Across the GTA, the average selling price was $1,006,409, down 5.1% year-over-year, and TRREB says prices edged lower from August to September. GTA sales were also down 9% from last year. TRREB Public

But locally?

• Simcoe County: average price ↑ 3.5% from August
• Barrie: average price ↑ 1.7%
• Innisfil: average price ↑ 3.0%
• GTA overall: average price edged lower month-over-month
• 
  

That’s why broad headlines can be misleading.

Prices moved up in Simcoe County, Barrie and Innisfil. But buyers didn't suddenly rush back into the market.

In fact, across Simcoe County and especially Barrie, fewer homes sold than in August and properties generally took longer to sell.

That combination matters.

It tells me September wasn't the beginning of another frenzy. Instead, buyers remained active but selective, patient and willing to negotiate.

And when I compare September with the rest of 2026, the story becomes even more interesting.

Here is what actually happened in the Simcoe County, Barrie and Innisfil real estate markets in September 2026 — and what I'm watching as we move into the final quarter of the year.

📊 September 2026 Simcoe County Real Estate Market in 60 Seconds

September's average Simcoe County sale price increased by approximately $25,500, yet transaction volume declined.

That's an important distinction.

My takeaway?

Prices strengthened — buyer urgency did not.

Homes across Simcoe County took an average of 50 days to sell, while the median sale-to-list ratio remained at 97%. So buyers were still buying.

But they weren't throwing caution out the window. They were comparing properties, watching days on market, negotiating and deciding whether the value made sense.

That is very different from a market where prices rise simply because buyers are competing aggressively with one another.

🏙️ Barrie Real Estate Market: Prices Up, Sales Down

Barrie had one of the most interesting September results.

The average Barrie home price increased approximately 1.7% from August.

Yet the number of sales fell almost 16%.

That's important.

What are Barrie buyers doing?

They're still there.

But they're not chasing everything that comes onto the market.

And when we look at Barrie throughout 2026, this becomes even clearer.

Barrie's monthly average sale prices were approximately:

So September's average price was actually one of the stronger monthly averages we've seen in Barrie this year.

But sales tell another story.

Barrie reached 210 transactions in May, followed by 190 in June, 189 in July, 164 in August and now only 138 in September.

That is the story I think sellers need to understand.

Prices haven't collapsed. But the pool of buyers completing transactions has shrunk.

That makes pricing and positioning incredibly important.

A good house can still sell very well.

An overpriced house can still sit.

Those two things can happen in exactly the same market.

🌊 Innisfil Real Estate Market: Buyers Came Back — But Took Their Time

Innisfil behaved differently again.

The average Innisfil sale price increased approximately 3%, while sales actually increased from 57 to 61. But look at days on market: 35 days → 45 days.

So even though more homes changed hands, buyers weren't necessarily rushing.

Innisfil buyers were active — but deliberate.

And once again, the yearly numbers show why we need to be careful with monthly averages.

Innisfil's 2026 average sale prices have moved considerably:

That doesn't mean an Innisfil home gained $100,000 one month and lost it the next.

Innisfil is a smaller market that includes everything from condos and more affordable residential properties to larger homes and Lake Simcoe waterfront real estate.

A handful of expensive — or inexpensive — transactions can materially change the average.

Which is exactly why I don't believe homeowners should use one municipality-wide average to determine what their property is worth.

🌊 What About Lake Simcoe Waterfront Real Estate?

This becomes even more important when we're talking about Lake Simcoe waterfront homes.

A waterfront property can't simply be compared with another home because they both technically touch the lake.

Buyers are looking at:

• shoreline quality
• water depth
• swimming conditions
• docking
• exposure
• sunset or sunrise orientation
• privacy
• lot size
• road access
• year-round usability
• renovations
• views
• proximity to Barrie or amenities
• whether the property is true waterfront or simply offers water access

What I'm seeing?

Lake Simcoe buyers are still active — but they know they have choices.

The emotional appeal of waterfront hasn't disappeared.

But buyers are paying close attention to whether the price matches the property.

Exceptional waterfront can still behave very differently from the broader Simcoe County market because truly desirable waterfront remains limited.

👀 What September Is Telling Me About Buyers

This is probably the most important section of this market update.

Because I don't think September was really a story about prices.

It was a story about buyer behaviour.

Across Simcoe County:

Average price ↑ 3.5%

while

Transactions ↓ 6.6%

and

Days on market ↑ to 50 days.

Those three numbers together tell us much more than price alone.

Buyers aren't disappearing.

They're slowing down.

They're looking at more properties.

They're checking comparable sales.

They're negotiating.

They're asking questions.

They're completing inspections.

They're looking carefully at condition.

And they're less afraid that another buyer will instantly take the property away from them.

But when the right house comes along at the right price?

They're still buying.

That's why I've continued to see well-positioned properties sell while others remain on the market.

📈 September vs. the Rest of 2026: What Changed?

Earlier this year, buyer activity accelerated into spring.

Barrie is a good example.

Sales climbed from approximately:

101 in January → 119 in February → 154 in March → 185 in April → 210 in May.

Then activity started easing:

190 in June → 189 in July → 164 in August → 138 in September.

That's a fairly clear pattern.

Buyer activity peaked in spring and has been cooling since.

But Barrie prices haven't followed sales straight down.

September's $673,919 average price was actually higher than February, March, April, June, July and August.

That's exactly why I don't believe the correct headline is:

“The market is falling.”

Nor would I say:

“The market is booming again.”

Neither is accurate.

The better description is:

We are in a selective market.

Buyers are purchasing — but they're choosing carefully.

Real estate doesn't operate in isolation. And September brought several important economic developments.

