Real Estate – The Evans Real Estate Group Blog

Real Estate - ANALYSIS, Real Estate Development, Real Estate Investment

Two Game-Changing Real Estate Investments Discovered Through Years of Market Watching

As a real estate investor, I’ve always believed that the best deals aren’t found online or through flashy listings—they’re uncovered by having a deep understanding of the market and consistently being on the ground. This philosophy recently led me to two incredible investment opportunities that I discovered simply by driving through areas I had been watching for years.

Investment #1: The 32-Acre Lot with Unmatched Logistics Potential

One of the properties that caught my attention is a 32-acre lot strategically located right off a major highway. What makes this parcel particularly enticing is its proximity—just one interchange away—from a major port of entry, a railway loading station, and the U.S. border. This trifecta of logistical advantages immediately signaled an opportunity for industrial development, warehousing, or a transportation hub.

I had been monitoring this area for years, watching how infrastructure improvements and cross-border trade expansion were influencing land values. When I noticed subtle changes in traffic patterns and increased industrial activity nearby, I knew this was a prime moment to act. Now, with all the tariff discussions and the federal government emphasizing the need to incentivize domestic manufacturing and production, this lot is more poised than ever to be a goldmine. As companies look to reduce dependency on foreign supply chains and establish domestic production hubs, properties like this will be in high demand.

Investment #2: The Land Assembly in a High-Exposure Town Center

The second property is a unique land assembly in a small town that is primed for growth. This site is positioned at the town’s most significant intersection, where four major streets converge. With its direct access to a major highway, it boasts unparalleled visibility and accessibility—two critical factors for commercial success.

I’ve been watching this town evolve for years, noting the steady increase in both residential and commercial activity. While many investors overlook smaller towns, I saw the potential early on, particularly as businesses began moving in to cater to the growing population. When the opportunity to assemble multiple lots at this key intersection presented itself, I immediately recognized its potential for mixed-use development, retail, or even a boutique hospitality project.

The Power of Long-Term Market Watching

Both of these opportunities reinforce the importance of patience, market knowledge, and firsthand observation. By consistently driving through these areas, keeping an eye on infrastructure projects, and understanding local economic drivers, I was able to spot undervalued assets before they became obvious to the broader market.

For investors looking to find similar opportunities, my advice is simple: spend time in the markets you’re interested in. Watch traffic patterns, note changes in zoning, and pay attention to where businesses are expanding. The best deals aren’t always on the MLS—they’re waiting to be discovered by those who know where to look.

If you’d like to know where these investments are, and would like to be kept in the know for others – send me a message 🙂

Real Estate Financing, Real Estate Sales

Selling This Spring? What You Need to Know About Capital Gains Tax

f you’re planning to sell your home this spring, you may have heard discussions about changes to the capital gains tax. Some homeowners are concerned that these changes will impact them, but let’s clear up any confusion: if you’re selling your primary residence, you are not affected.

Understanding the Capital Gains Tax Changes

Recently, the government proposed an increase in the taxable portion of capital gains from 50% to 66.7% for individuals earning over $250,000 in capital gains. Initially, this change was set to take effect in June 2024, but due to delays in Parliament, it has been postponed to January 2026.

While this change impacts some property sales, it does not apply to homeowners selling their primary residence.

Why Your Principal Residence Is Exempt

Canada’s tax laws provide a principal residence exemption, which means that when you sell the home you’ve lived in as your main residence, you do not pay capital gains tax on any profit. This exemption remains in place, and the proposed tax changes do not alter this rule.

Who Is Affected by the Changes?

While primary homeowners are not impacted, these tax changes could affect:

Owners selling rental properties
Individuals selling second homes, such as cottages or vacation properties
Real estate investors and house flippers

If your sale does not fall into one of these categories, you do not need to worry about capital gains tax on your home sale.

What Home Sellers Should Focus on Instead

Rather than being concerned about a tax that does not apply, homeowners should focus on maximizing their sale by:

✅ Timing the market well – Understanding seasonal trends and demand can help you sell at the right time. ✅ Preparing your home for sale – Small improvements and staging can make a big difference in attracting buyers. ✅ Working with a real estate professional – A knowledgeable agent can help you navigate pricing, negotiations, and marketing strategies to get the best outcome.

