A new month is now upon us and May is one of the key months of the year when real estate listing and buying activity is at its peak.
Buying a home is exciting—but let’s be honest, it can also feel overwhelming. Between changing interest rates, shifting market conditions, and in some geographic areas or property segments tight inventory, it’s more important than ever to approach the home buying process with a clear head, expert market knowledge and a smart plan.
With over 20 years of experience in real estate, I’ve helped Buyers at every stage—from first-timers to those downsizing—navigate the Southern Georgian Bay market with confidence. Whether you’re just starting to browse or you’re ready to make a move, here are 10 smart tips that I feel every Buyer should know in today’s real estate market. Today’s market has changed from the robust conditions we experienced just a couple of years ago. Those days are now gone and your approach to buying a home, cottage, condominium or other property needs to change as well.
1. ✅ Get Pre-Approved, Not Just Pre-Qualified
A mortgage pre-approval gives you a clear idea of what you can afford and shows Sellers you’re serious. It’s a more thorough process than pre-qualification and carries more weight in negotiations.
Why it matters: You’ll save time and avoid disappointment by shopping within your true budget.
Watch out for: Don’t rely on a pre-qualification—it’s only a rough estimate.
NOTE: Even with mortgage pre-approval I will often draft an Agreement of Purchase and Sale inserting a “condition” pertaining the Buyer(s) securing a mortgage. Why? You may be pre-approved but the property you are buying hasn’t received your bank’s approval and in today’s market, lenders are closely scrutinizing purchase agreements to ensure Buyers are not over paying or over extending themselves.
2. 💰 Know All the Costs Involved
Beyond the purchase price, there are closing costs, legal fees, inspections, property taxes, moving costs, and potentially land transfer taxes to budget for.
Why it matters: Avoid financial surprises that can derail your plans.
Watch out for: Don’t max out your mortgage without leaving room for these extras. Further, what if after the closing you find a problem with the property that requires your attention. No oner likes and or can necessarily afford costly repairs.
3. 📍 Understand Your Local Market
Real estate is local. What’s happening nationally or even in the Greater Toronto Area may not reflect what’s going on in your local market or more importantly in your neighbourhood. Some areas may still be seeing bidding wars; others are shifting toward balanced market conditions levelling the field for Buyers and Sellers alike. Real estate professionals licensed in Ontario can engage in listing and selling properties anywhere in the province. That being said, no one knows the Southern Georgian Bay market better than a local REALTOR® that works the area daily and is familiar with local zoning, condominium corporation rules/regulations and Conservation Area restrictions including the Niagara Escarpment Commission.
Why it matters: You’ll make smarter offers and avoid overpaying.
Watch out for: Online headlines or national trends—they don’t always tell the full story.
4. 🕵️ Be Patient, But Ready to Act Fast
It’s important to be prepared and informed so that when the right home comes along, you’re ready to make a move and can do so with confidence.
Why it matters: Well-prepared Buyers often win in multiple-offer scenarios without overbidding.
Watch out for: Acting too quickly out of fear or emotion—stay grounded.
5. 🧱 Never Skip the Home Inspection
Even in competitive markets, having a professional inspection is a must. It gives you insight into the condition of the home and helps you avoid costly surprises down the road after your purchase has closed.
Why it matters: You’ll make an informed purchase and protect your investment.
Watch out for: Waiving the inspection just to compete—unless you have professional guidance.
6. 🎯 Prioritize Needs Over Wants
It’s easy to get distracted by fancy finishes or a picture-perfect kitchen. Focus on the essentials: location, size, layout, school zone, and the long-term fit for your personal needs.
Why it matters: You can change cosmetic features—but not your home’s location or in some cases its bones or infrastructure.
Watch out for: Falling in love with upgrades that don’t match your lifestyle needs.
7. 🗓 Think Long-Term
Whether you plan to stay five to seven years or longer, think about resale value, local development plans, and whether the home will still suit your lifestyle in a few years.
Why it matters: Your home is not only your haven—it’s also a long-term investment.
Watch out for: Choosing a home that only fits your current life stage as sometimes things change unexpectedly or beyond our control.
8. 🤝 Work with the Right Real Estate Agent
Your REALTOR® should be more than someone who books showings. They must act as your trusted advisor who listens, communicates clearly, understands your goals and explains the home buying process from start to finish. In many cases I have had Buyers shift their buying objectives once they learned more about the area where they are looking to purchase ie: changing from a home purchase to a condo that better served their needs.
Why it matters: A skilled agent saves you time, money, and stress.
Watch out for: Agents who pressure you or don’t explain the process clearly or have difficulty inn answering your questions or concerns.
9. 📑 Read the Fine Print
From offer conditions to closing timelines and title details, make sure you understand everything you’re signing. Ask questions—lots of them. You are making a large investment, there is no such thing as “dumb questions” when it comes to real estate.
Why it matters: Buying a home is a legal transaction. Understanding the fine print protects you.
Watch out for: Rushing through paperwork or skipping over clauses.
10. 🧘 Stay Grounded and Think With Your Head
It mis very easy to get emotionally attached, especially if you’ve been house hunting for a while. Keep your goals and budget front of mind. Don’t let your REALTOR® show you properties that don’t fit your needs, objectives or are outside your budget.
Why it matters: Making rational, informed decisions helps avoid regret later.
Watch out for: Overbidding, skipping steps, or compromising too much under pressure.
Ready to Buy Smarter?
Whether you’re a first-time Buyer or you’ve done this before, navigating today’s market requires the right strategy, the right timing—and the right guidance. I’m here to help you every step of the way. Let’s find the home that truly fits your life.
📞 Call or text me at 705-443-1037 📧 Email: rcrouch@sothebysrealty.ca
NOTE: The author is a Broker, Market Value Appraiser-Residential with Sotheby’s International Realty Canada and a Past President (2008) of the One Point Association of REALTORS®.