Luxury real estate is often seen as a niche, reserved for a smaller pool of qualified buyers, and high price points do restrict who can participate. However, for those who are able to diversify into this segment, luxury properties can strengthen a portfolio in ways that go beyond short-term market shifts. These assets provide diversification, long-term stability, and are supported by the scarcity that underpins enduring value.

Unlike entry-level or mid-tier housing, luxury assets operate on different cycles and respond to unique demand drivers. Where mass-market housing is closely tied to interest rate movements and affordability constraints, higher tiers of the market are influenced more by global wealth trends, migration patterns, and the lifestyle demands of high-net-worth buyers. This distinction often allows luxury properties to maintain value even during broader market slowdowns.

Resilience in Shifting Markets

One of the most important advantages of luxury property is its ability to hold value through market cycles. Because demand is driven by high-net-worth buyers less sensitive to borrowing costs, these homes are less exposed to the volatility seen in mass-market housing. 

In some markets in Canada and internationally, sales of ultra-luxury homes, or those priced over $10 million, have grown, even as mid- and upper-mid-price segments face declining sales and softer demand. It is important to note that this performance is not uniform, and lower-end luxury, where financing still plays a greater role, has shown more sensitivity to rising interest rates.

A Source of True Diversification

Including luxury assets introduces diversification in ways that conventional holdings cannot. Detached estates, branded condominiums, and bespoke infill builds all respond to different buyer motivations than mass-market housing. Performance across cities and even across neighbourhoods varies widely. A corridor with scarce land and strict zoning can outperform, while another flush with new condo towers may stall. Spreading exposure across several luxury sub-segments reduces correlation with broader housing cycles and opens a different channel for growth.

Pricing Power and Wealth-Insulated Demand

High-net-worth buyers are less exposed to financing pressures and more focused on privacy, quality, and location. That dynamic allows exceptional properties to command premiums even when borrowing costs rise. Scarce views, architect-level design, and irreplaceable parcels create conditions where demand remains steady despite rate fluctuations. Average pricing trends can be misleading in these cases, as luxury values are determined by rarity and competition among buyers with greater financial resilience.

Income Potential in Select Markets

Luxury rentals can generate meaningful income where demand outpaces supply. Well-positioned properties attract tenants willing to pay premiums for size, finishes, and exclusivity. Still, income expectations need to be grounded in current rental conditions. Yields vary significantly depending on location, for example. In some dense downtown markets, new supply can weigh on rents, while in neighbourhoods with limited inventory, demand for luxury leases supports stronger income performance.

The tenant pool for luxury properties is typically made up of high-income professionals, corporate executives on temporary assignments, diplomats, and internationally mobile families who value location, security, and premium amenities but prefer flexibility over ownership. In urban cores, luxury rentals often attract financial sector employees, tech leaders, and expats working under multi-year contracts. In secondary markets or vacation hubs, short-term demand can also come from affluent business travellers and seasonal residents seeking turnkey accommodation without long-term commitment.

Scarcity and Structural Supply Constraints

A defining feature of the luxury segment is scarcity. Inventories remain naturally limited by zoning, land availability, and the high cost of building to premium standards. Even when overall housing markets experience slower activity, the top end is often shielded by this limited supply. Truly exceptional properties, like waterfront estates, heritage homes, or residences in tightly zoned enclaves, cannot be replicated, which helps underpin long-term value.

Scarcity can reduce liquidity and lengthen sales cycles in weaker markets; luxury is not immune to volatility, but it operates under fundamentally different dynamics than the broader housing market, making it a distinct, though selective, hedge within a diversified real estate portfolio.

Timing and Market Conditions

Macro factors such as economic growth, trade shocks, and policy changes influence luxury assets, but they also create windows of opportunity. Broader market weakness can give well-capitalized buyers more leverage in negotiations. Sellers of luxury properties, facing high carrying costs, may be more willing to adjust expectations. Acquiring in these conditions can set the stage for outsized gains once confidence and liquidity return.

Managing the Risks

Luxury real estate carries its own set of challenges. Carrying costs, such as taxes, maintenance, and insurance, are higher by default. Liquidity risk is more pronounced, as ultra-high-end properties can take longer to sell. Policy shifts aimed at curbing speculation, such as vacancy or foreign-buyer taxes, add further uncertainty. The path to strong performance lies in conservative underwriting, stress-testing cash flow, and building exit flexibility before acquisition.

Capturing Growth Through Scarcity and Market Insight

Luxury properties are not simply larger or more expensive versions of mainstream housing. They are shaped by scarcity, buyer profile, and macro cycles that create unique opportunities for growth and diversification. In markets where land constraints and demand fundamentals align, these assets can provide resilience, strong income, and long-term appreciation that complements other holdings. Success depends on precision, and choosing the right markets, the right properties, and the right timing to balance reward with risk.

Winnipeg’s housing market saw renewed strength in September, with performance metrics rising across nearly every category. MLS® sales, dollar volume, and average prices all moved upward compared to last year and the five-year average. Both the residential detached and condominium segments achieved new record average prices for the month of September, suggesting a potential rebound in market confidence, according to the Winnipeg Regional Real Estate Board.