The Bottom Line

If you’re selling your primary residence, capital gains tax is not something you need to worry about. The rules regarding your exemption remain unchanged. Instead, focus on positioning your home for a successful sale and making the most of this spring’s market opportunities.

If you have any questions about selling your home or navigating the current market, feel free to reach out!

Real Estate Investment

The Beginner’s Guide to Real Estate Investing: 3 Smart Entry Points

If you’re thinking about getting into real estate investing, there’s one rule you need to remember right out of the gate: risk and reward go hand in hand. The lower the risk, the lower the potential return—but also the fewer headaches. The higher the risk, the greater the potential for profit, but only if you know what you’re doing.

That’s why the first step in real estate investing isn’t picking a property—it’s assessing your own resources and skill level. How much capital do you have? How comfortable are you with renovations and property management? Once you know where you stand, you can decide which entry point makes the most sense for you.

Here are three great beginner-friendly real estate investment options, ranked from lowest to highest in terms of required resources and skill:

1. The Hands-Off Approach: New Build Condo or Townhouse

Best for: Investors who want a low-maintenance, low-risk option.

If you’re looking for a relatively straightforward way to get started, buying a pre-construction condo or townhouse is a great option. These properties are new, meaning minimal repairs and maintenance, and they often come with a builder’s warranty.

Pros:

Lower upfront maintenance costs
Strong rental demand in growing areas
Hands-off property management if desired

Cons:

Higher purchase price per square foot
Condo fees can eat into profits
Limited ability to add value through renovations

If you want a set-it-and-forget-it type of investment, this is your best bet. Just be sure to research the developer and the long-term rental market in the area before signing on the dotted line.

2. The Income Generator: Bungalow with a Secondary Dwelling

Best for: Investors who want to maximize rental income without a massive renovation project.

If you have a bit more capital and don’t mind being a landlord, buying a bungalow with an existing secondary dwelling (like a basement suite or coach house) can be a fantastic move. You’ll benefit from two rental incomes off one property, which can help offset mortgage costs and increase cash flow.

Pros:

Built-in income stream from day one
Greater affordability than a multi-unit building
Stronger appreciation potential than a condo

Cons:

Requires property management skills
Potential for tenant-related issues
Some municipalities have strict regulations on secondary units

This is a great middle-ground option for those who want more cash flow without diving into full-scale renovations.

3. The Value-Add Play: Home with Secondary Dwelling Potential

Best for: Investors with some experience or a willingness to take on renovations.

For those who want to force appreciation and maximize returns, buying a home with secondary dwelling potential can be an incredible opportunity. This means purchasing a property that doesn’t yet have a second suite but could be converted with the right permits and renovations.

Pros:

Ability to buy below market value and add instant equity
Higher rental income once renovations are complete
Greater control over the design and layout of the secondary unit

Cons:

Requires more capital upfront
Zoning and permits can be a hurdle
Renovations can be unpredictable

This strategy requires a keen eye for opportunity and a solid understanding of local bylaws. If you’re up for the challenge, it’s one of the best ways to build wealth through real estate investing.

Which Option is Right for You?

Each of these strategies has its place, but the best one for you depends on your comfort level with risk, your available capital, and how involved you want to be. If you’re new and want to play it safe, go for a new build condo or townhouse. If you want higher returns but a manageable level of risk, a bungalow with a secondary dwelling is a solid middle ground. And if you’re willing to put in the work for maximum upside, a home with secondary dwelling potential could be your best bet.

No matter where you start, remember: successful real estate investing is about making smart, calculated decisions, not emotional ones. Assess where you are today, pick the right strategy, and take that first step toward building your real estate portfolio.

Real Estate - ANALYSIS, Thought Process - THOUGHT PROVOKING

How Evolutionary Instincts Shape Ottawa’s Real Estate Migration Patterns

Ever notice how people naturally gravitate towards certain neighborhoods, housing types, and communities? Turns out, it’s not just about affordability or convenience—it’s wired into us. Two key psychological concepts, the Dunbar Principle and the Savanna Theory of Happiness, explain why people move the way they do. Understanding these instincts helps us predict migration trends in Ottawa’s real estate market and, more importantly, helps you make smarter buying or selling decisions.

The Dunbar Principle & The Need for Community

The Dunbar Principle suggests that humans can maintain meaningful social relationships with about 150 people—this comes from our evolutionary past when small, tight-knit groups were the key to survival.

How does this relate to Ottawa real estate?

