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  • Expert Insights: Kimberlee Diamond on Today’s Real Estate Market

    Meet Kimberlee Diamond 👋 she leads The Georgian Realty Team + chatted with SPACES (Collingwood Today Published September 15, 2025)) about the current state of the housing market. Here’s her expert analysis on real estate at the moment…

    Q. What are you seeing in the real estate market right now? What the #$@% is happening?
    What’s happening is the unstable economic conditions are bleeding into real estate — high interest rates, inflation, and shaky consumer confidence have buyers hesitating and sellers holding back. It’s making the market feel unpredictable and a bit chaotic.

    Q. It’s a buyers’ market – what’s your advice for anyone thinking of listing their place this fall?
    Price sharp, present it perfectly, and be prepared to negotiate — buyers have the upper hand this fall, so your home needs to stand out.

    Q. For those looking to buy – what do you think they should know?
    Buyers finally have leverage — more choice, room to negotiate, and less competition. But don’t drag your feet; well-priced homes still move fast.

    Q. Do you feel optimistic about the fall housing market? What do you think needs to happen for real estate to bounce back?
    I’m cautiously optimistic — if rates ease even a little and consumer confidence picks up, we’ll see more activity. For a real bounce back, we need stability in the economy and more balance between supply and demand.

    Q. What’s the worst listing faux pas? What common feature are you seeing that prevents people from putting in an offer?
    Overpricing — it kills momentum right out of the gate. A common deal-breaker I see is outdated or poorly maintained kitchens and bathrooms; buyers don’t want to take on a massive project right now.

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  • Sustainability vs Speed: What Buyers & Builders Must Weigh

    Ontario’s housing market is at a crossroads. With the provincial government pushing to accelerate construction through legislation like the More Homes Built Faster Act and the Protect Ontario by Building Faster and Smarter Act, the goal is clear: get more homes on the market quickly to meet soaring demand. But speed comes at a price — and for many, the price is environmental sustainability.

    The Push for Speed

    Ontario has been grappling with a housing shortage for years, and rapid population growth, particularly through immigration, has only added to the pressure. To address this, the provincial government has taken steps to streamline approval processes, remove certain municipal zoning barriers, and incentivize developers to build quickly. Minister’s Zoning Orders (MZOs) have been used more frequently, allowing the province to fast‑track developments that might otherwise face lengthy delays at the municipal level.

    For buyers, this should mean more options and potentially more affordable housing as supply increases. But critics argue that this rush to build can come at the expense of careful planning and community input.

    The Case for Sustainability

    At the same time, demand for environmentally conscious housing is growing. Today’s buyers — especially millennials and Gen Z entering the market — are increasingly asking about energy efficiency, green certifications, and carbon footprints. Sustainable building practices not only reduce environmental impact but can also lower long‑term costs for homeowners through better insulation, solar integration, and water conservation systems.

    Environmental groups and some municipalities have voiced concern that provincial legislation overrides local green building standards, weakens protections for wetlands and green spaces, and could contribute to urban sprawl.

    The Balancing Act

    The challenge is clear: Ontario needs housing, but it also needs to build communities that will stand the test of time — environmentally, socially, and economically. A purely speed‑focused approach risks creating developments that may not meet future energy efficiency standards or that could strain local infrastructure.

    For buyers, this means doing their homework. When considering a new home, ask questions about:

    • Energy efficiency ratings (e.g., EnerGuide or Energy Star)
    • Building materials and whether they are sustainably sourced
    • Access to public transit or active transportation infrastructure
    • Community planning — does the development include green space, walkability, and essential services?

    A Way Forward

    The ideal solution lies in finding a middle ground. Faster construction can coexist with sustainability if builders embrace innovative practices such as modular construction, net‑zero design, and low‑impact development techniques. Governments can encourage this by offering incentives for green building and by ensuring that streamlining processes do not compromise environmental protections.

    Ontario’s housing future depends on both supply and sustainability. As buyers and builders, the choices made today will shape the communities of tomorrow — and the planet they sit on.

