The third and final phase of LakeVu Condos is now under construction on the shores of Little Lake in Barrie’s north end, completing a multi-phase midrise development that has already demonstrated strong absorption and long-term viability. With occupancy set for January 2026, LakeVu3 marks a limited, high-quality addition to a neighbourhood where waterfront land is increasingly difficult to come by, with continued demand from a wide range of end-users.

LakeVu3 is a boutique, purpose-built midrise situated within a stable, infrastructure-supported pocket of North Barrie; this area has quietly transitioned into one of the city’s most complete and resilient submarkets.

Strategic Location

LakeVu3 is well-positioned for daily convenience, within a short walk, including a retail plaza featuring Zehrs and access to an LCBO nearby. Grocery, pharmacy, and other everyday needs are within walking distance.

Georgian College, Royal Victoria Regional Health Centre, and Little Lake Health Centre are all nearby, providing stable employment, institutional demand, and access to education and healthcare. Transportation, healthcare, education, and retail are all in place for convenience.

Downtown Barrie, Georgian Mall, a GO Train station, and the Lake Simcoe Regional Airport are all within a 7 to 15 minute drive. These connections link the site to both the city core and the wider region.

LakeVu3 is also just one minute from Highway 400, offering direct access to Toronto in just over an hour. GO Transit provides another commuter option, while weekend destinations like Wasaga Beach, Collingwood, and Muskoka are all under an hour away. It is a location that supports both full-time residency and part-time retreat, without compromise.

Ongoing Demand

The nearby waterfront and natural assets, such as Kempenfelt Bay, Johnson’s Beach, Little Lake Park, and the Barrie North Shore Trail, add value through lifestyle appeal, while proximity to outdoor amenities, including skiing, golf, hiking, and boating, ensures continued interest across different demographic segments. Downtown Barrie adds further pull, with year-round events, restaurants, galleries, and theatre, creating a hybrid urban-lake lifestyle that is rare in southern Ontario.

However, LakeVu’s proximity to educational, medical, and retail anchors gives it year-round demand depth beyond seasonal tourism. Georgian College supports a large off-campus population, while Royal Victoria Health Centre is both a major employer and a regional draw for healthcare services.

Clean and Contemporary

LakeVu3’s architecture continues the contemporary design language of the earlier phases, featuring clean lines, glass-forward elevations, and balconies that extend toward lake-facing exposures. Floorplans are open-concept, with generous glazing, high ceilings, and layouts that maximize light and usability.

Elevated Finishes, Long-Term Functionality

All suites are finished to a standard that positions them well within Barrie’s upper-tier midrise segment. Kitchens include custom cabinetry with soft-close mechanisms, integrated LED valance lighting, tiled backsplashes, quartz composite countertops, and undermount stainless-steel sinks. The appliance package is fully integrated, including a panelled refrigerator and dishwasher, electric ceramic glass cooktop, wall-mounted oven, and microwave hood fan combination.

Bathrooms continue the same material consistency, with designer vanity cabinets, LED lighting, quartz countertops, and full-height tile in tub and shower surrounds. Framed glass shower enclosures and porcelain or ceramic floor tiles are standard.

Each suite features individually controlled heating and cooling, energy recovery ventilation, water leak detection sensors, and integrated life-safety systems. Ceiling light fixtures are included in key areas, and layouts are designed to reduce long-term maintenance exposure while supporting modern occupant preferences.

Smart Amenities and Secure Building Access

The building is equipped with advanced security and smart access features including facial recognition entry, digital key access for suites and common areas, and mobile-enabled video calling systems. 

Amenities are practical and well-aligned with long-term usability. A professionally designed lobby, multipurpose games room, guest suite, fitness centre with yoga studio, pet wash station, and a rooftop lounge with BBQ, dining, and a sun deck, are all available, with views of Little Lake. The inclusion of secure storage also provides convenience and flexibility. Notably, a resident marketplace is also planned, for a blend of utility and convenience. 

Project Outlook and Development Team

Phase 1 is already sold out and occupied; Phase 2 is also now fully sold. Construction on LakeVu3 is already underway, with an occupancy date in January 2026 and Tarion-backed new home warranty coverage in place.

The development is led by JD Development Group, a firm with experience across student housing, residential condos, and mixed-use formats. Architectural work is provided by McKnight Charron Limited Architects, with interiors by Hallett & Kolar, and environmental/landscape planning by John D. Bell Associates. Branding and sales are handled by McOuat Partnership and Harbour Marketing, both of which specialize in positioning real estate product in secondary urban and resort-influenced markets.

A project average ROI for LakeVu3 sits at 21.5%*, reflective of the combination of limited availability, lake adjacency, and growing surrounding infrastructure that positions this final-phase project as distinct within Barrie’s new-build market.

LakeVu3 offers something increasingly rare in Ontario’s mid-sized cities: a final-phase, small-footprint condominium on an urban lake, backed by real infrastructure and no additional phases planned on this site. It benefits from both demand maturity and geographic constraint, as well as the future growth of Barrie.

