Marg Scheben-Edey - Collingwood, Ontario

If you are thinking of looking at property for sale in Collingwood, then you know how important location can be. Living close to a park or near the waterfront will add a big premium to the price tag but for some, it may be well worth it.

One of the nicest parks in Collingwood surely must be Sunset Point located on the waterfront.

In addition to a rocky beach, the park features beautiful trails, lots of parking, a canteen, washrooms, large expanses of grassland, picnic tables and terrific views over Georgian Bay. There is also a marvelous playground called the EnviroPark. It's a miniature Collingwood including play equipment depicting a water treatment plant, water tower, general store, town hall, industry, agriculture land and harbour. The Parks goal is to educate how to use water wisely; how it is converted; how it is used; and where it goes in the house. It also educates on the function of a sewage treatment plant and what it can and cannot do. The Pavilion area, including the volleyball courts, can be rented for reunions and other occasions.

One of the most prominent features of "The Point" is a large Inukshuk that looks out to the Bay. It was built as a tribute to a popular young man named Pete Crompton who was killed at age 27 in a boating accident in 2003. Windsurfing was his passion and this magnificent piece of public art would seem a fitting reminder of a life well lived.

This really is a gem of a place that offers something for everyone.

When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!

"Will you advertise my home in the Globe & Mail?"
That is probably the most common question sellers of upper-tier homes ask wme hen we discuss a marketing plan for selling their home. But is it the right question?

As mentioned in a previous post, there has been a dramatic increase in the number of luxury homes built in the Collingwood ~ Blue Mountain area over the last several years. Generally, the top 5% of our market would be homes with values over $550,000. These would represent about 80 to 90 homes sold each year in our South Georgian Bay marketplace and of these, less than 1% exceed the million dollar mark.

As time goes by, more of these homes are being offered for sale in the resale market and that means we REALTORS® are having to learn new marketing skills. Since less than 5% or maybe even less than 1% of potential buyers are looking for an upper-tier luxury home, the market is very, very narrow. Spread this out over our large geographical area and the odds are even slimmer.

So how do you make sure your luxury home attracts the attention of those buyers?

First, people like to associate with other like people. Selling a luxury home that is surrounded by lower valued homes is like trying to push water upstream. If a home has a special location such as a high-end waterfront community, the odds improve dramatically. So, a good place to start is by knowing and appreciating the location. Marketing it means building and communicating the story of the area; the history, the neighbours, the amenities and the value.

Secondly and very importantly, setting the right price is critical and yes, difficult, especially for a home that is without comparison. Potential sellers should see the competition and know the other homes that are for sale or have sold in their area. In luxury homes, size matters but more importantly, the quality and finishing plays a large role. I was recently in a large home listed for sale for over one million dollars and located in a high-end neighbourhood. The quality, or should I say lack of quality was astounding. Low-end stock cabinetry, laminate flooring, gold metal hardware, laminate countertops, builders grade light fixtures and 30 ounce broadloom simply don't reflect that kind of asking price! People are not fooled and they know what they are looking at.

Next up is preparing the home for sale. Everything from de-cluttering to a detailed cleaning of every ledge, corner, picture frame and cupboard is essential. The house should show to perfection and be comparable in style and taste to a professionally designed model home. A consultation with a professional home stager and designer is often advisable and may include bringing in alternate furnishings, lights or art work. The outside cannot be over-looked either. A fresh coat of paint on the garage, trimmed lawns and healthy gardens reflect good care in a home.

Soon: Part 2

Related Posts:

Selling A Luxury Home in Collingwood - Blue Mountain

When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!

Many people who own secondary properties in vacation country like to rent them out from time to time to cover overhead costs associated with owning such a property.  That may get a little more difficult soon.

The Town of the Blue Mountains has been discussing the issue of short term rentals for some time now and earlier this year, they enacted an interim control by-law to allow some time for the study of this matter.

This week, a staff report came out with recommendations governing the licensing of short term accommodations and, from what I read, it will be VERY tricky to get approvals in most residential zones if this is approved.  I'm not saying that I disagree with the direction.  If you own a home in a residential area, you want your investment to be protected from commercial uses that may impact your enjoyment.  That's certainly a fair thing to expect.

If you are considering the purchase of a recreational property with the intention of renting it out, you need to read the staff report.  and the Interim Control By-Law.  Longer term rentals shouldn't be a problem so owners may need to rethink their ownership investment strategies.

Just a few years ago, it was pretty rare to see a home sold for over a million dollars in South Georgian Bay. Today, there are 1-2 luxury home sales each month and we're starting to see homes topping two and three million dollars. One property in the area is listed for far more.

Luxury homes often take more than a year to sell even in a strong market. Currently in our area, there are 34 residential properties for sale ranging in price from $1,000,000 to $9,985,000. In the last six months, there have been 8 sales so, at the current rate, there is better than a two year supply of "inventory" of high-end homes not including the vast number of custom and new homes available as well.

As a REALTOR®, taking a listing for a high-end homes requires careful thought. Yes, commissions on luxury homes are substantial but so are the costs and demands plus, money invested is never recouped if the house does NOT sell during the listing period. Imagine listing 5 homes, spending thousands on marketing each one and none sell.

I recently listed a luxury home that is one of the finest crafted homes in the area. Since this type of offering is growing in our marketplace, I think it could be useful to look at some of the considerations involved in marketing upper-tier properties.

The first step is to work with the Sellers in establishing an asking price. Comparing size, number of bedrooms and such is not nearly enough since not all homes are created equal. I've been in homes over a million dollars where the interior finishes were no better than those found in a $200,000 subdivision home. Seriously. Pricing means knowing the intricacies of comparable properties in regard to neighbourhood, design, workmanship and quality of materials in the home. It's critical to know the competition, to know the neighbourhoods and to understand the potential buyer profile.

Coming Soon: Marketing A Luxury Home

When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!

It may not be a subjective or thorough study however, Relocate- Canada has named Collingwood, Ontario as one of Canada's Top 20 places to live. It's the second time of late that we've been recognized in this fashion so certainly someone is out there spreading our little secret!

Here's what they had to say about our fair town:

"Located on the Nottawasaga Bay, at the southern shore of the beautiful Georgian Bay, and at the base of the Blue Mountain, Collingwood, Ontario is known as an all year destination. Collingwood is easily reached by Highways 24 and 26 and is only a ninety minute drive from Toronto. There are many events throughout the year. Many festivals, including one of the world's largest Elvis festivals, bring visitors to Collingwood in search of a good time. Hiking, golfing, horseback riding, fishing, rock climbing, and dog sledding are just a few of the many outdoor activities that residents and visitors enjoy in Collingwood. The downtown has been nationally recognized as a historic place, and is the first downtown in Ontario to be given this honour.
High tech and auto industries flock to Collingwood contributing greater than 20% to Collingwood's tax base, ensuring jobs and growth for the area. Collingwood has a competitive edge in bringing companies to their area. Because of its close proximity to both Toronto and the US, companies can lower production costs, labour costs, and greater numbers of customers with access to duty free shops."

Congratulations to all the other wonderful communities named in the report. Amid all the doom and gloom in the global economy, it sure is nice to read good news, isn't it?