Untitled - The Business Link Niagara

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Sally McGarr Realty Corp., Brokerage | 25th Anniversary Celebration
mcgarrrealty.com
Inside
Also
6 When is a best time to list a
house for sale?
16 A home inspection defined
10 The benefits of condo living
17 Are you sure you can afford
your dream home?
14 Do you own the beach?
22 Why hire a property manager?
Designed and Produced by
Thank-you
The “dirt” on farm real estate
The McGarr difference
Never standing still
The importance of a qualified home inspector
How to ensure a smooth closing
Should I renovate or relocate?
ONESource Moving Solutions for Seniors
Property Listings
Opinions and comments within this publication reflect those of the writers and not necessarily that of Sally McGarr Realty Corp., Brokerage and The Business Link Niagara Ltd. All advertising accepted is subject to the Sally McGarr Realty Corp., Brokerage’s discretion. The
Sally McGarr Realty Corp., Brokerage and The Business Link Niagara Ltd. will not be responsible for damages arising out of errors in advertisements. Any design, artwork, copyright or typesetting supplied by The Business Link Niagara Ltd. is for the exclusive use by Sally McGarr
Realty Corp., Brokerage. Any other use not authorized is an infringement of copyright. No part of this publication may be reproduced or
transmitted in any form or by any means, without prior written permission of The Business Link Niagara Ltd.
905.646.9366
mcgarrrealty.com
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A Thank
You from the
Heart
H
ow do you thank all the
thousands of amazing
people who have helped
me out on my real estate journey?
Let me start by going back to the
very beginning, and thank Irwin
Taylor who first encouraged me to
take some real estate courses and
Ed Lenchyshyn who eventually
hired me. I’d also like to thank all
the people I met during my initial
tenure at RE/MAX, and Rainer
Hummel who encouraged me to
take a chance and make my “McGarr Realty” dream a reality.
To my first clients—Laurie
Ann Barnatt who bought her first
home from me in 1982 (and her
second nearly 30 years later!), and
Garth and Joanne Reid who have
bought and sold so many homes
from us that we have lost count—I
thank you.
And then there are the people who
have always stood by us. To people
like Richard and Ruby Abbass, Mel
Bird (and his wife Marg) a commercial realtor who honours McGarr
with all their personal transactions,
the Boychucks who have always been
a joy to work with, John Cappellazzo for choosing the McGarr Group
to market his exclusive homes, the
Drakes for their full family involvement, Scott and Lisa Greenlaw who
often make major purchases just a
few days before Christmas. A big
thank you to the Wakils, Kaufmans,
Saccos, Smiths, Pennachiettis, Bufalinos, Fowlers and the other 20
plus builders who entrusted their
new home developments to us, and
Gillian McGrew who owned McGrew
Real Estate and then chose to work
with McGarr for the selling and buying of her personal property. The list
goes on and on…You all have my sincere thanks and gratitude.
I’d like to thank all the salespeople who have been a part of the Mc-
Garr Group over the years but have
decided to move elsewhere. And big
hugs to people like Vaughn Aloian
and Randy Hart who were the first
brave men to join our office over 20
years ago—and have put up with us
ever since.
To all my McGarr staff and colleagues who continue to call the
McGarr office their second home,
thank you for all your hard work,
dedication and support. And to
Dale Petrie who has expanded our
business throughout Ontario. A special thank you goes out to
Emma Trozzolo who has been my
“right hand man” from day one. She
has been with me for 31 amazing
years—through good times and bad.
But we wouldn’t be here without her
guidance, influence, humour and
whip-cracking,
Most of all, I’d like to send much
love to my children—Rich, Lori and
Raiana—their spouses, and my seven beautiful grand-babies, who have
had to put up with me and understand the time constraints of our
business.
Thank you to all,
Sally McGarr
“The dirt”
on farm real estate
BY DALE PETRIE
When you’re in the business of selling farm properties
like I am, you can’t be afraid of getting down to work
and getting your hands dirty.
Over my career, I’ve dealt with all types of rural
properties including hobby farms, cash crops, beef
and dairy cattle operations, poultry farms, and vineyards—not just
in Niagara but throughout southwestern Ontario. Having grown
up in rural Ontario, I’ve spent over 30 years in the agriculture
industry—mostly in the seed industry. As the former owner of
Direct Seeds Inc., general manager of the Ontario Soybean Growers, and vice-president of Grain Farmers of Ontario, I’ve had the
opportunity to gain extensive experience working in management,
marketing and sales.
As you can tell from my background, I’ve also got to know a lot
about “dirt.” Soil type, drainage and location are all critical considerations when it comes to the type of farm and eventually the price of
the land itself. In recent years, I’ve seen large increases in the price
of rural land, driven primarily by higher commodity prices and the
demand for top quality farms. We’ve seen some foreign investment
here in Ontario, and I predict that this type of buyer will increase
substantially over the next few years. The word is out; Canada is
one of the best places in the world to invest in farmland. So, if you’re looking to buy or sell a farm, vineyard or rural property, give me a call. I can help you get all the dirt on farm real estate.
Dale Petrie, Sales Representative, Sally McGarr Realty Corp., Brokerage
905.687.9229 (toll free) 1.855.400.5029
dale@@mcgarrrealty.com
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The McGarr
Difference
Your Home Team at McGarr
knows that meeting your needs
and exceeding your expectations
is the least we can do.
B
uying or selling real estate—be it your
home or as an investment—is a life event
like no other. Ideally rewarding, it is invariably challenging.
Sally McGarr Realty Corp., created in 1988 and
now as the largest independent real estate brokerage in the Niagara Region, understands the
importance of these life experiences. Their goal
has always been to make them as rewarding and
stress-free as possible.
At the core of their success is a talented group
of individuals who share a common understanding and must collectively maintain the highest
standards of practice and professionalism. Their
enviable reputation within the real estate community is largely the result of their strict adherence
to a highly principled business philosophy.
Your Home Team at McGarr knows that meeting your needs and exceeding your expectations is
the least they can do. At the heart of their success
are their clients whose repeated transactions and
kind referrals have so greatly contributed to their
growth. Nothing is more important than the relationship bridges they build.
In many ways, McGarr Realty and Your Home
Team are an anomaly in today’s “bigger is better”
world. They are like a family celebrating each other’s successes, and offering support and guidance
when needed. In a word or two, they are a modern
company, supported by old-fashioned values and
the latest in today’s technology.
Your Home Team at Sally McGarr Realty Corp.
has one goal...to make things happen for you.
mcgarrrealty.com
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busy and the spring and fall were slow and so on.
However, keep in mind that there are more
houses on the market during the prime seasons,
so potential buyers will have more choices. You
will have more competition.
When is the best time to list a
house for sale?
A well-marketed house will sell no matter when it is listed.
BY DOROTHY WITTMEYER
T
he best time to list your house for sale
is as soon as you decide to sell. This is
especially true if you want to get the top
dollar for your home.
The key is to give yourself as much time as possible to sell it. More time means:
more potential buyers will see the house.
more visitors should result in more offers.
you have more options if the market is slow or
initial interest is low.
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How seasons in the real estate market affect
home sales
Peak selling seasons vary from year to year, and
weather sometimes has a lot to do with it. For example, in some areas of the country, early spring
and early fall are the prime listing seasons because houses tend to show better in those months
than they do in the heat of summer or the cold of
winter. Even though people like to do their house
shopping when the weather is pleasant, seasonality should not dominate your decision. There
have been years when the summer has been very
How market conditions affect home sales
Do market conditions—price trends, interest
rates, and the economy in general—have any
bearing on when you should list? The answer is
probably not. Even if you are under no pressure
to sell, waiting for better market conditions is
not likely to increase your profit potential. Real
estate industry analysts tell you it’s possible to
sell your house in any kind of market, provided
it is effectively marketed.
