’s audit, up to $150.

I spoke briefly with a representative from CanSpec (auditors located in North Bay) to get a bit of a break-down on pricing and availability, here's what I found out:

First Inspection

Home < 1500sf cost $370.00, 1500 - 2000sf cost $395.00, 2000 - 2500sf cost $420.00, over 2500sf cost $445.00

Second Inspection

Cost $255.00 regardless of the size of your home

The seller must perform the first inspection, (unless waived by buyer) the seller is then entitled to the $150 rebate from the government. This is enough to satisfy the real estate transaction. The buyer can then perform the retro-fits and take advantage of the up to $10,000 in rebates from the government as long as the retro-fits are done within 18 months. Once complete an energy rating sticker is afixed to the electrical panel. The availability of an auditor may pose a problem, according to CanSpec the next sechduled visit to Muskoka is July 7-8th, with some more remote locations having to wait until late September. This may however all change as demand for this service increases. This program will be in effect till March 2011. The inspection being performed now are for energy conscous home owners looking to save money and help protect the environment.

Do your audit now and make energy improvements. The home energy audit will be a good investment. You will not have to perform the audit again when you choose to sell your home, unless of course, the government changes the criteria??? It’s not perfect. It has its critics. A lot is left to be proven. But this is a step in the right direction and the ground work has been laid to become national leaders in making Ontario greener.

Get your Home Energy Audit

Step 1 - Find an auditor and book your Home Energy Audit

Finding a Government of Canada certified Home Energy Auditor is easy. Go to HomeEnergyOntario.ca for a list of certified home evaluation companies in your area and book your Home Energy Audit today.

Step 2 - Your home energy auditor will find your home’s energy leaks

During your Home Energy Audit, an auditor will find your home’s energy leaks and show what you can do to plug them. Your auditor will provide you with a personalized Energy Efficiency Evaluation Report and a plan that can reduce your energy bills.

Step 3 - Plug the leaks with energy-saving upgrades

Need a new furnace or water heater? Caulking around your windows and doors? Make some or all of the upgrades suggested in your Energy Efficiency Evaluation Report to improve your home’s energy efficiency.

Step 4 -When your work is completed, book your post-retrofit audit

After your first audit, you have 18 months to complete some or all of the upgrades suggested in your audit to qualify for government rebates. After completing your retrofit, book a post-retrofit audit. Your auditor will perform another audit that shows how much your home’s energy efficiency has improved.

Step 5 - Get up to $10,000 in government rebates

After your post-retrofit audit, the Governments of Ontario and Canada will rebate up to $10,000 for your upgrades. The more energy-saving upgrades you make, the more money you’ll get back. You’ll save money and increase your home’s comfort and value.

Example of rebates available

Upgrade Incentive

Install an ENERGY STAR qualified gas furnace $600

Insulate your attic up to $1,200

Insulate your crawl space up to $1,600

Install a solar domestic hot water system $1,000

See a full list of rebates at HomeEnergyOntario.ca or click here!

Ontario’s Energy Efficiency Resource & Funding Guide

List of Home Energy Auditors for Muskoka/Lake of Bays/Almaguin Highlands (to check your area click here)

Building System Solutions

(705) 585-1953

(866) 927-5565

AmeriSpec

1 866 284 6010

EnerTest Corporation

Wayne Rowbotham

705-327-1504

1-877-327-1504

Green Communities Canada

Environment Network

(705) 446-0551

(866) 377-0551

Energuy Canada Ltd

(877) 636-3748

BuyWise Inspection Services Ltd.

519-657-1966

866-296-9473

Green Communities Canada

(705) 636-1388

CanSpec Inspection Services

(877) 672-3242

(705) 472-0077

AmeriSpec

1 866 284 6010

Water Well Records

Tue, 17 Jan 2012 00:00:00 EDT

Are you selling your property and can't find a copy of the well record? Here's information on well records and how to obtain a new copy.

Within two weeks of finishing your well, the well contractor must provide you with a copy of your water well record in the format prescribed by the Ministry of the Environment. Each well will have its own well record. Details include construction details, water yield test results, static water level and a geological log that describes the soil and/or bedrock conditions and geographic location.

If the well depth is changed, upgraded or plugged and sealed, the well record must be updated.

To obtain a copy of your well record you can order it from the Ministry of the Environment for a fee of $20. Call 1-888-396-9355. Well records are entered under the name of the original well owner.