Source: Winnipeg Regional Real Estate Board

Sales and Listings

In September, total MLS® sales saw a 12% increase over September 2024 and 7% higher than the five-year average. The total dollar volume surged to more than $547 million, up 17% year-over-year. 

Active listings tightened, declining 8% from last year to 3,704 and sitting 1% below the five-year average. This contraction in supply, paired with sustained demand, helped push prices higher across the board.

Property Type Performance

Detached Homes

Detached homes continued to dominate the greater Winnipeg region, with sales in September increasing 6% from 2024 and 4% above the five-year average. The average sale price climbed to a record $436,507, a 6% annual increase and 10% above the five-year average. Inventory tightened sharply, with 1,752 active listings, dropping 12% year-over-year.

The most active price ranges were $300,000 to $399,999 and $400,000 to $499,999, which together accounted for nearly 44% of total detached transactions. Luxury activity also gained momentum, with 16 homes selling for $1 million or more, including one above $2.2 million, compared to only nine in the same month last year.

Within the city, Winnipeg recorded 587 detached sales, up 4% from last year, with an average price of $449,568. Outside Winnipeg, 348 detached homes sold, for an 11% annual increase, with average prices rising 12% to $414,477. The Steinbach area led sales in the broader region, followed by Morden/Winkler, where inventory dropped 21%.

Condominiums

Condominiums in the region posted even stronger percentage gains. Sales rose 16% year-over-year to 201, while the average price hit a new September record of $297,213, up 7% from 2024 and 11% above the five-year norm. Active listings fell by 7% from last year.

Most condominium sales occurred in the $200,000 to $299,999 range, representing roughly one-third of all transactions, followed by the $100,000 to $199,999 range at 28%. Within Winnipeg, an increase of 13% transactions was seen, with an average price of $296,786. Osborne Village once again led the city in condo activity, with Fort Richmond following close behind. Beyond city limits, a rise of 29% from 2024 numbers was recorded, at an average of $299,169. Morden/Winkler and Gimli stood out as the most active markets outside Winnipeg.

Residential Attached Homes

Attached properties delivered the strongest growth across all property types, with a 47% surge in sales from last year and a 33% increase over the five-year average. The average price rose 9% year-over-year to $393,062, while active listings remained relatively stable. Sales in Winnipeg climbed 53% from 2024, while those outside the city rose 29%, suggesting broad-based demand for mid-priced, lower-maintenance housing.

Year-to-Date Market Context

September’s performance capped off a strong third quarter and solidified 2025 as one of Winnipeg’s better-performing years on record. For year-to-date numbers, total MLS® sales were up 6% from 2024 and ranked as the third-highest total ever recorded. Year-to-date dollar volume surpassed $4.8 billion, an increase of 12%, while new listings remained steady.

Detached Homes

Residential detached homes led overall activity with 8,300 year-to-date sales, up 5% from last year, and an average price of $454,488, up 8%. Within Winnipeg, Waverley West and East Transcona were the top-selling areas, while Steinbach and Morden/Winkler led outside the city. Notably, Morden/Winkler’s average detached price jumped 14% year-to-date.

Condominiums

Condominiums also showed consistent momentum, with year-to-date rising 4% and an average price of $282,922, for an increase of 2% over the previous year. Osborne Village remained the top-performing condo market within Winnipeg, with Waverley West and Downtown tied for second. Outside the city, Morden/Winkler again led sales, followed by Niverville/Ritchot.

Market Outlook

With September marking new price highs and consistent year-to-date gains across all housing types, Winnipeg’s real estate market continues to demonstrate resilience. Low inventory and sustained buyer demand are maintaining upward pressure on prices, while strong regional activity beyond the city underscores broad-based confidence in Manitoba’s housing sector heading into the final quarter of 2025.

In real estate investing and property management, even the most carefully crafted plans can face unexpected shifts. Renovations may run over budget or face permit delays, tenants can move out unexpectedly, and closing dates don’t always align with new purchases. These realities remind investors that even the best-laid plans rarely unfold exactly as expected. These gaps can strain cash flow and potentially cut into profits or derail a deal altogether.

While careful planning is essential, financial flexibility is equally important for investors and landlords. Maintaining reserves, accounting for contingencies, and building flexibility into renovation timelines or tenant turnover can help manage most challenges. However, unexpected costs or delays can still arise, and having quick access to cash ensures these situations are handled smoothly without disrupting projects or straining finances. 

Selling assets to free up cash is rarely ideal, as it can sacrifice long-term gains for a temporary solution, and often isn’t fast enough to address immediate needs. Investors require flexible, responsive solutions that handle unexpected challenges without putting their overall strategy at risk.

In these cases, fast, easy financing, such as a personal loan, can provide the immediate support needed to keep projects on track and portfolios growing.

Traditional Financing Isn’t Always Fast or Flexible Enough

For many investors, the first thought might be to turn to the bank for help. However, conventional refinancing or securing a line of credit may be too slow and cumbersome for time-sensitive needs. Banks often require weeks of paperwork and approvals, not to mention strict lending criteria that don’t always align with the reality of active investors juggling multiple properties.

Personal Loans as a Strategic Bridge

This is where short-term, flexible financing options come into play. A personal loan can act as a safety net when liquidity runs short, ensuring you can keep projects moving while waiting for revenues or refinancing to materialize.