Buyers today aren’t just looking for square footage; they’re looking for connection. Young professionals, growing families, and even downsizers want communities that offer familiar faces, a sense of belonging, and walkability to social hubs. It’s why areas like The Glebe, Westboro, and Barrhaven are so popular—walkable streets, community events, and vibrant local businesses make them feel like modern versions of ancient villages.

For sellers, this means that marketing your home isn’t just about showcasing the granite countertops. It’s about selling the lifestyle—the neighborhood coffee shop where the barista knows your name, the local park where neighbors gather, and the farmers’ market that brings people together. The more you can highlight the built-in sense of community, the more desirable your home becomes.

The Savanna Theory of Happiness & The Pull Toward Space

The Savanna Theory of Happiness argues that humans are happiest in environments that resemble the landscapes where our ancestors thrived—open spaces, greenery, and the balance of nature and community.

This explains why we see so many young families migrating out of the downtown core to suburban and semi-rural areas like Manotick, Stittsville, and Rockland. The appeal isn’t just bigger backyards—it’s the subconscious pull towards environments that align with our evolutionary happiness triggers.

Sellers looking to downsize should take note: empty nesters moving from the suburbs to the city aren’t just looking for a condo—they’re looking for a new kind of freedom. While they’re giving up space, they’re gaining proximity to urban parks, bike paths, and social hubs, which satisfy that same savanna-like need for balance between movement and connection.

How This Applies to You—Whether You’re Buying or Selling

Understanding these migration patterns can help you strategically position yourself in the market.

For Buyers: If you’re debating between urban and suburban, consider not just your current needs, but where you’ll feel most at home in five years. Do you thrive in a high-energy, walkable environment, or do you crave more space and access to nature?
For Sellers: Knowing where your likely buyer is coming from (both literally and psychologically) allows you to tailor your home’s marketing to highlight what really matters to them—whether it’s community engagement or a retreat from the noise.

The Big Takeaway? We Move the Way We’re Wired To

Every real estate decision, whether buying or selling, is shaped by instincts far older than the housing market itself. By understanding these deeper motivations, you can make better, more informed decisions—ones that don’t just fit your budget, but fit your nature.

Looking to make a move that aligns with how you’re wired? Let’s talk.

Real Estate Sales

Reaching Buyers Who Don’t Live Here (Yet)

I met a really rich guy over 10 years ago that was selling a few million dollar penthouses (yes… a few of them). He explained to me how a young kid like myself (at the time) could essentially take over the luxury home market with some good old fashioned hard work and strategic thinking.

“You see”, he begun to explain, “the current top dogs have the market cornered, and most of the wealthy people in this City desperately want some other options”. He took a deep breath and said “None of us want an agent. We want Buyers for our homes -the problem is that we don’t have the means to find them”.

Interesting, I thought. “So… what would be the best means to find them” I asked.

“Well it certainly isn’t just cornering the market through local connections – most of the Buyers aren’t from here – they’re from all over the world.”

He continued “If you were to take your time and build out a list of top agents in all the major markets of the world, open lines of communication with them for the purposes of selling Ottawa as a destination and yourself as their contact to show your homes to – you would clean up”.

So guess what I did. I leaned into the Remax Network which has offices all over the world and started doing research and opening lines of communication.

As it stands now, I have personally curated rolodex of many of the top agents in China, India, Philippines, Nigeria, London and France. While Remax is in literally 104 more countries, those 6 that I mentioned contribute to the vast majority of immigration to Ottawa specifically.

So my strategy as it stands, is to regularly send these contacts reasons for moving to our City, updates on what makes it so attractive, as well as… you guessed it.. my listing inventory.

Now is it a guarantee that I will sell your townhouse to someone in Manila? Not really.

But that’s not really the point either.

The point is that I am constantly and deliberately working on my system to get your home in front of the best Buyers – and a major part of that system is to focus on Product Placement.. that is.. WHERE your home is advertised.

In today’s world, it’s just a fact that the local MLS might not have enough of a reach to find Buyers who aren’t here yet.