Buying or selling a home? Find out what the proposed HST really means for you.

Fri, 13 Nov 2009 00:00:00 EDT

The Provincial government announced it will harmonize the existing 8% sales tax with the 5% goods and service tax in July 2010, creating a single 13% harmonized sales tax (HST) in an effort to create new jobs and provide permanent tax relief for the people of Ontario.

While the new tax may have its advantages for business, it appears consumers will carry the brunt of the tax burden as it applies to goods and services that are currently exempt.

What does this mean for you?

According to the Ontario Real Estate Association (OREA), the HST will add $263 million annually in new taxes to Ontario resale home transactions.

The tax will be applicable to services such as legal fees, commissions, and home inspections which are currently exempt. The OREA estimates it will translate into an additional $1,449 in closing costs for the resale purchase of a single, detached house priced at $302,354. (Implication for owning real estate in Ontario)

How does this affect buying a new home?

Currently, new homes face a 5% GST but no PST. There is also a 1.8 percentage point GST rebate for houses costing less than $350,000. In July 2010, HST will be applied to all new homes. In an effort to limit the additional HST cost to Retail Sales Tax equivalent, an HST rebate (for as much as a six percentage point) is available for homes valued at $400,000 or less (attracting a $24,000 rebate on the $400,000 maximum). Anything above $400,000 will get the full 13% tax. For example, a $500,000 home would generate a tax bill of $65,000, a 160% increase from current levels. And a $1-million home nets a $130,000 tax bill, up from the current $50,000.

What can you do?

The best advice I can give is to plan ahead. If you are currently considering buying a resale or new home, now’s the time to act to get ahead of the changes. If you’re not quite ready yet, know what to expect and make sure to budget for the extra costs.

**Mandatory Home Energy Audit

The Harmonized Sales Tax (HST) is In!

Thu, 10 Dec 2009 00:00:00 EDT

Most people in Muskoka don’t get excited about moving in the winter months, and thoughts about purchasing a cottage tend to creep up closer to spring; however, you may want to reconsider in light of recent tax changes that will take effect in July.

Despite weeks of Opposition resistance and public backlash, legislation creating the harmonized sales tax was passed on Wednesday (www.cbc.ca). Ontario will soon be following the footsteps of Quebec, New Brunswick, Nova Scotia and Newfoundland and Labrador in moving to a single 13% sales tax.

The HST comes as part plan to help reposition Ontario as it comes out of a recession and the government estimates it will help create almost 600,000 jobs in Ontario over the next decade (www.news.ontario.ca)

To help offset the rise in household expense, the province says it will offer $10.6 billion worth of tax relief over the next three years:

Cash payments of up to $1,000 for in 2010 and 2011 for families earning less than $160,000 a year.

A new permanent $260 refundable sales tax credit for low to middle-income adults and children.

An enhanced refundable property tax credit for low and middle-income homeowners and tenants.

New homes under $400,000 would receive a rebate

$1.1 billion in personal income tax cuts

For more information search HST on the government website at www.gov.on.ca

Tips For Buying

If you are considering purchasing a home, start planning now. To avoid the extra costs associated with the new blended sales tax, purchase your home before July 1, 2010. Start your research now so that you’re ready to make a move BEFORE the deadline looms. Contact me and let me know what type of property you’re considering. I can help you get started and keep an eye on the market for you.

If you’re looking for a cottage property, I can share my knowledge about Muskoka waterways and lakes. Here’s a link to help you get started www.muskokawaterweb.ca.

If now just isn’t the right time, be sure to budget for those extra costs on services like home inspections and legal fees. See my blog Buying or selling a home? Find out what the proposed HST really means for you.

Season's Greetings!

Tue, 14 Dec 2010 00:00:00 EDT

The holidays are a time for family and friends, and a great opportunity to celebrate the wonderful things that have happened throughout the year.

I'd like take a moment to thank all of you who I've had the opportunity to work with this year. In the spirit of the season, I'm proud to support our community by making a donation to the Huntsville District Memorial Hospital Foundation in your name. Thank you for helping to make this possible.

From my family to yours, wishing you the very best of the holiday season and a happy New Year.

Top Ten Things to Know When Home Buying

Tue, 03 Jan 2012 00:00:00 EDT

1 Don’t buy if you can’t stay put

 If you can’t commit to remaining in one place for at least a few years, then owning is probably not for you, at least not yet. With the transaction costs of buying and selling a home, you may end up losing money if you sell any sooner.