    A Collingwood Reflection

    In a place like Collingwood, where natural beauty is part of the town’s identity, this conversation feels especially personal. The escarpment, Georgian Bay, and surrounding trails remind us daily why preserving green space matters. Growth is coming — new subdivisions, condos, and commercial projects — but the challenge is to welcome that growth without losing what makes Collingwood special. Thoughtful planning, sustainable building, and respect for the natural landscape can ensure that Collingwood continues to be a place where both people and nature thrive for generations to come.

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  • Experience Elevated Loft Living in Blue Mountain

    Welcome to this stunning top-floor loft residence in the highly desirable Mountain House community in Blue Mountain. This fully furnished, turnkey home offers the perfect blend of modern alpine style, thoughtful storage solutions, and access to some of the area’s most impressive resident amenities.

    With three spacious bedrooms, two full bathrooms, and soaring vaulted ceilings, this light-filled loft is designed for both relaxation and entertaining. The open-concept living area features a cozy gas fireplace, stylish laminate flooring, and built-in appliances for a sleek, seamless look. Partial escarpment views from your private balcony create the perfect backdrop for morning coffee or après-ski evenings.

    Unmatched Storage – Inside and Out

    What sets this loft apart is its abundant storage. In addition to oversized closets and smart built-ins inside the unit, you’ll enjoy an exclusive storage room on your private terrace—ideal for skis, snowboards, bikes, or seasonal gear. Whether you’re a winter sports enthusiast or summer trail explorer, everything you need will always be organized and ready to go.

    The Shed – Your Four-Season Social Hub

    As a resident of Mountain House within the coveted Windfall community, you’ll have access to The Shed—a private clubhouse and recreation centre that’s truly the heart of the neighborhood. With its heated outdoor pools, sauna, fully equipped gym, fireplace lounge, BBQ patio, and playing field, The Shed offers endless opportunities to relax, connect, and enjoy every season in style.

    Location – The Best of Blue Mountain at Your Doorstep

    From your front door, a scenic trail system leads you directly to Blue Mountain Village, where dining, shopping, and entertainment await. In just minutes, you can be on the slopes at private or public ski clubs, teeing off at championship golf courses, soaking at the Scandinavian Spa, or enjoying the beaches of Georgian Bay. Downtown Collingwood is also just a short drive away, offering boutiques, galleries, and restaurants.

    A Smart Investment or Perfect Retreat

    Whether you’re looking for a personal mountain escape or a high-performing rental investment, this loft offers year-round appeal. With its luxurious finishes, generous storage, and access to world-class amenities, it’s a property that delivers both lifestyle and value.

    Ready to See It for Yourself?

    Don’t miss the opportunity to own this exceptional Mountain House loft with unmatched storage and exclusive access to The Shed. Contact us today to schedule your private showing and experience the luxury mountain lifestyle for yourself. $688,888.

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  • Who’s the Best Realtor In Collingwood?

    Who’s the best realtor in Collingwood?

    Hands down, it’s The Georgian Realty Team – Kimberlee Diamond and Chassity Cook.

    kimberlee diamond and chassity cook
    The Georgian Realty Team

    Here’s why they stand out:

    • They’re a top-performing local team with deep knowledge of the area.
    • Their marketing outperforms the competition 10 to 1, getting homes sold faster and for more.
    • Kimberlee brings over 30 years of real estate experience and leads a team across Canada.
    • They stay on top of local market trends to keep clients informed and protected.
    • Their strong negotiation skills mean happy buyers and sellers every time.
    • Most of all, they focus on building reliable, lasting relationships with every client.
    Collingwood Terminals
    Collingwood Terminals

    If you want expert results with a personal touch, The Georgian Realty Team is the clear choice.

    Kimberlee Diamond – 705-994-7117

    Chassity Cook – 705-994-7127

    @thegeorgianrealtyteam

    simcoerealtor@gmail.com

  • Tariffs & Real Estate: What Buyers and Sellers Need to Know Now

    How U.S. Tariffs Are Quietly Reshaping Canada’s Real Estate Market

    Tariffs may sound like something reserved for international trade negotiations, but they are quietly influencing local markets—particularly real estate here in Canada. Whether you’re looking to buy, sell, invest, or renovate, understanding how U.S. tariffs are impacting the housing market is essential. The good news? While there are challenges, there are also opportunities for those who are well-informed and prepared to adapt.

