Cameron Lake Real Estate ~ Market Value Update


Whether you are an owner of a cottage who is considering selling, or a prospective buyer, it is important to be as informed as possible on local market conditions. In my previous career as a managing director at a major Canadian financial institution, I developed a deep appreciation for the importance of sound analytics, and have applied these concepts to glean insights on broader market trends as well as individual property valuation. In an effort to promote greater transparency and efficiency in our local markets, I am pleased to provide monthly in-season statistics and commentary on each of the major lakes in our service area. If you are interested in a more precise valuation of your property, please contact me at (705) 438-3000 or email me and I would be happy to provide a value estimate at no cost.
~ David Donais, Broker of Record/Owner


Cameron Lake Market Value Update ~ August 31, 2020

    New listings have dried up

  • There was only one sale on Cameron Lake in August, and the one remaining active listing as at August 31st sold on September 1st. Year-to-date new listing and sales activity continue to lag behind activity in previous years.
  • Property owners appear to be reluctant to put their property on the market during the pandemic, while there are large numbers new buyers looking to purchase waterfront properties. Refer to my "Western Kawarthas" analysis for more detail of these trends.

  • The average sale price for the 5 sales so far in 2020 is $872,000, up 21% from the $720,000 average selling price for all of 2019.
  • The average sale price-to-MPAC assessed value ratio for the 2020 sales is 1.76, also up 21% from the 1.45 average ratio for all Cameron Lake sales in 2019.

Cameron Lake Market Value Update ~ July 31, 2020

    Sales picked up in July

  • There were four waterfront sales on Cameron Lake in July. Year-to-date new listing and sales activity continue to lag behind activity in previous years however.
  • Property owners appear to be reluctant to put their property on the market during the pandemic, while there are large numbers new buyers looking to purchase waterfront properties. Refer to my "Western Kawarthas" analysis for more detail of these trends.


Cameron Lake Market Value Update ~ June 30, 2020

    Little activity so far in 2020

  • There have been only six new listings and one sale on Cameron Lake so far in 2020, a much lower level of activity than in previous years.
  • Property owners appear to be reluctant to put their property on the market during the pandemic, while there is a tidal wave of new buyers desperate for a waterfront property as an escape from the pandemic-induced stresses of urbanity. Refer to my "Total Western Kawarthas" analysis for more detail of these trends.


Cameron Lake Market Value Update ~ April 30, 2020

    Little activity so far in 2020

  • There have been only two new listings and no sales on Cameron Lake so far in 2020. This situation is comparable to the same period in 2019, and 2019 ended up being a strong year on the lake.

  • The Covid-19 crisis has resulted in a significant slowdown in both listings and sales across the western Kawarthas, leading to great uncertainty in the market going forward. At the present time there is no evidence of falling prices for waterfront properties and sellers are for the most part holding firm to their asking prices. The emerging trends of working from home and cottage vacationing as a replacement for air-travel vacations bode well for demand in the medium term, while the impending recession/depression represents a threat to short-to-medium term valuations.

2019 Cameron Lake Market Value Summary


  • The Cameron Lake market was relatively strong in 2019 in relation to other key lakes and rivers across the western Kawarthas.
  • 18 waterfront properties were put on the market in 2019 and 14 (78%) sold. This is a much higher percentage than realized across the 10 key lakes and rivers across the western Kawarthas, where of the 305 properties put on the market in 2019, only 185 (61%) sold.
  • The average sale price of $720,000 in 2019 was up 4% from $694,000 in 2018. Sale prices ranged from $385,000 to $1,200,000.
  • One metric I track closely to provide insight into pricing trends is the Sale Price-to-MPAC Assessed Value Ratio. I calculate this ratio for each sale recorded, as well as an average ratio for all sales during the year. In 2019, the average ratio for the 14 Cameron Lake sales was 1.45, up 12% from the ratio of 1.30 realized in 2018. This increase outperformed the average ratio calculated across all key lakes and rivers in the western Kawarthas, where the ratio increased by 3% to 1.44 in 2019 from 1.40 in 2018.
  • Waterfront properties also sold more quickly on Cameron Lake – the median number of days on the market for the 14 sales was 32 versus a median of 46 days last year. The median number of days to sell waterfront properties across the western Kawarthas was stable year-over-year at 47.
  • Looking forward, I am cautiously optimistic that 2020 will be a positive year for the waterfront market. There was strong momentum in the fall months – almost half of Kawartha Waterfront Realty’s 2019 sales took place after September 30th, and buyer inquiries to our office have remained strong in the early winter months. Real estate market conditions in the GTA also appear to be improving, which helps fuel demand for waterfront properties.

