When our kids were small, their bedtime ritual included a trip to the beach. I can still see them wrapped in thick towels, grinning from ear to ear and begging to stay just a little longer. We still go to the beach in every season to catch what we think are the very best sunsets in the world.

Even though some local folks have tried hard for years to call it “The Georgian Triangle,” this area remains known through-out the world simply as Collingwood. Or as Blue Mountain. Once known almost solely as a winter ski destination, the region is now one of the most desirable areas in the country for both full-time living and four-season recreating. Its reputation has grown to mammoth proportions in recent years as it has become one of the most sought-after destinations for people of all stripes. Why? People say it’s the skiing. It’s having the world’s longest freshwater beach. It’s the golf, the trail, the bay and the mountain. But really, it’s much, much more.

When you’ve been here just a little while, you start to discover some of the secrets. Where the best places to swim are, the best places to eat, the best places to buy pies and the best places to hear local musicians jam.

Stay a little longer and you get to know where to buy tickets for sold-out shows, where to attend free lectures, who is the best butcher, the best picnic sites and where to tip in the canoe.

After about two decades here, I know there are some things that never get stale. Autumn in the Pretty River Valley, watching the salmon spawn by the Millpond, seeing the ski runs lit up at night, apple trees in bloom, thunderstorms in the Valley and villages where time literally seems to stand still. Mostly though, I love the annual Canada Day celebrations when everyone in town comes out to the park to play games, hear the music and watch the fireworks. When everyone stands up at first darkness to sing “Oh Canada ,” I choke up. Corny maybe, but very real.

But there is a downside. There is no such thing as hopping into the grocery store to quickly pick up a few things. It becomes a social event as you bump into old and new friends in every aisle. Strangers even say hello. Dinner is always late.

This part of Southern Georgian Bay is a collection of communities each with its own distinctive personality and flair. You could say that Georgian Bay is our front door and that Blue Mountain is our compass. The region stretches along the shoreline from Meaford in the west, through Thornbury and Collingwood to Wasaga Beach and Stayner in the east, south to the quaint village of Creemore and includes rural villages as small as crossroads along the way. It has a total population of about 75-80,000 full-time residents with another 35,000 part-time residents people across a vast area of about 580 square miles. Because the region also attracts over three million visitors every year, it has the unique benefits of having sophisticated urban amenities that usually far exceed what you normally would find in small towns. Really, it’s an almost perfect blend of city conveniences with small town sensibilities. Here is a great website detailing much of what the area has to offer.

When you add it all up, this area offers a spectacular natural environment, a rich social and cultural scene, a strong sense of community, a great deal of opportunity and an unmatched lifestyle.

From: Marg Scheben-Edey
www.collingwood-bluemountain.com

Whether you are looking for Collingwood real estate or Blue Mountain real estate information or would just like to learn a little more about the South Georgian Bay area of Ontario, I’m glad you’ve dropped by! Collingwood and The Blue Mountains are tucked into the southern shore of Georgian Bay about 90 minutes north of Toronto in what has become one of the premiere four season destinations in the country.

Even though some local folks have tried hard for years to call it “The Georgian Triangle,” this area of Simcoe County remains known through-out the world simply as Collingwood. Or as Blue Mountain. Once known almost solely as a winter ski destination, the region is now one of the most desirable areas in the country for both full-time living and four-season recreating. Real estate has proven to be a solid investment and the reputation of the Collingwood / Blue Mountain area has grown to mammoth proportions in recent years as it has become one of the most sought-after destinations for people of all stripes. Why? People say it’s the skiing at Blue Mountain . Or, it’s Wasaga Beach – the world’s longest freshwater beach. It’s Collingwood’s authentic Heritage downtown . It’s the precious Niagara Escarpment. It’s the world-class Intrawest Village at Blue Mountain. It’s our quaint century homes, our modern subdivisions, our custom built homes and our lifestyle condominiums. It’s the golf, the trail, the bay and the mountain. But really, it’s much, much more. It’s our home. It can be yours too.