Spring Financial offers unsecured personal loans of up to $35,000, with approvals and same-day funding available entirely online. That means you can cover renovation overages, property taxes, contractor invoices, or holding costs without weeks of waiting. Funds are delivered via e-Transfer, often within 24 hours, making it a practical bridge for investors who can’t afford delays.

Because these loans are unsecured, you’re not tying up property as collateral or going through the complexity of mortgage refinancing. Repayments are flexible, with bi-weekly or monthly options, and you can pay the loan off early at any time with no penalties.

Practical Uses for Investors

For property investors, a personal loan can be the difference between stalled progress and staying on schedule.

Renovation Overages

Cover material price increases or extra contractor hours without dipping into reserves.

Vacancy Gaps

Pay utilities, mortgage payments, and insurance while waiting for a tenant to move in.

Closing Delays

Manage dual property carrying costs when the sale of one property doesn’t align with the purchase of another.

Permit and Approval Lags

Fund holding expenses when a municipal delay drags on longer than expected.

In all of these cases, a personal loan acts as a pressure release valve, ensuring you don’t need to fire-sale a property, delay a project, or compromise on quality because of short-term cash flow constraints.

Keeping Your Long-Term Goals Intact

Real estate investing is a long-term game. Every decision made in the short term should support the goal of long-term profitability and portfolio growth. By using tools like Spring Financial’s personal loan, you gain the agility to navigate timing setbacks without jeopardizing your overall strategy.

With a fast, 100% online process, same-day funding, and no hidden penalties, Spring Financial provides investors with the kind of financial flexibility that traditional banks often can’t match.

Unexpected situations don’t have to cost you opportunities or eat into your returns. With Spring Financial’s personal loans up to $35,000, you can bridge the gap with confidence, keep your projects on track, and focus on building long-term wealth through real estate. You can submit your application quickly and conveniently online, anytime.

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

The City of Whitehorse is preparing to overhaul its zoning framework through the proposed Zoning Bylaw 2025-37. While the short-term rental regulations have drawn much of the public’s attention, the bylaw contains a range of other changes that could significantly affect the real estate market, with new opportunities and shifting constraints in how land and housing can be used and built.

Expanding Housing Potential: Increased Flexibility and Density

A central goal of the new zoning bylaw is to increase the range of housing options and remove some of the barriers that have limited small-scale development. 

Supportive and Affordable Housing as Principal Uses

Under the 2012-20 bylaw, supportive housing was treated as a conditional use in many areas, limiting where it could be built. The new bylaw would make supportive housing a principal use in all residential zones, simplifying approvals and broadening the types of developments that can qualify.

Incentives for Affordable Housing Provision

To encourage the inclusion of affordable units, the draft bylaw introduces development allowances such as increased building height, higher site coverage, and reduced parking requirements for qualifying projects. In practical terms, these incentives translate into more buildable area and reduced cost per unit, making affordable housing projects more financially viable while preserving profitability.

Reduced Parking Minimums

The proposed bylaw adjusts parking standards; in the downtown area, the old rule required one space per two units, while under the new bylaw, no minimum parking will be required for residential developments, except for accessible spaces. In urban core areas, parking requirements change for developments of four or more units, dropping from one space per dwelling to 0.75 spaces per unit, excluding garden and living suites, while smaller developments continue to require one parking space per unit. In urban centres, the requirement falls to one space per two principal dwelling units.

Visitor and loading spaces would no longer be mandatory in any zone, and the City has also introduced a maximum parking cap of 1.2 spaces per unit downtown to discourage excessive surface parking.

Higher Maximum Building Heights

Across several zones, the City is raising or clarifying height limits to support greater density. For example, in Residential Comprehensive Development (RCD) areas, height can now reach 11.0 metres when two or more units are provided. In Residential Standard Development (RSD) zones, height remains at 10.0 metres, but site coverage increases from 40% to 50% for multi-unit lots.

Mobile Homes and Secondary Housing Units

The new bylaw introduces a subtle but significant shift by allowing mobile homes as a principal use or garden suite within Residential – Comprehensive Development (RCD) and Residential – Standard Development (RSD) zones. This change diversifies lower-cost housing options and provides landowners with new ways to generate income. 

Worker Housing in Industrial Zones

One of the more innovative changes is the formal recognition of worker housing as a permissible use in industrial zones. Whitehorse’s industrial areas often host seasonal or project-based workforces, and until now, on-site housing required special permissions or temporary use permits. The new bylaw streamlines this process, allowing employers or developers to create dedicated worker housing facilities without lengthy rezoning. 

A New Development Landscape

If adopted later in 2025, the Zoning Bylaw 2025-37 will be a key evolution in Whitehorse’s planning framework. It aligns with the city’s broader policy direction toward higher density, affordability, and efficient land use, while introducing practical reforms that could reshape investment patterns. Projects advanced before the bylaw’s adoption may still fall under current rules, while new applications post-adoption will need to meet the revised standards.

When investing in real estate, some of the greatest returns come from identifying emerging neighbourhoods before they become widely popular. These areas often offer lower entry costs, higher growth potential and opportunities to position yourself ahead of other investors. However, spotting these neighbourhoods requires a combination of research, observation and strategic thinking.