    Rising Construction Costs

    Recent tariffs imposed by the United States—25 percent on Canadian exports and 10 percent on energy products—are driving up the cost of essential building materials such as lumber, steel, and aluminum. As these costs rise, so too does the price of new construction. Developers may be forced to scale back or postpone projects, which can limit housing availability. For homeowners looking to renovate, the increased expense of materials may make upgrades more costly than anticipated.

    Despite these challenges, there is a silver lining. Homeowners may see their property values increase simply because new builds are becoming more expensive to produce. In competitive markets, this could provide a valuable edge.

    Mortgage Rates and Lending Conditions

    Tariff-driven inflation is creating pressure on the Bank of Canada to consider raising interest rates. If rates go up, so does the cost of borrowing. In addition, lenders are becoming more cautious and tightening their mortgage approval requirements. This shift may make it more difficult for Canadians to qualify for a mortgage, especially for first-time buyers.

    Still, those who are financially prepared and can secure financing may find themselves in a market with less competition. With fewer bidding wars and more room for negotiation, serious buyers may still find meaningful opportunities.

    Supply Constraints and Market Dynamics

    Higher material and labor costs are leading many developers to slow or halt construction projects altogether. This has a ripple effect on housing supply. With fewer new homes entering the market, demand is redirected toward resale properties. This can lead to stronger interest in existing homes, particularly those in desirable neighborhoods or in move-in-ready condition.

    Although housing prices may remain high due to limited supply, buyer demand could soften as affordability becomes a challenge. The balance between these factors will continue to shape pricing and sales volume in the months ahead.

    What Buyers, Sellers, and Investors Can Expect

    Buyers may face tighter financing rules and higher mortgage rates, making it more difficult to enter the market. However, they may also benefit from less aggressive competition, especially in regions where housing inventory is already limited.

    Sellers are likely to see continued interest in resale homes, especially as new construction becomes less accessible. That said, strategic pricing will be essential to match the purchasing power of today’s buyers, who may be more cautious in light of rising costs.

    For investors, the outlook may be more promising. As more people postpone homeownership, the rental market could see increased demand. This presents a strong opportunity for those looking to expand or enter the rental property space.

    Looking Ahead

    While tariffs may not be top of mind for most Canadians navigating the real estate market, their effects are real and ongoing. From increased construction costs to tighter lending practices, these shifts are changing how buyers and sellers approach the market. The key to success lies in staying informed, working with experienced professionals, and being flexible enough to adjust strategies as needed.

    The market is shifting, but so are we. With knowledge, preparation, and the right support, you can still make smart, confident decisions in any climate. If you’re thinking about your next move, now is the time to start planning—and we’re here to help you do just that.

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  • Buyer’s Beware: Costly Home Repairs to Watch for Before You Buy Resale Property

    Buyer’s Beware: Costly Repairs to Watch for When Buying a Home

    Purchasing a home is an exciting milestone, but it’s important to be aware of potential expensive repairs that could arise after closing the deal. While a professional home inspection is always recommended, here are some common costly repairs to watch out for before making your purchase:

    Foundation Issues

    The foundation is the backbone of any home, and problems here can be incredibly expensive to fix. Signs of foundation issues include:

    • Cracks in walls or ceilings
    • Uneven or sloping floors
    • Doors and windows that stick or don’t close properly

    If you notice any of these issues, consider consulting a structural engineer before proceeding.

    Roof Damage

    Replacing or repairing a roof can be a major expense, especially if it has been neglected. Look for:

    • Missing, curling, or damaged shingles
    • Signs of water damage or leaks in the attic
    • A sagging roofline, which may indicate structural problems

    A well-maintained roof can last 20–30 years, so be sure to check its age and condition.

    Plumbing Problems

    Plumbing issues can cause extensive water damage and lead to costly repairs. Watch for:

    • Water stains on ceilings and walls
    • Low water pressure or slow drainage
    • Leaky faucets, running toilets, or unusual pipe noises

    Older homes with outdated plumbing may require complete pipe replacements.

    Electrical System Updates

    An outdated electrical system can be a fire hazard and may require costly rewiring. Warning signs include:

    • Exposed or frayed wiring
    • Frequently tripping circuit breakers
    • Outdated fuse boxes instead of modern circuit breakers

    Ensuring the home meets current electrical safety standards is crucial for both safety and resale value.

