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What Buyers Should Know About POTL Properties
POTL (Parcel of Tied Land) properties blend freehold ownership with shared access to common elements such as private roads or shared utilities. According to the Condo Reference Guide, POTL properties can be identified by terms like “CECC,” “undivided interest in common elements,” or “POTL.”
Although owners hold the freehold land, they also share responsibility for the operating costs of the privately maintained areas. These fees differ from traditional condo fees; they cover items like snow removal, road maintenance, and shared systems, not building insurance or reserve funds.
Buyers often assume POTL homes are fully freehold, only to discover later that legal obligations exist through the CECC. For Realtors, reviewing the legal description and explaining the implications early prevents surprises during closing.
POTL properties can be appealing for clients wanting low-maintenance living without traditional condo rules, but they require careful explanation.
White Christmas Margarita…
White Christmas Margarita…
the first holiday cocktail of December. 
Thirsty Thursday always feels different this month.
A little more festive.
A little more playful.
A little more magical in the kitchen.
I picked up my Christmas hat at the market last weekend…
couldn’t resist matching it to the apron.
December invites that kind of fun.
Today’s drink is creamy, bright, and simple to pull together —
tequila, coconut milk, lime, triple sec.
Sweet rim.
Candied raspberries and rosemary.
Just enough winter charm to feel like the season has officially arrived.
It’s mid-afternoon here,
quiet in the house except for Blue,
and I’m mixing this up before heading to a holiday gathering tonight.
A little moment to pause…
to taste…
to ease into December before the pace picks up.
Here’s to the first Christmas cocktail of the month.
Here’s to cozy kitchens, small rituals,
and finding beauty in the simple things. 
Cheers, everyone — and welcome to December. 
#ThirstyThursday #WhiteChristmasMargarita #HolidayCocktails #FortErieLife #NiagaraRealtor #BarbaraScarlettBroker #ScarlettRealEstateGroup #LifestyleProject #DecemberVibes #RealEstateLife #CoconutMargarita #FestiveDrinks #SeasonalLiving #HomeMoments
Understanding Condo Types in Ontario: A Quick Guide
Condo terminology can be confusing for buyers and even agents. The Century 21 Condo, POTL & Vacant Land Condo Reference Guide provides clear distinctions.
Standard Condominiums:
These are the most common and include individual units plus common elements such as hallways and amenities. They are identified by legal descriptions containing “UNIT,” “LEVEL,” and the condo plan number. (Form 101 APS).
Phased Condominiums:
These start as a standard corporation but grow over time with additional buildings or phases. They must be completed within 10 years. (Form 101).
Vacant Land Condominiums:
Here, the “unit” is actually a parcel of land. Owners may build homes on the land or buy lots with structures already added. These are also Form 101 transactions.
POTL (Parcel of Tied Land):
These properties look like freehold homes but are tied to shared common elements through a CECC. They require Form 111 APS.
Freehold Properties:
These contain only LT/BLK/PL descriptions. They are not condos and use Form 100 APS.
Helping clients identify their property type ensures the correct agreement and proper due diligence.
If the pace of your business has slowed down… maybe that’s exactly what’s supposed to happen.
If the pace of your business has slowed down… maybe that’s exactly what’s supposed to happen.
I’m out walking with Blue this morning,
just thinking about the ebb and flow of real estate.
It’s early December —
and naturally, things start to slow.
Deals still happen (they always do),
but the energy shifts.
There were years when I’d push hard through this season,
worried about squeezing in one more closing.
But lately, I’ve learned to appreciate this pause.
Because this business runs full tilt most of the year.
And if you’re not busy right now —
that doesn’t mean you’re falling behind.
It means your body and mind
have a chance to restore themselves.
Like sleep at the end of a long day —
this season is a reset.
And if a client calls, I’ll be ready.
But until then, I’m going to walk a little slower,
breathe a little deeper,
and feel grateful for the year behind me
and the one ahead.
💬 If your industry slows in December,
don’t fight it.
Let it do its work.
Follow for more grounded reflections from the path — and the pause.
#GodMoment #WalkingWithBlue #DecemberPace #RealEstateWithHeart #FortErieRealtor #NiagaraRealEstate #YearEndReflection #WorkLifeRhythm #SlowDownSeason #PresenceOverPressure #WomenInRealEstate #RootedLiving #HolidayReset #MindfulBusiness #WinterWisdom #RealLifeRealEstate
Niagara Real Estate Market Update – December 3, 2025
The latest Niagara Region real estate update shows steady activity across all major communities, with buyers and sellers continuing to engage despite seasonal slowing. Here’s a breakdown of this week’s numbers and what they mean for the local market.
Across the Niagara Region, there are 2,825 active listings, 172 new listings, and 81 sales in the past 7 days. The regional average sale price sits at $584,760, with homes taking an average of 51 days on market.
In Fort Erie, inventory remains higher with 440 active listings and 20 new listings this week. Eleven homes sold, with an average price of $444,909. Niagara Falls recorded 31 new listings and 14 sales, averaging $591,071. St. Catharines continues to lead in sales volume with 19 sales and an average price of $562,508.