1. Bank of Canada Holds at 2.25%

The Bank of Canada held its overnight policy rate at 2.25% on September 2, continuing a run of unchanged decisions stretching back to January. Bank of Canada

The Bank is dealing with an uncomfortable mix.

Inflation remains above its 2% target, while trade uncertainty and a softer economy make aggressive rate increases difficult to justify.

The Bank specifically noted that inflation risks have increased because of energy prices, tariffs and geopolitical uncertainty. Bank of Canada

Why it matters for real estate:

Variable-rate borrowers received stability — but no additional relief.

The next Bank of Canada announcement is scheduled for October 28, 2026. Bank of Canada

That's the date I'm watching next.

2. Mortgage Rates Aren't Falling 📈 Fixed Mortgage Rates Have Moved Higher Since Summer!

Even though the Bank of Canada has kept its policy rate at 2.25%, fixed mortgage rates have not stayed flat.

Five-year fixed rates are driven much more by the Government of Canada bond market than by the Bank of Canada overnight rate. As bond yields moved higher through late summer and September, lenders increased fixed mortgage pricing. Ratehub.ca

By the end of September, competitive five-year fixed mortgage rates were starting around 4.34%, while five-year variable rates were around 3.40%. Ratehub noted that fixed rates were under renewed pressure from inflation concerns, trade uncertainty and volatility in global bond markets. Ratehub.ca

Why this matters for buyers

This helps explain why September prices could rise while sales declined.

Buyers weren't necessarily dealing with dramatically better affordability than they had during the summer. In fact, someone who waited expecting fixed rates to continue falling may have discovered the opposite.

A higher fixed rate can:

• increase the monthly mortgage payment
• reduce the amount a buyer qualifies for
• raise the mortgage stress-test qualifying rate
• make buyers more cautious about how much they're willing to offer

So the September numbers make even more sense: Prices strengthened — buyer urgency did not.

Buyers are still purchasing, but affordability remains a constraint, and higher fixed rates are giving them another reason to take their time, negotiate and make sure the property is worth the payment.

Important distinction

A lot of people assume:

“If the Bank of Canada isn't raising rates, mortgage rates can't go up.”

That's not true.

Variable mortgage rates generally follow the Bank of Canada's policy rate through bank prime rates.

Fixed mortgage rates are much more closely tied to bond yields — so they can rise even while the Bank of Canada is sitting still. 

3. Inflation Stayed at 3%

Canada's Consumer Price Index increased 3.0% year-over-year in August, the same pace as July.

When gasoline is excluded, inflation actually increased from 2.2% to 2.4%. Statistics Canada

That's worth watching.

Why?

Because persistent inflation makes it harder for the Bank of Canada to justify significant rate cuts.

If inflation were falling rapidly while economic activity weakened, the Bank would have considerably more room.

Right now, the picture is more complicated.

4. Canada's Economy Stalled in July

Real Canadian GDP was essentially unchanged in July.

There was some positive news beneath that headline: construction increased 1.3%, marking its fourth consecutive monthly gain.

But overall economic momentum remained weak. Statistics Canada

Why homeowners should care:

Slower economic growth can weaken consumer confidence.

And buying a home is one of the largest financial commitments most people ever make.

People tend to move more cautiously when they're uncertain about employment, income or the broader economy.

5. The Labour Market Softened

Employment declined by approximately 42,000 jobs in August, while Canada's unemployment rate remained at 6.4%.

Ontario lost approximately 18,000 jobs during the month. Statistics Canada

September employment figures aren't available yet — Statistics Canada is scheduled to release them on October 9. Statistics Canada

Why this matters:

Housing demand depends on more than mortgage rates.

People need confidence in their income before taking on a mortgage.

A softer labour market can keep buyers cautious even when borrowing costs improve.

6. Ontario Housing Activity Remains Historically Soft

The latest complete provincial statistics available are for August.

Ontario recorded 13,620 residential sales, the lowest August total in 25 years.

Sales were:

• 6% lower than August 2025
• 4% below the five-year average
• 22.6% below the 10-year average

Ontario's MLS Home Price Index benchmark was also 3.6% lower year-over-year. CreaStats

Nationally, Canadian MLS sales slipped another 0.7% from July to August, with activity essentially flat since May. CREA Stats

And yet locally?

Barrie and Innisfil prices both increased from August to September. That's exactly why I keep emphasizing:

National headlines do not tell you what your specific house is doing.

🏡 Thinking About Selling in Barrie, Innisfil or Simcoe County?

September reinforced several things I've been telling sellers.

1. Price matters more than ever.

Buyers have access to incredible amounts of information. They know what sold. They know what else is listed.

And they know how long your property has been sitting.

Starting too high and hoping someone negotiates you down can cost valuable momentum.

2. Don't confuse rising averages with a seller's market.

This is extremely important. Barrie's average price went up in September. But sales fell almost 16%.

That does not mean sellers suddenly regained control.

You still need the right: price + presentation + marketing + strategy.

3. Preparation matters.

I'm already preparing properties well before they come to market because the launch matters.

Repairs. Photography. Video. Landscaping. Staging. Timing. Pricing. Marketing.

All of those decisions happen before the listing hits Realtor.ca.

A slower, more selective market rewards preparation.

4. The first few weeks tell you a lot.

If buyers consistently view the property and don't write offers, that's information. If nobody is booking showings, that's information too.

The market communicates. Sometimes sellers just don't like what it's saying.

🔑 Thinking About Buying in Simcoe County This Fall?

I actually think this market offers interesting opportunities.

But it requires a different strategy than simply offering low on everything.

Look at days on market.

A listing at day 4 and a listing at day 74 are very different negotiations.

Study the competition.

If the property has five similar homes competing against it, the buyer may have leverage.

If it's truly unique, maybe not.

Don't assume every seller has to sell.

Some sellers are highly motivated.

Others will wait.

