Kimberly Schroeder Real Estate

05/07/2026

A rare opportunity to own a brand new, custom-built home in one of Tiny Township's most sought-after neighbourhoods — now priced at $999,000!

This beautifully crafted property offers the quality and craftsmanship you'd expect from a custom build, set in a community known for its pride of ownership, natural surroundings, and proximity to Georgian Bay.

✅ Custom construction
✅ Modern finishes throughout
✅ Sought-after Tiny Township location
✅ Steps from Georgian Bay & local amenities
✅ Pride of ownership neighbourhood
✅ Exceptional value — priced to sell
Whether you're upsizing, relocating, or investing in cottage country living, this is the one worth seeing in person.

📍 49 Beaufort Crescent, Tiny Township, ON
🏷️ Listed at $999,000 | MLS®
📞 (705) 809-5859
✉️ [email protected]
🌐 callkim.ca

Not intended to solicit Buyers and Sellers currently under contract.

04/15/2026

🌷 OPEN HOUSE THIS WEEKEND | 49 Beaufort Crescent, Tiny Township
📅 Saturday April 18 & Sunday April 19, 2026

A rare opportunity to own a brand new, custom-built home in one of Tiny Township's most sought-after neighbourhoods — now priced at $999,000!

This beautifully crafted property offers the quality and craftsmanship you'd expect from a custom build, set in a community known for its pride of ownership, natural surroundings, and proximity to Georgian Bay.

✅ Custom construction
✅ Modern finishes throughout
✅ Sought-after Tiny Township location
✅ Steps from Georgian Bay & local amenities
✅ Pride of ownership neighbourhood
✅ Exceptional value — priced to sell

Whether you're upsizing, relocating, or investing in cottage country living, this is the one worth seeing in person.

📍 49 Beaufort Crescent, Tiny Township, ON
🏷️ Listed at $999,000 | MLS®
📞 (705) 809-5859
✉️ [email protected]
🌐 callkim.ca

Not intended to solicit Buyers and Sellers currently under contract.

04/13/2026

🌊 Spring is here — and the market is waking up.

I've just published my full Spring 2026 Market Intelligence Report for Simcoe County, Muskoka, and Georgian Bay — and there's a lot to unpack.

Here's what I'm seeing right now:

✅ Orillia's average home price has grown from ~$280K to $631K over the past decade. Steady, structural appreciation.
✅ Georgian Bay waterfront has softened — creating a genuine entry window for prepared buyers.
✅ Muskoka sub-$1.5M has corrected. Patient buyers are being rewarded.
✅ The "Buy Canadian" shift is real — Statistics Canada recorded a 14.5% drop in Canadians returning from U.S. trips in February alone.
✅ Fixed rates as low as 3.59% are pulling first-time buyers off the sidelines.

Whether you're buying, selling, or just trying to understand what's happening — the full report is on the blog. Link in comments. 👇

📞 (705) 809-5859 | 📅 callkim.ca

Call now to connect with business.

03/07/2026

🏡 OPEN HOUSE – Tiny, Ontario

Looking for homes for sale in Tiny near Georgian Bay?
Join me this Sunday, March 8 from 1:00–3:30 PM to tour 49 Beaufort Crescent in Tiny Township.

This home is located in one of the most desirable areas of Tiny Ontario, known for its beautiful beaches, peaceful neighbourhoods, and year-round Georgian Bay lifestyle.

Whether you’re searching for a full-time home, weekend retreat, or cottage near Balm Beach, this is a great opportunity to explore the property in person.

📍 49 Beaufort Crescent, Tiny Ontario
🕐 Open House | Sunday 1:00–3:30 PM

Stop by, walk through the home, and experience what living in Tiny Township near Georgian Bay is all about.

Hosted by
Kimberly Schroeder, REALTOR®.