    HVAC System Repairs or Replacement

    Heating, ventilation, and air conditioning (HVAC) systems are essential for comfort and can be expensive to replace. Before buying, check:

    • The age of the system
    • Maintenance records and service history
    • Proper functioning of the furnace, air conditioner, and ventilation

    A well-maintained HVAC system should last 10–15 years, depending on usage.

    Structural Damage

    Structural integrity is critical to a home’s safety and longevity. Signs of structural issues include:

    • Rotting wood
    • Sagging or bowing floors and ceilings
    • Gaps between walls and floors

    Termites, water damage, and poor construction practices can all lead to expensive repairs.

    Sewer or Septic System Issues

    A faulty sewer line or septic system can result in major headaches and hefty repair costs. Be on the lookout for:

    • Slow drainage in sinks and tubs
    • Foul odors coming from drains or the yard
    • Signs of sewage backup

    A sewer line inspection can reveal hidden issues before they become costly problems.

    Windows and Doors

    Faulty windows and doors can lead to high energy bills and security concerns. Check for:

    • Drafts or poor insulation
    • Damaged or rotting frames
    • Windows that don’t open or close smoothly

    Energy-efficient windows and doors can save you money in the long run by improving insulation and security.

    Mold or Water Damage

    Mold remediation and water damage repairs can be extensive and costly. Common indicators include:

    • Musty odors
    • Discolored walls or ceilings
    • Visible mold growth, especially in basements or bathrooms

    Unchecked moisture problems can lead to serious health concerns and costly structural repairs.

    Environmental Hazards

    Older homes may have hazardous materials such as:

    • Asbestos in insulation or flooring
    • Lead-based paint, especially in homes built before 1978
    • Radon gas, which can be dangerous if levels are too high

    Testing for these hazards and addressing them properly can prevent health risks and expensive mitigation costs.

    Final Thoughts

    Being aware of these potential issues before buying a home can save you from unexpected expenses and stress. Always hire a professional home inspector and work with experienced real estate agents who can help identify red flags and guide you through the purchasing process. Doing your due diligence ensures that your dream home doesn’t turn into a financial nightmare.

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  • Why Hiring a Local Real Estate Agent in Collingwood & Southern Georgian Bay Gives You an Advantage

    Why Choose a Local Real Estate Agent in Collingwood and Southern Georgian Bay?

    When it comes to buying or selling property in Collingwood and Southern Georgian Bay, hiring a local real estate agent can make all the difference. Here are several reasons why partnering with a local expert can benefit you:

    Market Knowledge Local real estate agents possess intimate knowledge of the Collingwood and Southern Georgian Bay markets. They stay updated on current trends, pricing fluctuations, and neighborhood dynamics. This insight is invaluable for making informed decisions whether you’re buying or selling.

    Network and Connections Established local real estate agents have built extensive networks and connections within the community. These connections often grant access to off-market listings or upcoming properties before they’re publicly listed. This insider advantage can help you find your dream property or attract potential buyers efficiently.

    Pricing Expertise Accurately pricing a property is critical to its successful sale. Local agents leverage their experience and deep understanding of the local market to analyze comparable sales, market conditions, and property specifics. This ensures your property is competitively priced, avoiding the pitfalls of overpricing or underpricing.

    Neighborhood Information Whether you’re new to the area or exploring different neighborhoods, local real estate agents provide essential insights. They can advise on school districts, nearby amenities, transportation options, safety considerations, and more. This guidance helps align your housing preferences with the right community.

    Negotiation Skills Real estate transactions involve negotiations where having a skilled advocate is crucial. Local agents are familiar with local customs and negotiation tactics. They adeptly represent your interests in price negotiations, contingencies, repairs, and other transactional aspects, maximizing your outcome.

    Local Regulations and Paperwork Navigating real estate transactions involves extensive paperwork and legal intricacies that vary by location. Local agents are well-versed in these processes, ensuring compliance and mitigating risks throughout the transaction. This expertise streamlines the process, providing peace of mind.

    Ongoing Support Buying or selling a property is more than a transaction; it’s a journey. Local agents offer continuous support, guiding you through every step. They provide advice, recommend local professionals (inspectors, lenders, attorneys), and address any challenges that arise, ensuring a smooth experience from start to finish.

