Purchasing a summer retreat in the dead of winter may seem counterintuitive, but cottage hunting in the colder months can bring some perks.
“Often, you can get better pricing in the off-season,” says Muskoka real estate agent Maryrose Coleman, of Sotheby’s International Realty. “There aren’t as many people actively searching for properties, and so sellers might be more motivated, especially if they don’t want to have to worry about carrying it for another season.”
Why the off-season is a great time to buy a cottage
It’s also easier to schedule tours, as most cottagers use their properties less over the winter, and if you’re in the market for a year-round cottage, there’s no better time to check for insulation and heating efficiency than when temps are in the negative double digits, says another cottage-country realtor, Andrew Feldman, also with Sotheby’s.
But snow and ice can hide potential problems with the cottage or property that would be more obvious in the summertime, including deal breakers, such as structural issues or poor water quality. Don’t fret. With a little extra effort you can easily dodge roadblocks and avoid risks.
Check water quality
Consult the Government of Ontario’s Lake Partner Program and local public health units for reports on phosphorus and bacteria levels to get a snapshot of potential summer swimming conditions. Cottages near environmentally protected zones could have more naturalized waters (translation: weedy), says Coleman.
Get legal
Sellers might swear by the integrity of a snow-covered roof or a frozen water system, but it can’t hurt to get their assurance in writing, says Feldman. (Given that we’re in a buyer’s market, stipulations like this may be possible.) Consult a legal professional about including various clauses in your Agreement of Purchase and Sale to hold sellers accountable for concealed shortcomings that reveal themselves come the spring thaw.
A real estate agent’s 4 tips for buying a cottage sight unseen
Ask around
Coleman always recommends buyers get in contact with local cottagers for the inside scoop: about nearby short-term rentals, or how busy the lake gets during peak season, for example. It can be harder to find neighbours during the off-season, but Coleman suggests looking for the lake’s group on Facebook or contacting the local cottagers’ association.
A picture’s worth a thousand words
Seeing photos of the property in the summertime is key. Winter conditions can conceal things such as shoreline quality or damage to the building’s exterior, while also skewing important features, such as how the view might change once the summer foliage grows in.
This article originally appeared in the Winter ’25 issue of Cottage Life.
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