*The financials/returns provided are taken from Investor’s Playbook; these are forecasts only and are based on historical assumptions and are for informational purposes only. It should not be considered or relied upon as advice by Playbook Media Corp. and its affiliates (collectively, “Playbook”) and should also not be considered as a substitute for professional advice or recommendation on real estate investing. Playbook Media Corp. and its affiliates (collectively, “Playbook”) shall not accept any responsibility or liability of whatsoever nature for or in connection with any use of or reliance on the forecasts and/or historical assumptions for this or any real estate development project. Nothing here is or shall be considered as any recommendation or offer or solicitation to offer of any investment product.

The Toronto rental market continued to show signs of price moderation in mid-2025, with various sources reporting year-over-year rent declines across unit types. 

Declines were seen in both purpose-built and condominium rental rates, along with rising vacancies and available listings, particularly in the condo segment. 

Purpose-Built Rentals

Among purpose-built rental buildings completed since 2000, the average asking rent (or “face rent”) was $2,909 in Q2-2025, or $4.06 per square foot. While that represents only a 0.8% decline year-over-year, the apparent stability in pricing is misleading.

When adjusted for incentives offered by landlords, which are now present in 65% of surveyed buildings, up from 36% a year earlier, according to Urbanation, the average effective rent falls to $3.56 per square foot (psf), reflecting a 6.4% annual decline in effective rents. In the City of Toronto specifically, incentive-adjusted rents dropped by 7.2% year-over-year to $3.82 per square foot.

A growing number of landlords are now offering up to two months of free rent; 24% of buildings are doing this, up from just 4% a year earlier. An additional 39% offer 1.5 months free, compared to 25% the year before.

Condo Rentals

Toronto’s secondary condo rental market also saw rent declines in Q2-2025, driven by a surge in available units and weakening lease absorption.

A record 18,119 condo lease transactions were completed in Q2, up 10% year-over-year. However, this was outpaced by a 13% increase in condo rental listings. The resulting leases-to-listings ratio fell to 73%, the lowest since 2020, signaling rising competition among landlords and greater tenant choice.

Average condo rents dropped to $2,589, or $3.79 psf, for a 4.5% annual decline and the lowest level seen in three years.

*Rentals.ca includes a wider range of unit types, including basement apartments and small landlord listings, beyond the investor-held condos tracked by Urbanation.

Vacancy Rates Rise as New Supply Hits the Market

Vacancy rates across the GTHA are climbing in response to a surge of new rental completions and a moderation in immigration-fueled demand. In Q2-2025, the vacancy rate in purpose-built rental buildings completed since 2000 rose to 3.5%, up from 2.7% a year earlier. Toronto proper recorded a vacancy rate of 3.2%, while suburban areas in the 905 Region climbed more sharply to 4.0%, up from 2.8% in Q2-2024.

This softening in occupancy coincides with a construction-driven increase in available units. A total of 3,156 new purpose-built rentals reached occupancy in the first half of 2025, for a 77% increase from the same period in 2024 and 49% from 2023. However, despite this surge in completions, new construction starts have plateaued. Only 3,446 units broke ground in the first half of the year, nearly identical to 2024 (3,625) and 2023 (3,355). Meanwhile, the number of purpose-built rental units under construction across the region remains flat at 24,520, compared to 24,684 a year ago.

Shared Accommodation Market: Smaller Decline in Toronto

In June, average asking rents for shared units (room rentals) in Toronto declined by 3.9% year-over-year, to $1,188, according to Rentals.ca. This marks the seventh consecutive month of annual declines for shared accommodations nationally, though Toronto’s drop is less severe than declines seen in cities like Vancouver and Calgary.

Temporary Relief, But Pressure Could Rebuild

Both the purpose-built and condo rental segments in Toronto are under pressure from rising inventory and softer demand. Tenants are benefitting from increased choice, more generous incentives, and a temporary pullback in prices. However, with new construction starts stagnating and a drop in condo completions expected in 2026, market conditions could tighten again.

Securing the right financing allows you to take advantage of investment opportunities, reduce the amount of loan interest you have to pay. It also helps you maximize returns while managing risk. 

Conventional Bank Loans

Obtaining a conventional loan from a bank or credit union is a common financing method. These loans often offer competitive interest rates and terms, especially for borrowers with strong credit histories. For investments, a 20-25% down payment is required. Obtain pre-approval to streamline the buying process.

Home Equity Loans or Lines of Credit (HELOC)

Leveraging the equity in your existing property can be an affordable way to finance a new investment. Both home equity loans and home equity lines of credit (HELOCs) allow homeowners to borrow against the equity in their homes. Amounts are based on the difference between the home’s market value and the balance remaining to be paid on the mortgage. Both financing types use the home as collateral, but they have key differences. 