Instead, let your decision be driven by your
family’s needs, whether or not you still have
equity in your property or even by the size of
the negative monthly cash flow if you own an
income property.
The best time to list your home for sale is immediately after you decide to sell. With time on your
side, you should attract more interested buyers,
receive more offers, and have more options in
a slow market. How much attention you pay to
real estate market seasons and market conditions
is up to you. A well-marketed house will sell no
matter when it is listed.
Meet with a representative of the McGarr
Group for experienced advice on when is the
best time to list your type of property and get the
McGarr marketing advantage working for you.
Courtesy of EzineArticles.com.
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The Townes
at Mount Carmel
T
his beautiful enclave of bungalow townhomes
is situated in the highly popular neighbourhood
of Mount Carmel in north-west Niagara Falls.
Stucco, stone and brick exteriors, exposed
aggregate concrete driveways and lovely
landscaping all add to the outdoor visual appeal.
Inside, the gorgeous interiors are enhanced
thanks to the 10’ and vaulted ceilings with several
unique floorplans ranging from 1,298 to over 2,000
square feet.
Convenient and well-conceived plans, unlike
anything currently available on the market, include
main floor living with two bedrooms, two full
bathrooms and all the modern amenities that you
would expect.
An excellent fee of only $82 per month covers,
among other items, the exterior maintenance as
well—allowing you the freedom to travel or simply sit
back and relax.
Stop in for a visit to see this exciting and vibrant
community.
Pricing from $284,500
Open House Every Saturday and Sunday from 1:00 p.m. to 4:00 p.m.
The Townes of Mount Carmel is located in the prestigious area
of Mount Carmel in Niagara Falls. Residents of the development
benefit from the multiple amenities and conveniences
located in the city’s north end.
www.TownesatMountCarmel.com
Townes Sales Team
Patrick Burke
James Broderick
Nina Mandeville
Sales Representatives
905-687-9229
Never
standing still
The Sacco Family has been
serving Niagara’s home, pool
and construction needs for over
six decades.
BY SCOTT LESLIE
S
ome businesses are content to settle for
second best. That’s not the case with the
Sacco family. Never standing still, they’ve
always been concerned with finding new challenges and being the very best they can be.
The story all began back in 1953 when the
Sacco family launched Sacco Construction Limited. Although it started off as a modest building
operation, the firm began to grow and would
eventually take on all kinds of commercial, residential and industrial assignments. The Sacco
family would also develop a strong focus on
stamped concrete, working on countless driveway and paving projects.
As time went on, however, the Saccos decided to diversify their operations with the
launch of Kandu Pools—a retailer and installer of state-of-the-art hot tub and swimming
pools located on Drummond Road in Niagara
Falls. Family owned and operated since 1979,
Kandu Pools was founded by brothers Fred and
Butch Sacco, along with business partner Tony
Cuviello. Butch’s son Andrew Sacco is now in
charge of everyday operations at Kandu, providing their customers with a high standard of
quality and service.
Over the years, the staff at Kandu Pools has
become well-known for their high degree of professionalism, expertise, leading edge services and
technology, and superior quality products. And
those same qualities could also be used to describe the Sacco family’s latest enterprise—The
Townes at Mount Carmel.
Located at the northwest end of Niagara Falls,
this new community of bungalow townhomes
provides homebuyers with comfortable floor
plans, unparalleled design, and a fine attention
to detail. The various building plans all feature
cathedral ceilings, generous lighting and full master suites—not to mention aggregate concrete
driveways and superior landscaping.
Times may have changed. But the Sacco family’s commitment to satisfying their customers
will always remain the same.
mcgarrrealty.com
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The Benefits of
Condo Living
If you think that condo living might be difficult,
wait until you see the advantages that come with
choosing to live in your own condo home.
BY ROBERT THATCHER
C
ondos offer an alternative
lifestyle for many individuals, especially those who
prefer to be independent and have
their own place to call home that is
affordable and at the same time more
convenient than buying a conventional home. This type of living quarters
appeals mostly to single young professionals, empty nesters and those with
an active lifestyle. Condo living offers
a different type of lifestyle and living
conditions for people. It is cheaper
than having your own property and
building your own home from the
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ground up. Some condo suites also
offer a host of amenities like indoor
parking space, 24-hour security,
swimming pool, clubhouse, etc., that
you won’t enjoy unless you own a condo of your own.
There are many types of condominiums available out there. Each
type can satisfy the different needs
of different individuals. There is
what is known as condominium
suites and there are those known
as condominium townhomes which
might have slight differences with
each other save for their structure
type and ownership regulations.
There is also another type known
as freehold townhomes that you
might want to check out. Whatever type you might prefer, you must
bear in mind that condo living will
be a lot more different than the
traditional home environment that
you might be accustomed to.
Condo living is so much different from owning or renting a single
dwelling home or apartment. This
is because of the dual nature that
comes with every condo ownership.
Condominium owners hold ownership over their respective home
but each one shares responsibility
over the operating costs and maintenance of the shared elements in
the property such as lobbies, passageways, elevators, etc., that are
essential parts of a condominium
complex. By choosing to live in a
condominium, you are choosing to
live within a community of other
condo owners who become your instant neighbors. Each condominium complex is a community in itself
and each owner accepts and follows
the standard rules and regulations
unique to condo living.
If you think that condo living
might be difficult, wait until you
see the advantages that come with
choosing to live in your own condominium. First of all, a condo is
less expensive than owning a single
detached dwelling which may take
you years to save for before owning
it. If you want to have your own place
to live in immediately, then owning
a condo might be the best option for
you to take. With living in your own
condo, you might also be able to enjoy the amenities and shared facilities
like the pool, clubhouse, and weight
room that are usually part of most
condominium complexes. In a condominium complex, you also become
part of a unique community where
you are an integral part in the whole
decision making process.
But then again, there are also
some things that you should also
know about condo living. Depending
on each condo complex, there might
be some restrictions being followed
such as on owning pets or having
outdoor barbecues. Each condo owner is also requested to follow some
rules of conduct on common areas
such as passageways and lobbies. In
a sense, a condo owner might not be
as free in his own “home” because he
also has to respect the rights of his
“neighbors” living just a wall apart.
That is the challenge that condo living carries with it. It will depend on
the person if he will be able to come
to grips with it.
The McGarr Group is known as the
leading and most experienced company in the area for the buying and selling
of new and resale condominiums.
Courtesy of EzineArticles.com.
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The importance of a
qualified home inspector
Gain peace of mind and buy with confidence
knowing a thorough inspection has been
completed on your new home.
BY REMO COLANTONI
A
home inspection is an indispensable part of the home-buying
process. Buying a home without an inspection is like buying a
car without taking it for a test drive.
A qualified home inspector combs a property’s visible and accessible
areas to identify any health and safety problems, positive or negative
conditions of the property, and any conditions that need further specialized attention. An inspection includes structural elements such as
the roof, foundation, walls, windows, doors, insulation, basement or
crawlspace, and attic. Electrical, plumbing, heating and cooling systems
are also part of a home inspection. Once the inspection is complete, a
home inspector provides a written, comprehensive report detailing any
issues with the home. Home inspection is a job best left to the professionals. Few of us have
the expertise to identify electrical, plumbing and structural problems.