2 Start by shoring up your credit 

Since you most likely will need to get a mortgage to buy a house, you must make sure your credit history is as clean as possible. A few months before you start house hunting, get copies of your credit report. Make sure the facts are correct, and fix any problems you discover.

3 Aim for a home you can really afford

 The rule of thumb is that you can buy housing that runs about two-and-one-half times your annual salary. But you’ll do better to use one of many calculators available online to get a better handle on how your income, debts, and expenses affect what you can afford.

4 Don’t worry if you can’t put down the usual 20 percent

 There are a variety of public and private lenders who, if you qualify, offer low-interest mortgages that require a down payment as small as 3 percent of the purchase price.

5 Buy in a district with good schools

 In most areas, this advice applies even if you don’t have school-age children. Reason: When it comes time to sell, you’ll learn that strong school districts are a top priority for many home buyers, thus helping to boost property values.

6 Get professional help 

Even though the Internet gives buyers unprecedented access to home listings, most new buyers (and many more experienced ones) are better off using a professional agent.

7 Choose carefully between points and rate 

When picking a mortgage, you usually have the option of paying additional points — a portion of the interest that you pay at closing — in exchange for a lower interest rate. If you stay in the house for a long time — say five to seven years or more — it’s usually a better deal to take the points. The lower interest rate will save you more in the long run.

8 Before house hunting, get pre-approved

 Getting pre-approved will you save yourself the grief of looking at houses you can’t afford and put you in a better position to make a serious offer when you do find the right house. Not to be confused with pre-qualification, which is based on a cursory review of your finances, pre-approval from a lender is based on your actual income, debt and credit history.

9 Do your homework before bidding

 Your opening bid should be based on the sales trend of similar homes in the neighborhood. So before making it, consider sales of similar homes in the last three months. If homes have recently sold at 5 percent less than the asking price, you should make a bid that’s about eight to 10 percent lower than what the seller is asking.

10 Hire a home inspector 

Sure, your lender will require a home appraisal anyway. But that’s just the bank’s way of determining whether the house is worth the price you’ve agreed to pay. Separately, you should hire your own home inspector, someone with experience in doing home surveys in the area where you are buying. His or her job will be to point out potential problems that could require costly repairs down the road.

Remodelling That Pays

Wed, 09 Nov 2011 00:00:00 EDT

Reach for a Roller and Add Flair to All Fixtures: Royal LePage Identifies Top Renovations with Best ROI

Whether doing-it-yourself or hiring a professional, interior painting, hardwood flooring and kitchen upgrades amongst top renovations

TORONTO, March 19 – If you’ve spent years waking up to wood-panelled walls and soft shag rugs, some home renovations, especially if you’re thinking of selling your home, may be in order. Before picking up a sledgehammer, however, it’s worthwhile to know the cost of updating your decades-old décor, and the degree to which those costs will be recouped when it comes time to sell. While some renovations such as updating a kitchen or bathroom may require a trained professional, there are a number of do-it-yourself projects that are sure to increase a home’s resale value, according to the Royal LePage Renovations and Returns Survey released today.

With April just around the corner – the busiest month of the year for home sales – homeowners may want to consider tackling some simple home improvements that will ensure their properties sell for top dollar. The Royal LePage Renovations and Returns Survey examines some top renovations that bring the best return on investment, as compiled by the Royal LePage network.

“Amid today’s competitive real estate market, renovations offer a relatively affordable means to boost the value of a home,” said Lisa da Rocha, vice president, marketing and sales, Royal LePage Real Estate Services. “Do-it-yourself tasks such as painting walls, changing cupboard knobs or laying new flooring will make a house not only more appealing to buyers, but also offer a great return on investment.”

With the expansion of renovation chains across the country, and the proliferation of do-it-yourself television shows, it is no surprise that homeowners are tackling renovation projects now more than ever. According to Statistics Canada, renovation spending grew by 8.3 per cent in the fourth quarter 2007 to $9.2 billion, from the same period in 2006.

Added da Rocha: “There are some renovations, such as finishing a basement that a homeowner does for their own enjoyment without much concern for the return on investment. What we have explored within this survey are renovations that are intended to translate directly into enhanced equity in a property. ”Reasonable and Radical Renovations

From simple aesthetics to washroom overhauls, Royal LePage has identified the top renovations that will increase the equity of a home. The list is ranked in ascending order of cost of project.