What Makes a Neighbourhood “Emerging”

An emerging neighbourhood is an area showing early signs of growth, whether through revitalization of older properties or development of new communities. Indicators might include new residential or commercial developments, infrastructure improvements, new businesses, or an influx of younger professionals and families. Unlike established areas, emerging neighbourhoods often come with higher perceived risk because they may not fully achieve their potential in the market. This makes strategic acquisition particularly important. The goal is to balance risk with the potential for above-average appreciation.

Emerging areas usually share certain characteristics. For example, they may be located near employment hubs, transportation nodes or urban centres, while still offering more affordable housing options than the downtown core. They may also be attracting attention from developers, businesses or municipal authorities planning infrastructure upgrades. A savvy investor who recognizes these early signals can benefit from capital growth over time.

Key Indicators of High-Potential Neighbourhoods

Several indicators can signal a high-potential neighbourhood. While any single indicator alone may not be conclusive, the presence of multiple factors together significantly increases the likelihood that the area is truly emerging.

Infrastructure and Transit Developments

Infrastructure investments often precede rising property values. New transit lines, road expansions or planned public amenities can increase a neighbourhood’s accessibility and desirability. Investors should track municipal plans, transportation authority reports and local development announcements to identify areas slated for improvement.

Demographic Shifts

A growing population of young professionals, families or creative industries can signal increasing demand. Census data, local economic reports and even social media activity can provide insights into who is moving into the area. A neighbourhood attracting people who value walkability, access to amenities and community engagement often has strong long-term potential.

Commercial and Retail Investment

The arrival of new restaurants, shops and offices often reflects broader economic confidence in a neighbourhood. Investors should look for areas where commercial landlords and developers are making visible investments. New businesses not only improve the quality of life but also attract residents and drive property demand.

Property Renovation Activity

Emerging neighbourhoods frequently show signs of property reinvestment. Older homes being renovated or repurposed, as well as small-scale infill developments, can indicate that other investors recognize the area’s potential. Monitoring local real estate listings and observing renovation permits can provide early indicators of growth.

Municipal Support and Zoning Changes

Cities often prioritize neighbourhoods for revitalization projects, grants or zoning adjustments to encourage development. Areas with upcoming zoning changes may allow higher-density housing, mixed-use developments or commercial expansion, creating opportunities for investors who enter early. Municipal websites, council meeting notes and public consultations are valuable sources of this information.

Conducting Market Research

A data-driven approach can reduce risk when investing in emerging neighbourhoods. Start by comparing historical price trends with adjacent areas to determine if a neighbourhood is undervalued relative to its location and amenities. Examine rental demand, occupancy rates and projected population growth. Combining quantitative data with qualitative observations, such as the presence of new cafés, co-working spaces or art installations, can provide a fuller picture of neighbourhood momentum.

Networking with local real estate agents and property managers is another useful strategy. Professionals who specialize in up-and-coming areas often have insider knowledge of investment trends, off-market listings and community plans. Visiting the area in person, where possible, also allows you to gauge the overall neighbourhood feel, safety and accessibility, which are important factors for attracting tenants or future buyers.

Timing Your Investment

Emerging neighbourhoods often experience periods of rapid appreciation followed by stabilization. Timing is critical: entering too early may involve holding costs and slower initial growth, while entering too late may reduce potential returns. Investors should aim to acquire properties when indicators show the neighbourhood is poised for growth, but before it becomes generally known as an on-the-rise area. This requires patience, ongoing research and the ability to act decisively when opportunities arise.

Balancing Risk and Reward

No investment is without risk. Emerging neighbourhoods can be affected by unforeseen economic or policy changes. Diversifying investments across multiple neighbourhoods and property types can mitigate risk. It is also important to maintain realistic expectations regarding timelines for appreciation. Some areas may take several years to achieve their full potential. Investors should be prepared for short-term fluctuations in price or rental demand, as these are normal.

Expert Guidance

Identifying high-potential emerging neighbourhoods can be challenging, even for seasoned investors. Partnering with an experienced investment realtor provides a significant advantage, combining market knowledge, strategic insight and access to exclusive opportunities. By leveraging their expertise in analyzing infrastructure developments, demographic trends, commercial activity, property renovations and municipal initiatives, investors can confidently position themselves to capitalize on emerging neighbourhoods.

RLP InvestorsEdge™ advisors are specifically trained to support investors at every stage of the acquisition process. Their advanced training through the Broker’s Playbook™ Masterclass Series equips them with the skills, tools and insights needed to evaluate properties’ potential, structure transactions and maximize returns. Working with an RLP InvestorsEdge™ professional ensures you benefit from expert guidance, access to off-market opportunities and a strategic approach tailored to your investment goals.

Alberta’s two largest cities continue to stand out as population growth centres in Canada, supported by strong migration inflows and economic fundamentals. Despite some similarities, their housing markets are beginning to diverge in meaningful ways. While both cities are experiencing some cooling in sales and a surge in construction activity, Calgary appears more exposed to short-term imbalances, particularly in prices and future rental supply, according to a September Edge Realty Analytics report.

