By Sherry MacLeod Managing Broker of Cape Breton Realty For the past few years, the federal Underused Housing Tax (UHT) has been a regular source of confusion, frustration, and no small amount of paperwork for property owners across Canada – particularly in rural and seasonal markets like those found throughout Cape Breton and Northeastern Nova Scotia. The tax was introduced as a 1% annual levy aimed largely at non-resident owners of vacant or underused homes. The idea was to discourage speculation and help free up housing supply. On paper, that sounded sensible enough. On the ground, however, the UHT quickly became a case study in how good intentions can get lost in complexity. In the federal government’s most recent budget, tabled in November 2025, Ottawa quietly (thankfully) signalled that it had heard the message. As part of Budget 2025, the federal government introduced legislation that would eliminate the Underused Housing Tax for the 2025 calendar year and beyond, and -just as importantly remove the requirement to file UHT returns for those years. Once enacted, that means no tax and no annual filing starting with 2025. YES!!!! For most property owners, this change will first be felt in 2026, when they might otherwise have

By Sherry MacLeod Managing Broker of Cape Breton Realty On a positive note, 2026 is shaping up to be a productive year in real estate. Putting together several deals in the first and second weeks of January is encouraging and suggests momentum heading into the year ahead. Two of the transactions I personally handled involved people moving back to Nova Scotia or retiring here. A third deal involves buyers from Ontario looking for a simpler lifestyle for their children. This is good news for our region. While only one of the buyers are young families, they are still very welcome-and critically important to our local economy. At the same time, many of the sellers involved are seniors, which reflects the demographic reality we are already living with. However, alongside this optimism is a growing concern that cannot be ignored. This week alone, two separate prospective buyers decided not to purchase property in Nova Scotia because of the 10% deed transfer tax. In one case, the tax would have amounted to approximately $120,000-money they would never recover. Quite frankly, I don’t blame them. If they are unable to move here permanently, they must pay the tax, or choose not to buy at

By Sherry MacLeod, Managing Broker, Cape Breton Realty As 2025 comes to an end, one message has become clear across rural Nova Scotia: government policies are hurting small communities that desperately need growth. And the most damaging of these policies is the 10% Provincial Deed Transfer Tax (PDT). The PDT Tax: A Tariff Between Provinces Premier Tim Houston has said Nova Scotia will lead the country in removing interprovincial trade barriers. Yet this year, the province doubled the Deed Transfer Tax from 5% to 10%, effectively creating a tariff on Canadians from other provinces unless they move here full-time. At a time when Canada should be encouraging mobility between provinces, Nova Scotia has chosen to close its doors. This tax makes our province significantly more expensive than our neighbours. New Brunswick has no provincial or county deed transfer tax, and both PEI and Newfoundland remain far more competitive. On a $500,000 property, the PDT adds an extra $50,000 just to get the keys. Even at 5%, the tax was burdensome—but at 10%, the impact has been devastating. Most counties also charge their own deed transfer tax on top of this. Rural communities rely on out-of-province buyers to fill homes, support

By Sherry MacLeod, Managing Broker, Cape Breton Realty The purchase or sale of a home is about much more than the property itself — it’s one of the strongest economic drivers in every local community. According to a recent study by the Canadian Real Estate Association (CREA) and Altus Group, each MLS® resale home transaction in Canada generates an average of $97 500 in spin-off economic activity. That includes spending on renovations, legal and appraisal fees, moving costs, appliances, furnishings, and other related services. In Atlantic Canada, the regional average is slightly lower at about $43 000 per home sale, but even that conservative figure shows just how vital our housing market is to local jobs and small businesses. Using MLS® data for the Cape Breton and Northeastern Nova Scotia region, we can see the local story clearly: 2020: 1 185 homes sold 2021: 1 591 homes sold 2022: 1 479 homes sold 2023: 1 184 homes sold 2024: 1 233 homes sold 2025 (to date): 1 084 homes sold At the Atlantic average of $43 000 in spin-off spending per transaction, those sales represent between $46 million and $68 million in annual economic impact across our region. If we