1. Freshen up

Adding a new coat of paint can freshen up a house and make the interior look like new – not to mention more spacious. For homeowners looking to sell in the near term, neutral colours are most preferred.

2. Floors galore

Today, hard surfaces are all the rage. If genuine hardwood exceeds budgets, laminate works well. Buyers like to see hard floors throughout, so if possible, be sure to lay down laminate in dining rooms and living rooms, and even in bathrooms and bedrooms.

3. Lighten up

Old or standard-grade light fixtures, electrical and light cover plates can easily date a house. To modernize, add distinct flair to the interior, consider installing new light fixtures. Remember to go green, and use compact fluorescent (CFL) light bulbs, where possible.

4. Pebble Beach? Well, close

The old adage, you never get a second chance to make a first impression is extremely true when it comes to selling a home. To increase curb appeal and entice buyers, ensure front lawns are tidy and gardening is minimal. While there is no need to go overboard and plant an expensive Japanese Maple, adding some standard shrubs and flowers will make a home more inviting.

5. Stylishly steel

Similar to the issue with old light fixtures, knobs, fume hoods and backsplashes can make a kitchen seem outdated. Sleek, stainless steel hardware designs have the biggest and most positive impact on those people looking to buy a home.

6. Opening all the right doors:

An elegant entrance enhances a prospective buyer’s first impression of the house itself.

7. ROI from the ground up

To see an even higher return on investment, replace old flooring with new hardwood. While a range of qualities, textures and colours exist, it’s best to opt for a neutral wood colour to accommodate the widest possible array of tastes and décor.

8. White picket fence?

Building a fence and a deck instantly boosts a home’s appeal. Keeping kids and pets in the yard, and nosey neighbours out, fences provide the back and side yards with a sense of being finished.

9. Occupied, no more

A bathroom situated on the main floor is increasingly seen by homebuyers as an essential fixture in their next purchase. While many older homes were built with bathrooms only on the second floor, many homeowners are resorting to transforming closets or adding new rooms to accommodate two-piece powder rooms.

10. Exquisite en suite

Today’s homebuyer prefers bathrooms that have spa-style tubs and modern faucets. Granite and marble tiles are now readily available and can be purchased at relatively affordable prices.

11. Everything, and the kitchen sink

While prices can vary when renovating a kitchen, one thing is certain – updated kitchens bring one of the highest returns on investment. With homeowners spending more time in the kitchen than any other room, it’s no surprise they want the best possible style and functionality. Stainless steel appliances, ceramic sinks and clean lines on cupboards rank as the more preferred finish options.   Since kitchens and baths can be such a personal space, it’s wise not to select a dramatic style or colour scheme since your tastes may not be the same as the next owner.

Top 'Do-It-Yourself' Renovations with Best Return on Investment

RENOVATION PROJECT

Paint the interior

Replace carpeting with affordable laminate

Install new light fixtures

Groom the exterior landscape

Replace knobs and hardware

Update the entryway

Replace carpeting and laminate

floors with hardwood

Build a fence/deck

APPROXIMATE COST*

$1,000

$2,000 (for 1,000 square foot space)

$2,000

$2,000

$2,000

$3,000

$5,000 (for 1,000 square foot space)

$5,000

APPROXIMATE ROI**

50-100%

50-75%

60-70%

25-50%

75-100%

50-75%

50-75%

50-75%

Renovations with Best Return on Investment, Some Help May Be Required

RENOVATION PROJECT

Install an additional bathroom on main floor

Renovate bathrooms

Renovate kitchen

APPROXIMATE COST*

Under $5,000

$5,000- $8,000

$12,000 - $15,000

APPROXIMATE ROI**

80-100%

75-100%

75-100%

Notes:

*Assumes mid-grade quality finishes, labour excluded

** Source: Appraisal Institute of Canada RENOVA, Royal LePage

Economic Instability Number One Fear For Canadian Home Buyers: Royal LePage

Sun, 10 Jan 2010 00:00:00 EDT

Buyers remain nervous about the economy but few believe house prices will drop again, according to Royal LePage Advisor Survey

TORONTO, December 15, 2009 – As the Canadian real estate market continues to rebound from a steep decline a year ago brought on by the recession, home buyers remain nervous about the stability of the economy, according to a survey of 1,225 Royal LePage agents and brokers across Canada. However, few buyers think home prices will decline again.

