Lalovich Real Estate

Lalovich Real Estate Windsor-Essex real estate, explained by the numbers. Thinking about buying, selling, or investing? Let's talk numbers.

Lalovich Real Estate is a Windsor-Essex brokerage team specializing in commercial property, multifamily investment, and residential sales under the RE/MAX Preferred banner. The team is led by Russ Lalovich, one of the few CCIM designees in Southwestern Ontario and a RE/MAX Lifetime Achievement Award recipient. We work with investors, developers, business owners, and families across Windsor, Tecums

eh, LaSalle, Leamington, and Essex County. Follow this page for what most agents won't give you: real analysis of local development news, monthly market data in plain language, and an honest read on where Windsor-Essex is headed. From the Gordie Howe Bridge to the next rezoning on Howard Avenue, we break down what the headlines actually mean for property values.

08/21/2026

🏡 OPEN HOUSE THIS SUNDAY
📅 August 23rd, 1pm to 3pm
📍 164 County Road 34, Cottam

Forty years. One family. First time ever listed.

This brick ranch has been owned and loved by the same family since the early 1980s. Never flipped, never listed, just maintained and improved year after year by the people actually living in it.

Here is what you walk into:

🔑 1,905 square feet all on one level (per MPAC)
🌳 100 x 200 lot with mature trees you cannot plant your way into
🛏️ 3 bedrooms up, 1 down
🛁 2 bathrooms
🍳 Oversized open concept with a huge kitchen, island and eating area
🔥 Spacious basement with a gas fireplace
🚗 Attached double garage with inside entry
❄️ Central air and natural gas forced air

The photos are good. The house is better. There are improvements made over four decades in here and that is exactly why we are opening the doors.

Come walk it yourself and send this to someone who should tag along Sunday 👋

08/20/2026

🧠 A major new regional facility could be coming to Tecumseh.

Tecumseh Council has approved a memorandum of understanding with the Alzheimer Society of Windsor and Essex County, moving plans forward for a new regional headquarters and programming facility beside the Tecumseh Arena.

The proposal includes a 20,000-square-foot, two-storey building and a therapeutic garden for people living with dementia and their care partners.

The facility would serve more than just Tecumseh, with the goal of supporting families throughout Windsor and Essex County.

There are still some important steps ahead. Construction costs need to be determined, a property assessment completed, and fundraising will continue before final agreements return to council.

If it moves forward, this could be a significant addition to the services available for families across our region.

👇 Know someone who would be interested in this? Send it their way.

JUST LISTED | 164 County Rd 34 E, Cottam 🏡Some homes hit the market every few years. This one has waited forty.One famil...
08/19/2026

JUST LISTED | 164 County Rd 34 E, Cottam 🏡

Some homes hit the market every few years. This one has waited forty.

One family. Four decades. First time ever offered for sale — and it shows in every detail. This brick ranch sits on a 100 x 200 lot just outside Cottam, with 1,905 sq ft of oversized, open-concept living. Huge kitchen with island and eating area, 3 bedrooms + 1, 2 bathrooms, and an attached double garage. Downstairs, a finished lower level adds even more living space — plus room left to make it your own. Updated throughout and truly move-in ready.

Homes this loved don’t come up often. When they do, they don’t last.

📍 164 County Rd 34 E, Cottam ON
🔑 MLS® #26020296
📩 DM me or call for your private showing.

08/18/2026

Wineology is coming to Amherstburg, and this one might be the best location yet.

It is number four for them. Walkerville, Kingsville, Tecumseh, and now the heart of the Burg, going into the former Lot 10 space on Dalhousie. Steps from Navy Yard Park, steps from the water, on a street that already turns into a full day out the second the weather cooperates.

There is something fitting about that corner. It poured craft beer for years, and now it will pour wine, in a town surrounded by some of the best vineyards in the country. Hard to draw that up any better.

If you have been out to Amherstburg lately you already know what is happening there. The waterfront, the shops, Open Air weekends, the patios. It has gone from a nice drive to an actual plan.

No opening date announced yet, so nobody get in the car this weekend. When it lands, that whole stretch of Dalhousie is going to be busy.

Quick question for the group. Which Wineology is the best one, and be honest. Walkerville, Kingsville or Tecumseh?

Send this to the person you will absolutely be going with.

08/17/2026

Most pro formas on a listing are missing three things. Lenders catch all three.

Here they are.

One. A real vacancy rate.
Every building has some empty time between tenants. A lender assumes that cost. We use the CMHC vacancy rate for Windsor because that is the exact number a lender plugs in. Most listings skip this line entirely.

Two. Honest rent on the empty units.
If a unit is sitting vacant, the seller gets to guess what it rents for. Those guesses run high. Use what the unit would actually lease for today.

Three. Real expenses.
Management, repairs and maintenance should be a percentage of the rent the building collects, not whatever the current owner happened to spend last year. Owners who do their own repairs show almost nothing here. You will be paying someone.