Combine that with the emotional factors of buying a home, and it’s easy
to see why potential buyers are not the ones who should do the inspecting. With that said, it’s a good idea to accompany your home inspector
so you can ask questions and see and understand the condition of the
home for yourself.
Your real estate agent will probably be able to recommend a professional
home inspector. If you’d rather choose your own, be aware that there are
currently no licensing or certification requirements for home inspectors in
Ontario. In either case, you’ll want an inspector with plenty of experience,
an inspector that belongs to a credible home inspection organization, and
one that carries Errors and Omissions Insurance.
Remo Colantoni, the owner and operator of Inspector Homes, specializes in residential home
inspections and can be contacted at 905.325.6976 or at [email protected].
For more information please visit his website at www.inspectorhomesonline.com.
mcgarrrealty.com
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Front row from left to right: Barbara Hilliard, Kymberley Murphy, Shaun Thoms, Marissa Wong, Emma Trozzolo, Nicole Gilleta, Liana Romano, Randy Hart, Jessica Popovich, Nina Mandeville,
Ghislaine Cloutier, Dale Petrie, Sally McGarr, Aslan Hart, Diane Stewart and Amina Al-Harazi. Back row from left to right: Linda Crouch, Vaughn Aloian, Jim Broderick, Mark Irek, Geoffrey Pawson,
Anne Norder, Sally Miller, Patrick Burke, James Watts, Janis Green, David Beach, Lolita Hale and Rhys Jenkins. Absent from photo: Khadija Al-Harazi, Hannah Deacon and Rick McGarr.
Sally McGarr Realty Corp., Brokerage
Independent real estate brokerage celebrates 25 years of serving the Niagara Region and beyond.
BY SCOTT LESLIE
S
ally McGarr has been “thinking pink” for 25
years now. The owner and operator of Sally
McGarr Realty Corp. first introduced her distinctive rose pink signs when she opened for business
back in 1988. Her signage has not changed—and neither has Sally’s commitment to providing a personal
brand of service, the kind that is sometimes harder
to find with the big real estate franchises these days.
“People prefer to deal with someone they can
trust,” Sally explains, “someone who can make
their life easier. The real estate process can be
a challenging one. We want to make things as
simple and stress-free for our clients as possible.”
One of the largest independent real estate firms
in the Niagara Region, Sally McGarr Realty Corp.
deals in a wide variety of properties across Ontario—everything from farms, homes and condos to
commercial and rental units. Her long established
slogan says it all: “Cottages to Castles.” The firm
is a proud member of the Niagara Association of
REALTORS®, the Ontario Real Estate Association,
and the Canadian Real Estate Association, allowing
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the McGarr Group to access multiple listing services nationwide. Sally McGarr Realty Corp. is also
the Niagara exclusive affiliate for the AdventureTM
Realty Network, Leading Real Estate Companies
of the World, and Luxury Portfolio International,
which provide worldwide coverage.
Back to Basics
Sally wasn’t an overnight success story by any
means. It all began when she first attained her
real estate license back in 1982. After becoming
a full broker in 1984, Sally was invited to act as
broker to open a new real estate franchise in St.
Catharines. She spent the next four years working at this franchise.
But it didn’t take long for Sally to realize the franchise mentality didn’t sit well with her. The reason
was simple. It was missing that personal element.
“It was strictly business,” she says of the corporate brokerage she was at. “There were far too
many salespeople coming and going, and everyone
was in it for themselves. Buying or selling a home
is a very personal experience. It requires a personal
approach with people, and that just wasn’t there.”
Sally had dreams of starting up a smaller boutique-style brokerage that would have a more personal touch than the large real estate franchises.
“It was time to go back to the tried and true,”
she says.
After doing some soul-searching and considerable planning, Sally launched Sally McGarr Realty
Corp. on December 6, 1988, setting up shop in
a newly-renovated home on Duke Street in St.
Catharines. Things would start out modestly. At
the time, there was just Sally, another salesperson, and two administrative staff. Fortunately,
her business began to blossom. Salespeople were
increasingly attracted by Sally’s family approach,
and her company’s lack of franchise and institutional advertising fees. Referrals began to grow
—and so did Sally’s sales force.
In January 1991, Sally made the transition to
a much larger and higher profile location on 5 St.
Paul Crescent. And that pattern of growth has
continued well into the new millennium.
Today, Sally has nine support staff, 22 salespeople and five people who are currently in the
licensing process. Many of them are among the
mcgarrrealty.com
“With our various network affiliations, we now
have coverage and connections throughout the
world for national and international referrals,”
she explains. “It has really given us a level playing
field in which to do business.”
St. Catharines location.
“We want to help people and
help them understand the
process…The more they know,
the more they feel in control—
and the more pleasant their
experience will be with us.”
– Sally McGarr
Niagara-on-the-Lake location.
top sales and listing representatives in the region.
Over the years, McGarr Realty has also handled
the sales and marketing of over 30 new home and
condo developments throughout Niagara.
“We are involved with four right now,” Sally
says, “Walker’s Creek Condominiums, The Townes
at Mount Carmel, Vintner’s Estates and 77 Yates
Condominium Residences.”
Preparing for the Future
There have been many changes in the real estate
field since Sally first started out. The internet has
built stronger connections between the salesperson and client, and tools like Facebook, Twitter
and blogs have all become industry standards.
Sally herself has always been determined to
update her business to better serve her clients’
needs. In 2004, for instance, Sally established a
second office on 1615 Niagara Stone Road in Niagara-on-the-Lake. In the past year, the McGarr
team has also begun listing and selling many rural and farm properties throughout Ontario, and
cottage properties as far north as Muskoka. Much
of their shift into these areas is due to the recent
addition of Sales Representative Dale Petrie who
mcgarrrealty.com
has an extensive background with 26,000 farmers throughout Ontario.
Sally McGarr Realty Corp. has always had a
very local presence, particularly with its striking
pink signs. But in recent years, the McGarr team
has been able to leverage several new national
and international connections.
Three years ago, the firm became a member of
Aventure™ Realty Network—an organization of Canada’s leading independent brokerages and one of the
fastest growing real estate organizations in Canada,
covering over 1,400 communities. McGarr Realty is
the exclusive affiliate for the Niagara Region.
In 2013, Sally also became the exclusive Niagara
affiliate with Luxury Portfolio International and
The Leading Real Estate Companies of the World
(Leading RE). Both organizations are for independent real estate companies only and have representation in over 45 countries worldwide. LeadingRE
is the number one real estate organization in the
world, outselling any global real estate franchise.
Sally feels these connections with independent
brokers around the world enable her firm to tap
into some refreshing creative thinkers and new
innovative ideas.
Keeping It Personal
One of the keys to the success of Sally McGarr
Realty Corp. is their reliability. Several of the
McGarr Group has been with the firm for 20
years or more, providing a consistency to both
the company and the client. For example, Sally’s
Office Manager Emma Trozzolo has been working
with her since 1982, and treats the company as if
it were her own. Sally relies on her expertise daily.
At Sally McGarr Realty Corp., their group
works closely with one another—something Sally
has instilled from the very beginning.
“We do a lot of things as a group,” she explains.
“We take seminars together, have staff parties,
and celebrate one another’s successes. We even
have round table discussions Tuesday mornings
as a team so we can discuss market activity, mortgage rates and preview our new listings.”
