http://www.amandasellssudbury.com/

Amanda Denis, EXP Realty Brokerage, Greater Sudbury, ON (2026)

06/06/2026

🌊 320 FEET OF LAKE HURON. ONE OF MANITOULIN ISLAND'S MOST BEAUTIFUL VIEWS.
Just reduced to $574,800 — and this one will not last.
Imagine waking up every morning to an unobstructed view of Lake Huron that stretches as far as your eyes can carry you. Over 320 feet of private shoreline. Nearly 4 acres of your own land. And a fully remodelled home — ready for you right now.
This isn't "nice waterfront." This is the waterfront your family will be talking about for the next 40 years.
✔️ 320+ ft of Lake Huron frontage — one of the finest views on Manitoulin Island
✔️ Nearly 4 acres of pure privacy
✔️ Open-concept main home with quartz kitchen & natural light for days
✔️ 2 bed, 1 bath — fully updated & move-in ready
✔️ Separate guest house (think: income potential, in-laws, or a bunkhouse for the whole crew)
✔️ New windows, siding, insulation & electrical — the big stuff is done
✔️ Fruit & berry area with kiwi, pear, plum & cherry trees 🍒
Properties like this — with this much water, this much land, and views this stunning — don't come around twice.
📍 Manitoulin Island, Ontario
💰 $574,800 (just reduced)
🏡 MLS 2127278
👇 Comment "HURON" below or send me a DM and I'll get you every detail.
Amanda Denis, Realtor
Land &Ranch | EXP Realty Brokerage
(705) 698-1263

06/02/2026

🐎❤️ Some things are bigger than real estate. This is one of them.

I am so proud to announce that I've joined the incredible team behind Hooves and Hearts, a therapeutic riding program right here in our community at 3171 Highway 144, Chelmsford, ON and I need your help to spread the word.

Here's what I know after years of living and working in the farm and horse community: horses heal people. It's not just something we feel, science backs it up. The movement, the connection, the sensory experience of being with a horse has shown real, measurable benefits for children and adults living with autism, ADHD, cystic fibrosis, mental health challenges, and so much more.

Hooves and Hearts takes that a step further. This program isn't just about riding t's a whole health approach that engages the body, mind, and all of the senses together. For humans who face barriers every single day just getting through the world, this program meets them where they are and gives them something truly powerful.

These kids already have enough to overcome. We want to make this part easy.

The 2026 pilot program is launching and we have only 8 spots available for ages 6–8. Assessment Day is June 25th at 6PM. Sessions run 6 weeks starting July 7th & 9th and Week 6 ends with a showcase, a certificate, and a ribbon that I promise will make you cry the good kind of tears. 🎗️

🙋 We need TWO things from this community right now:

1. VOLUNTEERS (16+) Volunteer training is June 23rd at 6PM. No riding experience required just a passion for people, patience, and horses. Flexible hours, flexible scheduling, and the kind of impact you'll feel for years. A Vulnerable Persons Report is required.

2. SPONSORS Our participants carry enough weight already. Your sponsorship directly subsidizes the cost for families who need this most. Every dollar stays right here in our community, changing lives at the end of our own driveways.

I got into farm real estate because I believe in this land, these communities, and the people who pour their lives into them. Hooves and Hearts is exactly that kind of investment except the return isn't measured in dollars. It's measured in a child who stands a little taller, sleeps a little better, and finds something in a horse that they couldn't find anywhere else.

Please share this post. Tag someone who would volunteer. Tag a local business that might sponsor. You never know whose life you're about to change. 🤍

📍 3171 Highway 144, Chelmsford, ON

📞 705-923-9640

✉️ [email protected]
Follow their page: Hooves & Hearts

🏷️

06/01/2026

🐴 This weekend I was back in my happy place — in the booth, at the NBHA horse show in Trout Creek.

Announcer. Timekeeper. Barrel placer. Pole setter. Exhibition runner. Payout Princess and Ribbon Runner...Ten years in, and I still show up early, and am usually the last to leave. I drive home a good kind of tired, heart full and cheeks sore from laughing. (And no I still didn't drive the tractor. 😄)

Every show is different. Every show brings new talent, new stories, and a reminder of just how hard these riders and their horses have been working together. We share tips, riding woes, best practices, and more laughs than I can count. This is a community that shows up for each other and I am so proud to be part of it.