Fix those three and you get the real NOI. That is the income number your lender uses to decide how much they will lend you. They will land on it either way. Better you see it before your offer goes firm than after.

We ran 374 Campbell Ave in Windsor through exactly this. Six units.

If a friend of yours is planning to buy their first small apartment building, send this to them tonight.

08/14/2026

A lot of Windsor landlords read that headline last month and exhaled. I’d hold off on the victory lap.

Council voted not to expand rental licensing past Wards 1 and 2. Cost killed it. Thirty-four new positions, roughly $4.4 million a year in salaries, and the $466 per unit licence fee came off the table with it. That part is real and most landlords are reading it correctly.

Here is what almost nobody caught in the same report. Three things are still coming.

A registry of every rental unit in Windsor. A five star rating attached to your property that any tenant can look up before they sign. And proactive enforcement officers on the streets in spring 2027.

That last one is the one to sit with. Proactive means nobody has to complain first. The old system waited for a tenant to pick up the phone, which most never did. Want to know what happens when the city goes looking instead of waiting? Last year a 22 day blitz turned up 1,033 violations.

The licensing fee is gone. The scrutiny is not. If you own rental property here, spring 2027 is not far off, and a public star rating is a very different kind of pressure than a fine.

Send this to every landlord you know in Windsor.

08/13/2026

Some businesses stay in a space three years longer than they should. Not because it works, but because moving feels like a project.

Here is one worth the project.

1361 Ouellette Avenue. Two thousand square feet of second floor office space just outside the downtown core, with easy expressway access for clients coming in from Tecumseh, LaSalle, Lakeshore, Amherstburg and beyond. There is a quiet confidence that comes with an address people already know how to find.

What makes it practical is the flexibility. Occupy the full 2,000 square feet as a dedicated professional office, or look at dividing it into smaller units to suit how your team is structured today. It suits legal practices, consulting firms, general office users, and any service business where clients walk through the door.

Know a business owner who has outgrown their current space? Send this their way.

08/12/2026

Nineteen hectares of Windsor land just came off the development map permanently.

Canada has acquired a portion of the former Windsor Raceway lands to contribute to the proposed national urban park in the Windsor area, supported by an $11.2 million contribution from Parks Canada. With that addition, the total area under consideration now sits at 443.6 hectares administered across Parks Canada, the City of Windsor, the Province of Ontario and the Essex Region Conservation Authority.

The funding behind it was set long before this purchase. In March 2025, the federal government confirmed $36.1 million over five years for the proposed park, plus $4.6 million annually on an ongoing basis. Five First Nations sit on the Partner Committee guiding the work: Caldwell, Walpole Island, Aamjiwnaang, Chippewas of Kettle and Stony Point, and Chippewas of the Thames.

What comes next is an interim operational plan, public and First Nation engagement, and the designation agreement itself.

Why it matters beyond the trails. Permanent protected land creates a fixed edge for the neighbourhoods beside it. Buyers pay for certainty, and a national urban park is about as certain as a boundary gets. At the same time, 443.6 hectares held out of the development pipeline is 443.6 hectares that will never absorb housing in a region already short on shovel ready land. Both things are true at once.

Share this with a neighbour who has been watching those lands sit empty for years.

Your backyard is about to get an upgrade.Congratulations to Jess on the grand opening of Backyard Outfitters Inc. on Cen...
08/11/2026

Your backyard is about to get an upgrade.

Congratulations to Jess on the grand opening of Backyard Outfitters Inc. on Central Ave. We’ve been watching this space since it was empty, so seeing it full of people on day one was a good feeling.

This isn’t a wall of boxed patio sets. Custom orders, hundreds of configurations, outdoor kitchen planning, and they deliver and assemble it for you.

If you’ve been putting off doing something with your backyard, go see them. 2556 Central Ave, Unit 4.

📸 Photo credit to A Couple Cocktails✨ Windsor’s Most Booked Mobile Bar, who were also handling the bar. Worth a follow if you’re planning an event.

08/10/2026

The best property to own isn’t the one everyone wants. It’s the one two completely different people want.

When only one type of buyer is interested, that buyer holds all the leverage. They know they’re the only game in town. But when a property genuinely appeals to two separate kinds of buyers, those buyers start competing — and competition is what protects your price.

So the better question isn’t what is this property. It’s how many different people can picture themselves owning it.

1360-1376 Howard Avenue, Windsor is one of the rare ones. A developer looks at the corner and sees 25 residential units. An auto retailer looks at the exact same lot and sees a turnkey location with 40 years of history already on it.

Two completely different buyers. One property.

That’s not luck. That’s the kind of thing that makes a site move.

1360-1376 Howard Avenue, Windsor is available now. If you’re a developer sizing up a corner site, or an operator looking for a Howard Avenue location that’s already proven, this is worth a conversation before someone else has it. DM me or call the office.

Address

11865 Tecumseh Road E
Windsor, ON
N8N1L8

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