Revenue is Vanity, Profit is Sanity

In a seasonal market like Southern Georgian Bay, monthly rent isn't a flat number. It fluctuates wildly between ski season and summer. 

I provide a comprehensive Rental Income Analysis that calculates peak-season premiums, shoulder-season vacancies, and hidden carrying costs to give you a realistic picture of your potential ROI

Collingwood Buyer's Agent
Monaco Building in Collingwood

Rental Income Analysis

Buying an investment property in Collingwood, Blue Mountain, or Wasaga Beach is a numbers game. However, listing prices rarely tell the whole story.

A property might look like a cash-flow machine in January, but what about November? As your local investment specialist, I move beyond simple "estimates" to provide a line-by-line breakdown of potential revenue versus the reality of operating costs in our unique coastal and alpine market.

The Profit Equation: What My Analysis Covers

We don't just look at the rent; we look at the yield. Here is how we break down the potential of any listing:

The Revenue Drivers

(Income)

  • Seasonal Peaks: Projecting premium rates for the 4-month ski season (Blue Mountain) vs. the 3-month beach season (Wasaga).

  • Annual Base: Estimating dependable income for 12-month leases in family neighbourhoods and amenity-rich condo communities.

  • Vacancy Rate: Applying realistic vacancy buffers for "shoulder seasons" (Spring/Fall).

The Carrying Costs

(Expenses)

  • Operating: Utilities (hydro/gas/water), internet, and snow removal contracts.

  • Management: Estimated fees if you plan to hire a property manager (typically 15-25% for seasonal).

  • Regulatory: Licensing fees for Short Term Accommodations (STA) where applicable.

The Bottom Line

(Net ROI)

  • Cap Rate Calculation: Determining the capitalization rate based on the current purchase price.

  • Cash-on-Cash Return: Estimating your return on the actual capital invested (down payment + closing costs).

Comparative Scenario: Seasonal vs. Annual

The same house performs differently depending on the strategy. I run both scenarios for you.


STRATEGY

SEASONAL / SHORT-TERM

ANNUAL / LONG-TERM

Best For

Properties near Blue Mountain Village or Wasaga Beach waterfront.

Family homes in Collingwood or Stayner.

Income Potential

High: Premium nightly/weekly rates.

Moderate: Stable, consistent monthly cash flow.

Operating Costs

High: You pay utilities, cleaning, & turnover costs.

Low: Tenant pays utilities; minimal turnover.

Regulatory Risk

High: Strict STA bylaws and zoning restrictions.

Low: Covered under the Standard Residential Tenancy Act.


Verify Before You Buy

Don't rely on the listing agent's "potential income" statement. Let's run the real math.

Frequently Asked Questions (Rental Analysis)

How do you determine the "Market Rent"?

I don’t guess. I pull comparable lease data from the MLS® for similar properties in the neighbourhood. I review what has actually leased in the last 6 months, not just what is currently listed.

Can I rent my property for just the ski season?

Yes, this is a "Seasonal Lease" (usually 3-4 months). It is a popular strategy that allows owners to use the cottage themselves in the summer. I can project the income for a "Ski Season" lease versus a "Summer" lease to see which offers the better return for your asset.

Does a finished basement add rental value?

Significantly. In the annual rental market, a finished basement can sometimes be converted into a legal second suite (duplex), effectively doubling your income stream. I can help identify properties with separate entrance potential.

Would highly recommend her

Andrea was amazing right from the start, always willing to go above and beyond and with a smile! I would deal with her again and would highly recommend her if you are buying or selling a property!

- Arthur M | Buyer | Collingwood 

This website may only be used by consumers that have a bona fide interest in the purchase, sale, or lease of real estate of the type being offered via the website. The data relating to real estate on this website comes in part from the MLS® Reciprocity program of the PropTx MLS®. The data is deemed reliable but is not guaranteed to be accurate.