Understanding why someone is selling can be just as important as asking price.

Keep your financing current.

Mortgage rates and qualification rules continue to move.

Know what you can comfortably afford — not just the maximum amount a lender will approve.

🔮 What Am I Watching for the Rest of Fall 2026?

Three things.

1. October inventory

If listings stay high while transaction volume falls, buyers maintain leverage.

If sellers pull properties off the market and inventory shrinks substantially, that could change.

2. The October 28 Bank of Canada decision

The Bank's decision will be watched closely.

Inflation is still running at 3%, but employment and economic growth are soft.

That leaves policymakers with competing pressures. Bank of Canada

3. Whether buyers keep waiting

This may be the biggest one.

There are still buyers sitting on the sidelines waiting for:

lower prices

or

lower mortgage rates.

The problem?

Those two don't always happen together.

If borrowing costs improve enough to bring more buyers back into the market, increased competition can support prices.

That's why trying to perfectly time the bottom is extremely difficult.

So... Is Simcoe County a Buyer's Market?

Based on what I'm seeing:

Buyers generally have more negotiating power — but not on every property.

That's an important distinction.

A home that has been sitting for 70 days with several competitors?

Buyer leverage.

A beautifully renovated home in a desirable neighbourhood priced correctly on day one?

Different story.

A rare Lake Simcoe waterfront home with excellent shoreline and very little competition?

Different again.

We are not in one market.

We're in many small markets operating at the same time.

❓ September 2026 Simcoe County Real Estate FAQ

Are home prices going up in Simcoe County?

The September average sale price increased from $724,954 in August to $750,436 in September, approximately a 3.5% month-over-month increase.

However, transaction volume declined and days on market increased.

One month does not establish a long-term price trend.

What is the average home price in Barrie in September 2026?

The average Barrie sale price was $673,919 in September 2026.

The median price was $635,000, with 138 properties sold.

What is the average home price in Innisfil in September 2026?

The average Innisfil sale price was $712,877.

The median price was $690,000, with 61 sales during September.

Are Barrie home prices falling in 2026?

Barrie prices have fluctuated throughout the year rather than moving consistently in one direction.

September's $673,919 average was higher than several earlier months of 2026, even though transaction volume has declined since the spring peak.

Is now a good time to buy a house in Barrie?

For some buyers, yes.

Higher inventory, longer marketing times and fewer competing buyers can create stronger negotiating opportunities.

However, desirable and properly priced homes can still sell quickly.

Is now a good time to buy in Innisfil?

Innisfil buyers currently have time to evaluate their options, with homes averaging 45 days on market in September.

But property type matters enormously — particularly for Innisfil waterfront homes and Lake Simcoe real estate.

Is now a good time to sell in Simcoe County?

It depends on your specific property.

September proved that homes are still selling and prices can hold, but buyers are more selective.

Accurate pricing, presentation and marketing are critical.

What is happening with Lake Simcoe waterfront real estate?

Waterfront remains its own highly localized market.

Shoreline, water quality, depth, exposure, lot characteristics, renovation level and location can dramatically affect value.

A broad Simcoe County average should never be used by itself to value a waterfront property.

The Bottom Line

September gave us a fascinating combination:

Prices went up. Fewer buyers completed purchases. Homes took longer to sell.

That tells me the Simcoe County real estate market is not collapsing — but buyers are firmly in evaluation mode.

Barrie buyers are selective. Innisfil buyers are active but patient. Waterfront buyers are still looking.

And sellers who understand today's market are getting very different results from those pricing their homes based on what happened two or three years ago.

This is a market where strategy matters.

If you're considering buying or selling a home in Barrie, Innisfil, Simcoe County or anywhere around Lake Simcoe, don't make the decision based on a Canadian headline or an automated home-value estimate.

Your neighbourhood, property type, price range and current competition tell a much more useful story.

Thinking of Buying or Selling in Barrie, Innisfil or Lake Simcoe?

I closely track Barrie real estate prices, Innisfil real estate trends, Simcoe County housing inventory, Lake Simcoe waterfront properties, days on market, recent comparable sales and local buyer behaviour.

Whether you're searching for a home for sale in Barrie, planning a move to Innisfil, considering selling your property, or looking for a Lake Simcoe waterfront home, I can help you understand what the numbers actually mean for your situation.

👉 Contact Gemma Leggett | Barrie & Lake Simcoe Real Estate Broker

Disclaimer

Market statistics referenced in this update are based on September 2026 MLS®/Habistat data available at the time of publication and may be revised. Average and median sale prices can be influenced by the number and type of properties sold during a particular month and should not be interpreted as the change in value of an individual property. Mortgage rates shown are examples of publicly advertised rates and can change without notice; actual rates depend on the lender, mortgage product, borrower qualifications, down payment and other factors. Economic information is based on publicly available data from sources including the Bank of Canada, Statistics Canada and the Canadian Real Estate Association. This article is provided for general informational purposes and is not intended as financial, legal, mortgage or investment advice. For advice specific to your circumstances, consult the appropriate licensed professional.

Could Simcoe County Actually Help Pay Your Down Payment?

You can afford rent every month,. You have a job. You’re saving.

You’ve even stopped pretending that a $9 coffee is the sole reason you don’t own a house. 😂 But somehow, the down payment still feels like the giant wall standing between you and homeownership.

Then someone tells you:

“Did you know Simcoe County has a program that can help with your down payment?”

Excuse me...

The WHAT?!

Yes. It’s real.

The County of Simcoe Affordable Homeownership Program can provide eligible renter households with up to 10% of the purchase price of a home toward their down payment, in the form of a 20-year forgivable loan.

Let's put that into actual dollars.

A $500,000 home could mean up to $50,000 in down payment assistance.