A high percentage of Sally’s assignments come
through referrals and with good reason. The McGarr Group is well-prepared and incredibly thorough with their research. As dedicated experts
in their field, they also have connections with an
extensive network of lenders, home inspectors,
lawyers, appraisers and insurance brokers.
Over the coming year, Sally is looking forward to
expanding the size of her offices and adding more
sales and support staff to accommodate the growth
of her business. But when it comes right down to it,
Sally isn’t concerned with being bigger. She’s focused
on being the best—for her clients’ and staff’s sake.
“We want to help people and help them understand the process,” she says. “The more they
know, the more they feel in control—and the
more pleasant their experience will be with us.”
And 2013 is a celebration of the McGarr Group
doing the right thing for 25 years.
St. Catharines
5 St. Paul Crescent
905.687.9229
Niagara-on-the-Lake
1615 Niagara Stone Road, Unit 2
905.468.9229
[email protected]
13
Do you own
the beach?
Be prepared if the ownership
of your beach front property is
ever challenged.
BY SALLY MILLER B.A
Imagine your family owning, over
many generations, a beloved parcel of
lakefront property that consists of the
family cottage—perhaps long sweeping lawns, perennial gardens, coveted
views of the lake and that true rarity in
Ontario, a beach with the quality of sand to rival any
Caribbean beach front resort. Perhaps this beach runs
the length of a bay with your portion of ownership
lying within the surveyed lot line of your property
to the water’s edge. For as long as you can remember, people including yourself, would stroll down the
beach, walking from end to end, enjoying the sunset
or sunrise or just a walk with the dog. Owners of adjoining beach lots would grant this privilege without
hesitation so long as walkers respected the property.
Such was the way for many generations. It was a quiet
understanding between beach front home owners and
for lack of a better word, the public. Enjoy the beach
but know that it is owned and deeded by the Crown
to the landowner. Then one day, everything changes;
your ownership is challenged.
It might come from people new to the area. They
challenge the quiet understanding of the beach and
park themselves in front of your home for the day.
They have chairs, beach toys, food, radios and tents.
You speak with them and remark that it is a private
beach. Their retort is simple and to the point: prove
it. Things get a little heated. You call the police. The
police come to the beach and listen to both sides.
Their retort is simple and to the point as well: prove
it. Prove that you own this beach.
This is a rather new phenomenon that Ontario is
experiencing. The first I heard of it was up in Wassaga Beach on Georgian Bay. The dispute arose over
the right to fence in beach property to the water’s
edge. The home owner did not appreciate the public
walking or hanging out on his beach property. He
erected the fence but in doing so, caused the public
to wade out into the water, to get to the other side
of the beach so as to continue their walk. Tempers
flared and the police were called in. The home owner
had to prove that he owned the beach and the public
had to prove they had the right to enjoy the beach at
the water’s edge. The courts became involved. People
became involved. And with the media picking up
the story, a new movement was born. It was known
as “Take Back the Beach.” Their goal was to convert
private beach ownership back to Crown land so ev-
14
eryone could enjoy the beach.
That very summer “Take Back the Beach” took up
roots on the shores of Lake Erie. Suddenly the quiet pastoral shores of Fort Erie were disrupted with
pick-up trucks flying banners that read “Take Back
the Beach.” They would go from the public beach
parking lot onto the beach and drive along the sand
of Thunder Bay Beach and Bay Beach of Ridgeway.
Sides were taken and the quiet understanding of
private beach ownership was under attack.
Another challenge of beach ownership could come
from the sale of the property.
Perhaps the family can no longer hold on to the
property. With property taxes ever higher on lakefront properties, it takes a deep pocket to absorb the
continued cost of ownership. The youngest generation feels with heavy hearts they must say goodbye
to their beloved beach house and enter into contract
to sell with a real estate agent and does so for the
first time in 100 years.
The real estate agent begins the process of due diligence on the property in order to prepare the listing
before it is offered to the public. An important place
to start is with the Land Registry Office. With access
to the on-line service, a real estate agent is able to
investigate the size, recent sales history, and tax assessment of the lot. It also shows the lot much like a
survey or an aerial shot with the dimensions that are
registered, clearly marked. If you own the beach, this
aerial diagram should supply the evidence. It will
also show your neighbour’s lot lines which in many
cases can be very different from yours. One property
might show ownership to the water’s edge while the
next shows ownership right into the water, perhaps
as far out as 100m. This is known as a water-lot.
The property owner would actually own the water
and would have the legal right to inform mooring
boats or swimmers that they are trespassing. One
would think that there would be conformity from
one property to the next but such is not the case.
This might be explained by the age of these lots.
Most were created back in the mid-1800s when the
Crown, the representatives of the Queen of England,
either sold or bequeathed the waterfront and adjoining land to the first land developers and farmers in
the area. They in turn severed and developed roads
and lots and registered them with the regional provincial land registry office. In the case of Niagara,
they would have gone by horse, carriage, boat or
train to the Welland office. Over the years the land
would change hands or be passed down from one
generation to the next. And perhaps that’s where
errors could change the status of the land. Suppose
Lot 68 originally had Parts A, B, C and D drafted
in two separate deeds with Part A being the beach
on one and Parts B, C and D being on the other.
Over time and the drafting of new deeds amongst
generations of the family, Part A might be mistakenly dropped from the description of the property.
All parties of the transaction might rightly assume
that the property extended to the beach but maybe
no one actually caught the deletion. And maybe no
one at the municipal tax office caught the deletion.
Your family has been paying property taxes on this
beach front for the last 100 years but the present day
registered description of your property with the land
registry office shows that the property line stops at
the grass and the sand. You can’t sell the property as
beach front because you don’t own the beach lot any
more. What a frightening discovery to make! And
just when you want to sell. You now have to prove
you own the beach. So where to begin?
In both scenarios, it all comes down to the original
deed(s) of the property. If you don’t have one, you
can try a search at the land registry office now in
St. Catharines. You can conduct the search yourself,
you can hire a search or have your lawyer order one.
You may not find the original deed but there might
be a tree of title, where one deed from the past has
descriptive words of the lot. If it says “to the water’s
edge,” you should own the beach. If it says “into the
water,” you own both the beach and a water lot. The
actual dimension will change with the level of the
water so that is not as important as the wording.
If the police and beach squatters are challenging
your ownership have a copy of your deed handy. Let
them read it.
If you know you own the beach and have been
paying taxes on it, but the deed you have does not
have the wording “to the water’s edge,” is there
anything you can do? Like my example, if Lot 68
Part A,was discussed in one deed but Part A is now
omitted and there is no “party” or owner on title
to this part A in the land registry records then,
one should have a very good case with reclaiming
ownership. An application can be brought forward.
A new survey of Registered Plan and consent of all
neighbours abutting the property would have to be
collected. One would have to prove that no one has
challenged your ownership for the many years you
have been paying taxes on the property. You would
be claiming among many things: “Adverse Possession.” The interesting feature to this application is
that one of the neighbours would be the owner of
the water, the Crown. The Queen’s representatives
at both the provincial and federal level would have
to consent to your application. If your beach front is
near the St. Lawrence Seaway, the canal or any lighthouses, your application would need consent from
other governing bodies. They will have 30 days to
challenge your application. With no challenge, your
application goes to the Court where the final verdict
will be decreed. Talk about a nail biting situation!
If you are a beachfront owner, I recommend you
read your deed and find the oldest one on record.
Look for any discrepancies or omissions. You want to
be prepared if ever your ownership is challenged.