A home equity loan provides a lump sum payment, with a set interest rate and repayment terms. This type of loan is suitable for a one-time, large expense. On the other hand, a HELOC allows you to withdraw funds, as little or as much as you like, up to your limit. The interest rate will be variable. HELOCs are ideal for ongoing or unexpected expenses.

Home equity loans and HELOCs typically have relatively low interest rates as the loan is secured by the equity in your home. Carefully assess your home’s equity and borrowing capacity before deciding on this option, as it can create financial risk surrounding your home.

Private Lenders

Private lenders can provide quick financing solutions, often with more flexible terms than traditional banks. These loans are typically based on the property’s value and your ability to repay, rather than the credit requirements banks use. Thoroughly vet private lenders and ensure you understand all of the terms, including interest rates and repayment schedules, before proceeding.

Hard Money Loans

Do you need money quickly for a short-term purpose? Hard money loans are short-term loans secured by real estate, often used for property flips or renovations, and not offered by banks or other traditional lenders. They have higher interest rates but allow quick access to funds. They are generally only beneficial for short-term projects where the higher cost of borrowing is offset by the property’s quick turnaround or value increase.

Crowdfunding

Crowdfunding platforms allow investors to pool their resources and invest in larger properties or projects. This can enable you to take advantage of high-quality investment opportunities with lower capital requirements. Make sure you understand the platform’s fee structures, investment minimums and project types to find the best fit for your goals.

Seller Financing

This flexible option, in which the property seller acts as the lender, is useful for buyers who may not qualify for traditional loans. Interest rates and repayment schedules are negotiated directly with the seller.

Joint Ventures and Partnerships

Partnering with other investors can help spread the financial burden and risk. Joint ventures and partnerships allow you to combine resources and expertise to finance larger or more complex properties. Be sure to clearly define roles, responsibilities and profit-sharing arrangements in a formal agreement to avoid conflicts.

Real Estate Investment Trusts (REITs)

Investing in a REIT offers a way to gain exposure to real estate without directly purchasing property. REITs pool money from multiple investors to buy and manage income-producing real estate. Publicly traded REITs offer liquidity and ease of access, while private REITs tend to provide potentially higher returns but less liquidity.

Government Programs and Incentives

Various government programs may be available, offering financing options and incentives for property investors, such as the MLI Select program insurance incentives or the Affordable Housing Fund, which are offered by the Canada Mortgage and Housing Corporation (CMHC).

Savings and Personal Investments

Using personal savings or liquidating other investments can provide a straightforward and interest-free way to fund a property purchase. This option avoids the complexities and costs of borrowing.

Be careful, however, with this option. Maintain a diversified investment portfolio and adequate emergency funds to maintain financial stability.

With any financing option, be sure to conduct thorough research and due diligence to ensure the terms are favourable and your interests are protected. Also, be sure the investment will still be profitable after loan interest is considered.

Speak to a financial advisor to explore and assess financing options that best suit your needs. And, when you’re ready to purchase an investment property, connect with an RLP InvestorsEdge™ professional. They can guide you through every stage of the process, with the tools, insights and strategic support you need.

Pacific Reach and the Dilawri Group of Companies have jointly acquired The Ritz-Carlton, Toronto, assuming ownership of one of Canada’s most prestigious hospitality properties. Located in the heart of downtown Toronto and opened in 2011, the hotel has established itself as a standard-bearer for luxury, service, and design. The ownership transition will leave operations uninterrupted as selective updates and long-term stewardship begin under new partners.

The acquisition was completed with Pacific Reach and Dilawri entering into an equal partnership, with Pacific Reach taking on the role of managing partner, and announced on July 29, 2025. Marriott International will continue to operate the hotel under The Ritz-Carlton brand, and there will be no disruption to operations or service, as new owners plan selective updates and long-term stewardship.

“We are thrilled to acquire The Ritz-Carlton, Toronto and leverage our years of experience owning and operating luxury hospitality assets, including the Rosewood Hotel Georgia, to build on the exceptional reputation of The Ritz-Carlton, Toronto,” said Azim Jamal, CEO and Founder of Pacific Reach. “This partnership with Dilawri represents our shared vision of excellence, as we take steps to further enrich the guest experience and continue the Ritz-Carlton’s legacy as one of the most prestigious luxury hotels in Canada.”

Kap Dilawri, Co-Founder of Dilawri, added: “The Ritz-Carlton, Toronto is a true luxury landmark in the heart of downtown. We are proud to help steward this iconic property and remain committed to honouring its legacy while ensuring it continues to thrive as a cornerstone of Toronto’s luxury and hospitality landscape. This acquisition also marks an exciting milestone in our dedicated investment division, as we expand our portfolio focused on real estate and strategic, diversified holdings.”

Although operations remain unchanged under Marriott’s management, the new ownership group has signalled plans for select enhancements over time. These include updates to spa and wellness amenities, modernization of public areas, and improvements to the hotel’s conferencing and event facilities. These refinements are designed to support the hotel’s evolving role as both a luxury retreat and a destination for international business travel.