Marg chose to make Collingwood her home over twenty years ago and together with her husband John, have raised their two children here. As a licensed real estate professional for most of those years, Marg has the expertise to help you find a home, house, vacation retreat, condominium, farm, acreage, vacant land or commercial site.

Within COLLINGWOOD-BLUEMOUNTAIN.COM, you will find information about the Towns and Villages that collectively are also known as the Georgian Triangle: Collingwood, Blue Mountain, Wasaga Beach, the Beaver Valley, Creemore, Stayner, Meaford and Thornbury. You can learn more about buying or selling properties, about moving to the area and about what to expect and how the process works, how the Multiple Listing Service® (MLS®) works, a bit about RE/MAX , a lot about real estate and a great deal more. You can view all current real estate property listings in the area including residential houses, condominiums, vacation retreats, rural country homes, farms, vacant land and commercial spaces too. My goal is to provide real estate buyers, sellers and visitors with helpful information and, a hearty welcome to our neighbourhood. Thank-you for dropping by.

From: Marg Scheben-Edey
www.collingwood-bluemountain.com

In one of it’s final acts before their term expired, Collingwood’s last council gave approval to a Draft Plan of Subdivision, subject to appeal, of a long proposed development on the south end of town.

The new Eden Oak development is proposing a subdivision of 243 new homes located just east of Hurontario Street at the end of Tracey lane. This means that, if approved, homes on the south sides of Lockart Rd, Brock Cres and also Dey Drive will have new neighbours to replace the open fields they have enjoyed for years.

At least one councilor wants the current new council to rescind the approval given in December and discussion of that motion has been deferred to March 21st. I can imagine that this type of an action by the new council would open a huge door for lawsuits and is therefore unlikely to happen. An appeal has been filed by a neighbouring land owner against the plan and is expected to wind it’s way through the process in the month’s ahead.

From: Marg Scheben-Edey
www.collingwood-bluemountain.com

I’m not sure if you will consider this good news or bad news. I guess it depends what side of the fence you are sitting on.

In a recent report released by Canada Mortgage and Housing Corporation, it stated that the vacancy rate for rental accommodations in Collingwood has dropped below 1%. The Ontario average in the fall of 2010 was 2.9%. Now in the past, I have generally found their figures to be on the high side and when I questioned it a few years ago, learned that they collected their data by reviewing newspaper ads of vacancies. According to the current report however, CMHC establishes these figures based on telephone interviews, site visits and discussions with landlords.

In a recent article in one of the local newspapers, the Enterprise-Bulletin, the manager of the local housing registry commented that she was alarmed by the figures and couldn’t recall seeing CMHC report such a low rate in 9 or 10 years. She also shared that the local housing resource centre saw 1,285 people in 2010.

According to the chart found in the full report, only 13 units were available to rent out of a possible 584. It should be noted that the study looked at buildings with three or more units which would not include all of our rental stock however, it is likely a fair enough sampling to suggest the data may be relatively equal across the board. In contrast, Meaford showed a vacancy rate of 8.1%.

Average rental rates in Collingwood climbed 3.9% in one year with an average rent in the area of $794.00 per month compared to a provincial average of $923.00. Specifically, local average rents broke down as follows:

Bachelor Unit $644.00
1 bedroom $732.00
2 bedroom $852.00
3+ bedrooms $828.00

These figures again underline the need for a national housing strategy. One big hole in Ontario’s draft long-term affordable housing strategy is the lack of policy on critical issues in the private rental market, such as rising and unaffordable rents fueled by a lack of adequate supply of rental units. Many low and moderate and middle-income households live in private rental housing. At the same time, Ontario’s Residential Tenancies Act is structured in such a way that it is a significant deterrent for private investors to become landlords.

From: Marg Scheben-Edey
www.collingwood-bluemountain.com

Here is a summary of programs designed to help buyers achieve their goal of homeownership.

ONTARIO’S LAND TRANSFER TAX REFUND FOR FIRST-TIME HOMEBUYERS

Land Transfer Tax (LTT) is applicable to all transfers of land in Ontario. First-time homebuyers may be eligible for a refund of all or part of that tax under this program.

