The blog
Buying, selling, and living in Midland, Penetanguishene, Tiny, Tay, and Wasaga Beach. I write about this market the way I'd talk you through it in person: real numbers, no spin.
A sit-down with Caleb Deleon of Northern Beaver Marine Services: hull size for this wind, Mercury or Volvo, the real yearly maintenance bill, why a seller's survey is not enough, and the cabin cruiser step up.
Georgian Bay is a bay of Lake Huron in Simcoe County, not Muskoka District. The Township of Georgian Bay shares the name, and REALM sold data shows why the price question is not as simple as the naming one.
Four criteria that predict how your sale actually goes, plus seven Penetanguishene questions on waterfront pockets, bilingual marketing, schools, taxes, and shoreline ownership that no agent can answer from a distance.
Permit fees, deposits and the $48,297 in development charges, line by line at 2026 rates.
Simcoe County recorded 142 sales at an average of $746,077. Months of inventory fell to 7.7, but roughly 514 listings left the market without selling rather than buyers absorbing them.
Since December 2018, Jonathan Wallace has helped more than 500 families through a real estate transition on Georgian Bay. From the 2021 boom to the 2026 correction, this is what actually changed.
The two clauses in every rural and waterfront offer, what a real inspection actually includes, the local cost of getting it wrong, and who to call. With the complete guide as a free PDF.
Fourteen pockets, fourteen price bands, from $750K on Farlain Lake to $10M+ at Thunder Beach. The pocket map, the Goessman Reserves, and the well and septic checklist that keeps deals together.
How the escape clause actually works, what accepting one costs you in showing traffic, and the six questions to ask about the buyer's property before you sign.
Four criteria that predict how your sale actually goes, plus six Tiny questions on shoreline ownership, wells and septic systems that no agent can answer from memory.
Most sellers interview agents without knowing what to ask. Five questions, twenty minutes, and the difference between a real listing campaign and a sign on the lawn becomes obvious.
King Street splits Midland in two. An honest read on history, schools, boating, the Barrie commute, and where the money actually sits, West versus East.
A working guide built from the Town's Official Plan: 2031 growth targets, what you can build by designation, the Strategic Growth Areas, Midland Bay Landing, and the amendment process.
An honest read on the summer market: the cost of waiting for spring, first-time buyer math, and how to think about your timing. Plus the free guide.
Six ways a Georgian Bay shoreline can be owned, the 66-foot shore road allowance, deeded access, and how to confirm exactly what you own before you buy.
One valley apart, two ways to live: amenities, waterfront, schools, taxes and housing, compared honestly.
The waterfront due diligence checklist: shoreline, water levels, septic and well, winter access.
The honest picture: beaches, seasonal rhythms, wells and septics, and who the township suits.
Test holes, zoning, servicing, drainage and builder vetting, plus the free 14-page guide.
Choosing your town, what gets better, what takes adjusting, and the right order to move.
Market conditions, down payments, first-time buyer programs, offers and closing costs.
The four selling paths, pricing from day one, real costs, and a results-driven listing.
Prices, days on market, inventory and the rate picture, and what the mix means for you.
Listing sources, satellite checks, waterfront homework and video tours for remote buyers.
Reading verified reviews, sub-scores and red flags, and the questions that test an agent.
The team and systems behind every listing, and the risk-free promise that backs it.
Photography and drone video, YouTube tours, data-driven pricing and targeted outreach.
Simcoe County recorded 149 sales at an average of $743,427. Sales fell 15.8 percent while the average price rose 5.8 percent, and days on market rose 9 days to 48.
Simcoe County recorded 163 sales at an average of $687,463. Months of inventory rose to 8.3 even though active listings did not move, while days on market fell from 49 to 39.
Simcoe County recorded 177 sales at an average of $685,032. Sales rose 30 percent while the average price fell 10.4 percent, and the list to sale price ratio rose to 96 percent.
Simcoe County recorded 129 sales at an average of $765,460. The average rose on a handful of higher priced sales, while the list to sale price ratio slipped to 95 percent.
756 sales, an average of $728,181 and 7.17 months of inventory. The county slowed, but four of the five Georgian Bay markets moved the other way.
Simcoe County sales and average price both eased this week, but the list to sale price ratio held at 96 percent. The number that actually moved was days on market, now 47.
Simcoe County reached 8.0 months of inventory this week, its deepest buyer's market of the summer. Here is the real read for buyers and sellers across Georgian Bay.
Inventory hit a new high and days on market rose, yet sales edged up and prices held. The real read on the week.
A side-by-side look at how six national outlets covered the Bank's seventh straight hold, plus what six economists predict comes next for Georgian Bay mortgages.
A sixth straight hold at 2.25%. What a flat-rate environment means for buyers, sellers, and renewals on the Bay.
New listings jumped nearly 19%, yet sales held and prices rose. Why demand is quietly holding its ground.
Only 155 of 5,473 listings sold. How the homes that sell win the first impression before a showing is booked.
Prices down, sales up. June was the most misunderstood month of the year, and the numbers explain why.
Sales down 15%, inventory climbing. Why the summer slowdown is a season, not a signal, and what it means for you.
Neither slowing nor heating up. The week the Simcoe County market started settling toward balance.
Rates held a fifth straight time and inventory is at multi-year highs. Where Georgian Bay stands right now.