Why Fall is One of the Best Times to Buy in Cape Breton By Sherry MacLeod Managing Broker Cape Breton Realty | https://capebretonrealty.com Every year, as the leaves turn and the air cools, Cape Breton’s real estate market takes on a unique rhythm. Fall has always been one of our strongest seasons for buying and selling, yet many people hesitate. Buyers often wonder why a house has been on the market for a few weeks and assume something must be wrong. Sellers sometimes worry that if they don’t get an offer quickly, they should wait until spring. The truth is, both sides of the market can benefit by leaning into fall rather than holding off. The Myth of “What’s Wrong With It?” It’s a question I hear often: “If this is such a good home, why hasn’t it sold already?” The reality is, in September and October, homes naturally sit on the market longer than they do in the early spring rush. That doesn’t mean there’s anything wrong with the property — it’s simply about timing. In the spring, when inventory is tight and buyers are out in force, homes can go under agreement within days. By fall, the pace shifts. Families

By Sherry MacLeod Managing Broker/Cape Breton Realty | https://capebretonrealty.com Last week, the Bank of Canada trimmed its key interest rate by a quarter point, bringing it down to 2.5%. It was the first cut in six months and comes at a time when the Canadian economy is showing signs of strain — slower growth, softer job numbers, and ongoing global trade uncertainty. For homeowners and businesses carrying variable-rate debt, the move brings some immediate relief. Mortgage and loan payments should dip slightly, and refinancing may look more attractive. But while cheaper borrowing is welcome, the cut also raises questions: if the economy were on stable footing, would the Bank feel the need to act at all? Unemployment is high, especially among young people. Although easing, inflation is still pretty high. The Bank’s language was cautious. This isn’t a signal of confidence, but rather a defensive play to keep the economy from slipping further. For savers and retirees relying on fixed income, the news isn’t as bright, as returns on safe investments will likely fall further. Looking ahead, the cut may help bolster consumer confidence and nudge investment, but it won’t solve deeper issues like weak exports, global trade disruptions, or

By Sherry MacLeod Managing Broker Cape Breton Realty Across the country, homeowners have been feeling the slowdown. Many have stepped back, waiting for a stronger market before relisting their homes. Here in Cape Breton, we’ve felt some of that same hesitation. Sales activity cooled earlier this year, and for a time, the pace seemed to stall. But unlike the sharper shocks we saw during COVID, this slowdown has been more measured—and we’re already seeing signs of a gradual recovery. Housing prices here have not fallen back. In fact, they’ve continued to edge higher, and buyers are slowly returning. Lessons from the Past Cape Breton’s real estate market has weathered many cycles. After the 2008 financial crisis, sales softened but values remained relatively steady compared to larger urban centres. And when COVID struck, activity briefly disappeared—only to come back in a surge of demand for rural and coastal living. History tells us that downturns don’t last forever. Every pause is followed by renewed movement, and our region’s market has always proven resilient. Where We Stand Today According to the Canadian Real Estate Association (CREA), national numbers show sales up from last year and balanced conditions across much of the country. Locally, Cape

By Sherry MacLeod Managing Broker of Cape Breton Realty | https://capebretonrealty.com While much of Canada has enjoyed a temporary reprieve in the form of a buyer-friendly housing market over the past few months, signs are pointing to an imminent shift. According to mortgage expert Penelope Graham of Ratehub.ca, fixed mortgage rates are rising, variable rates appear to be stabilizing, and the housing market — once cooling — may be on the verge of heating up again. June’s inflation numbers crept up to 1.9%, and job growth appears stable, giving the Bank of Canada little reason to proceed with further rate cuts. In fact, the five- year bond yields — the metric used to determine fixed mortgage rates — have reached a six-month high in the 3% range. This increase has already triggered rate hikes from lenders, with more potentially on the horizon. What does this mean for us here in rural Nova Scotia and on Cape Breton Island? We’re seeing a tale of two markets. While some regions — like Halifax Regional Municipality and Cape Breton Regional Municipality — experienced continued strength earlier this year, a slowdown is becoming more noticeable, particularly as the number of foreign students declines. This shift has