02/19/2026

🏡 Selling Your Simcoe-Muskoka Cottage? What Capital Gains Tax Really Means for You
Thinking about selling your lakefront escape — whether it’s in Tiny Township, Georgian Bay, Orillia, or further into Muskoka’s iconic waterfront — it’s important to understand how capital gains tax works in Ontario.
For many recreational property owners, the difference between what you sell your cottage for and what you paid for it can be significant — and the tax bill that comes with that profit matters. Here’s what you need to know 👇
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📌 What Is Capital Gains Tax?
When you sell a property that isn’t your principal residence, you may realize a capital gain. That’s the profit you make when the sale price exceeds your Adjusted Cost Base (ACB) — essentially what you paid for the property plus eligible costs like renovations or legal fees.
In Canada, only 50% of your capital gain is taxable, meaning that portion gets added to your income and taxed at your marginal tax rate.
Example:
If you bought your cottage for $400,000 and sold it for $700,000 with $20,000 in improvements and selling costs, your gain might be $280,000. The taxable portion would be $140,000. That amount is added to your income for the tax year.
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🛶 Secondary & Recreational Properties Aren’t Automatically Exempt
Unlike your primary Ontario home, which can qualify for the Principal Residence Exemption (PRE), cottages and secondary homes generally don’t receive this exemption unless you designate them as your principal residence for the years you owned them.
You can only designate one property per family per year as your principal residence — and most families choose their full-time home, not their vacation property.
So unless you change how you use your recreational property — and it truly becomes the place you ordinarily inhabit — expect tax on the gain when you sell.
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📈 New Threshold for Capital Gains (Effective 2026)
Good news for many cottage owners: the federal government has announced an annual capital gains threshold of $250,000 for individuals, starting January 1, 2026. This means the first $250,000 of capital gains you report in a year may be tax-free.
So — if you sell your Simcoe-Muskoka recreational property and your total gain is $500,000 in a year, that gain could be sheltered entirely at the current inclusion rate before being taxed.
Important: This change is expected but still subject to final legislative implementation.
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🧠 How This Impacts Your Simcoe-Muskoka Cottage Plans
Here’s how capital gains tax might affect you specifically:
📌 Holding vs Selling:
Property prices in Simcoe-Muskoka have appreciated strongly, meaning many long-term owners may face a large gain if they sell now. Planning ahead with a tax professional helps reduce surprises.
📌 Principal Residence Strategy:
Some sellers explore designating their cottage as their principal residence for strategic years — but it’s complex and must meet strict CRA rules.
📌 Passing Property to Family:
Transferring a cottage to kids is treated as a deemed sale at fair market value, which triggers capital gains tax unless careful planning is done.
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🧾 Tax Planning Tips Before You Sell
Whether you’re considering selling this season or years away, consider:
📍 Tracking ACB Carefully: Keep records of purchase price plus improvements.
📍 Renovation Records: Eligible upgrades increase your cost base and reduce taxable gain.
📍 Talk to a Professional: An accountant or tax advisor familiar with Ontario and recreational property can help you understand options like “changing use” elections or trusts.
You’ve built memories (and equity) on Georgian Bay and throughout Simcoe-Muskoka — make sure you understand the tax implications before you decide what’s next.
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📌 In Summary
• Cottages & second homes are taxable assets — gains on sale are generally subject to tax.
• Half the gain is taxable under current rules, unless exempted. (Wealthsimple)
• A $250,000 annual threshold is coming into effect for 2026.
• Proper tax planning can help protect more of your profit when selling a Simcoe-Muskoka or Ontario recreational property.
________________________________________
📚 Learn more from official CRA guidance:
🔗 Government of Canada — Capital Gains Tax (T4037)
👉 https://www.canada.ca/en/revenue-agency/services/forms-publications/publications/t4037.html

⬇️ Still have questions about your Simcoe-Muskoka cottage?
💬 Message me or call to get a free personalized property tax strategy.
________________________________________
📚 References
1. Canada Revenue Agency – Principal residence and other real estate rules.
2. CRA Capital Gains (T4037) guide on reporting gains.
3. Government announcement on capital gains annual threshold.
4. Wealthsimple – Overview of capital gains tax calculation.
5. BrightTax Canada example of taxable gains.
6. CRA Principal Residence Exemption details.
7. MoneySense – Tax implications for second homes.
8. SCPLLP – Capital gains and cottage ownership.
9. SWPP – Planning strategies to minimize capital gains.
10. MoneySense – Cottage reno records reduce capital gains.

02/09/2026

🚤 What Ontario Boat Owners Need to Know for 2026

As of January 6, 2026, Transport Canada introduced a $24 service fee for Pleasure Craft Licence applications, renewals, transfers, and replacements. Licences are now valid for five years.

👉 Check your Pleasure Craft License expiry date HERE https://www.pcl-pep.snbservices.ca/1001/PubWeb/CheckLicenseExpiryDate.aspx?lang=en-CA

If you boat on Ontario lakes, the Trent-Severn Waterway, Georgian Bay, Muskoka, Lake Couchiching or Lake Simcoe, this matters.