    While these advantages underscore the importance of hiring a local real estate agent, it’s essential to choose one aligned with your specific needs and goals. Evaluate agents based on their experience, track record, and reputation. Conduct interviews, seek references, and select an agent who inspires confidence and trust.

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  • Discover Collingwood’s Best Neighborhoods: A Guide to the Town’s Unique Communities

    Exploring Collingwood’s Unique Communities

    Nestled along the shores of Georgian Bay, Collingwood is a vibrant town known for its scenic beauty, outdoor recreation, and charming neighborhoods. Whether you’re looking for a bustling downtown lifestyle, a peaceful waterfront retreat, or a family-friendly community, Collingwood offers a diverse range of living options. Each neighborhood has its own distinct character, catering to different preferences and lifestyles.

    If you’re considering moving to Collingwood or simply want to learn more about its various communities, this guide provides an overview of some of the town’s most popular areas.

    Collingwood’s Neighborhoods & Communities

    1. Downtown Collingwood
      The heart of the town, Downtown Collingwood is a lively district filled with boutique shops, diverse dining options, and a thriving arts and culture scene. It’s also the center for year-round events and festivals, making it an exciting place to live and visit.
    2. Cranberry Resort Area
      A paradise for golf and resort enthusiasts, the Cranberry Resort Area offers a mix of condos, townhomes, and vacation properties. Residents and visitors enjoy access to golf courses, waterfront trails, and resort-style amenities, creating a perfect blend of relaxation and recreation.
    3. Blue Shores
      A sought-after waterfront community, Blue Shores is known for its private beach, marina, and picturesque views of Georgian Bay. With luxury homes and an emphasis on active living, this area is ideal for those who appreciate serene surroundings and waterside activities.
    4. Creekside
      Nestled among green spaces and walking trails, Creekside is a peaceful neighborhood that attracts outdoor lovers. Residents enjoy easy access to parks, biking trails, and open spaces, making it a great option for those who prioritize nature and an active lifestyle.
    5. Sunset Point
      One of Collingwood’s most scenic spots, Sunset Point is a waterfront neighborhood renowned for its breathtaking views of Georgian Bay. It’s a popular location for those who enjoy stunning sunsets, waterfront parks, and relaxing by the water.
    6. Heritage Corners
      A family-oriented neighborhood, Heritage Corners is located near schools and parks, offering a safe and welcoming environment. With a mix of traditional homes and modern builds, it’s an excellent choice for families looking for convenience and community spirit.
    7. Admiral’s Gate
      This upscale condo community near the Collingwood Marina offers a low-maintenance lifestyle with easy access to the water. Ideal for professionals and retirees, Admiral’s Gate provides a combination of luxury living and waterfront charm.
    8. Pretty River Estates
      Located on the west side of Collingwood, Pretty River Estates is a private and secluded community featuring estate-style properties. It’s perfect for those looking for spacious homes, tranquility, and a more exclusive living experience.
    9. Mountaincroft
      A newer residential development on the west side of town, Mountaincroft offers a mix of detached homes and townhouses. With modern designs and a family-friendly atmosphere, it’s a popular choice for those seeking contemporary living in Collingwood.
    10. Cameron Street Area
      Close to the town’s center, the Cameron Street area is known for its charming, tree-lined streets and diverse housing options. From historic homes full of character to modern residences, this neighborhood is ideal for those who appreciate a blend of tradition and convenience.

    Collingwood’s communities each offer something unique, whether you’re drawn to the energy of downtown, the tranquility of a waterfront retreat, or the charm of a family-friendly neighborhood. No matter your lifestyle, there’s a perfect place to call home in this beautiful town.

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  • HUGE Lot Collingwood! Spacious 3-Bedroom Detached Home Across from Georgian Bay

    Are you searching for a home that combines size, location, and endless potential? Welcome to this stunning 3-bedroom, 3-bathroom detached home, offering approximately 2,800 sq. ft. of bright and spacious living space. Nestled in a quiet cul-de-sac and situated on a massive 109×165-ft corner lot, this home is located directly across from the breathtaking Georgian Bay—perfect for nature lovers, outdoor adventurers, and those seeking peace and privacy.