Now I have your attention. 😉

But before you mentally move into your new house and start choosing paint colours, there are some VERY important rules you need to understand.

And there’s one particularly important update right now.

So why am I telling you about a program you can't currently apply for?

Because if you're planning to buy a home in Barrie, Innisfil or elsewhere in Simcoe County, you should know it exists.

Programs change. Funding changes. Applications may reopen.

And I'd much rather you know about potential opportunities before you find your dream home than three days before closing. 😂

Is the Simcoe County Down Payment Program Really Free Money?

Not exactly. And this is where the word “grant” can be misleading. The assistance is actually a 20-year forgivable loan.

There are no monthly payments required on the County's loan, but certain events can trigger repayment. The assistance is registered on title behind your first mortgage.

So don't think: “The County is giving me free money!”

Think: “The County may help me get into homeownership, provided I follow the program rules.”

Much less exciting sentence! YES, but much more accurate. 😂

And this is absolutely something you should review with your lawyer before buying.

How Much Down Payment Assistance Can You Get in Simcoe County?

The program can provide up to 10% of the home's purchase price, subject to eligibility, approval and available funding.

Here's what that could look like:

Suddenly, we're not talking about saving $50 by skipping dinner out.

We're talking about potentially tens of thousands of dollars toward a down payment.

But these are illustrations—not promises of funding.

And just because a program allows a certain purchase price does not mean a lender will approve you for that amount.

Your mortgage qualification and your comfortable monthly budget are two separate conversations.

Who Qualifies for the Simcoe County Affordable Homeownership Program?

This program is intended for low-to-moderate-income renter households who are financially ready to own and maintain a home but need help accumulating the down payment.

According to the County's current 2025–2026 program materials, some of the major requirements include:

• You must currently live in Simcoe County, including Barrie or Orillia.

• You must be a qualifying renter household.

• You need proof of mortgage pre-approval.

• You cannot currently own a home or have an ownership interest in a residence or land.

• The current application states a maximum net household income of $129,200.

• Personal assets are generally limited to $50,000, with specific rules around gifts, savings and accessible RRSP funds.

• You must be at least 18.

• You must meet the program's Canadian citizenship/immigration-status requirements.

• You cannot have applicable outstanding Ontario social-housing arrears.

A little warning about the income rules...

This is one area where I would not try to decide your own eligibility based on one number you find online.

The County's different published materials contain wording that can be confusing around how household income is calculated. So if you're anywhere near the income limit, don't assume:

“I make too much.” Or: “Perfect! I qualify!”

Call the County and ask them to calculate it according to the rules currently in effect. Google is wonderful. Google is NOT your program administrator. 😂

Do You Have to Be a First-Time Homebuyer?

Here's one of the biggest surprises: No.

According to the County's FAQ, you do not have to be a first-time homebuyer.

Previous homeowners may potentially qualify as long as they do not currently own property and meet the other program requirements.

That means this program isn't necessarily only for the 25-year-old buying their first condo.

It could potentially be relevant to someone who previously owned a home and is starting over after a major life change, provided they meet the eligibility requirements.

Divorce. Separation. A major financial reset. Life happens.

Previous homeownership alone doesn't automatically answer whether you qualify. 

Can You Qualify if You Currently Live With Your Parents?

This one catches people.

If you're simply living with family or paying your parents room and board, the County says that does not qualify you as a renter household.

However, if you're renting a separate rental unit within their home that can be rented to someone else after you leave, that situation may qualify.

So: “I give Mom $600 every month.” and “I rent a separate basement apartment from my parents.” are not necessarily the same thing under this program.

Ask before assuming.

Does the Program Include Barrie and Innisfil?

Yes.

This is particularly important because people sometimes get confused about Barrie.

Barrie is a separated city geographically located within Simcoe County, but the County of Simcoe is the provincially appointed housing Service Manager for the area and its housing responsibilities include Barrie and Orillia.

The program materials specifically include current residents of Simcoe County, including Barrie and Orillia. Innisfil is one of Simcoe County's municipalities.

So if you're renting in: 

Barrie? Potentially.

Innisfil? Potentially.

Orillia? Potentially.

But if you currently live outside the program's service area and simply want to move to Barrie or Innisfil, that's different.

The current program requires applicants to already be residents of the applicable area.

What Kind of Home Can You Buy With the Program?

This is another good part.

You're not restricted to one mysterious government-approved house with brown carpet from 1987. 😂

The current published maximum purchase price is $799,000, although program limits can be adjusted.

Eligible housing can include:

BOTH Resale properties AND New construction

Resale homes require an inspection by a certified home inspector, while new construction has specific Tarion documentation requirements.

The home must also be the home you live in.

This is not a down-payment program for buying yourself a cute little investment condo and becoming a landlord.

The property must be your principal residence.

Does a $799,000 Maximum Mean You Should Buy a $799,000 Home?

Absolutely not.

This is where I put my Realtor hat on. A program limit is not your personal budget. And your maximum mortgage approval isn't necessarily your personal budget either.

When I'm helping buyers look at homes in Barrie, Innisfil and Simcoe County, I want them thinking beyond:

“Can I buy it?” 

I also want them asking: “Can I comfortably live here after I buy it?”

Because your monthly housing costs can include: Mortgage. Property taxes. Home insurance. Utilities. Maintenance. Condo fees, if applicable.

And apparently houses have absolutely no respect for your budget when the furnace decides it's done with life. 😂

You want the keys... But you also want enough money left over to enjoy living there.

Can You Use the Simcoe County Assistance for Your Deposit?

This is VERY important if you're actively shopping.

Don't confuse your down payment with the deposit required when you make an offer.

The County says its assistance is paid at closing directly to your lawyer in trust. It does not pay your closing costs, and deposits required on new construction are the buyer's responsibility.