Cameron Lake Market Value Update ~ October 15, 2019

    Listing and sales activity in line with 2018 and 2017

  • Listing and sales activity so far in 2019 has been very similar to the same periods in 2018 and 2017.
  • The average sale price for the 12 sales in 2019 is $729,000, up from the $694,000 average price for all sales on Cameron Lake in 2018.
  • The average sale price-to-assessed value ratio for 2019 sales on Cameron Lake is 1.41, up from the 1.30 average for all sales in 2018 and 1.33 in 2017, indicative of underlying strength in Cameron Lake waterfront prices.
  • There were three active listings on Cameron Lake as at October 15, 2019.



Cameron Lake Market Value Update ~ August 31, 2019

    Listing and sales activity in line with 2018 and 2017

  • Listing and sales activity so far in 2019 has been very similar to the same periods in 2018 and 2017.
  • The average sale price for the eight sales in 2019 is $798,000, materially higher that the $694,000 average price for all sales on Cameron Lake in 2018.
  • The average sale price-to-assessed value ratio for 2019 sales on Cameron Lake is 1.53, much higher than the 1.30 average for all sales in 2018.
  • There were seven active listings on Cameron Lake as at August 31, 2019.



Cameron Lake Market Value Update ~ July 31, 2019

    Listing and sales activity in line with 2018 and 2017

  • Listing activity so far in 2019 has been very similar to the same periods in 2018 and 2017. There were a very strong five sales in July 2019.
  • The average sale price for the eight sales in 2019 is $798,000, materially higher that the $694,000 average price for all sales on Cameron Lake in 2018.
  • The average sale price-to-assessed value ratio for 2019 sales on Cameron lake is 1.53, much higher than the 1.30 average for all sales in 2018.



Cameron Lake Market Value Update ~ June 30, 2019

    Sales activity down from 2018 and 2017

  • Listing activity so far in 2019 has been identical to the same periods in 2018 and 2017. There have been only three sales so far in 2019, down from the previous two years.
  • The lower than normal sales activity is consistent with most other lakes in the western Kawarthas.



Cameron Lake Market Value Update ~ May 31, 2019

    Listing and sales activity down from 2018 and 2017

  • There have been seven new listings on Cameron Lake in 2019, compared to 11 in the same period in both 2018 and 2017. There have been two sales since May 15.



Cameron Lake Market Value Update ~ May 15, 2019

    Few listings so far in 2019

  • There have been only three new listings on Cameron Lake in 2019, compared to 11 in the same period last year and 10 in 2017. None of the listings have sold as yet.


