By: Sherry MacLeod Managing Broker, Cape Breton Realty Artificial Intelligence is changing almost every industry at record speeds, and real estate is no exception. Much of the discussion around AI has focused on marketing, social media content, virtual assistants, and administrative tasks. While those applications are certainly useful, I believe one of the biggest changes is happening quietly behind the scenes—in negotiations. The reality is that many buyers and sellers are already using AI in negotiations. Before viewing a property, writing an offer, or responding to a counteroffer, consumers are asking ChatGPT and other AI tools questions about pricing, negotiation strategies, market conditions, and how to deal with real estate professionals. Increasingly, agents are using these tools as well. As a preparation tool, AI is impressive. But as opinions go, it tells you what it believes you want to hear. It can analyze market data, compare sales, summarize documents, identify trends, draft correspondence, and generate potential negotiation strategies in seconds. Tasks that once took hours can now be completed in minutes. That is the good news that we all need to take advantage of, and make ourselves work smarter, not harder. The challenge is that negotiation is not simply an

By Sherry MacLeod, Managing Broker, Cape Breton Realty I recently had the opportunity to attend the Aventure Real Estate Conference, in Montreal, where REALTORS® from across Canada gathered to share insights, trends, and experiences from their local markets. One of the highlights was a national market update from  the economist, Shaun Cathcart of the Canadian Real Estate Association.Hearing directly from economists and industry leaders at a national level always provides valuable perspective—and this year’s message was clear: the Canadian real estate market is facing challenges.Across many parts of the country, sales activity has slowed, affordability remains a concern, and uncertainty continues to influence buyer behaviour. While some markets experienced significant growth in recent years, they are now adjusting to higher borrowing costs and more cautious consumers.One of the key points discussed was interest rates. Based on current economic forecasts, there is a strong possibility that we could see up to three additional rate increases this year. For buyers, this has a direct impact on purchasing power. Even small increases in rates can significantly affect monthly payments and overall affordability.While this may sound concerning, it is important to understand how our local market compares.Atlantic Canada—and Nova Scotia in particular—has remained more stable

By Sherry MacLeod, Managing Broker, Cape Breton Realty This past week, Cape Breton Realty had the pleasure of stepping away from the busy pace of real estate to celebrate something truly important—our people. We gathered at the Maritime Inn for our annual awards brunch, and it was a wonderful reminder of what makes this industry so special. While real estate is often measured in sales, listings, and market trends, behind every transaction is a person—an agent who works tirelessly, a client making a life-changing move, and a team supporting it all. The room was filled with laughter, stories, and a real sense of pride. Awards were presented for everything from rising stars to seasoned professionals, and also for something we value deeply—commitment to ongoing education and professional growth. In a business that is constantly evolving, those who continue to learn and adapt are the ones who truly stand out. What made the event especially meaningful was not just the recognition of achievements, but the atmosphere of support and encouragement. At Cape Breton Realty, we’ve always believed that success is a team sport. It’s built on collaboration, mentorship, and a shared commitment to doing right by our clients and our communities.

By Sherry MacLeod, Managing Broker, Cape Breton Realty As we move through the spring real estate season, we see a trend that could shape our market for years to come—an increase in interest from new Canadians and returning citizens. Recent changes to Canada’s citizenship rules have opened doors for many people with Canadian roots to reclaim their status. At the same time, immigration continues to play a major role in population growth across the country. One in forty people in Canada are foreign students. This is a lot of young people graduating and choosing to remain in Canada.  Together, these shifts are creating a new wave of potential buyers—and Cape Breton is firmly on their radar. From my own experience, we are hearing from people across the globe—individuals with family ties to Canada, young professionals looking for a better lifestyle, and retirees seeking a safe, scenic place to call home. Many of them are discovering what we’ve always known: Cape Breton offers incredible value, strong communities, and a quality of life that’s hard to match. Affordability is one of the biggest drivers. Buyers coming from larger Canadian cities—or from abroad—are often surprised at what they can purchase here compared to

By Sherry MacLeod Managing Broker Cape Breton Realty During the great depression and for many years after, Canadians often moved to the US from Atlantic Canada for work. We all have friends and family that went to New England. Generations later, they still have connections here. Canada quietly made a historic change to its citizenship laws late last year, and the implications may be far greater than many people realize—especially here in Atlantic Canada. With the passage of Bill C-3, which took effect on December 15, 2025, Canada expanded its citizenship-by-descent rules in a way that could make hundreds of thousands—and possibly millions—of people eligible for Canadian citizenship. The new legislation removes the long-standing “first-generation limit”, a rule that prevented many people born abroad from claiming citizenship even if their parents or grandparents were Canadian. In simple terms, the change means that people with Canadian ancestry may now be recognized as Canadian citizens regardless of how many generations their families have lived outside the country. For many families, this is a significant shift. Previously, if a Canadian citizen had a child outside Canada, that child could claim citizenship, but their own children born abroad could not automatically pass it on.