Real Estate Sales

How PropTx is Changing the Game for Home Buyers and Sellers

At the Evans Real Estate Group, we’re always looking for ways to improve the home buying and selling experience for our clients. That’s why we’re excited about the recent introduction of PropTx, a cutting-edge platform now used by many REALTORS® in Ottawa, including our team. PropTx isn’t just a fancy new tool for agents—it’s designed to streamline the entire real estate process and deliver real benefits to home buyers and sellers. Here’s how:

For Home Buyers: Making the Process Smoother and More Transparent

Access to Real-Time, Accurate Information 🏡
PropTx integrates MLS® and land registry data, meaning buyers can trust the information they’re getting about homes on the market. Whether it’s the latest listing price, home features, or even neighborhood data, you’ll always have up-to-date details at your fingertips.
Smarter, Faster Communication 📲
The platform allows REALTORS® to communicate faster and more efficiently with buyers. This means fewer delays in receiving answers to your questions, scheduling viewings, or submitting offers. In a competitive market, speed can make a big difference!
Detailed Neighborhood Insights 🌳
Through integrated tools like HoodQ, buyers can get comprehensive neighborhood reports, including information on schools, parks, transit, and local amenities. Knowing what’s nearby can help you make a more informed decision when choosing a home.

For Home Sellers: Streamlining the Sale Process

Faster Offer Management 📄
With tools like SkySlope Offers, managing offers is easier than ever. Offers are submitted, tracked, and organized digitally, ensuring nothing gets missed. Sellers can review multiple offers quickly and easily, making it simpler to decide on the best deal.
Increased Visibility and Listing Performance 📈
PropTx includes tools like ListTrac, which tracks how much interest your property is generating. Sellers can see how many views their home is getting online and how well it’s performing compared to other listings in the area.
Compliance Made Easy ✅
Selling a home involves a lot of paperwork, including regulatory compliance. PropTx streamlines this process, ensuring that all forms and documents are handled correctly. This reduces stress and gives sellers peace of mind knowing everything is being done by the book.

The Evans Real Estate Group Advantage

At The Evans Real Estate Group, we’re committed to staying ahead of the curve when it comes to real estate technology. Our adoption of PropTx means we can offer our clients a faster, more transparent, and stress-free experience—whether you’re buying your first home or selling a property you’ve loved for years.

If you’re thinking about buying or selling in the Ottawa area, let’s chat! With the power of PropTx and our dedicated team, we’ll help you navigate the process smoothly and successfully.

Real Estate - ANALYSIS

Why Time in the Market Matters More than Timing the Market

The primary financial advantage of owning real estate is the equity you build as your mortgage is paid down. The longer you wait, the more time you lose to grow that equity. Even if rates drop, higher prices can erase any savings on interest. In many cases, those who wait to buy end up with less equity and fewer financial gains in the long run.

The Numbers: Buying Now vs. Waiting for Lower Rates

Let’s compare two scenarios:

Scenario 1: Buying Now

Home price: $700,000
Down payment: 20% ($140,000)
Mortgage amount: $560,000
Interest rate: 3.25%
Amortization: 25 years

Using these terms, the monthly mortgage payment is approximately $2,730. Here’s how much principal is paid down and equity is built over the first 30 months:

Month	Equity Built
6	$8,300
12	$17,000
18	$26,000
24	$35,400
30	$45,000

By month 30, you will have built $45,000 in equity, just from principal paydown. This doesn’t include any potential home appreciation, which could further increase your total equity.

Scenario 2: Waiting for 6 Months for Rates to Drop

Home price (after 6 months): $730,000 (a 4.3% price increase)
Down payment: 20% ($146,000)
Mortgage amount: $584,000
Interest rate: 2.75%
Amortization: 25 years

At the lower rate, your monthly payment would be about $2,686. However, because you waited 6 months, you only have 24 months left in this comparison. Here’s the equity built over the next 24 months:

Month	Equity Built
6	$7,800
12	$16,200
18	$25,100
24	$34,800

By month 30, you’ll have built $34,800 in equity, which is $10,200 less than if you had bought earlier at a higher rate. Even with a slightly lower monthly payment, the missed time for equity-building results in a smaller total gain.

Key Takeaways

Delaying your purchase means losing equity-building time. Even with a lower rate, the missed opportunity for principal paydown can cost you tens of thousands of dollars in equity over a short period.
When rates drop, prices typically rise. Ottawa’s real estate market tends to experience price surges when borrowing becomes cheaper, meaning any savings on interest are often offset by higher home prices.
Wealth in real estate comes from holding property long-term. The longer you own your home, the more equity you build through both principal paydown and potential price appreciation.