I'll be honest, I never had the competitive fire for the arena. I've always competed with myself, not others. But watching my horse friends and family beat their personal bests? Being the loud one in the booth making sure they have a safe, well-run show to come to? That's my version of winning.

I give up summer weekends for this, gladly, every single time.

And here's what I want you to know, this isn't separate from my work in farm real estate. This IS my work. When you call me to buy or sell a farm, you're not calling someone who learned about rural life from a brochure. You're calling someone who has been in your arena, at your fence line, in your community for over a decade.

I know what a working farm feels like. I know what it means to pour your heart into land and animals and a way of life that most people will never understand. I know what it costs to leave, and I know what it means to finally find the right place to put down roots.

That's why my clients trust me. Not just with their listings but with their next chapter. 🤍🐎

Thinking about buying or selling a farm or rural property?

Call someone who actually lives this life. I bring over 10 years of community roots, a deep love of the land, and the kind of local knowledge no algorithm can replace. Let's talk, I'd love to help you find or sell your piece of this world. 📞 705-698-1263

🏷️

05/26/2026

Y'all, today was a GOOD day in real estate. 🙌

I had a young buyer who absolutely loved a property. The seller was dead set on getting full asking price and wasn't moving. It would have been easy to just send over an offer and hope for the best.

Instead, I picked up my comps and went in person.

And because I did, I got to look the seller in the eye and share how much this property means to my buyer. I got to walk through the data and have a real back-and-forth conversation. I even found out he had a bank appraisal done in October — something I never would have known otherwise and the motivation for his stance.

We landed at just $3K over what the comps support. Not his full asking price. A WIN for my buyer. 🎉

This is why I will always believe that real estate is a human business. Behind every offer is a person with real emotions and real dreams. Sometimes you have to physically show up to honour that.

So proud of this buyer. Wishing both parties a smooth and happy closing! 🏠❤️

05/20/2026

🏡 COMING SOON | 1879 Bancroft Drive, Sudbury – $379,900

Looking to break into the market? This is the one! 🙌

Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this charming 3 bed / 1.5 bath home checks all the boxes and then some.

✅ Separate basement entrance = in-law suite or rental potential
✅ Fully fenced backyard – perfect for kids, pets & entertaining
✅ Laminate flooring throughout
✅ Spacious main floor primary bedroom
✅ Covered carport parking
✅ Located on a bus route & close to Rexall, churches & shopping

This home offers incredible flexibility, value, and location — all under $380K. Opportunities like this don't last long in today's market!

📅 OPEN HOUSE: May 24th | 2:00 PM – 4:00 PM
📍 1879 Bancroft Drive, Sudbury

DM me or reach out directly to book a showing!
📞 705-698-1263
📧 [email protected]

– Amanda Denis, Salesperson | eXp Realty

05/16/2026

PRICE REDUCTION | MANITOULIN ISLAND WATERFRONT

Now offered at $624,800.

Over 300 feet of shoreline on Lake Huron, nearly 4 acres of property, a beautifully updated main home AND an updated guest house… this is the kind of waterfront opportunity that doesn’t come around often on Manitoulin Island.

The main home features:
✨ Open-concept living filled with natural light
✨ Updated kitchen with quartz countertops
✨ New windows & flooring
✨ Main-level office walkout
✨ 2 bedrooms, 1 bath

The separate guest house has also been extensively updated with new electrical, windows, siding, and heat trace already completed perfect for family, guests, or additional potential use.

Outside, enjoy privacy, incredible water views, and your own fruit & berry area with kiwi, pear, plum, and cherry.

Waterfront living with space, flexibility, and updates already done.

Message me for full details or to book your private showing.

05/15/2026

🏢 NEW LISTING — 58 Meredith Street, Gore Bay, Manitoulin Island
💰 Asking: $598,800

What an opportunity! One of Gore Bay's most recognized downtown landmarks — and now it can be yours. 🍷🛍️

This thriving mixed-use property offers multiple income streams under one roof in the heart of one of Manitoulin Island's busiest seasonal destinations:

🛒 Two connected storefronts currently operating as one expansive retail space home to *Occasions Party & Wine Making*, featuring craft wine making, artisan products, party rentals, coffee, cheese & more. Loyal local customers + heavy tourist traffic = a proven year-round business.