The transaction also reflects a long-term commitment to Toronto’s central business and cultural district. While both firms declined to comment on specific forecasts, the acquisition underscores their shared belief in the enduring strength of the city’s premium hospitality market.

In acquiring such a high-profile property, Pacific Reach and Dilawri emphasized a careful approach to stewardship. Rather than introducing sweeping changes, the partners intend to build on what has already made The Ritz-Carlton, Toronto a hallmark of Canadian hospitality. The hotel’s architectural identity, service philosophy, and cultural presence will be preserved, with enhancements focused on improving guest experience without altering the essence of the brand.

About the Partners

Pacific Reach, headquartered in Vancouver, is a privately held, vertically integrated investment firm active across real estate, capital markets, and alternative assets. The company has developed and managed hotel, multifamily, and commercial assets across North America and is known for its ownership of landmark properties including Vancouver’s Rosewood Hotel Georgia. In addition to its real estate portfolio, Pacific Reach operates a capital markets division that invests in listed securities, private equity, and alternative strategies.

Philanthropy is a core part of the company’s identity. Through the Jamal Family Foundation, Pacific Reach supports healthcare, education, and community institutions, including the Aga Khan Foundation, Lions Gate Hospital Foundation, and the VGH & UBC Hospital Foundation.

Dilawri, founded in 1984, is Canada’s largest automotive group, with more than 80 dealerships representing 35 brands nationwide. In recent years, Dilawri has grown a dedicated investment division with holdings in real estate and other strategic sectors. The acquisition of The Ritz-Carlton, Toronto represents one of the most significant additions to its diversified portfolio. Through the Dilawri Foundation, the company has also contributed millions of dollars to charitable causes in health, education, and local communities.

One of Canada’s premier events for self-directed investors, active traders, and financial professionals is set to take place at the Metro Toronto Convention Centre this fall. MoneyShow Toronto 2025 offers two days of in-depth education, direct access to financial thought leaders, and actionable insights across a wide range of asset classes, including a valuable focus on real estate investing. The event runs from September 12-13, 2025. Registration is required, but admission is free. 

Geared toward investors who want to build smarter portfolios, identify high-performing opportunities, and stay ahead of market shifts, the event brings together expert speakers, exhibiting firms, and hundreds of engaged attendees under one roof. 

With more than 44 years of experience, MoneyShow is known for delivering expert financial guidance and helping investors strengthen their portfolios. The 2025 conference will equip attendees with the tools and insights needed to navigate key challenges such as rising tariffs, political uncertainty, recession concerns, and ongoing market volatility, while also highlighting opportunities in areas where Canadian stocks continue to show strength.

Participants will gain access to a wide range of timely topics and expert-led sessions that explore various facets of the financial markets, helping them uncover new investments and refine their strategies for maximum impact.

New Investment Opportunities and Proven Strategies

This year’s event offers attendees expert-backed, actionable strategies across every major asset class. Top analysts, authors, and traders will share fresh stock picks and portfolio recommendations, many of which are backed by strong historical performance and updated for today’s market. Strategists and economists will also discuss broader economic themes, including Canada-U.S. trade, tariffs, recession risk, and the evolving political and monetary landscape. The outlook for key investment sectors will also be explored, along with a wide range of vehicles and strategies.

ETFs

Discover high-growth opportunities, innovative strategies like covered-call income ETFs, and insights from MoneySense’s ETF All-Stars Report.

Options

Learn income and directional trading tactics, including The Wheel Strategy and ways to “game” Dow stocks, plus live trading demonstrations to show these strategies in action.

Commodities and Currencies

Tap into strategies for profiting from the current bull run in commodities, emerging metals and mining trends, and major moves in the forex market.

Alternative Investments

Explore peer-to-peer lending in emerging markets like Kenya, or music royalties that offer monthly dividends uncorrelated to market swings.

Other sessions focus on portfolio growth, tax reduction, and intergenerational wealth planning. Investors can learn to identify long-term compounders, apply contrarian methods, and use data-driven KPIs to make smarter decisions. Additional content will explore trading technologies, investor psychology, fast-moving sectors like AI, and more.

Real Estate in Focus

Additionally, this year’s MoneyShow Toronto puts meaningful emphasis on real estate, which is an asset class of rising interest amidst rate uncertainty and housing supply pressures.

Real estate investors will find a wealth of targeted sessions and strategies tailored to today’s opportunities and constraints. Discover how to build wealth without owning property, turn one property into five for retirement, and navigate market drivers like credit trends, FHSAs, and reverse mortgages. Tailored sessions will cover income properties, mortgage investing, property financing, and practical tools for evaluating real estate deals, as well as strategies for residential portfolio growth, real estate-backed lending, and refining overall investment approaches.

Attendees can also explore frameworks for scaling a real estate business, learn how to identify undervalued markets, and get practical techniques for analyzing returns in both the pre-construction and resale space. Key workshops will offer clarity on financing models, mortgage structures, and how to integrate real estate into a broader wealth-building plan.