Sally Miller is a sales representative with Sally McGarr Realty
Corp., Brokerage. For more information please call 905.988.3019
or visit www.sallymillerproperties.com.
All rights reserved. No copying or re-blogging without permission
or credit given to the author.
mcgarrrealty.com
mcgarrrealty.com
15
A home inspection defined
Make sure you receive enough detailed information in order
to make a wise purchase decision.
BY GEORGE COOMBER
W
hen considering a home inspection
for your home there are two primary
things to consider. The first question
to ask a prospective home inspector is “how long
does the inspection take?” A thorough professional home inspection should take between four
and five hours. If you are told that an inspection
should only take about an hour and a half—this
is not an inspection. It is a walk-through.
The second consideration is the content of
the home inspection. It might be a good idea
to ask for a sample inspection report. All the
information provided in an inspection report
should only pertain to the specific home being
inspected. The report should also contain numerous photos documenting any “areas of concern.” Often home inspection binders contain
vast amounts of pre-printed general information
about homes. This type of report does not pro-
16
vide the specific and detailed information you
need to make a wise purchase decision.
The content of a good inspection report covers
many areas. Special attention must be made to
the exterior of the home. The most expensive
damage to a home usually has an outside source.
What is the topography of the property? Are
“If you are a home owner
and are considering listing your
home, you may want to
consider having your home
inspected before listing.”
the grounds slanting toward or away from the
house? Are the sidewalks and driveway correctly
slanted? What is the condition of the roof? There
are enough areas to observe on the exterior of a
home to require about 90 minutes of inspection.
Upon entering the home, all floor levels need
to be inspected including the attic. The basement
area probably takes the most time of any inspection. Electrical, plumbing, heating and air conditioning, foundation walls and structural supports
need to be detailed. The main floor may cover the
kitchen, dining room, bathrooms and bedrooms.
Any upper floors may have bedrooms and an additional bathroom. Access to the home attic is
very important. Observing the attic area will tell
if there is proper air flow in the home. The type
and amount of insulation will reveal the home’s
insular qualities.
Most often home inspections are requested by
potential home buyers. If you are a home owner
and are considering listing your home, you may
want to consider having your home inspected
before listing. This will help in establishing the
true value of your home. Having a current home
inspection report available to prospective home
buyers will add greater integrity to your listing
and will set your home apart from other homes
listed in the community. Home owners may also
require a home inspection for the personal maintenance of their home.
George Coomber of Time Shadows is a fully accredited home inspector and can be reached at 905.321.0437 for more information.
mcgarrrealty.com
Are you sure you can
afford your dream home?
Before looking for your next home, determine
whether or not you qualify by speaking to a
licensed mortgage broker.
BY JOHN VAN DRIEL
R
ecently, many home buyers have been turned down for financing,
for the home they had their realtor draw up an offer for.
They are usually not aware that the qualification criteria for
mortgages have changed over the past several months. Canada Mortgage
and Housing, the insurance arm of the federal government, has tightened
down substantially in view of the news that Canadians seem to have
excessive debt levels.
This results in wasted time by the buyers, real estate agents and others.
Virtually every home buyer should take the time to have a brief meeting with
a Mortgage Broker, to determine if, and at what price, they might qualify for.
They are always happy to speak with home buyers, and run them through
the numbers and the support documentation they now require. There is no
charge for this service, and often, issues come to the surface, such as blemishes on a credit report the buyer was not aware of. It’s always best to know
ahead of time, and we can usually advise folks how to improve their credit
scores, and save them a lot of aggravation. Remember, a poor credit score will
always come back to haunt you.
New rules such as full quali“It’s much better
fication for “A” lending for the
to know your situation
self-employed, lower loan to
out front, rather than
value percentage financing, rebeing
disappointed after
duced amortization periods, and
many showings, and much
increased support documentatime wasted.”
tion requirements, all have a major affect on the ability to qualify
for a mortgage today. Deals that would easily have been completed several
months ago are now being rejected. Many first time buyers are being forced to
settle for “B” lending, which means higher interest rates, and lower prices of
homes that they would qualify for. It’s much better to know your situation out
front, rather than being disappointed after many showings, and much time
wasted. We serve as a filter for realtors and clients alike, and sometimes can
even get them qualified for homes at a greater value than what they thought.
It is as important to also interview your mortgage broker as it is your
realtor. A broker/agent should be fully licensed by the Financial Services
Commission of Ontario, have at least five years of experience, be connected to
35 or more banks, credit unions, mortgage companies, trust companies, and
at least 10-20 private lenders. Buyers need to feel comfortable that he or she
is not just in it for the commissions they can make—most compensation is
covered by the lenders; but they also need to have the client’s best interest at
heart. Local firms are best since it’s best to sit face to face with your advisor.
John Van Driel is a licensed agent for The Mortgage Shopper located at 44 Carlisle Street
in St. Catharines. He can be reached at at 905.984.8813, 1.877.984.8813 or contacted
directly at 905.341.2542. For more information about The Mortgage Shopper please visit
www.mortgageshopper.ca.
mcgarrrealty.com
17
How to ensure a smooth closing
Your lawyer can help you with all the details when closing on your
new home. However, here are some tips to get you on your way to a
smooth buy/sell experience.
BY TERENCE J. DONOHUE
S
ometimes closing day can be stressful, particularly if you are selling and buying on the
same day. But there are some steps you can
take to make the process enjoyable and remove
some of the worries.
1. Consider Using a Bridge Loan
If you complete your purchase on one day and
close the sale a few days later, you will eliminate
the worry of a delayed closing on your sale. This
can be achieved by using a bridge loan. Usually for
only a few hundred dollars, your bank will fund the
purchase with a bridge loan, in addition to your
mortgage, and you will have a few days to move
into your new house without the pressure of waiting for your sale to close first.
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2. Meet Mortgage Loan Conditions Early
In most mortgages, the loan agreement that you
sign after applying for the loan contains conditions. If you meet all of your mortgage loan conditions well in advance of the closing date, you
can eliminate the risk of the bank cancelling the
mortgage loan.
3. Call the Utilities
You should call hydro, gas, and water two to three
weeks before the closing date of your transactions.
They will ask for new contact information and on
the sale will arrange for the reading of the meters
on the closing date.
4. Time the Movers
If you decide to complete a sale and purchase on
the same day, it is best not to arrange for the
movers to show up to load your furniture at 8:00
a.m. Depending on the distance to be traveled
from your old home to your new home, it is best
to have them arrive in the early afternoon in case
your sale is delayed.
5. Discuss Future Use
You should discuss with your lawyer your intended use for the new property. If you intend
to convert the property into a duplex or triplex,
or to build an in-law suite, your lawyer can conduct a zoning search to determine whether your
intended use is permitted under the municipal
zoning by-laws.
Your lawyer is there to help you with the details
of closing your sale and purchase. As soon as the
purchase closes, you will get the happy phone call
to say that your keys are ready to be picked up and
you can move into your new home.
Terence J. Donohue, Barrister and Solicitor is a real estate lawyer
located at 11 Raymond Street in St. Catharines. For more
information please contact 905.684.8533.
mcgarrrealty.com
Should I renovate or relocate?
“…the goal of any homeowner is to
have a well-organized, functional space
that they and their families can sink into
at the end of a long day and relax.”