By Sherry MacLeod Managing Broker, Cape Breton Realty As March turns into April, the sun sits higher in the sky and the days grow longer. Spring is in the air. For many people, it’s time to start shopping for real estate. Across Cape Breton and northeastern Nova Scotia, the spring market has always been the busiest time of the year. Buyers who have spent the winter thinking about a move begin actively looking, and sellers rush to get their homes ready so they don’t miss that important window of opportunity. The conditions this year are encouraging. Mortgage rates are reasonable, demand remains strong, and people continue to discover the lifestyle our region offers. But there is one thing sellers should remember: the spring selling season is short. Many homeowners believe they can wait until late May or June to prepare their property, but the reality is that serious buyers are often already looking by April. The homes that stand out early in the season frequently attract the most attention. If you are thinking of selling, preparation is the key to success. The first place to start is outside. After a long winter, yards often need attention. Clean up branches, rake

By Sherry MacLeod  Managing Broker, Cape Breton Realty Each Friday afternoon we do a Facebook live from our office.  Recently we talked about something many people are thinking about but not always planning clearly enough — retirement. I had recently watched and shared a video featuring Warren Buffett, who was discussing long-term investing and financial security. One point he made stood out: income-producing real estate can be a powerful tool for retirement planning. That idea isn’t new, but it remains remarkably practical. Unlike many investments that fluctuate dramatically, real estate has two characteristics that make it attractive over the long term. First, it tends to hold its value over time. Second, it can produce steady monthly income. For many people approaching retirement, those two factors matter more than anything else. Stocks and financial markets can generate strong returns, but they can also be unpredictable. A portfolio that looks strong one year can drop sharply the next. For someone relying on those investments to fund retirement, that volatility can be stressful. Income-producing real estate works differently. If you own a rental property that is properly maintained and located in a stable market, the monthly rent can provide a reliable stream of

Recent reports from CIBC suggest Canada’s housing market may be entering the early stages of a correction. Deputy chief economist Benjamin Tal recently described the situation bluntly: homes in many parts of the country are still too expensive to buy — but not profitable enough to build. That paradox is showing up clearly in large urban markets such as Toronto and Vancouver. Condo construction is slowing, buyers are hesitating, and developers are becoming cautious about starting new projects. Even though the Canada Mortgage and Housing Corporation reported an increase in housing starts last year, economists warn those numbers may reflect projects approved long ago rather than what is happening today. But here in Cape Breton and Northeast Nova Scotia, the situation looks quite different. For decades our market has operated on a far more practical footing. Prices never climbed to the levels seen in Canada’s largest cities. Speculative condo building was never a major factor here. And new homes were rarely built simply for resale because the numbers often didn’t work. In fact, all seasoned Realtors will tell you that by the time you factor in labour, materials, permits, and development costs, it has long been difficult to build a new home and sell it at a price the

By Beth Groom Broker of Record for Cape Breton Realty In our market across Cape Breton and Northeastern Nova Scotia, the spring selling season moves quickly — often faster than people expect. Many homeowners think April or May is the time to start preparing. In reality, that’s when the most competition hits the market. By the time we reach peak spring: Buyers have already been watching listings for weeks Early, well-prepared homes are already under contract Inventory is climbing And sellers who waited are competing for attention The strongest sales don’t happen because someone listed in April. They happen because the preparation started in February. The real work happens before the rush:  Strategic pricing  Property prep and improvements  Professional photography & drone  Mapping and data positioning  Targeted marketing — local, national, and international At Cape Breton Realty, we’re already seeing steady activity, balanced inventory, and serious buyers stepping back into the market. A balanced market rewards preparation. If a move is even on your radar for 2026 — whether it’s waterfront, acreage, residential, or commercial — this is the window to start the conversation. No pressure. No obligation. Just a strategy session so you’re ready when the moment is right. As

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