Smaller markets such as Port Colborne/Wainfleet and Fonthill/Pelham saw fewer sales but stable pricing. Fonthill/Pelham holds the highest average price this week at $1,255,000. Welland, Thorold, and Lincoln also show consistent activity, with average prices ranging from the mid-$400s to low-$700s.
For buyers, today’s market offers choice and time to make informed decisions. For sellers, proper pricing remains key, as days on market vary widely by community.
If you’re planning a move in Fort Erie, Niagara Falls, or anywhere in the Niagara Region, I can provide a personalized breakdown based on your neighbourhood and property type.
Looking for more localized data or a custom market evaluation? Let’s connect.
Niagara’s Job Market and Housing Outlook
According to the CMHC Symposium data, the job market in St. Catharines–Niagara remains soft. On page 12, October 2025 unemployment sits at 7.2%, with declines in both labour force participation and employment levels since February 2024.
This labour softness affects the real estate market in two ways:
- Slower household formation, as buyers delay entering the market.
- More cautious investor sentiment, especially regarding rent growth.
Page 7 shows advertised rents trending downward across several Ontario cities, including St. Catharines–Niagara, where average listed rent decreased 4.9% year-over-year.
Meanwhile, on page 16, months of inventory remain elevated:
• Semi-detached: 10.6 months
• Townhomes: 6.8 months
• Single-detached: 6.9 months
This indicates a buyer’s market across all dwelling types.
Taken together, the region is experiencing softer employment, easing rent pressures, and increased supply. For buyers, this creates opportunity. For sellers, strategic pricing and condition remain important.
A unique advantage for sellers
A lot of sellers hit this point in the year and feel the tug to take their home off the market.
The holidays don’t exactly pair well with constant tidying and disappearing for every showing.
But here’s the advantage sellers have during the holiday slowdown…
A lot of people will take their home off the market and relist.
Which means the homes that stay active get a disproportionate share of buyer attention.
And buyers are out there.
Thought I’d share this because I see this a lot. It’s common for sellers to miss how much leverage they can have during a so-called “slow” season.
P.S. If you’re torn between listing before the end of the year or waiting until 2026, reply to this email and let’s talk through your options.
That happened to me last night.
Have you ever prepped a meal hours ahead,
only to reheat it later…
and it just didn’t have the same sparkle?
That happened to me last night.
I put in all the effort,
but by the time I served it,
the freshness was gone.
🏡 The same thing happens in real estate.
When a home sits on the market too long,
sellers wait for the “perfect” buyer —
but the longer it sits, the less appealing it becomes.
Here’s what many don’t realize 👇
Once a listing goes stale,
even a price drop can’t fully restore that freshness.
Buyers start to wonder what’s wrong,
and the property ends up chasing the market down.
✅ Just like in cooking, timing is everything.
Serve a meal at the right moment and people line up for it.
Price a home with today’s market — not yesterday’s —
and it sells faster, stronger, and with real excitement.
📲 Thinking about selling this fall?
Let’s make sure your timing is perfect.
#FortErieRealEstate #NiagaraHomes #SellerTips #MarketAdvice #BarbaraScarlettBroker #ScarlettRealEstateGroup #HomeSellingStrategy #NiagaraRealtor #FallMarket #ValueSeries
Niagara Housing Starts Rising: Key Insights from the CMHC Symposium
The CMHC “Growing Niagara Housing Symposium” illustrates how new construction across Niagara continues to shift. According to the chart on page 2, total housing starts for 2025 (January–September) reached 1,931 units, up from 1,524 units in 2024. The increase is driven by both new construction and more conversion projects.
One of the most significant trends is highlighted on page 4, showing a large share of today’s new construction coming from purpose-built rentals—586 units compared to 316 last year in the same period. This aligns with demand for rental supply and regional population changes.
Municipality-level data on page 5 highlights which areas are leading the surge:
• Welland: 506 starts (well above historical median)
• St. Catharines: 365 starts
• Lincoln: 327 starts
These three communities alone represent the largest share of new 2025 construction activity.
For buyers and investors, this signals an evolving supply landscape. For sellers, increased inventory may influence competition depending on dwelling type. Understanding these trends helps clients navigate pricing, timing, and long-term planning in the Niagara Region.
Ontario Land Transfer Tax: What First-Time Buyers Need to Know
First-time homebuyers in Ontario may qualify for a land transfer tax refund of up to $4,000, but the rules are very specific. According to the Criteria Under the Ontario Land Transfer Tax Act, eligibility requires that a buyer be at least 18 years old, have never owned a home anywhere in the world, and intend to live in the property within nine months of closing. The application must be submitted within 18 months of the transfer date.
Where many buyers get confused is in joint purchases. If two buyers are purchasing together and only one is a first-time buyer, the refund is pro-rated. For example, if each owns 50% of the home, the eligible buyer can claim 50% of the refund—up to $2,000. If the eligible buyer owns 70%, then they may claim up to $2,800.
Spouses have additional rules. If a spouse owned a home while they were married to the first-time buyer, neither spouse may qualify for the refund. But if the previous ownership occurred before the relationship, the true first-time buyer can still qualify for their proportional share.
For buyers entering today’s market—especially with affordability challenges—this rebate can meaningfully reduce upfront costs. Realtors should make sure clients understand how joint ownership and spousal history affect the final refund amount.