Shared Strengths

Both Calgary and Edmonton benefit from Alberta’s unmatched demographic and economic appeal. The province continues to lead the nation in population growth by a wide margin, driven primarily by interprovincial migration. Thousands of Canadians are relocating from more expensive regions, particularly Ontario and British Columbia, drawn by the combination of affordability, job opportunities, and an overall higher quality of life.

Alberta’s economic fundamentals strengthen this migration trend. With the lowest corporate tax rate in Canada, a strong provincial balance sheet, and one of the youngest, most educated workforces in the country, Alberta continues to attract high-value professionals and entrepreneurs. This “brain gain” dynamic supports both labour market strength and sustained housing demand across the province’s major cities.

Affordability remains a crucial factor in this equation. Compared to markets such as Toronto or Vancouver, both Calgary and Edmonton offer accessible homeownership opportunities, which have been key to sustaining population inflows even amid higher interest rates. 

While both cities are facing cyclical slowdowns in sales and a potential near-term overhang of supply, long-term outlooks remain bullish according to the report. Alberta’s combination of affordability, fiscal strength, and population growth positions both metros for resilience once current imbalances are absorbed.

Housing Market Balance and Sales Performance

Both markets experienced a degree of softening in August 2025, but the scale and nature of this slowdown differ. Calgary’s home sales for the month were effectively unchanged month-over-month, while Edmonton’s sales continued trending lower. On a year-over-year basis, Calgary recorded a 7.3% decline, indicating that activity has weakened more noticeably there.

Listing activity also tells a divergent story. Calgary’s new listings were down slightly compared to last year, while Edmonton saw a 9% increase. This suggests that Edmonton’s market is receiving more new inventory, though not at the same rate as Calgary’s growth in active listings, up 48% versus 24% in Edmonton. The larger rise in Calgary’s active inventory points to more visible supply accumulation.

Despite these differences, both markets have transitioned into softer territory relative to last year. Calgary’s sales-to-new listings ratio sits in the high 50s, while Edmonton’s remains in the mid-60s. Although both readings indicate trends towards a more balanced market compared to the previous couple of years, Edmonton’s tighter ratio signals comparatively stronger absorption and less downward price pressure for now.

Diverging Price Trends

Prices are where Calgary and Edmonton’s market paths are separating more notably. Calgary is facing accelerating price declines. Overall benchmark prices are down 4% year-over-year, with condominium prices down a steeper 6%. The pace of decline has picked up in recent months, reflecting the combined impact of rising active listings and softening sales momentum.

Edmonton, on the other hand, is holding up better in annual comparisons. Prices remain higher than a year ago, although they have slipped for five consecutive months according to the MLS Home Price Index. The direction is negative, but the magnitude of Edmonton’s price adjustments has been far less severe than Calgary’s.

This divergence is of interest, given that both markets appear similarly “balanced” by other metrics. The key difference lies in momentum and sentiment; Calgary’s price corrections have accelerated as inventory pressure mounts, while Edmonton’s slower listing growth and tighter market balance have delayed comparable declines.

Construction Activity and Future Rental Supply

Both cities are experiencing a construction boom, particularly in purpose-built rentals, but the underlying dynamics differ sharply when it comes to homeowner supply and potential overhang risk.

Total dwellings under construction rose 11.6% year-over-year in Calgary, compared with a much stronger 28.9% increase in Edmonton. Both cities saw a nearly identical 41% surge in purpose-built rentals under construction, reflecting the national shift toward rental development amid high borrowing costs. However, Edmonton also reported a 14.7% increase in single-family construction, outpacing Calgary’s more modest 0.9% rise, indicating more robust new-home activity targeted at owner-occupiers.

When rental units are excluded, Calgary’s situation appears more precarious. The report identifies Calgary as being in a “danger zone” for potential oversupply once current projects are completed, given the scale of rental development relative to expected population gains. Over the next two years, Calgary’s total rental stock could expand by approximately 17%, compared to about 9% in Edmonton.

With population growth projected at no more than 4% over the same period, the report advises that Calgary could face a temporary imbalance, potentially pushing vacancy rates across the province back toward levels not seen since the early 1990s. Edmonton, while also expanding its rental base, appears better positioned to absorb new supply due to a more moderate pipeline and less rapid inventory buildup.

The Reef

Foreign investors seeking property in the Dominican Republic (DR) have access to a range of financing options from both local and international institutions. While cash purchases remain common, especially for lower-priced condominiums, buyers from the United States and Canada can obtain mortgages in the DR. The main financing avenues available are local bank mortgages, developer financing, and leveraging assets in the buyer’s home country. Each option carries specific advantages and considerations, and understanding them is crucial for maximizing the potential of a DR property investment.

Local Bank Mortgages

Mortgages from local banks in the Dominican Republic are available to foreign investors, but they are relatively rare and tend to carry higher interest rates compared with loans in the buyer’s home country, generally in the range of 8% to 13%. These loans are often denominated in U.S. dollars to protect foreign buyers from currency fluctuations, although Dominican Peso options do exist, with higher rates.