As we delve into the current real estate landscape in Northeastern Nova Scotia, it’s important to highlight the distinct differences between urban centers like Antigonish and Sydney and the surrounding rural areas. While the urban markets remain relatively stable, the rural regions are experiencing a notable shift characterized by higher inventory levels and longer listing durations. In Antigonish and Sydney, we continue to see low inventory, but the frenzy of multiple offers that once defined these markets has subsided. Prices have remained relatively stable, and while homes are still selling, the pace has slowed. We had hoped that with the conclusion of the recent election, we would see a resurgence in activity, but so far, that has not materialized. A significant factor contributing to this stagnation is the economic situation in Ontario, where many of our potential buyers reside. If they are unable to sell their homes in Ontario, they are unlikely to make the move to our beautiful region. In contrast, the rural areas are facing a different reality. Listings are on the rise, and properties are staying on the market longer. This increase in inventory is not translating into higher demand, particularly for summer homes, which has further

Cape Breton Realty is proud to announce the grand opening of its newly renovated office—housed in one of St. Peters’ most treasured historic landmarks. Originally constructed in the 1860s as MacDougall Academy, this stately building has long held a central place in the community’s history and now begins a fresh chapter as the professional home of Cape Breton Realty. This proud structure—once the educational heart of the region—was more than just a schoolhouse. For nearly a century, MacDougall Academy served as a beacon of academic excellence across Nova Scotia, housing all grades from elementary to high school. MacDougall Academy earned a province-wide reputation for academic rigor and success. Among its notable alumni are Hon. A.J. Stone, Justice of the Federal Appeal Court of Canada; Dr. Kemp Morrison, Superintendent of Sunnybrook Hospital in Toronto; Dr. Roswell Pottie, Vice President of the National Research Council of Canada; William (Bill) Pearl, Assistant VP of Sun Life Canada; and George W. Kyle, Federal Member of Parliament. These individuals, among many others, are a testament to the school’s legacy of excellence. After the school closed in 1953, the building passed through a series of transformations. Willie D. Morrison converted it into apartments, and later, it

As a Realtor and broker with many years of experience, I’ve seen many market cycles, but one thing remains constant: spring is always a busy time for real estate. The warmer months tend to bring out motivated buyers and eager sellers alike, making it an ideal time to make a move. However, this year, our spring market is arriving later than usual, primarily due to lingering weather conditions and the recent election. Despite the delay, with the arrival of good weather, we are beginning to see an increase in willing buyers and motivated sellers ready to make their moves. If you as a buyer have been sitting on the sidelines, it’s time.  Get Your Finances in Order. One of the most critical steps for buyers is to get pre-approved for a mortgage. This not only streamlines the purchasing process but also signals to sellers that you are a serious contender. Review your credit report, pay down debt, and gather documentation such as income verification and tax returns. Being financially prepared gives you a competitive edge in a fast-moving market. Make yourself a list of priorities.  Sellers markets often mean quick decisions. Make a list of must-haves versus nice-to-haves. Consider factors like location,

By Sherry MacLeod Managing Broker of Cape Breton Realty For the first time in a year, the Bank of Canada has decided to maintain the overnight interest rate at 2.75%. This decision marks a pause in the ongoing fluctuations that have characterized the financial landscape recently and indicates a cautious approach to economic stability. As many have been closely monitoring interest rates, it’s clear that you are not alone. There was widespread anticipation of a potential rate cut this spring, but with a myriad of factors at play—including inflation rates, employment data, and the complexities of global trade—the Bank has opted to take a step back and assess the situation further. So, what does this mean for those considering buying, selling, or renewing their mortgages? In the immediate term, the impact is likely to be minimal. Variable rates will remain stable for now, while fixed rates will continue to mirror trends in the bond market. Many individuals and families are currently weighing their options carefully, and this cautious approach is entirely understandable given the current environment. The silver lining in this scenario is that a period of stability, even if temporary, provides us with a moment to breathe and strategize