Speakers and Sessions: Expertise in Action

Throughout the two-day event, attendees will have access to a packed schedule of live presentations, interactive panels, and deep-dive workshops. The speaker roster includes industry professionals and active investors known for turning complex financial topics into accessible, real-world strategies.

The 2025 MoneyShow Toronto brings together top economists, traders, portfolio managers, and thought leaders offering expert advice, market outlooks, and actionable strategies. Attendees will also hear from real estate experts like Dalia Barsoum on building cash-flowing property portfolios, Ryan Coyle on leveraging the real estate multiplier effect, and David Morrison on earning income from real estate without direct ownership. With expertise from institutions like Ninepoint, the Globe and Mail, and Mackenzie Investments, the event offers practical insights for retail investors, advisors, finance professionals, and others.

Exhibit Hall: A Hub for Tools, Tech, and Deals

MoneyShow also brings energy and connection through its vibrant Exhibit Hall, where sponsors and exhibitors share tools, services, and opportunities face-to-face. From emerging platforms to proven financial products, the hall is a place to ask questions, compare solutions, and discover what’s new. 

MoneyShow Toronto’s Exhibit Hall will feature a broad lineup of sponsors and exhibitors offering everything from wealth management platforms to data analytics, lending products, and real estate investment services. Real estate investors can connect with companies offering access to syndicated deals, financing solutions, and tools that support both acquisition and portfolio management.

Networking

With thousands of attendees expected, the show doubles as a valuable networking hub, offering opportunities to grow both business and personal networks through shared insight, collaboration, and connection.

The event fosters in-person education and interaction, allowing attendees to network, swap investing stories, meet executives from premier public and private companies, and engage with speakers. There will also be a high-energy, interactive Exhibit Hall packed with sponsor booths showcasing the latest investment products, services, profit opportunities, and trading tools, including live trading demonstrations and prize giveaways. A networking reception is scheduled for the evening of Day 1.

To register for the 2025 MoneyShow Toronto, visit the MoneyShow website. Attendance is free with advance registration.

As housing affordability continues to deteriorate across Canada, many parents over the age of 50 are facing a difficult dilemma. Should they step in to help their adult children buy a home? For families sitting on substantial home equity, often built over decades of property ownership, the temptation to offer support is strong. It’s natural to want to help, but there are also reasons to hesitate, such as financial, emotional, and practical concerns.

This tension is common among Canadians in or approaching retirement. They may be sitting on substantial equity; on the other hand, their adult children may be feeling completely priced out of the housing market, facing high prices, interest rates, and limited inventory. While the desire to help is rooted in love and a concern for their children’s future, the risks involved can’t be ignored. 

What Are the Concerns?

In my conversations with parents across the country, I have noticed three core concerns that regularly hold people back from acting. Nevertheless, a growing number of families are beginning to find structured, thoughtful ways to address them.

Concern #1: “What if I need the money later?”

A common reason parents hold back is uncertainty about their own future financial needs, especially since circumstances can change. Concerns about retirement income and long-term health care are valid, especially in a world where people are living longer and inflation keeps rising.

One way to address this concern is to avoid outright gifting a large lump sum. Instead, some parents are choosing to access their home equity using a Home Equity Line of Credit (HELOC), which allows them to lend funds without selling their property or liquidating investments. Others are putting formal loan agreements in place that allow the money to be repaid in the future if needed. Another approach is to set aside only a portion of their equity to help their children while keeping the rest untouched for their own use.

These strategies allow parents to offer meaningful support without sacrificing their financial security.

Concern #2: “I don’t want to create entitlement.”

Some parents worry that helping too much, or too easily, might remove the incentive for their children to be financially responsible. The fear is that support could unintentionally foster dependency or diminish the importance of hard work and long-term planning.

To prevent this, some families are choosing to structure their support in ways that encourage accountability. One approach is to match whatever the child saves toward a down payment, reinforcing the value of personal effort. Others are choosing to co-invest with their children in a property, sharing both ownership and responsibility for the outcome. In some cases, parents are requiring that their children first meet with a financial advisor or mortgage specialist to ensure they understand the long-term obligations involved.

This kind of structure helps maintain a sense of shared responsibility, offering support while still promoting independence.

Concern #3: “I don’t want this to create family tension.”

Financial decisions within families can lead to emotional complexity, especially when they’re not handled carefully. If one child needs help, this could create conflicts with other children. Future divorces or property sales could also complicate matters. These are real, emotional landmines. 

One way to address this is to treat the decision as part of broader estate and family planning, rather than as a one-off transaction. Keeping clear records of what was given, and why, can help reduce misunderstandings later. Some parents aim to build fairness over time, providing different types of support to different children depending on their circumstances—such as assisting one with a home and another with education or business capital. Legal agreements can also be used to protect funds in case of divorce or the sale of the property.

Above all, open and honest communication is key. When intentions are clearly explained and documented, it’s easier to prevent resentment and maintain family harmony.

