We’ve slid into June accompanied by haze from forest fires and warnings that open fires, fireworks and cigarette butts are problematic. As far as fires and fireworks go, they are banned throughout Muskoka.

Earlier in the week we were just east of Baysville showing a remarkable property with arguably the finest views we’ve seen in Muskoka. Only, because of smoke haze, the island dotted views were of irregular shapes looming in the grey-brown and fading into mists. It was eerie and sadly beautiful. Although the sun could barely be seen, some how the wave crests glowed gold in the monochrome, mimicking the fires which caused the gloom.

On a happier note, the season continues with some remarkable and notable sales as well as some properties making price adjustments. It’s a mix. We’ve been fielding questions about why the mix? Much of it has to do with expectation, wishful thinking and astute insight. Those three things, among others, comprise pricing decisions. Asking prices are marketing tools. They may represent value, seller expectation, an incentive to bid or as some sellers say ‘room to negotiate’.

That property we visited on Lake of Bays was listed last year with an ask almost twice what it is today. Does that mean value has changed? No. In this case, it means that seller expectation was higher than the value perceived by the market. There are no rules in establishing an ask. The asset belongs to the seller. Realtors provide counsel, present comparables, but in the final analysis the decision rests with the owner or executor at what level the property comes to market.

We used to use the ratio of selling price to ask. It’s interesting to know that properties, on average, might be selling at 96% of ask. Trouble is, if determining an ask is an unreliable process, there’s no consistency in how an ask is arrived at. Sure, knowing selling price to ask can be an indicator, but it’s not a rule. If the ratio is 96%, it certainly doesn’t mean that a property listed at $2 million will sell at $1.92 million.

By using comparables, understanding the impact of property components and compromises, including how the property fits buyer need will determine value to the buyer. Selling to asking ratio could be misleading and, in individual cases often is.

There are a number of interesting listings. Among them, a beautiful old Muskokan to dream about… take a look!

2631 MUSKOKA RD 118 (MOOT POINT) Road W Unit #8, Muskoka Lakes
$6,150,000 | MLS# 40424315
LAKE MUSKOKA

Coveted Moot Point steeped in History to its 1910 American origins serves up the most Classic grand SW presence across its sweeping 480’ of shores. This Exquisite Landmark is discreetly addressed along the cherished north Beaumaris corridor & enveloped by similarly prominent & rarely offered waterfront Estates. The Elegant 2 storey Res gifts the Archetypal Classic Olde Muskoka with a discerning interior subtlety modernized with a chic contemporary rustic flair. Int. accents include maple floors, gorgeously rich western red cedar tongue and groove ceilings, a myriad of inviting red cedar terrace doors, 6 bedrooms, 5 bathrooms & 5 stone fireplace hearths. The architecture is timeless with sophisticated updates of modern comforts. A luxe cherry wood open concept kit. w separate prep area all leads to a sunset dining space & sun filled newer fam. room addition adding to the already spacious interior of virtually 4 plus lounging/entertaining spaces. Wrapping 3 sides of this beautiful Lakeside Res is a dreamy cedar shake adorned Verandah comprised of an idyllic flow of open and closed porches all gateways to the stunning Rocky picture perfect “Group of 7” lands which envelope the Great House & roll gently to the water’s edge. A Classic Muskoka Postcard 3 slip 2 storey boathouse with oversized steamer style sunset dock beautifully bookends the end of the property. A Stunning windswept rocky point with sheltered swim cove frames the centrepiece of these lands. Owned in the 1920’s by RW Eaton of the T Eaton co, & offered in WW2 as a respite for the Air Force-Storybook Lore. Today’s Moot Point gifts an exemplary 6 bdrm family cottage adorned with a panorama of windows seamlessly favouring the natural integration of the outside to the inside. An Abundance of towering mature trees, spectacularly priv. Sunset views & finer Provenance acts as a beautiful template sprinkling Timeless Essence amidst a beautifully restored Lakehouse. Fully furnished w boats. A Jewel.
Click here for property listing details

 