Banks such as Banco Popular Dominicano, Banco BHD León, and Banco López de Haro have programs that extend credit to non-residents, while BanReservas, the state-owned lender, also offers financing to foreigners but is known to have a more bureaucratic process. Terms typically require a substantial down payment, often between 25% and 40% of the property value, and loan terms tend to be shorter than those offered in North America, generally ranging from 10 to 20 years.

While Dominican bank financing can allow buyers to leverage their capital, it is less commonly used due to the higher rates and stricter lending requirements for non-residents. Investors should weigh the cost of higher interest against the benefits of financing locally and consult with lenders experienced in foreign transactions to understand current availability and terms.

River Island

Developer Financing

Developer financing is another common option for foreign investors, especially when purchasing pre-construction properties. In such cases, developers may offer payment plans directly to buyers that allow costs to be spread over the construction period, often with interest-free installments until completion.

After the property is completed, buyers may be required to pay the remaining balance over a short period or arrange alternative financing. Terms and structures vary significantly between developers and projects, and it is essential for investors to review contract terms carefully, including any clauses for interest charges or balloon payments. Developer financing can be particularly useful for investors who wish to stagger payments or who require additional time to secure funding.

Sun Garden

Financing from the Home Country

Many foreign investors choose to fund their Dominican Republic property purchases through financing arranged in their home country. This approach can involve taking out a home equity loan, a line of credit, or refinancing an existing property.

Borrowing from the buyer’s home country can offer several advantages, including potentially lower interest rates, more familiar lending processes, and access to larger loan amounts. However, this method ties the DR investment to an asset in the buyer’s home country, introducing dependencies that should be carefully considered. This option is particularly appealing for investors who want to avoid the complexities and higher interest rates of local financing in the Dominican Republic.

Canadian Financing

Scotiabank, a Canadian bank with a strong presence in the DR, offers mortgage solutions specifically designed for Americans and Canadians. Its foreign investor program is notable for its familiarity with North American clients, providing convenience for cross-border transfers and accounts denominated in USD. Scotiabank maintains branches in all major tourist destinations, including Punta Cana and Santo Domingo, which makes it an accessible option for many investors.

Secret Garden

Choosing the Right Financing Option

The optimal financing approach depends on the buyer’s financial circumstances, investment objectives, and risk tolerance. Dominican bank loans can offer structured repayment but are less common and usually carry higher rates. Developer financing can provide flexibility, particularly for pre-construction purchases, but requires careful review of payment terms. Financing from the buyer’s home country may be more accessible and cost-effective, but it ties the property investment to the financial situation of the buyer’s domestic assets.

Foreign investors considering property in the Dominican Republic should evaluate these financing routes carefully. Consulting with experienced real estate professionals, lenders, and legal advisors is essential to ensure that financing aligns with the investor’s goals and that the terms of the loan or payment plan are well understood.

The City of Whitehorse is preparing to adopt a major update to its zoning framework through the proposed Zoning Bylaw 2025-37, replacing the current Zoning Bylaw 2012-20. Among its most significant additions are detailed regulations for short-term rentals (STRs), which were previously unaddressed in local zoning. These new rules are set to reshape how homeowners, tenants, and investors can operate STRs across the city, while balancing tourism opportunities with the ongoing pressure on local housing supply.

Why the City Is Regulating STRs Now

Until now, Whitehorse’s zoning bylaw contained no specific rules for short-term rentals in either residential or commercial zones. The absence of clear standards created uncertainty for operators and enforcement challenges for the City, especially as online platforms like Airbnb and Vrbo became common tools for income generation.

Public feedback collected through Engage Whitehorse from 2023 to 2025 showed strong interest in defining fair, transparent parameters for STRs. Many residents supported allowing small-scale rentals, provided they did not displace long-term tenants or alter neighbourhood character. Others raised concerns about housing affordability, noise, parking, and enforcement. The new bylaw responds to those issues by formally categorizing STRs as a regulated use, setting clear limits on where and how they can operate, and linking them to licensing and safety verification requirements.

Key Provisions in the Proposed Bylaw

Under the proposed Zoning Bylaw 2025-37, all short-term rentals will be subject to a new, city-wide regulatory framework. The rules differ by zone and by whether the STR is operated as part of a primary residence or as a commercial enterprise.

Residential Zones

In residential areas, STRs would become a conditional and restricted use, permitted only under specific conditions designed to preserve housing availability for permanent residents.

Primary Residence Requirement

The operator must live on the same property. This ensures that short-term rentals remain secondary to a full-time dwelling and are not used as full-time investment properties.

Operational Time Limit

Homeowners can rent their primary residence for a maximum of six months per year, typically when they are away. This mirrors approaches used in several other Canadian cities seeking to prevent the conversion of homes into de facto hotels.

Suites and Accessory Units

A living suite or garden suite may be rented out on a full-time basis, provided that the owner or operator continues to occupy the main dwelling.

Numerical Limits

Only one STR per person and one STR per lot will be permitted, closing the door on multiple listings operated by a single owner within the same residential property.

Permitting and safety requirements: Every STR will need to obtain a business license, a development permit, and a building safety verification, formalizing oversight and safety compliance that was previously absent.

This framework effectively treats STRs as a supplemental income activity for homeowners rather than a stand-alone business model within residential neighbourhoods.

Commercial Zones

The proposed bylaw also addresses STRs in commercial districts, where tourism activity and higher density development are already encouraged.