It’s Not Just About Money

Helping your children enter the real estate market isn’t just about financial support; it can shape their long-term trajectory. These approaches offer a way to support children’s entry into the housing market without compromising long-term financial independence or causing other problems. By reducing the amount they spend on rent, allowing them to build equity earlier, and providing a greater sense of stability, your help can have ripple effects that extend far beyond the initial transaction.

That doesn’t mean giving everything away or putting your own future at risk, but it does mean that the right strategy is necessary. It’s possible to protect your retirement while also giving your children a valuable head start. Thoughtful planning and structured support can make that balance achievable. The key is balancing generosity with prudence and ensuring that support is offered in a way that aligns with both financial realities and family dynamics.

Yukon’s residential real estate market surged to unprecedented levels in June 2025, setting a new monthly sales record and pushing the year-to-date figures to their highest on record. A 33.3% increase over June 2024 was seen. These figures were not just seasonally strong but exceeded both the five-year and ten-year June averages by 28.3% and 30.5%, respectively.

Sales

The number of homes sold in the first six months of 2025 rose 17.4% from the same period last year, according to the Yukon Real Estate Association. It marks a record-setting first half of the year for sales volume in Yukon, driven by sustained demand, relatively stable prices, and moderately rising inventory.

Prices

Despite the acceleration in sales, price growth has remained moderate. The average sale price in June 2025 was $584,374, up just 0.9% year-over-year. The year-to-date average price of $569,762 reflects a 3.6% gain compared to the first half of 2024. Though modest, this upward movement brought average home values to their highest monthly level since September 2024.

Inventory and Supply

Inventory remains relatively tight. Active listings at the end of June were up 20.6% from last year, showing supply is increasing, although they remain 3.6% below the five-year average. June’s months of inventory stood at 2.8, highlighting seller-friendly conditions despite improvements in stock levels.

Q2 Sales

While single detached homes have long dominated Yukon’s housing market, Q2 2025 data shows a pronounced shift toward attached and multi-unit dwellings. Residential sales reached 201 units in Q2, for a 21.8% year-over-year increase and the highest quarterly total ever recorded.

Detached Homes

Sales declined 10.3% from Q2 2024, with 87 units sold, down from 97. Despite this decline, homes in the $500,000 to $600,000 range remained the most in demand, while homes priced over $800K sold the fastest. Inventory rose to 3.2 months (up from 2.3), reflecting a more balanced dynamic. Despite this, homes continued to sell faster on average.

Townhouses and Row Units

Sales activity surged by 65.2%. Units priced between $500K and $550K saw the most competition, while those priced from $450K to $500K sold fastest.  Inventory tightened to 2.1 months, down sharply from 3.7 in Q2 2024.

Apartments

Q2 2025 marked a dramatic shift in the multi-unit sector, with apartment sales more than doubling compared to the same period last year, reflecting a 116.7% increase. The most active price segment was between $400,000 and $450,000, while the quickest sales occurred in the lower-priced range below $350,000. Despite strong sales, apartment inventory remained elevated at 4.2 months. However, this too was down from 5.1 a year earlier.

Yukon’s Rental Market: Tight with Slight Upward Pressure on Rents

In buildings with three or more rental units, typically apartment buildings, the median rent in Whitehorse was $1,310. This represents a modest increase from both October 2023 (+$60) and April 2024 (+$16).

Source: Yukon Bureau of Statistics

Source: Yukon Bureau of Statistics

Landlord insurance is a critical tool for protecting rental property investments in Canada, but many landlords don’t fully understand what it actually covers. While it offers broader protections than a standard homeowner policy, it’s not a catch-all solution. There are specific limits, exclusions, and optional add-ons that every landlord should be aware of before assuming they’re fully protected. 

Core Protections in a Canadian Landlord Insurance Policy

At its core, landlord insurance is designed to shield property owners from financial loss arising from events that affect their rental units. A basic policy typically includes key coverage for property, liability, contents, and in some specific cases, loss of income. 

Property Coverage

This protects the physical structure of the rental property against common perils such as fire, water damage, wind, vandalism, and theft. It also extends to permanently attached structures like garages or sheds. For landlords who provide appliances or furnish the unit, property coverage also applies to those contents, though usually only items owned by the landlord, not the tenant.

Liability Coverage

Liability insurance protects landlords if someone is injured on the property and holds the landlord legally responsible. For example, if a tenant or visitor slips on an icy walkway or falls down the stairs due to a loose railing, liability coverage helps pay legal fees, medical costs, and settlements.

Rental Income Coverage

Also called “fair rental value” coverage, this part of the policy replaces lost rental income if the property becomes uninhabitable due to a covered loss, such as a fire or major water leak. It ensures a landlord can still meet mortgage payments or operating costs even if tenants must temporarily move out.

Equipment and Contents Coverage

If your property includes appliances, HVAC systems, or other equipment necessary for operation, landlord insurance may cover repairs or replacement in the event of mechanical or electrical failure. It can also apply to non-permanently attached items like stoves or fridges.