For Agreements of Purchase and Sale entered into after December 13, 2007, the refund applies to all homes, whether newly constructed or resale.

Maximum amount of the refund is $2,000. If the refund is claimed at the time of registration it may offset the LTT payable; if not, the claim is made direction from the Ministry of Revenue. Applications for a refund must be made within 18 months following the date of the transfer.

To claim a refund, you must be at least 18 years old; you must occupy the home as your principal residence within 9 months after the date of transfer and you cannot have owned nor had an interest in a home anywhere in the world. Remember your spouse cannot have had an interest in a home nor had an interest in a home anywhere in the world.

For more detailed information on qualifying or claiming this refund, please visit: http://www.rev.gov.on.ca/en/refund/newhome/index.html

HOME BUYERS’ PLAN (HBP)

This program allows you to withdraw funds from your Registered Retirement Savings Plan (RRSP) to buy or to build a qualifying home for yourself or for a related person with a disability.

The maximum withdrawal allowable under the HBP in a calendar year from an RRSP to buy or build a qualifying home without having to pay tax on the withdrawal is $25,000.

You have to intend to occupy the home as your principal residence, no later than one year after buying/building it.

You have to be considered a first time homebuyer (unless you are buying/building for a related person with a disability.)

Your HBP balance on January 1st of the year of withdrawal must be 0.

In most cases, you repay the funds to your RRSP over a period of no more than 15 years.

For more important information about this program, please visit: http://www.cra-arc.gc.ca/tx/ndvdls/tpcs/rrsp-reer/hbp-rap/menu-eng.html

FIRST TIME HOME BUYERS’ TAX CREDIT (HBTC)

The HBTC is a non-refundable tax credit, based on an amount of $5,000. for certain homebuyers who acquire a qualifying home, after January 27, 2009.

To qualify for this tax credit, you or your spouse (or common-law partner) acquired a qualifying home; and; you did not live in another home which you or your spouse (or common-law partner) owned in the year of acquisition or in any of the four preceding years. The exception to the first time buyer requirement is if you are a person with a disability – or – are buying a house for a related person with a disability.

As of this date, the calculations shown on the government’s website are based on the 2009 rate, so, the $5,000. amount mentioned above is multiplied by the lowest personal income tax rate for the year (which was 15% in 2009.) For 2009, the credit was $750.

Most homes qualify for this program and it must be occupied by you or the related person with a disability as a principal residence no later than one year after the home is acquired.

This credit is claimed on your personal income tax return.

For more important information about this program, please visit: http://www.cra-arc.gc.ca/nwsrm/fctshts/2010/m01/fs100121-eng.html

CMHC GREEN HOME

Canada Mortgage and Housing Corporation has now added environmentally friendly features to its Mortgage Loan Insurance. If you choose to buy an energy-efficient home; purchase a home and make renovations that would save energy, or renovate your existing home to make it more energy efficient, you may qualify for a 10% refund on the Mortgage Loan Premium you pay to CMHC. You may also qualify for an extended amortization time on the mortgage without being charged a premium surcharge.

For detailed information about qualifying for this refund please visit: http://www.cmhc-schl.gc.ca/en/co/moloin/moloin_008.cfm and for a list of homes built under qualifying programs, please visit: http://www.cmhc-schl.gc.ca/en/co/moloin/moloin_011.cfm

From:Marg Scheben-Edey
www.collingwood-bluemountain.com

I’ve been toying with an idea in my head and am hoping you’ll give me some input. Please don’t tell hubby John though because I need my facts straight first.

You may think this a very odd thing for a REALTOR to say, but is it possible that there is actually a leveraged investment out there that is better than income property? I’m talking about solar power generation.

Not a day goes by that there is not some mention about this technology and like you, I’ve been taking notice. There are some interesting facts out there. Did you know that southern Ontario receives almost as much solar radiation as Miami, Florida? In regard to solar, it’s actually better in our cooler climate since solar photovoltaic technology works less efficiently as the temperature in the solar panels increases

A typical solar PV system ranges from $6,000 to $10,000 per kilowatt (kW) installed. The least expensive system to install is a grid-tied system while the most expensive is the off-grid system. Under the Ontario microFIT program, a homeowner can install a system, up to 10 kW in size. That’s a lot of money!