Operators may run an STR in their primary residence for up to six months per year while away. Alternatively, they may operate full-time short-term rentals, sometimes referred to as commercial STRs, with no limit on the number of units per operator or per lot.

This distinction between residential and commercial areas allows the City to accommodate hospitality uses where appropriate, while preventing widespread displacement of long-term housing in lower-density neighbourhoods.

Balancing Tourism and Housing

The introduction of zoning regulations for short-term rentals is part of Whitehorse’s broader effort to align its land-use policies with the goals outlined in the Official Community Plan (OCP). The OCP emphasizes sustainable growth, protection of housing stock, and the creation of mixed-use areas that support both residents and visitors.

The City’s approach to STRs reflects this balance. By restricting non-owner-occupied STRs in residential areas but permitting them freely in commercial zones, the bylaw aims to maintain neighbourhood stability while still capturing the economic benefits of tourism. It also helps clarify expectations for operators and nearby residents, reducing the number of disputes and enforcement challenges that arise when short-term rentals operate informally.

Rental Vacancy Rate

The rental vacancy rate in Whitehorse has consistently hovered at critically low levels in recent years, and city planners have identified the expansion of short-term rentals as one factor that can exacerbate the shortage. By ensuring STRs function as part of an owner-occupied property, the City hopes to prevent the loss of long-term rental units to the vacation market.

Implementation and Enforcement

If adopted, the new bylaw will require existing short-term rental operators to comply with the updated zoning rules. Because the previous bylaw did not explicitly permit STRs, there will be no grandfathering for current operators. Those wishing to continue hosting will need to apply for the necessary permits and licenses under the new system.

The City has signalled that compliance will be supported by a combination of business licensing, zoning enforcement, and safety inspections. This structure brings STRs under the same level of accountability as other regulated land uses.

Formalizing a Growing Sector

Whitehorse’s decision to formally regulate STRs represents a shift from reactive enforcement toward proactive management. 

If the proposed Zoning Bylaw 2025-37 is adopted as drafted, STR hosts will face new responsibilities and fewer opportunities to run multiple properties as full-time vacation rentals. At the same time, legitimate operators will gain greater certainty and the ability to operate openly under clear, standardized rules.

As the bylaw moves toward Council consideration later in 2025, both homeowners and prospective operators will need to review how the new framework affects their properties.

When it comes to meeting housing targets, most municipalities in the Greater Toronto Area and Greater Golden Horseshoe region got a failing grade in a recent report commissioned for RESCON.

The findings are troubling and should set off the alarm bells for policymakers across all three levels of government.

The assessment was done by the University of Ottawa’s Missing Middle Initiative and was based on data obtained from CMHC and Altus Group.

Disturbingly, of the 34 municipalities that were graded, 22 received an F, another five received a D, and the other seven municipalities received a C or higher. Brantford had an A-plus and Milton an A.

Researchers did a deep dive on housing starts, sales and industry employment across the municipalities and assessed the state of housing sales and construction over the first six months of this year, compared to the same period in the previous four years. The analysis concluded that housing unit sales and starts have all but ground to a halt. 

In the first six months of 2025, housing starts were down an average of 40 per cent in the 34 municipalities. Condo apartment starts over the first six months were down 54 per cent relative to 2021-24, while purpose-built rental starts were up eight per cent. Starts for everything other than apartments were down 42 per cent.

In Toronto, starts in the first six months of 2025 were down 58 per cent, and sales declined 91 per cent compared to the same period between 2021-24, while industry employment fell by 10,209 jobs.

It is clear that our industry has hit a wall, and the future outlook is bleak. We are presently trending in the wrong direction. Pre-construction sales, considered a prime indicator of the market’s health, are down 89 per cent for condo apartments and 70 per cent for ground-oriented homes. In the GTA, it is anticipated that there will be fewer than 5,000 housing units sold this year.

Industry employment is suffering. The reduction in housing starts in municipalities over the first six months of 2025, relative to 2021-24 averages, translates into 24,195 fewer person-years of employment.

The federal government has pledged to build 500,000 units in each of the next 10 years, and the Ontario government has promised 1.5 million homes between 2023 and 2031. While the targets seem impossible just now, governments can spur more production by lowering the tax burden.

I fear that the situation could get even worse if governments fail to reduce the tax burden. Presently, taxes, fees and levies account for 36 per cent of the price of a new home. Cutting federal and provincial sales taxes on a $1-million new home would reduce the cost by $130,000. The federal government has agreed to cut the five-per-cent sales tax for first-time buyers retroactive to May 27 and is presently working out the regulations to make this happen. 

First-time buyers account for 39 per cent of the market, according to Tarion, Ontario’s new home warranty program. 

Ontario Premier Doug Ford had initially indicated he would follow suit with a cut to the eight-per-cent sales tax on first-time buyers, but unfortunately, he appears to be walking back that commitment.

The province should immediately commit to sales tax relief for first-time buyers. Both the feds and the province should also pledge to provide such relief to all buyers of new homes. 

Think about it for a minute. With starts and sales declining, the feds and province aren’t getting much in the way of tax revenues for new housing anyway, but if they waived the sales taxes, more homes would be built, creating more construction jobs and driving demand for Ontario-produced steel and lumber. All of this, of course, means more jobs and a healthier economy – and more tax revenue.

