I posted a few videos today. One is the 1st of a Muskoka Moments collection.
The idea of Muskoka Moments is to show people and places in Muskoka, but more importantly, to try to show the connection between the two.
Our first video Backyard Swamp, Bracebridge, is a perfect example to lead off. The star of the video, shows off his knowledge of the natural world around him and his excellent backyard! The video was created by a newbie to Final Cut Pro -nice work!
If anyone has a 1 or 2 minute video (or aspires to shoot some) that shows the connection between people and our beautiful environment here in Muskoka, let me know.
Perhaps because Muskoka experienced more cottage sales in March, April and May 2012 than 2011, more cottages were listed, building something of a buyer’s market here.
Monthly Sales 3 Years (Muskoka Haliburton Association of Realtors)
Although the best way to sell a cottage quickly is to properly price it, there are additional things that can help: improve its condition, de-clutter, keep up with the maintenance, add staging and of course, market it well. There’s one more, ahem … “proven” … tactic that I didn’t know until we were sent a photo from a client of ours.
The Procedure
You can call on some divine intervention for help, but apparently “you have to believe.” As a seller you need to bury a statue of St. Joseph upside-down in the front lawn. Some detail on this at snopes.com.
Wow! In looking into this it’s unbelievable, at least to me, there’s even a st-josephstatue.com where you can buy a St Joseph Home Selling Kit, AND they’re all on sale at the moment – at either a “discount price” or a “super discount price” – how lucky is that?!
St Joseph Home Selling Kit (“nice” version)
A quote from the $9.47 unpainted statue description: “This product is a litle(sic) cheaper than the painted version, but always remember that the help from St Joseph has only to do with your faith in the saint, not what type of items you choose.” Ok, so good for them; there’s little in the way of hard pressure for the up-sell.
St. Joseph may not be the patron saint of spelling – or web typos – but hey, if you spend $3.00 more for the “nice painted statue” at a “super discount price,” it can’t hurt – right?
We had another cottage closing for great people who, if you knew how much helping people is the essence of their “career life,” you’d really know that only Muskoka can truly offer them the serenity for the “escape” they’ve earned.
The request: was to look like Muskoka, need no renovation, be level, be peaceful, be private and be a good deal. We found them all this on Lake Rosseau!
Last night we had dinner with wonderful clients who bought their cottage last year – after 4 years of searching with Catharine’s help.
Evening on Lake Muskoka
They report this beautiful, beautiful property and cottage is enhancing their lives even more than they imagined it could. And, perhaps not surprisingly they took a long time to choose outdoor furniture. Looks like they got it right again.
This is an excellent way to start, or continue cottaging in Muskoka. There is simply no other property in all of Muskoka that comes close in terms of value for money.
View from the large sundeck on the boathouse
If you search MLS for a cottage and single-slip boathouse in Muskoka, you’ll discover prices range from $300,000 to well over $3,000,000. Of the properties available in the $300k range, this is the only one that is: not water access only, not on a river and not a tear down. This property is on Sparrow Lake, the closest of Muskoka’s lakes to Toronto, has south exposure, a single-slip wet boathouse with a sundeck on top AND a newly built cottage.
Brand new cottage, built by French’s.
Sparrow Lake connects via the Trent-Severn Waterway from Lake Ontario to Georgian Bay. The lake’s water, due to this waterway, is constantly flushed – lake data here. Boating, swimming, fishing, water skiing and just enjoying the water are all fabulous. The views on Sparrow are wonderful.
Once you become a Sparrow Lake cottager, one of the best activities for the many visitors you’ll have is to take them on an afternoon boat ride west, past some of the most beautiful rock and pine shores to Swift Rapids. The appeal after the gorgeous boat ride is the lock itself; the largest in the entire Trent-Severn system – looking down as boats enter the lock is a real crowd pleaser!
Joining the Sparrow Lake Association is a must. In addition to helping with the great work of the association, joining will quickly get you into the swing with a picnic, regatta and a great way to meet your fellow cottagers.
This just may be the best value in Muskoka. It’s the first time ever on the market for this spacious cottage on sought after Pine Lake. Cherished family memories have been built up over 43 years. Specific listing details are available here.