So you still need to plan for money outside the County assistance.

That can include your:

Offer deposit + home inspection + lawyer + adjustments + other closing expenses.

This is exactly why I want buyers speaking with their mortgage professional before we start seriously shopping.

Falling in love with the house first and figuring out the money second is generally not my preferred order. 😉

What Happens if You Sell the Home Before 20 Years?

Now we get to the fine print. Because remember: This is a forgivable loan, not simply a cheque.

Selling before the end of the 20-year period can trigger repayment under the program's rules.

Depending on the circumstances, repayment can include the original assistance plus a share of the home's appreciation.

For example:

You purchase for $500,000.

The County provides $50,000, representing 10%.

Later, you sell for $600,000 before the loan has been forgiven.

The home increased by $100,000.

A 10% share of that appreciation would be $10,000.

So, in a simplified illustration, repayment could be:

$50,000 original assistance + $10,000 appreciation = $60,000

There may also be legal/discharge costs, and actual repayment depends on the program agreement and circumstances.

Other events—including certain refinancing or no longer using the property as your principal residence—can also affect repayment.

So before selling, refinancing or making another major change:

Call the County first.

Do not rely on my cute little math example. 😂

What Should You Do if Applications Are Currently Closed?

This is probably the most important question right now.

As of October 1, 2026, the County says it is not accepting further applications because of the existing waiting list and available funding.

That doesn't mean you sit around doing nothing.

If buying a home is one of your goals, use this time to get yourself ready.

1. Check the County's Current Program Page

Do not rely on an old Facebook post, TikTok video, downloaded brochure—or even this article six months from now.

Check the County of Simcoe Affordable Housing Programs page for the current application status.

2. Speak With a Mortgage Professional

Find out what you can actually qualify for.

Then go one step further and decide what monthly payment you're comfortable with. Those numbers aren't always the same.

3. Ask the County About Your Specific Situation

Especially if you have questions about:

Income. Assets. RRSPs. Gifted funds. Previous homeownership. Living with family. Rental arrangements.

Don't eliminate yourself from a program because you think you don't qualify.

And don't build your entire buying plan around funding you think you're getting.

4. Start Building Your Deposit and Closing-Cost Fund

Even with down-payment assistance, buying a home requires cash planning.

The stronger your financial position is, the more options you'll have.

5. Find Out What Your Budget Actually Buys

This is where I come in.

What does $450,000 buy in Barrie? What about $500,000 in Innisfil?  Would a condo make sense? A townhouse?

Should you look slightly outside Barrie?

Are there areas where your budget stretches further?

That's a much more useful conversation than scrolling through $900,000 houses when your actual buying range is $500,000.

Although yes... We've all done the fantasy Realtor.ca scroll. 😂

Who can confirm eligibility and program availability?

Contact the County of Simcoe Housing Programs Department at 705-725-7215 ext. 1119 or iah@simcoe.ca. The County decides program eligibility and funding; your lender decides mortgage approval. 

Your lawyer advises you on the legal agreement 

And your Realtor helps you figure out WHAT AND WHERE to buy once those pieces start coming together

TEAM EFFORT!

Could Buying a Home in Barrie or Innisfil Be Closer Than You Think?

Maybe. And sometimes the first step isn't touring houses.

It's figuring out what programs exist, what you qualify for, what you can comfortably afford and what that budget actually buys in today's market.

If you're renting in Barrie, Innisfil or Simcoe County and wondering whether homeownership is realistic, let's start there.

No pressure.

No pretending you should already know everything. And definitely no touring the dream kitchen before figuring out whether we can afford the dream kitchen. 😂

Tell me your budget, your wish list and where you'd like to live.

I'll help you understand what's available in the local market and work alongside your mortgage professional so you can build a realistic buying plan.

Ready to Find Out What You Could Buy?

Contact me: Gemma Leggett and mention “BUYING PLAN.”

Let's find out what your budget could actually buy in Barrie, Innisfil and Simcoe County.

Gemma Leggett | Barrie & Lake Simcoe Waterfront Real Estate Broker

Related: Buying a Condo in Barrie and Innisfil or How to Buy A House?

Where Can You Check the Latest Simcoe County Homeownership Program Rules?

Because funding, income limits, purchase-price limits and application availability can change, always verify the latest information directly with the County of Simcoe.

Official sources

• County program page and current application notice
• 2025–2026 program brochure
• 2025–2026 frequently asked questions
• Published application: note the income inconsistencies
• County housing Service Manager responsibilities

Disclaimer: This article is for general information only and is not mortgage, financial, legal or tax advice. I am a real estate broker, not the administrator of the County of Simcoe Affordable Homeownership Program. Eligibility, funding availability, income limits, purchase-price limits and program rules can change. Confirm your eligibility and current program details directly with the County of Simcoe and obtain advice from your mortgage professional and lawyer before making purchasing decisions. Program information checked October 1, 2026.

Not every great real estate opportunity comes move-in ready.

Sometimes, the opportunity is found in the location, the land, the existing structure and the potential to create something exceptional.

I just listed 1249 Shoreview Drive in Innisfil and this home is such an interesting property, I decided to talk about it! 

Buying a property that needs extensive renovation can create an incredible opportunity.

It can also be very different from buying a typical resale home.

When walls are open, construction has already begun, permits are active, structural work may be required, or a property is being sold “as-is,” buyers need to look beyond finishes and square footage.

The real questions become:

What am I actually buying? What work remains? What could be hidden? What approvals are required? And what could this project ultimately cost?

If you're considering a major renovation or unfinished property in Innisfil, Barrie or around Lake Simcoe, here are some of the most important things to understand before making an offer.

What Does Buying a Property “As-Is” Mean?

“As-is” is one of the most misunderstood terms in real estate.