Then again, spending $60-100,000 is less than the cost of buying another income property. According to Natural Resources Canada, every kilowatt (1000 watts) of solar PV installed in southern Ontario should produce an average of 1150 – 1300 kWh (kilowatt hours) of power annually. Under Ontario’s microFIT program, the government is guaranteeing to buy the power generated back from me for 20 years at astronomical rates of 80.2 cents per kWh for a roof stop system or 64.2 cents for a ground mount system which is less expensive to install.

How does this translate: According to this website, I could expect the following:

$70,000 installed sloped roof residential or commercial 11.5 kW* (11,500W) rated Grid Tie Solar PV system based on an annual average of 4 peak sun hours per day:

1. 11.5 kW (11,500W) x .8 (20%) de-rate factor** = 9.2 kW
2. 9.2 kW x 4 peak sun hours/day = 36.8 kWh/day
3. 36.8 kWh/day x 80.2 cents/kWh = $29.51 /day revenue
4. $29.51 x 30 days (x365/12 method) = $897.60 average per month income or $10,771.20 annual revenue.

Now let’s say I have no money and need to finance the cost 100%. Canadian banks are now seeing the merit in lending money for this investment. It’s a guaranteed return for 20 years, remember? So if I went to the bank and borrowed $70,000 at an average rate of 5% paid off over 15 years, my cost would be $552.00 a month or$6,624.00 a year. Gosh, I could even pay down my loan each year to pay it off faster. We’d have more than enough to pay our entire hydro bill and still have money left for increased insurance.
If I paid it off over ten years, it would cost us $8892.00 a year.

Hmm. On top of this, my house would have an increased value every year that goes by. After my system is paid off, I’m REALLY making some money. I’d have no maintenance, no tenancies to deal with, an increased property value …

Here are a few of the sites I’ve been reading:

Ontario Ministry of Energy has a useful website explaining the use of residential solar energy systems http://www.mei.gov.on.ca/en/energy/index.php?page=solarpv_res
TD-Canada Trust Financing: http://www.tdcanadatrust.com/renewableenergy/homeowner/
Renewable Energy Technology Site: http://www.retpower.com/return-on-investment
Ontario Power Authority http://microfit.powerauthority.on.ca/
COLLUS (Collingwood Utilities) http://www.collus.com/feed-in-tariff

So tell me, what am I missing?

From: Marg Scheben-Edey
www.collingwood-bluemountain.com

Late last year, the Anglican Church in Collingwood organized and hosted a lecture series entitled, “No Place Like Home”. The impetus behind this 5-part series was to get people thinking about the realities of living in our community in the hope that sharing of knowledge leads to change.

As the opening speaker, my talk examined where we’ve been, where we are and where we are going both as a North American society and as a community. I make the point that it is my belief that our current communities are no longer sustainable and radical change is surely ahead if our communities are to remain livable in every sense; economically, socially and environmentally. I take a look at real estate realities that contrast things like average house prices, incomes and rental rates in Collingwood ten years ago compared to today. There is also discussion about initiatives currently under way that are leading to change.

From: Marg Scheben-Edey
www.collingwood-bluemountain.com

Communities should not happen by accident although they often seem to. The environment that we live in, our built environment of roads and buildings and houses and poles all impact the natural environment around us.

A couple of years ago, Collingwood embarked on a special project to develop urban design standards. The idea is that we need to take responsibility for how we develop our community if it is to be liveable and sustainable.

The Town was very fortunate to have been able to hire urban planner, Robert Voight who completed his project last year at which time the council adopted the new standards into policy. Robert has helped us to see our built environment in entirely new ways and I know that after hearing one of his presentations, you will never see things the same way again either.

In the fourth presentation of the local, “No Place Like Home” Speaker Series, Robert gives a fascinating look inside Collingwood and how we need to plan our community.

From: Marg Scheben-Edey
www.collingwood-bluemountain.com