BY ALICE ANNE HART
W
ith the fall season now upon us, many
homeowners are evaluating their spaces with a critical eye and considering
their options in terms of sprucing up or moving
on. The change of season often finds us questioning whether our current spaces fit our current lifestyles. There are many factors to consider including
potential maintenance issues, lack of adequate
living space, aging kitchens and bathrooms, and of
course—location, location, location.
One of the best ways to settle the “renovate
or move” question is to hire the services of a seasoned interior designer. Designers are talented
communicators and information gatherers who
provide a clear conceptual direction, and offer
innovative and environmentally conscious designs. Armed with strong design principles and
discipline, their job is to walk a client through all
phases of the design process.
To sell or renovate is never an easy question—but
a designer can provide services that will help a client identify the best suited level of renovation, and
then work to meet their aesthetic expectations and
financial objectives.
mcgarrrealty.com
When I first discuss renovations with a
client, I provide them with the following
three options:
Level One – The Face Lift: This level of renovation revamps existing spaces by replacing outdated
finishes such as floors, counters and light fixtures,
adding fresh paint, and addressing furnishings and
window treatment options. This is the least expensive option and will provide a client with a fresh
environment. However, it doesn’t address the space
issues that often face growing families or the barrier-free features that aging clientele require.
Level Two – Reconfiguration of Existing Floor
Plan: This level allows clients to open up their
space and enlarge areas where they would benefit
the most, whether it’s adding functional storage, a
new kitchen and bath or revising and deleting small
ineffective areas. This option is more expensive with
a greater disruption time, but it can present modifications that provide higher functioning, multi-use
spaces with greater long term benefits.
Level Three – Expansion with an Addition: This
is by far the most expensive option but it can also
deliver the greatest results. An addition enables a
client to change their space and how they function
within it. There are limitless options in terms of how
to expand. These include everything from adding entire new wings to reconfiguring an exterior façade to
include porticos, garages or second stories. The list is
unlimited. Unfortunately, most clients’ budgets are
not. It’s not unusual for a project’s budget to double.
Upgrade changes to original plans are commonly
the contributing factor, and shouldn’t be ignored
when a client is considering renovation as an option.
In the end, I feel the goal of any homeowner is to
have a well-organized, functional space that they and
their families can sink into at the end of a long day
and relax. Whether you achieve this by renovating
your home or purchasing a new one, the most valuable tip I can give is to hire a professional.
Alice Anne Hart is an interior designer and consultant located at
168 Dalhousie Avenue in St. Catharines. For more information
please call 905.935.4409 or email [email protected].
19
ONESource Moving
Solutions for Seniors
Certified St. Catharines-based firm helps Niagara’s
seniors manage the stress of moving.
BY SCOTT LESLIE
I
f you or someone you love is having trouble coping with the physical
and emotional aspects of moving, ONESource Moving Solutions for
Seniors is ready to lend a helping hand.
Established in 2008, ONESource is a team of full service move experts.
Their staff will come to the client’s home for a free one-hour consultation.
ONESource will then help with the entire moving process including organizing, downsizing, selling items, packing and moving, unpacking, setup, and
designing the client’s new space. ONESource can even create a new home
that’s comfortable and suited to the client’s needs and physical abilities.
“Busy families really appreciate having a personal move manager there
to oversee all the details,” explains Nancy Campbell, the owner and operator of ONESource. “They often call us when they need assistance with
their loved ones. Our services are used by older adults, children with aging
parents, banks and trustees, geriatric care managers, lawyers, senior
living communities, physicians and health providers.”
Nancy says ONESource has also been a godsend to professionals in
the real estate market.
“About a month ago, I received a call from a real estate agent who was in
a difficult situation,” she says. “The agent had met with a prospective client
several times, and the client was reluctant to put her house on the market.”
Although the older woman wanted to sell, the client (a Mrs. Smith)
had lived in her home for over 30 years and was unsure how to sort and
disperse her belongings. To complicate matters, she had trouble getting
around and her adult children were only able to help out on weekends.
The real estate agent finally told Mrs. Smith about ONESource and
assured her they could help.
The next day, ONESource arrived at Mrs. Smith’s home and spent
several days sorting through her belongings. By working with the client,
Nancy was able to identify what should go to family, friends or local
charities. This ultimately eased the client’s burden and helped Mrs. Smith
list her home much faster.
“With that one phone call,” Nancy says, “the agent was able to address
the client’s concerns, get the home ready for sale, and get a listing. The
agent said, ‘I wish I’d contacted you in the first place!’”
Training plays an integral part in the ONESource operation. Nancy
is a Certified Relocation and Transition Specialist, having met rigorous
training, ethics and insurance requirements. (ONESource is the only
senior move management firm in Niagara with this intensive training.)
Nancy’s employees are also fully trained and insured, and have undergone
criminal background checks for their clients’ protection.
A winner of Niagara Entrepreneur of the Year in 2011, Nancy is now
celebrating her fifth year in business—but has no plans to rest on her
laurels. She and her team remain committed to helping seniors at one of
the most difficult times of their lives.
“Our company has become the one source to call to help older adults
with their moving and transition needs,” she says. “We take the stress
out of changing their address.”
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mcgarrrealty.com
mcgarrrealty.com
21
Why hire a
property manager?
Why should a property owner or board of
directors hire the services of a professional
property manager?
BY PETER R. GRECO, B.A., CPM, RCM
A
n owner of a rental building and a board of directors of a condominium corporation are not only responsible for person’s
homes, they are operating a corporation, a business, and in
the business world, you require the services of professionals to run a
successful business.
A property manager is educated and trained to manage properties with
the goals of maximizing revenue, reducing expenses, and preserving the
quality and condition of a property.
Property managers wear many hats. They must have a strong understanding of governmental acts such as the Condominium Act and the
Residential Tenancy Act, be knowledgeable of accounting and financial
management, as well as physical property, and have excellent communication and customer relation skills.
Property managers manage all aspects of the operations of a property and
the property owner enjoys the benefits of the return on their investment
in the case of a rental property, and condominium owners
“A property manager
enjoy carefree living in their
will save the property
homes without having to deal
owner money as they
with maintenance and repairs,
will have buying power
emergencies, etc.
based
on the size of their
Property managers will have
management portfolio.”
access to a number of qualified
contractors that can provide regular hour services as well as after hours emergency services. Your property
manager should also provide 24-hour answering service for emergencies.
A property manager will oversee all maintenance matters, obtain quotes,
and ensure contractors are capable of completing a job. They also carry the
necessary insurances to protect the property owner. A property manager
will save the property owner money as they will have buying power based
on the size of their management portfolio. The manager will have preferred
pricing with suppliers, trades, banks and insurers. Ultimately, this will
benefit the property owners.
A property manager is a professional and should have work experience
but education is also important. Your manager may have formal education at the college or university level and there are also designations
that can be achieved in the industry. These designations are Certified
Property Manager and Registered Condominium Manager. You should
also complete your due diligence by obtaining references and interview
the managers to ensure their philosophies, management style and qualifications fit with the property owner’s goals and objectives.
Peter R. Greco, B.A., CPM, RCM is the president of Cannon Greco Management Limited
located at 28 Duke Street in St. Catharines. For more information please call 905.687.6933
or visit www.cannongreco.ca.
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mcgarrrealty.com
This is just a sampling of
what listings the McGarr
Group currently has and we
have access to thousands!
•••••••••••••••••••••••••••
Call us at 905.687.9229
or 905.468.9229
or visit McGarrRealty.com
151 PARNELL ROAD #55 & #77
Choice of two 3 bedroom townhomes both on
Parnell Road. One with major updates....one a
bargain. Both vacant and ready for immediate
possession. Close to bus, parks and schools.