When asked to comment on the most common fears they are hearing from home buyers over the past three months, 38 percent of Royal LePage agents and brokers cited economic stability and related factors such as job security. 23 percent said home buyers fear they may not be able to sell their existing homes at the price they are hoping for, while 12 percent said buyers are hesitant because they believe prices have not yet hit the bottom of the cycle. Twenty percent of agents and brokers said they are not hearing any concerns from buyers.

The Royal LePage Advisor Survey, conducted online in November 2009, also found that an increasing number of Canadians are purchasing homes as investment properties, and almost 50 percent of brokers and agents say the number of buyers intending to renovate their properties after purchase is increasing.

“Given the volatility in the real estate markets over the past 18 months, it is not surprising that the state of the economy continues to weigh on the minds of Canadians as they consider buying a home,” said Phil Soper, president and chief executive, Royal LePage. “Canadian real estate markets are enjoying a strong recovery as 2009 draws to a close and appear poised for healthy growth in 2010. Our survey shows that consumer confidence is edging towards normal levels. Canadians clearly believe that the worst of the recession is behind them and that the real estate market is on the path to sustainable recovery.”

“The most obvious sign that market conditions are improving is found in the significantly higher unit sales volumes. That said, we have seen some significant recent increases in home prices, which is unusual at this time of year. Paradoxically, the recession is contributing to the unexpected rise in year-end house prices. On one hand, Canada’s low interest policy has stimulated demand. On the other, many Canadians who might otherwise feel comfortable putting their homes on the market don’t yet have the confidence in the state of the economy’s recovery to list their homes, which is contributing to the current supply shortage,” Soper added.

According to the Royal LePage House Price Survey for the third quarter of 2009, the economic recession halted the flow of the real estate cycle from the fourth quarter of 2008 through the first quarter of 2009, but the market is essentially now back on track. Although the supply of homes for sale continues to be constrained in many markets across Canada, Royal LePage predicts that once housing supply returns to normal levels, the economy will support modest pricing growth into 2010.

Survey results

What is the most common fear or hesitation about home buying that you have heard from buyers in the past three months?

Nervous about the stability of the economy / job security / personal financial security: 461 responses (37.7 per cent)

May not be able to sell existing home at the price we’re hoping for: 287 responses (23.4 percent)

Not hearing any concerns from buyers: 250 responses (20.4 percent)

Haven’t seen the bottom of the market, and prices may decline again: 149 responses (12.2 percent)

As a proportion of the total home sales over the past three months, has the number of homes sold as investment properties increased substantially, increased somewhat, remained stable, declined somewhat or declined substantially, as compared to homes sold as primary residences?

Increased substantially: 34 responses (2.8 percent)

Increased somewhat: 312 responses (25.4 percent)

Remained stable: 426 responses (34.8 percent)

Declined somewhat: 198 responses (16.2 percent)

Declined substantially: 58 responses (4.7 percent)

In the past three months, has the number of home buyers intending to renovate their properties after purchase increased substantially, increased somewhat, remained stable, declined somewhat or declined substantially?

Increased substantially: 97 responses (7.9 percent)

Increased somewhat: 503 responses (41.1 percent)

Remained stable: 444 responses (36.2 percent)

Declined somewhat: 95 responses (7.8 percent)

Declined substantially: 17 responses (1.4 percent)

Standard Forms Explained in Plain Language

Fri, 11 Feb 2011 00:00:00 EDT

The commonly-used real estate forms available for download below offer clause-by-clause plain language explanations of the legal terminology used throughout them. Understanding what you are signing is essential to having a successful transaction.

Agreement of Purchase and Sale

Agreement of Purchase and Sale Commercial

Agreement of Purchase and Sale Condominium

Buyer Customer Service Agreement

Buyer Representation Agreement

Confirmation of Cooperation

Listing Agreement

Listing Agreement Commercial for Lease

Listing Agreement Commercial for Sale

Seller Customer Service

Government of Canada Takes Action to Strengthen Housing Financing

Fri, 18 Feb 2011 00:00:00 EDT

Ottawa, February 16, 2010 The Honourable Jim Flaherty, Minister of Finance, today announced a number of measured steps to support the long-term stability of Canada's housing market and continue to encourage home ownership for Canadians. "Canada's housing market is healthy, stable and supported by our country's solid economic fundamentals," said Minister Flaherty. "However, a key lesson of the global financial crisis is that early policy action can help prevent negative trends from developing." click to read more...