Zensurance offers policies covering these basic areas, with optional add-ons to more fully meet the needs of landlords.

Types of Properties Eligible for Coverage

Landlord insurance providers in Canada may offer coverage for a broad range of rental types. Zensurance, for example, offers: 

• Single-family homes
• Semi-detached homes
• Duplexes and flats
• Condos and stratas
• Apartments and rooming houses
• Seasonal rentals or cottages

Each type comes with different risk profiles, so policy customization is essential.

The Gaps: What Landlord Insurance Doesn’t Cover by Default

While the core coverage is beneficial, many landlords overlook the exclusions that can lead to costly gaps in protection and other issues.

Tenant Property Is Not Covered

Landlord insurance does not include coverage for tenants’ personal belongings. If a fire or flood damages their possessions, tenants must rely on their own renters’ insurance. Landlords should clearly communicate this to tenants.

Routine Maintenance and Wear and Tear

Insurance is designed for sudden and accidental losses, not for gradual deterioration. If a roof leaks due to old age, or plumbing fails due to corrosion, the repair costs are typically out of pocket. Preventive maintenance remains the landlord’s responsibility.

Intentional or Criminal Damage by Tenants

Unless your policy specifically includes coverage for malicious or intentional damage, insurers may deny claims involving tenant-caused destruction. This is an important exclusion, particularly for landlords managing units with frequent turnover or minimal screening.

Vacancy-Related Risks

Properties left vacant for extended periods, typically over 30 days, may lose full coverage unless the insurer is notified and proper precautions are taken. Special vacancy permits or endorsements are often required.

Optional Coverage Landlords Should Consider

To address these gaps, Canadian insurers offer several valuable add-ons. Depending on the property’s location and condition, landlords should consider extending coverage to address some important risks.

Overland Water Insurance

This protects against damage caused by flooding from freshwater sources, such as heavy rain, snowmelt, or overflow from nearby rivers. 

Sewer Backup Insurance

Covers the cost of cleaning and repairing damage caused by raw sewage entering the property through drains, toilets, or septic systems, which can be a common issue, particularly in older urban infrastructure.

Earthquake Insurance

Especially important for properties in seismically active regions like British Columbia, this add-on covers structural and contents damage caused by earthquakes, which are excluded from most base policies.

Legal Expense Insurance

This increasingly popular endorsement covers legal fees for disputes with tenants, including in cases involving eviction or unpaid rent. Some policies include access to 24/7 legal advice to help landlords understand their rights across provinces.

Zensurance helps landlords customize their insurance coverage to match the specific needs of their rental properties, offering optional add-ons for enhanced protection.

Know Your Policy and Its Limits

Landlord insurance is essential for anyone renting out a property in Canada, but relying on a basic policy can leave you exposed. In many cases, add-ons are worth the extra cost for long-term, comprehensive financial protection. Before signing or renewing your policy, review it carefully and consider whether your current coverage reflects the true risks of being a landlord. From liability to rental income loss to water damage and legal disputes, the right combination of coverage can make the difference between a manageable loss and a financial crisis.

Zensurance offers landlord insurance tailored to the needs of Canadian rental property owners, with plans starting as low as $19/month and flexible add-ons to close the gaps standard coverage leaves behind. 

* Issuance of coverage is subject to underwriting by the respective insurance company. The final insurance premium is established, and insurance coverage is offered by the insurance company only after underwriting is completed.

**  Please note this article contains affiliate links. We may receive compensation for referrals and purchases made through these links.

In late July, the City of Whitehorse announced its Strategic Priorities for 2025 to 2028, outlining a multi-year plan that responds to its rapid population growth, ongoing housing pressures, and the need for coordinated infrastructure development. Whitehorse has been experiencing a time of considerable growth, and continues to rank among the fastest-growing cities in Canada.

The document sets the direction for municipal governance over the next four years and identifies key policy areas aimed at improving land use, service delivery, financial stewardship, and collaboration with other levels of government, and has implications for housing and real estate.

Housing Policy, Land Use, and Development Direction

A key strategic priority, “Supporting Growth and Sustainability,” consolidates several initiatives related to housing development, land use regulation, and long-term urban planning. The plan identifies a structured approach to addressing local housing needs through the development of a Housing Needs Assessment and Action Plan. This formal process will evaluate existing gaps in housing supply and propose targeted interventions based on current and projected demand.

Efficient Permitting

To accelerate the pace of housing delivery, the City has committed to streamlining its internal development procedures. Efficient permitting is one of the focus areas, aimed at improving the building permitting process. The stated goal is to reduce processing times and increase the speed at which new housing projects can be brought to market. 

Modernizing Zoning

Another major initiative under this strategy is the planned modernization of the Zoning Bylaw. Updating this bylaw is expected to affect land use regulations across the city, including potential adjustments to permitted densities, lot configurations, and development standards. These changes could open up new areas for higher-density housing, increase flexibility for infill projects, and alter how development proposals are evaluated.