The ratio of housing costs to incomes has become grossly imbalanced. People need housing, yet we are presently taxing it like cigarettes and alcohol – so-called sin taxes that are designed to discourage use.

The present sales taxes and exorbitant development charges are crippling the new housing in industry. They’re brutally regressive and only penalize new home buyers – many of them young families.

The divergence between the cost of new housing and what people can afford to pay has expanded. Without some form of tax relief, the gap will remain, and residents will seek housing out of province. It is already happening, with many individuals and families moving to Alberta. Housing is central to the well-being and prosperity of our society. You can’t build a strong economy without housing that is affordable and attainable. You can’t attract investment without it. 

Governments must work together on a strategy to lower the sales taxes on new housing. There is no time to waste.

Toronto remains one of Canada’s most dynamic rental markets. With its large population, steady flow of students, and international demand from business travellers and corporate professionals, the city continues to attract real estate investors from around the world. For international and out-of-province owners, however, the challenge is not only managing a property at a distance but also ensuring that the investment grows in value over time. Success depends on more than collecting rent and handling repairs; it requires strategic management that enhances the property’s appeal, keeps tenants satisfied, and protects long-term asset value. This is where professional property management plays a pivotal role.

Beyond Basic Problem-Solving

Many investors think of property management primarily as a way to avoid headaches: screening tenants, arranging repairs, and dealing with emergencies. While these services are essential, they only scratch the surface of what a strong management firm can offer. In a competitive rental market like Toronto, the true value of professional management lies in building property value and maximizing returns. This means carefully positioning a rental to attract and retain high-quality tenants, ensuring consistent occupancy, and maintaining the property to the highest standard.

Styling and Presentation to Attract Tenants

First impressions matter. In Toronto’s rental market, especially for furnished units and executive rentals, styling and presentation are often the difference between a quick lease and a long vacancy. Professional managers understand what today’s tenants expect, from modern furnishings to clean design and functional layouts. By advising on décor, arranging furnishings, and even offering staging services, managers can elevate the appeal of a property and make it stand out in online listings.

For international investors, this kind of support is invaluable. Rather than relying on outdated photos or generic furnishings, owners can count on their property being marketed with care and presented in a way that justifies strong rental rates. Well-styled properties also tend to attract more responsible tenants, including professionals, academics, and corporate clients who are willing to pay a premium for quality accommodation.

Strategic Tenant Placement

Attracting tenants is only half the equation. Placing the right tenants is equally critical for protecting property value. Problem tenants can lead to late payments, higher wear and tear, and even legal disputes. Professional property managers conduct thorough screening that goes beyond basic credit checks. References, employment verification, and a careful review of rental history all ensure that tenants are reliable and a good fit for the property.

In Toronto, where demand varies across neighbourhoods and property types, local managers also bring insight into tenant demographics. A downtown furnished condo, for instance, might be best suited for corporate professionals or international students, while a detached home in a residential neighbourhood could appeal to a relocating executive with a family. Matching the property with the right type of tenant helps minimize turnover and creates stability for the investor.

Proactive Maintenance and Long-Term Value

One of the most overlooked aspects of maximizing property value is maintenance. Small issues, if ignored, can escalate into costly repairs. A leaky faucet can lead to water damage, while neglected HVAC systems can shorten their lifespan and reduce tenant satisfaction. Good professional managers emphasize proactive maintenance, such as scheduling regular inspections, addressing minor problems before they worsen, and ensuring the property meets all safety standards.

This approach not only protects the physical asset but also preserves tenant relationships. Tenants who see their concerns addressed promptly are more likely to renew leases and take good care of the property themselves. For investors, this means reduced vacancy, lower turnover costs, and a steady rental income stream. Over the long term, proactive maintenance also supports property appreciation, making the asset more attractive if the investor decides to sell.

Financial Oversight and Market Insight

Maximizing value also requires sound financial management. Professional property managers provide detailed reporting on income and expenses, making it easier for international investors to track performance and stay compliant with Canadian tax requirements. They also bring an understanding of local market trends: what rental rates are achievable, how demand is shifting, and when it may be time to adjust pricing. This kind of insight is difficult to gain from abroad but is critical for keeping a property competitive in Toronto’s fast-moving market.

Why Professional Management Creates a Competitive Edge

For distant investors, the difference between basic oversight and strategic property management can be significant. Properties that are styled effectively, marketed to the right audience, and maintained proactively not only generate more consistent rental income but also appreciate in value over time. Professional managers serve as both caretakers and strategists, ensuring that the property remains an asset rather than a liability.

In Toronto, Marco Property Management offers a comprehensive approach for distant investors. Specializing in furnished executive rentals, they combine interior design consulting, emergency furnishing services, and styling to ensure properties are appealing and market-ready. Their full-service tenant management covers marketing, placement, lease administration, and ongoing communications, while their local industry contacts help reduce vacancies. Regular inspections and coordinated maintenance protect the property’s condition and long-term value.

For international owners, this blend of design expertise, tenant care, and proactive management provides peace of mind and positions Toronto properties for steady performance and growth.