In simple terms, the seller is offering the property in its existing condition, rather than promising to repair or correct deficiencies before closing.

That doesn't necessarily mean the property is a teardown or a bad investment.

It does mean buyers should approach the purchase knowing that they may be accepting existing deficiencies and should conduct appropriate due diligence before committing to the property.

With a substantial renovation project, that can mean investigating much more than you would with a conventional resale home.

The condition of the structure, electrical, plumbing, HVAC, insulation, drainage, previous renovations and outstanding construction all matter.

The more complicated the property, the more important the due diligence becomes.

Why an Engineer's Report Can Be So Important

A regular home inspection and a structural engineering assessment don't necessarily answer the same questions.

When there are concerns involving structural components—such as beams, joists, foundations, load-bearing walls, previous structural alterations or significant water damage—a qualified structural engineer may be needed to evaluate those specific issues.

An engineer's report may identify observed deficiencies and recommend further investigation, repair, reinforcement or other corrective work.

But there's another important point:

An engineer can only assess what can reasonably be inspected.

If structural components are concealed behind walls, ceilings or finishes, additional conditions may only become apparent once construction begins or areas are opened.

That's one of the reasons buyers undertaking major renovations should consider building a contingency into their budget.

With a project property, the first estimate isn't always the final number.

Building Permits: Don't Assume Everything Is Approved

Permits deserve serious attention when you're purchasing a property where renovations have already started.

Buyers should investigate questions such as:

• What permits were issued?
• Are they still active?
• What work was included in those permits?
• Have required inspections taken place?
• Did the work completed match the approved plans?
• Are there outstanding inspection requirements?
• Will the existing permits transfer or will something different be required?
• Are additional permits necessary for what the new buyer wants to do?

Having an existing permit does not by itself tell you that all work has been completed correctly or approved.

Before purchasing, buyers should consider reviewing the permit history and proposed plans with the municipality and their own contractor or other qualified professionals.

What Can Go Wrong With a Major Renovation?

This is where buyers need to be realistic.

Once construction begins and walls or ceilings are opened, you can sometimes discover conditions you couldn't see beforehand.

Depending on the property, those surprises could involve things such as structural deficiencies, moisture or water damage, electrical or plumbing issues, insulation, drainage, previous workmanship or construction that doesn't match approved plans.

Then there are the project-management surprises:

Material costs change.

Contractors aren't always available when expected.

A seemingly simple change can affect several other parts of the construction.

One repair can expose another.

And changing the design midway through a project can have consequences for both the budget and timeline.

That's why I wouldn't recommend approaching a major renovation with a budget that leaves no room for the unexpected.

What Should Buyers Investigate Before Making an Offer?

For a substantial project property, your due diligence team can become just as important as your Realtor.

Depending on the property, buyers may want assistance from a contractor, home inspector, structural engineer, architect or designer, lawyer, lender, insurance professional and the local municipality.

Some important questions include:

• What is the property's current physical condition?
• What professional reports already exist?
• What work has already been completed?
• Who completed that work?
• What remains unfinished?
• What permits and approved plans exist?
• What municipal inspections remain outstanding?
• Are there structural issues requiring professional remediation?
• Are there signs of water intrusion or moisture problems?
• Can the property be insured in its current condition?
• What financing options are available for an unfinished property?
• What is a realistic construction budget?
• What contingency should be included?
• Does the buyer's intended design require additional approvals?
• What restrictions, easements or rights affect the property?
• What could the property reasonably be worth once completed?

That last question is particularly important for an investor.

Purchase price + renovation cost doesn't equal your total investment.

Financing, professional fees, permits, insurance, taxes, carrying costs, contingency and eventual selling costs may all affect the economics of the project.

Financing an Unfinished Property Can Be Different

This is something buyers should investigate before falling in love with the opportunity.

A lender may evaluate an unfinished or extensively renovated property differently from a conventional move-in-ready home.

The property's current condition, appraisal, occupancy, outstanding construction and scope of work may all affect financing.

That means a normal mortgage pre-approval shouldn't automatically be assumed to cover a highly unusual property.

Tell your mortgage professional exactly what you're considering buying and provide them with the relevant property information early.

The same principle applies to insurance. Confirm that appropriate coverage can be obtained for the property in its current condition and throughout the proposed construction.

What Is Deeded Private Beach Access?

This is particularly relevant when buying around Lake Simcoe.

A property doesn't necessarily have to be directly on the waterfront to have legal rights associated with access to the lake.

Some properties have deeded access to a private beach or waterfront area. Generally, this means a legal right associated with the property provides access to specified lands.

But don't assume all deeded access is the same.

Buyers should investigate:

• Where exactly is the access?
• Who owns the waterfront parcel?
• Who is entitled to use it?
• Is the right registered on title?
• Are there rules or restrictions?
• Can you launch or store watercraft?
• Can you install a dock?
• Are there maintenance costs or association fees?
• Is the access for walking/swimming only?
• Does the right transfer automatically with the property?

Your lawyer should review the registered title documents and the actual terms of the access rather than relying solely on how it is described in marketing.

Why Location Matters Even More When You're Renovating

let's talk: 1249 Shoreview Drive in Innisfil

One current example of this type of opportunity is 1249 Shoreview Drive in Innisfil.

The property is being sold strictly as-is due to its significant need for repairs and renovations and is best approached as a substantial project rather than a conventional move-in-ready home.

It offers an existing 4,000+ sq. ft. structure, distinctive A-frame architecture, stone and brick architectural elements, multiple decks, a heated saltwater pool, mature surroundings and active municipal permits.

It also has deeded access to approximately 130 feet of private residents' beach on Lake Simcoe.

For a builder, contractor, investor, experienced renovator or end user with the appropriate professional team, it's a good example of why project properties need to be evaluated differently:

You're not simply evaluating what exists today. You're evaluating the property, the location, the required work, the risks and what could ultimately be created.