🍷 Dedicated wine making studio with bar counter, equipment, and production setup — a unique and beloved service with a built-in clientele.

🏠 4 residential apartments upstairs two spacious 2-bed loft units, one 1-bed, and one additional 2-bed apartment. Rental income potential from day one!

🚚 Rear receiving building with bay door, storage, and dedicated tenant parking, rare for a downtown Gore Bay location!

Whether you continue the existing business, reimagine the space as a café, bakery, butcher shop, or boutique market or simply hold it as a multi-income investment the possibilities here are truly endless.

📍 Prime Meredith Street frontage, steps from the marina, festivals, and all the energy of Gore Bay's growing seasonal economy.

📞 Amanda Denis, Salesperson
🏡 EXP Brokerage | Land & Ranch Certified Agent
📱 705-698-1263

05/08/2026

Mother’s Day is beautiful for many, but for some of us it carries a quiet ache underneath it all.

I lost my Mum in 2014. We found lung cancer in December and by June, when the lilacs had fully bloomed, she was gone. There wasn’t time to prepare for life without her. One day she was here, and then suddenly the world felt different.

She was my best annoying friend. She loved fiercely and boldly, and that love extended to everyone she met, people, animals, children, seniors, strangers. Caretaking was simply who she was.

She survived things that left deep scars, but somehow she still stayed soft. She stayed whimsical. Barefoot whenever possible, riding her bike with a basket of flowers on the front, happiest outside in nature with music playing somewhere nearby. She loved to fish, garden, dance, laugh, take pictures and wander.

Even in palliative care, she was still taking care of others. Dancing with nurses, feeding patients beside her, offering a helping hand whenever she could. Calm and patient while I stood beside her like her pit bull, ready to fight the world for her.

Mother’s Day was always ours. Parks with the kids. Trips to the garden centre so we could come home and decorate her yard with flowers. Snacks at her little “restaurant counter” — pickles and cheese like it was a five-star meal.

What nobody tells you about grief is how much you miss the ordinary things. The routines. The traditions. The little moments you never realized would someday hurt to remember. It’s hard creating new traditions after years of building them with your mom.

Mother’s Day is hard without a mom.

So if this weekend feels heavy for you too, you’re not alone. Some of us will be celebrating while grieving at the same time, still finding our mothers in flowers, music, gardens, old photos, and memories that never really leave us. ❤️

02/02/2026

If Sudbury drivers were buyers… here’s the difference between
then and now 🚗💨

Old market buyers (2025):
• Speeding like they’re late for work
• Blowing through red lights
• Stop signs? Optional
• No signal, no hesitation, full send
• “I’ll take it, don’t show it to anyone else”

Today’s buyers (2026):
• Driving 10 under
• Both hands on the wheel
• Full stop at every sign
• Checking mirrors… twice
• “Can we see it again?”
• “What are the last 12 months of utility bills?”

Same drivers.
Same roads.
Very different behaviour.

Buyers didn’t leave Sudbury — they just turned into Sunday drivers.

They’re cautious.
They’re patient.
They’re reading the signs.

And sellers?
If you price like it’s still the Autobahn, don’t be surprised when buyers slow right down.

Welcome to a value market — where everyone actually obeys the rules of the road again.

🚦
Agree? Or are we about to see another speed trap ahead?

Drop a 🚗 if you’ve noticed it too.

01/24/2026

📊 The numbers don’t lie — but they do whisper if you’re listening.
Here’s what January is telling us in Sudbury so far:

2024
Original list price: $419,900
Median sale price: $364,000

2025
Original list price: $444,450
Median sale price: $411,000

January this year....
Original list price: $459,900
Median sale price: $405,000

What does this mean?
Sellers are getting more confident…
Buyers are getting more selective.

Homes that are priced right are still selling well.
Homes that are priced on hope are sitting — and correcting later.

💡 The most expensive mistake right now isn’t underpricing.
It’s overpricing and chasing the market down.
If you’re thinking of selling this spring, pricing strategy matters more than ever — and yes, the right number can actually net you more, not less.

Curious where your home really sits in today’s market?
DM me “PRICE” and I’ll walk you through it — no pressure, no fluff.”

Amanda Denis, EXP Realty Brokerage

06/06/2026

06/02/2026

06/01/2026

05/26/2026

05/20/2026

05/16/2026

05/15/2026

05/08/2026

02/02/2026

01/24/2026

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