Any boat with a motor of 10 HP (7.5 kW) or more must have a Pleasure Craft Licence (unless registered). It’s the boat’s version of a licence plate and is required by law.

The licence belongs to the owner, not the driver. Buying a cottage or waterfront home with a boat? Make sure the licence is transferred into your name within 30 days.

Your licence number must be clearly displayed on both sides of the bow, above the waterline, in 3-inch block letters.

This is different from a Pleasure Craft Operator Card (PCOC) — anyone operating a powered boat in Canada must have one.

If boating is part of your waterfront lifestyle, it’s worth getting this sorted early so summer stays stress-free.

02/07/2026

Now is the window.
Buyers are starting their searches, and sellers who list early are perfectly positioned to capture serious summer demand — especially for recreational and investment properties across Simcoe County, Georgian Bay, and Muskoka.

If you’re dreaming of:
• A four-season cottage
• A waterfront retreat
• A smart recreational investment
• Or turning your cottage into a high-performing asset

This is the time to start planning, not scrambling in May.

My real estate business is focused on helping clients secure their ideal recreational and investment properties — with strategy, local insight, and a clear plan from start to finish.

📞 Call me today and let’s start planning your summer — and your future.

02/07/2026

Snow-covered trails, frozen shorelines, crackling fires, ski days, and that quiet calm you only get this time of year. Winter here isn’t something to get through — it’s something to enjoy.

And for buyers?
Winter is actually one of the smartest times to explore real estate:
• Less competition
• More motivated sellers
• You see how a home truly performs in cold weather

Whether you’re dreaming of a cozy in-town home or a four-season cottage lifestyle, Simcoe County delivers — even in the depths of winter.

Warm coffee. Cold air. Smart moves.
That’s winter done right.

📍 Living here
🏡 Buying or selling
❄️ Doing real estate differently

01/28/2026

What Is Your Orillia Home Really Worth in Today’s Market?

If you’re thinking about selling—or even just planning ahead—you’ve probably wondered:
“What would my Orillia home sell for right now?”

In a market shaped by Lake Simcoe, Lake Couchiching, waterfront demand, and seasonal buyer activity, pricing a home isn’t about guessing or relying on an online estimate. Accurate pricing comes from local data, recent sales, and an understanding of Orillia’s micro-markets.

Why Orillia home values vary so much
Orillia isn’t a one-price-fits-all market. Value is influenced by:
• Waterfront or near-water location, including shoreline type and docking
• Lot size, privacy, and usable outdoor space
• Municipal services vs. well and septic
• Proximity to downtown, parks, hospitals, and highways
• Seasonality, especially for waterfront and recreational properties

These factors can significantly impact value—even between homes on the same street.
How a data-driven home valuation works
A professional Comparative Market Analysis (CMA) looks at:
• Recent sold properties in Orillia
• Adjustments for size, condition, renovations, views, and features
• Days on market and list-to-sale price ratios
• MLS® Home Price Index (HPI) trends to reflect current conditions

Online estimates can be a starting point, but they often miss local nuances—especially for waterfront, custom, or unique homes common in Orillia and surrounding areas.

MPAC value vs. market value
MPAC assessments are used for property taxation, not for determining what your home will sell for. Market value is based on what buyers are paying right now, supported by current MLS® data and local trends.

Thinking of buying or selling in Orillia?
Understanding true market value helps you:
• Price confidently
• Avoid appraisal surprises
• Negotiate from a position of strength
• Plan timelines and next steps realistically

📍 Serving Orillia, Severn, Ramara, and Simcoe County
🏡 Residential homes, waterfront properties, cottages, and investments

If you’d like a local, data-backed home valuation, connect with Kimberly Schroeder, REALTOR® with eXp Realty, Brokerage, for insights tailored to your property and goals.

Not intended to solicit buyers or sellers currently under contract

01/02/2026

Thinking about buying a home in 2026? 🏡
Whether you’re searching for your first home, a cottage, or an investment property in Orillia, Simcoe County, Georgian Bay or Muskoka, I’ll help you navigate the market with confidence.

As a local REALTOR®, I create a personalized home-buying strategy tailored to your goals, budget, and lifestyle — from your first property search/tour to the keys in your hand.

📍 Local expertise
🏡 Personalized buying strategy
📞 Call, text, or DM me to get started (705) 809-5859
🌐 Explore listings at https://callkim.ca

Not intended to solicit buyers or sellers currently under contract.