Head 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, Sales Representative/Owner


August 31, 2018 Summary

Sales activity in August was strong on Sturgeon and Balsam lakes, and weak on the other key lakes in our service area. For the most part, prices continue to be in line with 2017 levels.

Head Lake Market Value Update ~ August 31, 2018

Listing and sales activity is in line with last year.

  • Since January 1, 2018, there have been ten new listings and five sales on the lake. This activity is in-line with the same period last year.
  • The average sale price for the four sales this year is $386,000, down from the $454,000 average price for all sales in 2017.
  • The average Sale Price-to-MPAC Assessed Value ratio for the eight sales so far this year is 1.49, up marginally the 1.42 ratio realized for all sales on Head Lake last year.

Head Lake Market Value Update ~ July 31, 2018

Listing and sales activity is in line with last year.

  • Since January 1, 2018, there has been nine new listings and four sales on the lake. This activity is in-line with the same period last year.
  • The average sale price for the four sales this year is $412,000, down from the $454,000 average price for all sales in 2017.
  • The average Sale Price-to-MPAC Assessed Value ratio for the eight sales so far this year is 1.54, up from the 1.42 ratio realized for all sales on Head Lake last year.
  • There are currently six active listings on Head Lake, with an average Asking Price-to-MPAC Assessed Value ratio of 1.54.

Head Lake Market Value Update ~ June 30, 2018

Listing and sales activity is in line with last year.

  • Since January 1, 2018, there has been six new listings and three sales on the lake. This activity is in-line with the same period last year, when there were six new listings and four sales.
  • There are not as yet sufficient data points to permit any meaningful comparisons of sales prices year-over-year.

Head Lake Market Value Update ~ May 31, 2018

Listing and sales activity is off to a slow start in comparison to last year.

  • Since January 1, 2018, there has been three new listings and only one sale on the lake. This activity is down from the same period last year, when there were five new listings and four sales.
  • There are not as yet sufficient data points to permit any meaningful comparisons of sales prices year-over-year.

Head Lake Market Value Update ~ May 18, 2018

  • Since April 30, there has been one new listing and no additional sales on the lake.

Head Lake Market Value Update ~ April 30, 2018

  • There has been very little activity on the lake so far in 2018, with only two new listings and one sale. This is no doubt attributable primarily to the late spring. Last year there were two new listings and three sales in the January to April period.

2017 Head Lake Summary

  • The average sale price was $454,000 in 2017, up 19% from 2016, and 65% from 2014.
  • Eleven properties were sold in 2017, down from a historically high level of 30 sales in 2016, but in line with pre-2016 levels.
  • Market dynamics on Head 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. Bidding wars were common.
  • Cottage buyer interest receded somewhat after the imposition of the foreign buyer tax in the GTA. Mid-priced cottages continued to sell quickly, however, while sales of higher priced cottages slowed considerably.
  • The trend to higher market values on Head Lake was supported by another metric we track closely – the Sale Price to Assessed Value Ratio. In 2017, the average ratio for Head Lake was 1.42, a 20% increase from the 1.18 ratio realized in 2016.
  • Kawartha Waterfront Realty listed two of the three highest priced properties on Head Lake in 2017. One of these sales in October 2017 was a record high sale price for Head Lake.
  • The average Sale Price to Assessed Value Ratio for the three properties sold by Kawartha Waterfront Realty on Head Lake in 2017 was 1.75, significantly higher than the 1.29 ratio achieved on the other eight sales (sold by a combined five other brokerages) in 2017.
  • The 2017 trend on Head Lake towards higher average sale prices, higher Sale Price to Assessed Value ratios, and a relatively low volume of listings, is broadly consistent with trends on other lakes we track closely (Shadow/Four Mile/Balsam/Sturgeon/Cameron).

Read Other Kawartha Lakes Market Value Updates

Contact Kawartha Waterfront Realty

Call: 1 (877) 992-9927 or Email


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