1249 Shoreview Drive isn't being marketed as a finished home.

It is being presented for what it is: a substantial Lake Simcoe-area project property in an established Innisfil neighbourhood, offering an opportunity for someone with the experience, resources and vision to determine its next chapter.

If you're a builder, contractor, investor, experienced renovator or buyer considering a major renovation project in Innisfil, I can provide the available property reports, documentation, digital brochure and showing information.

Is a Major Renovation Property Right for You?

There can be tremendous potential in unfinished and extensively renovated properties.

But the lowest purchase price isn't necessarily the best opportunity.

A good project is one where the buyer understands what they're buying, what they're taking on, what they don't yet know and whether the finished result justifies the investment and risk.

Before making an offer, surround yourself with the appropriate professionals, investigate the property thoroughly and make the decision based on more than the vision.

Because with a major renovation project, seeing the potential mattersbut understanding the project matters even more.

Considering a Home on or Near Lake Simcoe?

Buying around Lake Simcoe is about more than finding a beautiful home. Waterfront, deeded lake access, private beaches, renovation opportunities and unique properties can each come with considerations that aren't always obvious when you first see the listing.

This is where local knowledge matters.

I work with buyers and sellers throughout Barrie, Innisfil and the Lake Simcoe area, helping them understand not only the property in front of them, but the location, the lifestyle and the questions worth asking before making a decision.

Whether you're looking for direct waterfront, private lake access, a home near the water, or a unique property with potential, I'd be happy to help you navigate it.

Ready to make Lake Simcoe part of your everyday life?

Let’s find the right property—and make sure you understand exactly what you’re buying.

Gemma Leggett | Real Estate Broker
Barrie • Innisfil • Lake Simcoe Waterfront & Lifestyle Real Estate

🚤 What buying a boat taught me about Lake Simcoe waterfront living, boating, and helping my real estate clients truly experience the lifestyle.

"No... I didn't buy a boat because I was having a midlife crisis." (Although my kids might tell you otherwise.)

And no, it wasn't because I suddenly decided I needed another expensive hobby!

The truth is much simpler than that. I bought a boat because I realized there was something I was missing.

I've been helping people buy and sell waterfront homes around Lake Simcoe for years. I know the market, the neighbourhoods, shoreline regulations, property values, docks, and what makes one waterfront home worth hundreds of thousands of dollars more than another.

But one day I asked myself a question that completely changed my perspective.

How could I truly sell a waterfront lifestyle if I wasn't living it myself? So... I invested in a boat.

And honestly?

It turned out to be one of the best business decisions I've ever made!

Not because of the boat... Because of everything the boat has taught me.

⚓ Waterfront Living Starts Where the Road Ends ⚓ 

Most people experience Lake Simcoe from the shoreline. They drive along the lake, walk the beach, sit on a dock and maybe stop for ice cream after spending the afternoon at Innisfil Beach Park or Centennial Beach in Barrie...

☀️ And don't get me wrong... that's a pretty great day! But the real magic begins when you leave the dock. ☀️ 

That's when Lake Simcoe becomes an entirely different world! You discover quiet bays you never knew existed, find little stretches of shoreline that can't be seen from the road, pass families tubing, kids learning to fish 🐟 , paddleboarders enjoying calm mornings, and boats anchored together while friends share lunch in the middle of the lake. 👨‍👩‍👧‍👦 

Then there are the sunsets! 

Pictures don't do them justice. Neither do videos... Some things simply have to be experienced.

Confession Time...

Can I admit something?

😂 I thought docking a boat would be easy!  😂 

You know... point it where you want to go and gently pull in... WELLLLLL.... Apparently, boats have other ideas! 

Throw in a little wind and suddenly everyone at the marina becomes an audience. 

💙 Let's just say docking has been a humbling experience. 💙 

Thankfully, boaters are some of the friendliest people you'll ever meet! My first docking, I got 2 persons helping me! They caught my line, offered me advice, and smiled instead of a laugh.

There's a real sense of community on the water.

People wave, help each other and look out for one another!

🚤  In a world where everyone seems to be rushing somewhere, boating somehow slows everything down. 

⚓The Things Nobody Tells You About Owning a Boat ⚓

Before buying my boat, I had questions.... A lot of them! 

         - Do I need a boating licence? Where do I get my boating licence? Is it easy? Is it expensive? 

         - How much does insurance cost? Which company should I use? The same as my home or my car? 

         - Where do I launch it? If I don't have a big driveway... and I live in a condo? Which marina is best? 

         - How expensive is fuel? Where to fuel? how to fuel? when to fuel my boat? 

         - What safety equipment is required? What do I need to have at all time on the boat? 

         - How do I store it for the winter? Are there anyone who can help? where do I get my boat winterized and wrapped in Simcoe? 

         - How much maintenance should I expect? What needs to be done? I already know BOAT stands for: Bring Out Another Thousand 😂 

Sound familiar?

🏡  It's funny because these are exactly the same kinds of questions people ask before buying a home! The purchase is exciting.

Understanding what comes after the purchase is what really matters.... 

The good news?

None of it was nearly as intimidating as I imagined! Like anything worthwhile, you learn as you go.

⚓Lake Simcoe Looks Completely Different From the Water ⚓

This surprised me the most! I've driven around Lake Simcoe hundreds of times.

I've shown waterfront homes in Innisfil, Barrie, Oro-Medonte, Big Bay Point, Friday Harbor and many of the incredible communities surrounding the lake.

I thought I knew it. WELL... I didn't.... Not until I saw it from the water.

🚤 Some waterfront homes that look beautiful from the road become absolutely breathtaking from the lake.