Unit 77: $145,000 (photo above)
Unit 55: $123,000
242 OAKDALE AVENUE #312 • $125,000
Price reflects upgrades to come. Expect new
laminate flooring, series 800 doors, baseboard.
Come see it now and have a say in the changes!
Updates include new roof, recent windows, paved
parking, landscaping, fencing, lobby & hallways.
Cheaper than rent & low condo fees!
55 OAKLAND AVENUE • $142,900
Traditional 2 storey home in “OLDE”
Welland. Very nicely appointed and well
kept 3 bedroom home features newer kitchen,
gleaming hardwood floors and natural wood
trim, double car garage on a generous sized lot.
A pleasure to view and show.
1486 THIRD ST LOUTH • $159,900
Residential building lot rural setting close to
amenities, mature treed lot bordered on the back
side by a stream. 243.51 x 343.76 irreg making up
1.64 acres (buyer to verify). Niagara cons authority
has a building requirement doc that must be
compiled with for a building permit to be issued.
181 DERBY ROAD • $180,500
Nothing to do, but move in! Lovely 3 bedroom,
2 bathroom, 1488 sq. ft. open concept home
steeped in Crystal Beach history. 20k in new
improvements since 2010. This home brings the
outdoors in with 3 big decks. Priced well for so
much house & property. A pleasure to show.
91 ROSEDALE AVENUE • $183,700
Charming 1½ storey in quiet neighborhood.
Exposed wood beams, wood burning fireplace,
large eat-in kitchen, 3 spacious bedrooms, no
carpet. Professionally insulated top to bottom &
waterproofed basement. Fabulous private back
deck. Shed converted to garage.
18 ROMY CRESCENT • $191,900
Freshly decorated & renovated freehold
townhome end unit. 3+2 bedrooms, bathroom
on each of the 3 levels. Attached garage with
inside entry. Wood f/p in spacious living room.
Patio doors lead to quaint & private back yard.
Great investment property. Ready to move in!
3 TOWERING HEIGHTS BLVD • $199,900
Unit 1001 at Southgate - one bedroom plus
a den open concept executive condo featuring
hardwood floors, large windows with scenic
views, pool, underground parking & much more
in the prestigious Southgate Condominium. Great
unit in sought after building.
6328 ASH STREET • $199,900
Spacious 3 bedroom bungalow that features
lower level in-law suite with second kitchen.
Large recreational room and 3 piece bath.
Attached garage, large fenced in yard with
concrete patio. Close to amenities and bus route.
Great opportunity!
7 GALE CRESCENT #108 • $244,900
Spectaculer views throughout this main floor
2 bdrm/2 bath unit with 1,580 sq ft of finished
living space. Generous LR & DR areas, office,
designer maple cabinets compliment granite &
stainless appl, master with walk-in & ensuite.
Pantry & large storage room. Wheelchair access.
513 CARLTON STREET • $245,000
Exceptional brick bungalow with a very
sought after attached double garage for hobby
enthusiasts. Private back yard with pond
and covered patio for lounging. 3 bedrooms,
2 bathrooms, 2 kitchens, sun room and
hardwood floors.
mcgarrrealty.com
23
41 JOHN STREET • $249,900
Large family home on a corner lot in Port
Dalhousie. Flawless interior! Totally upgraded
& renovated. 3+1 bedrooms, 2nd floor den/TV
room, finished rec room with bar. Enjoy the views
of the Henley from the Juliet Balcony. Detached
1.5 car garage with workbench.
37 ROSEMORE ROAD • $252,000
Lovely 3 bdrm bungalow offers stylish
upgrades on picturesque mature lot in pleasant
neighbourhood. Improvements include hi-eff
furnace, 20k in landscaping featuring a BBQ
pad, fire pit & dining area. Updated kitchen.
New 4-pce bath. Original hdwd in LR & bdrms.
33 COLONEL LYALL STREET • $253,500
1560 sq. ft. one of the largest townhomes in
complex. Upgraded kitchen with Quartz counters,
breakfast bar, hardwood flooring, large master
suite with walk-in closet & spa like ensuite.
Balance of Tarion Warranty. 3 bdrms, 2 ½ baths.
End unit. Walk to the canal & nearby parks.
2799 ST. PAUL AVENUE #107 • $244,900
Lovely main level 2 bedroom, 2 bath suite.
Doors lead to a private, ground level patio
and garden area giving this condo the feel of
a bungalow town home. Near new and highly
upgraded, get ready to unpack and live the
condo lifestyle!
142 GENEVA STREET • $257,000
Updated with attention to retaining the natural
character of this home. Historical colours,
attractively sided. 3+ bdrms 2 full baths with
double drive parking & a deep fenced & private
yard. Main floor has updated kitchen, character
wood trim, living & dining/sitting room.
552 LAKE STREET • $277,500
North-ender with pool! 3 bedrooms + 2 full
baths in this bungalow with approx 1,600
sq. ft. finished. Awesome yard with large pool
house, multiple patio areas & inground pool.
Several big component upgrades as well. Highly
convenient north end location.
31 CLAIRMONT STREET • $325,000
Elegant stately charmer! Circa 1908. Stunning
2575 sq. ft. brick 1½ storey home with an
entertaining wrap around verandah, high
ceilings & baseboards and a rich wood staircase.
Impressive main floor and 3 upper bedrooms
all with walk-in closets. Private double lot.
59 ST. PAUL AVENUE • $325,000
Custom home to be built in the established &
popular Stamford Green township of N. Falls.
With 50’ frontage, this home offers a ‘build to
suit’ opportunity for the buyer, allowing choice
& control in the finished product. Plans call for a
1,400 sq.ft raised bungalow w/ attached garage.
174 MARTINDALE ROAD #3 • $330,000
Executive raised ranch bungalow townhome!
Newly painted, end unit, 1800 sq. ft. of living
space, new ceramic & hardwood flooring,
california shutters, & upgraded kitchen. Open
concept main flr living. 3 bdrms, 3–4 pc baths.
Large rec room. Great location. 2 parking spots.
46 HOMESTEAD DRIVE • $334,500
Calling all real & wanna-be chefs. 2013 kitchen
renovation 50k plus. All the bells & whistles
plus leathered granite. Private yard near hidden
park. Well maintained. 3 bedrooms, 2 ½ baths.
Fabulous home set up for entertaining and great
location. Move in ready!
33 STERLING STREET • $335,000
Grand foyer with circular stairs, formal living
& dining room, and family room. Entrance to
kitchen from garage. 3½ baths, 3 large bdrms with
a spacious master suite and convenient laundry
room. Professionally finished lower level with
fireplace, built in shelves and more.
7 JELLICOE DRIVE • $339,000
2154 sq. ft. home, just off Simpson Road. Along
Lake Ontario walking trails, 4 bedrooms, family
room with fireplace plus an attractive kitchen
with a new deck in 2012. Fully fenced, private.
This is an outstanding family area. Pristine
and finished on 4 levels. Close to great schools.
24
mcgarrrealty.com
2740 PORT ROBINSON ROAD • $339,000
You must see this extra large 2565+ sq. ft. country
home set on .34 of an acre near Fonthill business
section. With 5 bedrooms, 4 bathrooms, spacious
open kitchen, oversized garage and pool, it is
perfect for the growing family! Uniquely designed
backsplit.