Boathouse viewed from Cottage patio.
Enjoy all-day sun on the deck of a brand new 2 slip boathouse. With four generous bedrooms and two full baths, there’s lots of space for family and friends.
Cottage as viewed from the boathouse deck.
Some great updating has been completed, particularly in the kitchen. Everything is all on one level and is super-clean.
Updated cottage kitchen.
Use the cottage just as it is or renovate to your heart`s desire. Pine Lake is just minutes from Gravenhurst for shopping, theatre, events and the famous Gravenhurst Wharf.
Muldrew Lake is one of those lakes that people discover and seldom leave. Fabulous water quality, timeless Muskoka scenery, minutes to Gravenhurst and the Wharf, world-class golf also just minutes away at the Muskoka Bay Club.
Rock island on Middle Muldrew LakeMuskoka granite eases into the waters of Muldrew Lake.
On Muldrew, the trend has been one of buying properties with an older cottage on them and rebuilding. The problem today is the cost of an original property, plus the cost to build new, very quickly exceeds $1 or $2 million.
But, the original properties were almost always the best: good exposure, good access, good privacy, good views but with a level lot, good waterfront, etc. Also, when building a new cottage on the footprint of an older one, a minimal setback from the waterfront is a possibility that is not allowed on a newly developed lot.
This listing is such a property.The owners cottaged here for 30 years, prior to re-building ten years ago. They sought to design and build an energy-efficient home (in this case certified R-2000) with complete and excellent mechanicals, as well as superb construction quality on this property.
Four season certified R2000 home, approx. 2500 square feet of living space, on 1.11 acres of groomed woodland, on a four season road. Custom built in 2002 by French’s Fine Homes. Facing southwest on 160 feet of pristine shallow sand beach and deep waterfront. Located 10 kilometers from the Town of Gravenhurst, the world class Muskoka Bay Golf course, Muskoka Wharf, and emergency services.
Open concept living / dining / kitchen area separates two main-floor bedrooms, each bedroom with its own ensuite. Laundry facilities located on accessible main floor. Large screened-in porch overlooking lake. Expansive windows bring in the outside with natural light and expansive views. Natural daylight walkout basement with large guest bedroom. Detached two vehicle carport, with tool storage, and upstairs playroom/sleeping area. Neutral colours throughout. Faces southwest providing passive solar heating.
LAKEFRONT PROPERTY:
160 ft water frontage – original shore road allowance purchased/closed
Floating dock (24’ x 8’) cedar tone synthetic wood, attached to flexible cedar ramp and solid dock at shore
Sand beach at shore, deep water beyond floating dock.
Easy access to the lake via log stairs from driveway or through house walk-out basement
Level entry road from year round access municipal road, serviced by school bus.
Well landscaped 1.11 acre lot – planned and groomed woodlot, gardens with many mature perennials, small stream with dam creating waterfall
Consistent water levels (within approx. 12” fluctuation based on season and rain/snow fall amounts)
South /west exposure
Property purchased by owner in 1973; Viceroy cottage removed and replaced by year round home in 2002.
HOME:
Insulation & size: Custom, certified R-2000 insulated home, approx. 2500 sq ft of living space with 1900 sq ft on accessible main floor plus 600 sq ft of finished lower level with natural light and walkout to large covered cedar deck
Windows: Energy Guide rated, low E Argon double hung windows and doors featuring large opening French doors from living room to screened in porch, slider doors, 2 casement windows on lower level
Foundation: Concrete poured, with insulation and fire retardant
Finishes: Custom rounded wall corners, and ceiling borders throughout, all neutral colours
Driveway: Easy access limestone driveway, off municipal year-round road
Detached garage/car port: (20’ x 24’), on slab concrete foundation with tool room and upstairs playroom/sleeping loft
Siding: Pre-painted horizontal Cape Cod lodgepole-pine siding on house with decorative frieze boards
Roof: 35 yr. asphalt shingles, eaves troughs all around
Flooring: Main floor is prefinished hardwood 3 ¼” Birch and ceramic tile; basement is manufactured hardwood Maple.
