Current Market Shifts, Cottage Country, and Buyer Insights

Buying or selling a home isn’t just about numbers—it’s about timing, strategy, and knowing how to navigate a shifting market. In this week’s episode of The Golfi Real Estate Show with host Stephanie Vivier and Rob Golfi of the Remax Golfi Team, the conversation touched on everything from Ontario’s cottage slowdown to the mistakes realtors make with MLS photos, why home inspections are non-negotiable, and whether real estate still outperforms mutual funds.

This blog is based on that episode, highlighting the key insights and advice Rob shared to help buyers and sellers make smarter decisions in today’s market.

Private sales and banking challenges

The conversation turned to private home sales. While they may seem like a good way to save on commission, Rob explained why they’re becoming increasingly difficult. Banks scrutinize private transactions more closely, requiring longer financing periods and more documentation. In contrast, MLS-listed homes benefit from realtor oversight and verified property details, which banks view as a layer of protection against fraud.

Ontario’s cottage market slowdown

With the hot summer weather, cottages were another hot topic. Rob highlighted a dramatic slowdown in Ontario’s cottage country:

• Falling prices: Some areas like Kawartha Lakes, Haliburton, and Grand Bend are seeing price drops between 1–20%.
• Struggling sellers: Owners who bought during the COVID boom are now facing six-figure losses.
• Rising costs: Interest rates, renovation requirements, and carrying two properties are forcing many to lease cottages while trying to sell.

The exception? Muskoka remains relatively stable, partly due to its prestige and celebrity presence. Demand for high-quality waterfront properties keeps that market buoyant, while smaller, more affordable cottages are also drawing interest.

Photography mistakes on MLS listings

Rob and Steph then discussed a common but costly mistake: poor real estate photography. According to Rob, professional photography is now the standard. Yet many realtors still use vertical cell phone photos, upload redundant shots, or bury the best features of a home deep in a 50-photo listing.

Key advice from Rob:

• Showcase the top 10 photos early in the listing.
• Always lead with a strong exterior shot, then move to the best interior features.
• Avoid unnecessary photos like messy laundry rooms, dark hallways, or multiple angles of the same space.
• Hire professional photographers—no cell phone photos.

Why home inspections still matter

The discussion moved to another hot-button issue: home inspections. In Rob’s view, waiving an inspection is one of the biggest mistakes a buyer can make—even in newer homes.

A proper inspection can uncover hidden issues like:

• Mold in basements or attics
• Structural or foundation problems
• Outdated wiring (knob and tube, aluminum)
• Vermiculite insulation

Skipping the $400–500 cost could lead to tens of thousands in repairs. Even seasoned realtors, Rob noted, sometimes skip inspections on their own purchases—a risk he strongly advises against.

Real estate vs. mutual funds: which investment wins?

To wrap up, Rob compared real estate investments with mutual funds. Using an $800,000 home purchase as an example, he explained how leverage makes real estate far more powerful.

• A 20% down payment plus fees equals about $175,000 invested.
• If the home appreciates just 6% in a year, the value increases by nearly $50,000—far more than the $10,500 gain on a mutual fund investment of the same amount.

With property management companies handling tenant headaches, Rob emphasized that real estate consistently outperforms stocks and mutual funds in long-term wealth building.

Final thoughts

From cottages to investment strategies, this episode highlighted how today’s market is creating unique opportunities for buyers, but also challenges that demand expert guidance.

If you’re considering buying, selling, or investing, connect with the Golfiteam at robgolfi.com or call 905-641-0308 to put Canada’s number one real estate team to work for you.