2018 Cameron Lake Market Value Summary

  • The average sale price was $694,000 in 2018, up 5% from $659,000 in 2017.
  • There were 13 sales in 2018, in line with the 12 sales recorded in 2017.
  • One metric I track closely to provide insight into pricing trends is the Sale Price-to-MPAC Assessed Value Ratio. I calculate this ratio for each sale recorded, as well as an average ratio for all sales during the year. In 2018, the average ratio for the 13 Cameron Lake sales was 1.30, down slightly from the ratio of 1.33 realized in 2017. The average ratio across the six key lakes in our region (Cameron/Balsam/ Sturgeon/Four Mile/Shadow/Head) was 1.38, unchanged from 2017. These ratios support my belief that waterfront prices were stable year-over-year.
  • Waterfront properties took much longer to sell in 2018 – the median number of days on the market for properties sold on the six key lakes in our region was 48 days, more than double the 2017 median of 23 days. On Cameron Lake, the median was 46 days in 2018 versus 35 days in 2017. My explanation for this increase is that buyers from the GTA who had experienced a double-digit percentage decline in their home values were expecting similar declines in cottage prices in 2018. Cottage sellers, on the other hand, were not willing to reduce prices in line with GTA trends as a result of their belief that “bubble” conditions were not evident in our market. This gap in pricing expectations was resolved largely in favour of sellers, as evidenced by stable year-over-year prices.
  • Other key takeaways from the 2018 market include:
    • The waterfront selling season started very slowly in the western Kawarthas but picked up momentum as the season progressed. The post-September 1st market was very strong.
    • Buyers almost uniformly desire to use their cottages year-round – if you have a three-season property, it would be well worth your while to investigate the feasibility of enhancing it to four- season capability.
  • Looking forward, I am hoping that the strong momentum from the fall 2018 market will carry into 2019. However, while the prospect of higher interest rates in 2019 appears to be receding, the late-2018 correction in financial markets has the potential to impact buyer demand for waterfront properties. As always, real estate market conditions in the GTA will heavily influence our market.


Cameron Lake Market Value Update ~ October 15, 2018

    Listing and sales activity, and sale prices, are in line with 2017 levels.

  • Post-Labour Day listing and sales activity has been in line with last year. Year-to-date activity is also largely consistent with last year.
  • The three properties sold in the post-Labour Day period have been the three highest sale prices on the lake in 2018. The average sale price for all 2018 sales is now $663,000, in line with the $659,000 average price for all 2017 sales on Cameron Lake.
  • The average Sale Price-to-MPAC Assessed Value ratio for the 11 sales so far this year is 1.29, down slightly from the 1.33 ratio realized for all sales in 2017.


Cameron Lake Market Value Update ~ August 31, 2018

    Sales so far this year have been concentrated at the lower end of the price range.

  • August was a slow month on the lake, with two new listings and no sales.
  • Listing and sales activity on Cameron Lake on a year-to-date basis in 2018 has been in line with same period last year. However, sales activity has been concentrated in lower-priced cottages, with higher priced listings remaining unsold.


Cameron Lake Market Value Update ~ July 31, 2018

    Sales so far this year have been concentrated at the lower end of the price range.

  • Listing and sales activity on Cameron Lake for the first six months of 2018 has been largely in line with same period last year. However, sales activity has been concentrated in lower-priced cottages, with higher priced listings remaining unsold.
  • The average sale price of the eight properties sold to-date in 2018 is $516,000, down significantly from the average sale price of $659,000 average price for all Cameron Lake sales in 2017.
  • The average Sale Price-to-MPAC Assessed Value ratio for the four sales so far this year is 1.30, down slightly from the 1.33 ratio realized for all sales on Cameron Lake last year.
  • There are insufficient data points to conclude that prices are falling on Cameron Lake in comparison to last year. Neighbouring Sturgeon Lake has far richer data, and supports the conclusion that prices are holding up, despite fewer buyers willing to step up to pay these prices.


Cameron Lake Market Value Update ~ June 30, 2018

    Sales so far this year have been concentrated at the lower end of the price range

  • Listing and sales activity on Cameron Lake for the first six months of 2018 has been consistent with the same period last year.
  • The average sale price of the four properties sold to-date in 2018 is $524,000, down significantly from the average sale price of $659,000 average price for all Cameron Lake sales in 2017.
  • The average Sale Price-to-MPAC Assessed Value ratio for the four sales so far this year is 1.21, down from the 1.33 ratio realized for all sales on Cameron Lake last year.
  • There are insufficient data points to conclude that prices are falling on Cameron Lake in comparison to last year. Neighbouring Sturgeon Lake has far richer data, and supports the conclusion that prices are holding up, despite fewer buyers willing to step up to pay these prices.