Wheelchair accessible main floor: Hallway, doorways, bathroom, lever taps & door handles
Decking: Entry deck (6’ x 9’) is screened and two steps up from grade.
Screened in lakeside cedar sun deck (34’ x 8’) upstairs off of living/dining rooms. Covered 34’ x 8’ cedar deck downstairs (unscreened).
Two covered unscreened cedar decks off bedrooms (each 14’ x 4’)
ENTRY PORCH: 6’ x 9’ Unheated screened-in entry porch/mud room leads into the house from the landscaped walkway …
FOYER:7’ X 12’6”
Foyer – ceramic tile floor
Mirrored entry coat closet
Main floor laundry closet with shelves, side-by-side appliances
LIVING/DINING ROOMS: Open concept 34’ x 15’ combined – cathedral ceiling
Flooring: – Birch prefinished hardwood
Napoleon propane fireplace – natural stone surround
Walk out French doors with side window to screened porch (34′ x 8′) off living room
Sliding doors to screened porch off dining room.
KITCHEN (12’ x 13’)
Spacious upper and lower cupboards, w/corner appliance garage, bulkheads over upper cupboards
Task lighting, over sink pot light
Formica counter tops, with double SS sink
Island with sink & large pot drawers and seating area
Pantry with slider shelves
Broom closet
Desk area w/phone/cable connections
MAIN FLOOR BEDROOMS X 2:
Master Bedroom (16’ x 13’6”) with ensuite bathroom(10’6” x 7’6” irregular) and Maxx spa shower
6’ bay window overlooking wooded area
Walk in closet (7’6” x 7’) w/window
Attached sitting room / den (13’6” x 8’4”), 6’ sliding patio door to covered cedar balcony area
Guest Bedroom / Sitting Room (20’ x 13’6”) Main floor guest room with 2 pc ensuite washroom (7’6” x 7’)
6’ bay window
Walk in closet (7’6” x 5’6”) with window
Large linen closet
6‘ sliding patio door to covered balcony.
BATHROOMS-(2 & ½)
Main floor washroom (10’6” x 7’9”) 4 piece (separate shower & tub) – ceramic tile floors with matching tub surround, wheelchair accessible
Two ensuite bathrooms: one 3 piece off master (ceramic floor); one 2 piece off main floor guest room (hardwood floor)
Elongated dual-flush toilets (3)
FINISHED NATURAL LIGHT WALK-OUT LOWER LEVEL
BEDROOM 3: (14’ x 13’6”’) Spacious, bright guest room in natural daylight basement
Family Room (34’ X 15’ less stairway footprint) includes a Napoleon wood-burning fireplace with fan and enclosed firewall, with outside air feed, ceramic and back wall ceramic décor and mantle on wall
Walk-out sliding door to covered cedar deck (34’ x 8’), and stairs to lakefront
Storage/Mud Room (approx 14’ x 14’) with door to outside wood shed
Flooring: Manufactured Maple hardwood
Unfinished area: exposed rock is covered and sealed with moisture shield (Approx. 62’ x 16’); contains mechanical room, water pump and purification system, electrical panels
Cedar deck (34’ X 8’) has a cement slab underneath which allows for potential future hot tub installation
HEATING: (3 sources) Two Napoleon fireplaces; one wood and one propane, with fans on Generac
Geo-thermal electric furnace and air conditioning; with outdoor split system air-to-air heat pump/thermostat
Lifebreath HRV ventilating system (air exchange and dehumidifier) with timers in each of 3 bathrooms plus in kitchen
Napoleon propane fireplace on main floor, w/thermostat (fireplace fan on generator)
Two propane tanks (tandem) on rental with Budget Propane
Wood burning Napoleon pedestal high-efficiency fireplace in finished basement (fireplace fan on generator)
WATER SYSTEM & PLUMBING: Complete water system is on Generator
Water source: Lake, with ¾ hp Jacuzzi pump in lake, heated water line / thermostat
Water filtration system for interior use (sediment, carbon, UV); additional ceramic filter tap in main bathroom.