    Prime Location with Outdoor Adventures at Your Doorstep

    Located in a sought-after area, this home provides unparalleled access to nature trails, watersports, and endless outdoor activities. Whether you enjoy kayaking, paddleboarding, or taking peaceful walks along the waterfront, this location has it all.

    Spacious & Functional Layout

    This home offers multi-generational living potential with a daylight basement featuring above-grade windows and a separate entrance, making it ideal for an in-law suite, rental income, or additional living space. The possibilities are endless!

    Key Features You’ll Love:

    ✅ HUGE Family-Sized Eat-In Kitchen – The heart of the home, perfect for gatherings and entertaining. ✅ Dramatic Living Room – Soaring cathedral ceilings with 18-foot floor-to-ceiling windows, bathing the space in natural light. ✅ Glass-Enclosed 3-Season Sunroom – A relaxing retreat to enjoy the beauty of the outdoors year-round. ✅ Large Primary Suite – Includes a private 3-piece ensuite for added comfort. ✅ Classic Hardwood Floors – Timeless strip hardwood throughout the home. ✅ 19×13-ft Concrete Block Garage – Ideal for hobbyists, storage, or a workshop. ✅ Recent Upgrades – 6-year-new furnace & central air system, 2-year-old central vacuum, and a 200-amp electrical service. ✅ Roof Re-Shingled Approx. 10 Years Ago – A solid foundation for future updates and customization.

    Endless Potential Awaits

    While this home may require some updating, it provides an exceptional opportunity to make it your own. With its sprawling lot size, flexible layout, and unbeatable location, it’s the perfect canvas to create your dream home.

    📞 Schedule Your Private Viewing Today! Don’t miss out on this rare opportunity to own a home in one of the most desirable locations near Georgian Bay. Contact us now to book your showing and explore the possibilities! The Georgian Realty Team. Kimberlee Diamond 705-994-7117 and Chassity Cook 705-994-7127.

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  • Stunning 4-Bedroom Home in Mountaincroft – 187 Findlay Drive, Collingwood

    Experience luxury living at its finest in this exquisite 4-bedroom, 3-bathroom home located in the highly sought-after Mountaincroft community of beautiful Collingwood. Showcasing 10+++ in every aspect, this meticulously maintained home is a true showstopper, featuring over $50K in premium upgrades!

    Exceptional Interior Features

    Step inside to a bright ceramic-tiled entryway that seamlessly flows into an expansive open-concept kitchen and living area. Designed for both style and functionality, the kitchen is a culinary enthusiast’s dream, boasting:

    ✔ Stainless steel appliances
    ✔ Gas stove for precision cooking
    ✔ Granite countertops for a touch of luxury
    ✔ Stylish backsplash to enhance the modern aesthetic
    ✔ Central island & double sinks for added convenience

    The adjoining dining area and spacious living room provide the perfect space to entertain, highlighted by a charming gas fireplace that adds warmth and ambiance. Throughout the home, high-end flooring and chic light fixtures elevate the interior’s elegance.

    Outdoor Living at Its Best

    Step outside to your 18′ x 32′ composite deck, complete with a gas BBQ hookup, perfect for entertaining or simply enjoying the fresh Collingwood air. The fully fenced yard ensures privacy and security for family and pets alike.

    Spacious & Serene Bedrooms

    Upstairs, you’ll find four generously sized bedrooms, including a primary suite designed for ultimate comfort. The primary bedroom features:

    ✔ His-and-hers closets for ample storage
    ✔ A luxurious ensuite with dual sinks and spa-like finishes

    The additional bedrooms offer plenty of space and share a beautifully designed 4-piece main bath.

    Convenience & Functionality

    ✔ Main floor laundry for easy living
    ✔ Direct access to a two-car garage
    ✔ Abundant natural light throughout the home

    Pride of Ownership in a Prime Location

    Situated in one of Collingwood’s most picturesque communities, this home is impeccably maintained and radiates pride of ownership. Every detail has been carefully curated to provide comfort, style, and functionality in a bright, inviting space.

    🔹 A true must-see! Don’t miss this rare opportunity to own a turnkey home in Mountaincroft. Contact us today to schedule a private tour! The Georgian Realty Team, Kimberlee Diamond 705-994-7117 and Chassity Cook 705-994-7127.

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