1804 KILWORTHY Road, Gravenhurst
$2,695,000| MLS# 40432392
SPARROW LAKE

Beautiful property set in sought after McLean Bay on Sparrow Lake with direct access to the Trent Severn waterway with endless boating options. The moment you enter this property you are greeted with the manicured grounds, perennial gardens and bright and cheerful cottage with multiple outbuildings. The covered porch is perfect for those rainy afternoons or catching some shade on those 35 degree days. The cottage was built in 2000 and offers 3 beds, 2 baths with over 2500 square feet of living space. Hardwood floors, newly refurbished kitchen and counter tops, newly shingled roof on both cottage and dbl garage, newer propane High Efficiency forced air furnace and much more. The master suite is just that, a suite with high ceilings, fireplace, spa like bathroom with air tub, dry bar with entrance to an outside deck area with private lake views. The double insulated garage is great for storage and has a finished loft area with extra bonus rooms and bathroom for over flow. The is also a single detached garage/shop area as you can never have enough storage. Head down to the waterfront where you can relax in sunshine all afternoon long and swim and dive off the dock. The dryland boathouse with marine rail is an ease for the boat. So many features and all within 90 minutes from the GTA so makes a great cottage or home. Located on a municipal year round road. Come view this spectacular property!
Click here for property listing details

 

216 BASS BAY Road, Port Severn
$1,795,000 | MLS# 40433635
GEORGIAN BAY

Georgian bay waterfront log home on 160′ of direct Georgian Bay. Sand beach, large boat port with deep moorage and boat lift. 3000+ square foot log home, with detached double garage. 3 Beds, 4 baths, Sunroom, decks and beautiful views. Canadian shield surrounds the back decks and enclosed porches. Large Primary suite with ensuite, large dining room with pressed tin ceilings. Newer propane furnace, systems, hydro and water treatment. Home itself is an older log home rebuilt on this site (80’s), plus the addition of the large sunroom, and then the new addition (log) done in the early 2000’s built to the same look and standard as the original log structure. This home is elevated off the water by about 30 feet giving it lovely views and privacy. The property is large at over 1.3 acres. There is an additional bunkie by the waters edge for overflow of guests. This home is located within 6 minutes of Highway 400 and about 1 hour and 20 minutes from Pearson Airport. Live on Georgian Bay!!!
Click here for property listing details

 

1044 MANOR Lane, Minden Hills
$799,000 | MLS# 40431599
GULL RIVER

Welcome to 1044 Manor Lane. Situated on almost half an acre with 100 feet of waterfront on the Gull River, enjoy the existing updated 3 bedroom cottage as a summer oasis or as a year round home. The open concept eat-in kitchen features stainless steel appliances and plenty of cabinets. The family room has a large picture window and a walk out to the spacious 700 square foot wrap around deck overlooking the river. Pot lighting and vinyl strip flooring run throughout. Three bedrooms and a four piece bathroom complete this lovely cottage. This property is perfect for nature lovers with plenty of mature trees, a fire pit, steps down to the river and a dock. The river leads to Gull Lake, a great place to go boating, fishing or enjoy water sports. The cottage has been extensively updated in 2022. Improvements include new wrap around deck, windows & window cladding, doors, soffit, fascia, eavestroughs, oversized septic (6000 gallon- could service a 5 bedroom home), driveway, yard backfilled, graded and seeded, buried water line, exterior light fixtures, kitchen, bathroom, plumbing (hot water heater, water pump, pressure tank, sediment filter, new pipes and fixtures), interior trim and casings, pot lighting with dimmers, electrical receptacles, Mitsubishi Heat Pump (for heat & A/C), stainless steel appliances, vinyl strip flooring and freshly painted throughout. Private Road With $200 Annual Association Fee.
Click here for property listing details

 

Price Reductions – Click here
Pending – Click here

 

$595,000 – $1,099,000 – Click here
$1,100,000 – $1,999,000 – Click here
$2,000,000 – $4,999,000 – Click here
$5,000,000+ – Click here

Islands – Click here
Mainland Riverfront – Click here
Vacant Waterfront – Click here

Ready to take a closer look? Drop me a line at 705.706.1177 or Rosskoka@gmail.com

Ross
Rosskoka.com
RE/MAX Hallmark Realty Inc.
Bracebridge