Non-filtered water to outside taps for gardens, car washing, etc. (Benefit = extends filtration system life)
Oversized septic tanks (1400 gal. capacity with 100 gal. pump out chamber), insulated pipes and holding tank for efficient percolation
40 gal. hot water tank
ELECTRICAL:
200 amp service with (automatic) standby 8 K propane Generator – supplies fridges, freezer, microwave, water pump, UV light, various outlets – minimum of one outlet per bedroom, fireplace fans.
Buried power lines from transformer to buildings
Installed surge protector on incoming power lines
Wired for satellite cable w/installed cable splitter (8)
OTHER FEATURES:
Easy access driveway from Town maintained road, easy lakefront access
8K standby Generator powered by propane — connected to water in/out system, refrigerator & deep freeze, microwave, plus one or more electrical outlet in each room
Double pane low-E argon windows throughout
“Silent floor” joists throughout; all wood decks are cedar
Fire protection system (house and grounds) with sprinklers on house roof
Cement pad roughed-in for hot tub (under lower deck)
Outside summer hot/cold shower
Central vacuum is roughed in, two outlets, one crumb tray
Winter wood shed off lower deck
24” all around roof overhang
DETACHED CARPORT / GARAGE: 20’ x 24’ building erected on concrete rebar reinforced slab
2 vehicle carport, with tool storage area
Vertical cedar siding – open sides allow for firewood stacking
Locking tool room at end of garage hidden under indoor stairway
Bright upstairs playroom/sleeping loft (24’ x 20’), three season, carpeted plywood floors, with 4 opening windows and patio door to small deck, ceiling light/fan, electricity, with one installed heater in loft
Garden tool shed attached to the back of garage
Outdoor summer shower building with hot/cold running water immediately behind garage
Decked walkway from garage to house, with BBQ and picnic table area
Level bonfire pit area behind garage, with grass and raised garden area
MULDREW LAKE:
Located approximately 90 minutes from Toronto and its International Airport
Accessible from Hwy. 169 near Muskoka Wharf
Muskoka’s 10th largest body of water, approx. 11 miles long, with many bays and inlets
Muldrew Lake Cottagers Association is active in issues relating to the development and the environment, active in cottage winter inspections, provides annual regattas and other general interest events to membership. The MLCA also provides and maintains two boat landings for members to launch and remove boats from the lake. “All Out Marina” is located at the north eastern end of the lake.
Located south west of Gravenhurst, Muldrew Lake well known for its rugged beauty, calm waters and its active community of residents who are devoted to the lake lifestyle. Muldrew’s waters lie on the bedrock of the Canadian Shield, its depths and shape scraped out by glaciers thousands of years ago. Five species of pine and deciduous species such as birch, oak and maple decorate the shore. Muldrew is home to many species of wildlife, the most popular of which are the Common Loon, Great Blue Heron and of course the chipmunk. Much to the delight of residents, a large variety of songbirds, raptors and hummingbirds commonly visit, next and feed in the shore lands surrounding Muldrew Lake.
After a fair bit of searching, previews, showings, negotiations, re-started negotiations and then working on and waiting for the close – we can happily announce our new clients friends are in their beautiful Lake Jo cottage!
They have made the quantum leap from a water-access-only cottage to, well … have a look at the pictures below. The property is gorgeous, the build, absolutely superb and we know they have the touch to make the interior design, true cottage elegance.
We are thrilled to have played a role in what we know will be a wonderful cottage life for the family now, and hopefully for generations to come. Congratulations!
Cottage from driveway.Cottage from Lake.Walkway to boathouse.
Went down to Morrison Lake today to get some interior photos to add to the listing. I was really impressed; fully and beautifully renovated cottage/home and two great bunkies.
Have a look here at some of the details of this Morrison Lake waterfront cottage for sale.
We’ve been reminding people for years that buildings come and go, but the property doesn’t. When viewing cottages for sale, people typically spend too much time in the buildings and not enough outside.
I saw one today that is good value. In a great neighbourhood of $2 million plus, yet it is priced at $825, 000; mostly because it is a small (1000ft2) cottage.
Lake Joseph, southwest exposure.
For this price, one can get south Lake Joseph, prestigious neighbourhood, SW exposure, level lot, pristine water and hard sand bottom.