Cameron Lake Market Value Update ~ May 31, 2018

    Sales so far this year have been concentrated at the lower end of the price range.

  • Since April 30, there have been three new listings and one sale on the lake. On a year-to-date basis (Jan. 1/18 – May 31/18), there have been 11 new listings and four sales. These totals are in line with the same period last year.
  • The average sale price of the four properties sold to-date in 2018 is $443,000, down significantly from the average sale price of $796,000 for the five properties sold in the same time period last year, and the $659,000 average price for all Cameron Lake sales in 2017.
  • The average Sale Price-to-MPAC Assessed Value ratio for the four sales so far this year is 1.12, down from the 1.27 ratio realized on the five sales in the same period last year, and the 1.33 ratio realized for all sales on Cameron Lake last year.
  • There are insufficient data points to provide confidence of a downward trend in pricing on Cameron Lake so far in 2018. Indeed, the strong May results for Sturgeon Lake may provide some support – Sturgeon Lake trends tend to be a leading indicator of trends on other lakes in the region. Anecdotal evidence from our buyer agents that buyers are now coming out in much greater numbers also support the thought that the market may improve as we move into the summer months.


Cameron Lake Market Value Update ~ May 18, 2018

  • Since April 30, there have been three new listings and no additional sales on the lake. On a year-to-date basis (Jan. 1/18 – May 18/18), total sales volume on the lake is $1.35 million, down from $3.0 million for the same period last year.


Cameron Lake Market Value Update ~ April 30, 2018

  • Waterfront market activity on Cameron Lake so far in 2018 is in line with the same period last year. Since Jan. 1, 2018, there have been eight new listings and three sales on the lake. Last year during the same period there were also eight new listings and three sales. This trend is in sharp contrast to neighbouring Balsam and Sturgeon Lakes, where the market is considerably slower in comparison to last year.
  • The three sales so far this year were all below $500,000 in value. In contrast, the three sales in the same period the previous year were all above $500,000 in value.
  • The three sales this year also had a relatively low average sale price to assessed value ratio of 1.17, in comparison to the average of 1.33 for all Cameron Lake sales in 2017 (see summary below).


2017 Cameron Lake Summary

  • The average sale price on Cameron Lake was $659,000 in 2017, up 17% from 2016.
  • Twelve properties were sold in 2017, down significantly from the record high level of 24 in 2006.
  • Market dynamics on Cameron Lake (and all of the western Kawarthas) were influenced by events in the GTA housing market. The spring market was especially frothy, with large numbers of buyers competing for relatively few listings.
  • Cottage buyer interest receded somewhat after the imposition of the foreign buyer tax in the GTA. Mid-priced cottages (up to $600,000) continued to sell quickly, however, while sales of higher priced cottages slowed considerably.
  • The trend to higher market values on Cameron Lake was supported by another metric we track closely – the Sale Price to Assessed Value Ratio. In 2017, the average ratio for Cameron Lake was 1.33, a 25% increase from the 1.06 ratio realized in 2016.
  • The 2017 trend on Cameron Lake towards higher average sale prices, higher Sale Price to Assessed Value ratios, and a relatively low volume of listings, is consistent with trends on other lakes we track closely (Balsam/Sturgeon/Four Mile/Shadow/Head).
  • Looking forward to the 2018 season, early indications are that cottage buyer interest remains high, supported by a stabilizing housing market in the GTA. It remains to be seen whether higher interest rates and new mortgage stress test rules will negatively impact the cottage market.

Read Other Kawartha Lakes Market Value Updates

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Cameron Lake Heritage Postcards

We have a great appreciation for the history of the lakes we service, and are pleased to share with you some of the heritage postcards we have collected.

Locks - Cameron Lake to Sturgeon Lake   ca. 1970 ~ Fenelon Falls

Recognize, know a story or details about these vintage Kawartha scenes? Join us on facebook and instagram to share! We would also be delighted to share your heritage photographs and related stories - please email to David.

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