Others... not so much. You begin noticing things most buyers don't even think to ask. ❓

          ❓ - How protected is this shoreline from strong winds?

          ❓ - Is the water deep enough for your boat?

          ❓ - Will you spend every summer pulling weeds away from your dock?

          ❓ - Can your grandchildren swim safely here?

          ❓ - How busy does this bay become on long weekends?

          ❓ - Where's the closest marina?

          ❓ - Can you boat to lunch?

          ❓ - Where's the nearest fuel dock?

          ❓ - How does the afternoon sun hit the shoreline?

Those aren't questions you'll find answered on an MLS listing.

🚤  But they can completely change how much you enjoy living there. And TRUST ME, if you live in Simcoe, you will want a boat! 🚤  

⚓Here's the Part Most People Don't Know ⚓

I actually purchased this boat with my clients in mind,...  Why?

          🌅 Because I don't just want to show my clients waterfront homes. I want to show them waterfront living! 

Standing on the back deck of a beautiful home isn't enough. The best view of that property might actually be from the lake and the only way to understand Innisfil, Friday Harbour, Barrie, Orillia, Shanty Bay IS to cruise past it! 

To feel how protected the shoreline is, To see the boating traffic, explore nearby marinas, appreciate why one area feels peaceful while another feels more active.

🏡 If you're seriously considering buying a waterfront home, 🏡 

And I want you to experience more than just the house! I want you to experience the lifestyle you're investing in.

Because that's what you're really buying.

          - Morning coffee buy the lake

          - Taking the kids tubing

          - Fishing before sunrise.

          - Friends arriving by boat instead of by car.

          - Stopping for dinner at a dock-and-dine restaurant.

          - Spending an evening watching the sunset from the middle of Lake Simcoe instead of from the couch.

Those are the moments people remember years later! Not the square footage. Not the countertops. The lifestyle.

⚓Thinking About Buying a Boat... or a Waterfront Home? ⚓

Here's my advice: 

      Don't fall in love with the house first. Fall in love with the lifestyle. Spend time on the lake. Visit different communities. Learn the differences between shorelines. Watch how the lake changes on a calm morning versus a windy afternoon.

AND... Ask questions... Lots of them....

🏡 Because buying waterfront real estate is unlike buying any other type of property. The more you understand the lifestyle, the better your decision will be.

❓ Frequently Asked Questions ❓ 

Do I need a boating licence in Ontario?

            Yes. If you're operating a powered recreational boat in Canada, you'll generally need a Pleasure Craft Operator Card (PCOC), commonly called a boating licence. It's earned by completing an approved boating safety course and passing the exam.

Is Lake Simcoe a good lake for boating?

            Absolutely! Lake Simcoe is one of Ontario's premier boating destinations, offering beautiful waterfront communities, marinas, public boat launches, excellent fishing, beaches, waterfront restaurants, and endless places to explore. Just remember that because of its size, weather conditions can change quickly, so always check the forecast before heading out.

Is boat insurance required in Ontario?

            Boat insurance isn't legally mandatory for most recreational boats, but it's highly recommended. Many marinas also require proof of insurance before renting a slip.

Is it difficult to dock at a marina?

            I'll be honest... docking was probably the part I was most nervous about! AND SO EVERYONE ELSE😄 Like any new skill, it takes practice, especially on windy days. The good news is that most marinas have friendly staff and experienced boaters who are happy to lend a hand while you're learning. Before long, it becomes second nature.

Do I need to join a waiting list for a marina slip?

            Sometimes, yes. Popular marinas like Barrie Marina or around Lake Simcoe can have waiting lists, especially for seasonal slips. Availability depends on the marina, the size of your boat, and the time of year. If you're planning to keep your boat in the water all season, it's a good idea to inquire in February/March. 

How do you winterize a boat in Ontario?

            Winterizing is an important part of boat ownership. It typically includes draining the water systems, protecting the engine, changing fluids, stabilizing the fuel, removing batteries, and properly covering or storing the boat for the winter. Many owners choose to have a marina or marine service company complete the winterization professionally.

Can I keep a boat at my waterfront home?

            That depends on the property. Water depth, shoreline conditions, dock permits, municipal regulations, and the type of boat you own all play a role. Not every waterfront property offers the same boating experience, which is why it's important to look beyond the house itself.

What should I know before buying a waterfront home in Innisfil, Barrie, Oro-Medonte, Shanty Bay or Orillia?

            Look beyond the house. Consider water depth, shoreline type, prevailing winds, dock conditions, weed growth, swimming, boating access, nearby marinas, municipal regulations, and how you plan to enjoy the property throughout every season. These factors can have a huge impact on your day-to-day waterfront lifestyle.

Where can I learn more about buying a boat and getting started?

            Buying a boat comes with plenty of questions, and I had many of the same ones! That's why I wrote another blog dedicated to first-time boat ownership, covering everything from boating licences and insurance to launching, docking, maintenance, storage, and winterizing. If you're thinking about buying your first boat, it's a great place to start.

👉 Read my complete Beginner's Guide to Buying and Owning a Boat in Ontario. CLICK HERE

The Funny Thing Is...

🚤 I thought I bought a boat! 🚤 

        Turns out... I bought a classroom! 

Every trip teaches me something new! About boating. About Lake Simcoe. About waterfront homes. About the incredible communities that surround this beautiful lake Simcoe.  And most importantly, about the lifestyle my clients are dreaming of.

🌊 So if you happen to see me out on Lake Simcoe this summer, don't be shy and give me a wave 😄 

And if you've ever wondered whether waterfront living is really everything people say it is... 

Maybe the first step isn't touring another house! Maybe it's spending a few hours on the water with me. 

Because after all... The best way to understand the waterfront lifestyle isn't from the driveway.

It's from the dock. Or better yet... from the boat. 💙