6949 THOROLD STONE ROAD • $340,000
Great cape cod styled home on an extra large,
park like, lot with 129 feet of frontage on
Thorold Stone Rd. Home features: 4 bedrooms
and 3 bathrooms, bright sunroom, large 28 x 14
deck, mature trees, detached 2 car garage, fenced
yard. Possible development opportunity.
2770 EFFINGHAM STREET • $355,000
The hike starts here! Beautiful Shorthills Park
is your neighbour in this comfortable 1,391
sq. ft. bungalow. Master with 2 pce ensuite bath
plus large and gorgeous main bath. Patio doors to
deck and views of the 1.6 acre property. Recent
updates include: f/air gas furnace, roof & more!
4034 #20 HIGHWAY • $379,900
Spacious & charming Victorian home...situated in
the outskirts of Fonthill. Recent updates include
new roof, eaves, septic system, cistern, weeping
tile, oil tank & plumbing & electrical. Original pine
flooring & 9 ft. ceilings. 2400 sq ft. two-storey, 4
bedrooms, 2 baths on 1.5 acres.
10 LOWER CANADA DRIVE • $405,000
Wonderful 3+1 bdrm, 2 storey home in desirable
Garrison Village, NOTL. New kitchen, ceramic
flooring and windows. California shutters,
Limestone wooden garden shed & aluminum
deck. Enjoy the waterfall & fish pond in your new
back yard. Great place to raise a family.
40 DIANA DRIVE • $424,900
Lovely 3 bedroom, 3 bath bungalow on quiet
court. Vaulted great room with maple hardwood.
Inviting kitchen with shaker cabinets & breakfast
bar. Large windows on both levels. Partly covered
2-tiered deck overlooks garden. Oversized heated
garage. Main floor laundry and so much more!
65 HIGHLAND AVENUE • $425,000
Exceptional golf course setting! Stunning 4
bedroom traditional home with wood floors
throughout & a beautiful family rm addition
with f/p & vaulted ceiling. Entertaining size
living room with wood burning f/p & a large
dinette with golf course views & skylights.
25 WEST FARMINGTON DR • $429,999
No need for a cottage. Double lot. Tennis Court.
Privacy. 3 bdrms, 4 baths. Master Suite has an
ensuite. The kitchen has granite counters & a view
of the inground pool. Vaulted ceilings in the living
& dining rms. Laundry is conveniently located on
the main floor. Basement is partially finished.
2582 SILVAN STREET • $449,900
Stunning custom built home (2000) in Mount
Forest neighbourhood. Professionally landscaped
with a parklike private yard. Open concept
mainfloor with vaulted ceilings & oversized
windows. Massive master bdrm with walk-in
closet & ensuite. 3 bdrms, 3 ½ bath.
5 CARN CASTLE GATE #39 • $464,900
3 bedroom, 4 bathroom condo townhome in
upscale Harbour Pointe. Vaulted great room with
lots of natural light, gorgeous designer kitchen,
elegant separate dining room. Tastefully finished
lower level. Beautiful pool area surrounded by
lush gardens. Steps to the lake.
9379 HENDERSHOT BLVD • $469,900
Custom home to be built in the Fernwood
Estates area by Niagara Pines Builders. “Build to
suit” opportunity for the buyer, allowing choice
& control in the finished product. Plans call for
either a 1400 sq ft bungalow or bilevel, in the
$360,000 range, or as shown, a 2700 sq ft 2 storey.
1420 FIFTH ST LOUTH • $500,000
Think agricultural tourism. Over 850 feet
of QEW exposure in Niagara Wine Country.
100,000 cars/day x 365 days a year = 36 million
people seeing your home based business! Zoned
Agriculture. 4 acres, 3+1 bedrooms, 2 bath
and many updates!
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398 PELHAM ROAD • $598,500
Not your average. Dramatic ceilings, a wall of
windows and beautiful finishing materials greet you
in the front foyer of this custom, former model built
by Rinaldi Homes. With square footage nearing
3,500, the above grade living space is impressive yet
warm and comfortable.
63 YATES STREET • $599,000
Heritage character & a visually pleasing mix of
architecture contribute to the feel of this tree lined
street. 3 storeys, large, spacious rooms featuring 6
bdrms, 4 baths, lots of hardwood, f/p, sun room,
ravine lot & attached garage. Walk inside & feel the
history & charm of yesteryear!
6 WATERSEDGE CIRCLE • $670,000
Fabulous home for extended families. Fully
wheelchair accessible & 3 flr elevator access! All
main floor living or reside on all levels. Large
pie-shaped lot. Up to 6 bdrms, 4 baths, eat-in
kitchen, formal LR & DR. 2 family rooms, 2 gas
fireplaces. Quiet circle. Steps to the Lake.
294 SIMCOE STREET • $699,900
Welcome to the Clark-Warner Home ! Built in 1877,
this well kept 3 bedroom home sits on a beautiful
60 ft x 208 ft lot in a prime location in the heart of
Old Town. Renovate or build an addition. Endless
possibilities. Steps to town and the lake! This
property is truly special.
5109 LEONARD CRESCENT • $700,000
“A retreat in the woods.” Stunning custom
entertaining bungalow tucked away amongst 9
acres of towering trees yet mins to major shopping,
Q.E.W., golf courses & wineries. Large picture
windows for expansive views, party decks, patios. A
very special home & location.
270 LAKESHORE ROAD • $729,000
Unsurpassed waterviews of the Niagara Parkway,
this home was built to impress. 4500 sq. ft. of
quality & comfort. 4 large bedrooms all ensuite,
formal dining & living room with lake views.
Minutes from the QEW & Buffalo; it’s closer than
you think. A home to be experienced.
853 QUEENSTON ROAD • $799,900
Spectacular custom 3 bedroom home on a
one acre lot overlooking Niagara’s vineyards!
Soaring ceilings, lots of natural light, captivating
views! Chef’s kitchen with granite/island.
Luxurious master suite. Spacious family & rec
rooms. Triple garage!
1397 YORK ROAD • $800,000
Prime
Village
Commercial
Development
Property in St. David’s/Niagara on the Lake.
High traffic 4 corners in St. David’s. Present
use-Multi-res, vacant residential lot attached.
Offers many possibilities. Good current rental
income. Impressive 155’ frontage on York Road.
720 LAKE STREET • $868,000
Nothing better than this! At the end of Lake Street
& only steps from the waterfront trail, you will
find this amazing, executive bungalow with high
ceilings, exquisite bathrooms, 4 fireplaces & a triple
garage. Over 5,000 sq. ft. of finished living space for
the ultimate in entertaining.
6651 FLORA COURT • $895,500
Grand & stunning! A true beauty top to
bottom, inside and out. $100k in the backyard
alone! 4,493 sq.ft. above grade plus fully
finished lower level. 5 bdrms, 5 baths, butlers
pantry, beautifully appointed throughout. Heated
salt water pool, patios & full landscaping.
55 YATES STREET • $1,290,000
Elegant by-gone era! Entertain in style in the
formal rooms or in the back terraced gardens with
pool, fountains & patios. Cook in the BBQ house
or play cards in the card room. The current owner
has added some modern touches & restored some
original unique features for the discerning Buyer.
45 FOREST HILL ROAD • $1,300,000
Exquisite private estate in the heart of the city.
This stunning home was totally done with non stop
attention to detail. 4+1 bedrooms, 3½ baths.
Perfect combination of formal and informal
living. Outstanding setting with total privacy and a
treed valley background.
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Untitled - The Business Link Niagara

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