New Land Development

The City also plans to advocate for new land development, reflecting a proactive stance on increasing the supply of land available for residential and mixed-use construction. This may involve coordination with other levels of government to unlock or service new areas of land that are currently undeveloped or constrained. 

Taxation and Incentives

In parallel, the Council has committed to reviewing its existing tax structures and incentive grant policies to better align them with its strategic goals. This policy alignment review may potentially result in new financial incentives tied to specific housing types, such as affordable or workforce housing, or lead to adjustments in tax treatment that affect the economics of new development.

Infrastructure Investment and Delivery Models

The City’s strategic direction includes a strong emphasis on upgrading and expanding infrastructure to match population growth and emerging service demands. The priority of “Investing in Infrastructure” encompasses a wide range of assets, including water systems, road networks, public facilities, and recreational infrastructure. Whitehorse has signalled its intent to pursue sustainable, long-term funding from the federal government to support the delivery and maintenance of these essential services.

Downtown Planning and Neighbourhood Connectivity

Whitehorse has also included major land use and connectivity initiatives as part of its priorities. One key initiative is the revitalization of the downtown core through an update to the Downtown Plan. This process will shape the future design and function of the city’s central area, potentially creating new opportunities for residential and commercial redevelopment, improving public space, and adjusting zoning or design guidelines to support a more vibrant urban environment.

The City has committed to encouraging connected neighbourhoods, supporting mixed-use, walkable communities where homes are located near commercial services, public amenities, and transit infrastructure. This reflects a broader emphasis on compact growth and neighbourhood-scale planning, with attention to livability, accessibility, and the integration of daily services within residential areas.

Public mobility infrastructure features prominently in the plan. The City plans to improve and expand its transit and active transportation networks. Sample action items include rehabilitation and construction of key pathway systems and the development of the Whistle Bend Active Transportation Connector. These projects are intended to strengthen connectivity between neighbourhoods, reduce reliance on personal vehicles, and enhance the city’s pedestrian and cycling networks.

Waterfront Enhancement and Public Space Investment

Finally, the City’s strategy includes a plan for Waterfront Beautification, with the goal of enhancing the riverside as a public gathering space and multi-use corridor. This initiative aims to make better use of the waterfront for recreation and active transportation, while also improving the character and accessibility of one of Whitehorse’s most prominent natural assets.

The Mississauga housing market in June 2025 continued to exhibit the characteristics of a buyer’s market, with declining sales, softening prices, and rapidly growing inventory. The month did show some improvements in sales over the previous month, but the overall trend remains one of sluggish activity and increasing supply.

Sales

Through the MLS® System in Mississauga in June 2025, there was a 4.3% decline in sales from June 2024. This marks one of the weakest Junes on record, with sales 22.3% below the five-year average and 34.2% below the ten-year average for the month. 

Despite this, the month-over-month trajectory showed a small rebound. Seasonally adjusted sales activity rose by 7.1% from May to June 2025. Moreover, the year-over-year decline in June (-4.3%) was notably less severe than May’s drop of 20%.

Over a broader period, year-to-date sales for the first six months of 2025 totalled 2,662 units, representing a 17.7% decline compared to the same period in 2024. 

Source: Cornerstone Association of Realtors

Prices

Home prices in Mississauga have now logged three consecutive months of year-over-year declines greater than five percent. In June 2025, the MLS® Home Price Index (HPI) composite benchmark stood at $1,024,900, down 6% from June 2024. This continues the softening trend observed in May 2025, when the benchmark price dropped 5.9% from May 2024.

Price reductions were most pronounced in the single-family segment. In June 2025, single-family homes had a benchmark price of $1,283,000, for an 8.2% year-over-year drop. Townhouses and row units saw a more modest decline of 2.2%, with a benchmark price of $801,700, and apartments recorded a 3.9% decrease, with a benchmark of $630,700.

Inventory and Supply

The supply side of the market saw continued escalation, with the number of new listings added in June 2025 rising by 16.8% over June 2024. This was also 14.5% higher than the five-year average.  

Active listings rose even more dramatically. At the end of June, there were 2,905 homes available for sale, a 42% increase year-over-year and the highest level for June in more than 15 years. 

This is a result of a trend of building up; May 2025 saw 1,994 new listings, up 19.3% year-over-year, and 2,800 active listings, up 51.5%. This meant June maintained high numbers even though the percentage increases tapered slightly. 

The months of inventory stood at 5.5 months at the end of June 2025. This is a sharp increase from 3.7 months in June 2024, and far above the long-run June average of 2.3 months. Notably, this figure remained unchanged from May 2025, which also recorded 5.5 months of inventory, compared to the May long-run average of 2.1 months. 

Buyer’s Market

While June 2025 saw a slight improvement in sales momentum compared to the steeper declines of May, the broader market remains favourable to buyers, with more choice and moderating prices.