Final Thoughts

If you’re waiting for lower rates before buying your home in Ottawa, think carefully about the true cost of waiting. The sooner you start building equity, the better your long-term financial position will be. With the right strategy—and a trusted real estate advisor—you can navigate today’s market confidently and make a smart investment in your future.

If you have questions about whether now is the right time to buy or sell, contact us at Evans Real Estate Group. We’re here to help you make informed decisions that build lasting wealth.

Real Estate Sales

How to Sell Your Home in the Winter (and Win the Market)

Winter in Ottawa may seem like an unlikely time to sell, but it’s actually full of opportunities. With fewer listings, less competition, and motivated buyers braving the cold, you can position your home to stand out and shine.

Here’s how to make your winter sale a success:

1. Maximize Your Curb Appeal (Even in the Snow)

Snow and ice can hide your home’s best features. Keep pathways shoveled and salted, light up your entryway, and add evergreen wreaths or winter planters for a warm touch. Buyers should see your home as inviting, not frozen over.

2. Light is Your Best Friend

Winter days are short, and natural light is limited. Inside, open blinds, turn on all lights, and use warm-toned bulbs for a cozy glow. Outside, add pathway lights or soft spotlights to create a welcoming evening appeal.

3. Highlight Energy Efficiency

Ottawa winters remind buyers of heating bills. Showcase energy-efficient features like new windows, upgraded insulation, or a smart thermostat. These upgrades make a strong selling point in winter months.

4. Create a Cozy Atmosphere

Make buyers feel right at home.

Turn up the heat (comfort matters).
Use seasonal décor—like a throw blanket or candles.
Offer warm touches during showings, like freshly baked cookies or hot drinks.

5. Work With a Market Expert

The winter market has fewer listings, but buyers are serious and ready to act. Having the right agent ensures you market your home effectively to attract motivated buyers and close on your terms.

Final Thoughts

Selling in winter doesn’t have to be a challenge. With the right preparation and strategy, your home can stand out and sell for top dollar—even when the snow is falling.

📞 Contact me today to discover how we can make your winter sale a success!

Real Estate Sales

What Buyers Really Want: Energy-Efficient Homes

Did you know that energy-efficient homes are now topping the wish list for today’s buyers? With rising energy costs and growing environmental awareness, buyers are prioritizing efficiency—and sellers who adapt stand to gain big.

Why Buyers Care About Energy Efficiency

Rising energy costs make efficient homes more affordable immediately and over the long term. Lower monthly bills are a big selling point for buyers watching their budgets.
Environmental awareness is driving demand for greener living. More buyers want homes that reduce their carbon footprint.
Smart buyers see energy-efficient upgrades as an investment, not just a feature. For them, it’s about saving money, adding comfort, and protecting the planet—all at once.

Easy Energy-Efficient Upgrades for Sellers

If you’re planning to sell, you don’t have to break the bank to make your home more energy-efficient. Here are a few simple upgrades that buyers love:

LED Lighting: Replace outdated bulbs with energy-saving LEDs. They last longer and cut utility costs.
Improved Insulation: Focus on attics, basements, and walls—key areas where heat escapes.
Energy-Efficient Windows: Double or triple-pane windows reduce drafts and lower heating/cooling bills.
Smart Thermostats: These allow buyers to optimize energy usage and lower monthly costs with ease.
Major Upgrades: Solar panels, high-efficiency HVAC systems, and tankless water heaters are investments that truly stand out.

The Financial Impact

Energy efficiency isn’t just a buzzword—it’s a selling point. Here’s why:

Homes with energy-efficient features often sell faster and for more money because buyers see the immediate and long-term value.
Buyers are willing to pay a premium for homes that promise lower utility bills and a smaller environmental footprint.

Why This Matters for Sellers

For homeowners looking to sell, energy-efficient upgrades aren’t just “nice to have”—they’re what buyers are actively searching for. Even small changes can make a big difference in attracting offers and increasing your home’s appeal.

Want to know how energy-efficient upgrades can boost your home’s value? Send me a message—I’d love to chat!

Real Estate Investment

Buying Your First Investment Property

YES, it is true, Real Estate investing produces more millionaires than any other industry. But that doesn’t mean it’s dummy proof.

And YES, it is true, it’s hard to lose when it comes to Real Estate investing over the long term. But that doesn’t mean you CAN’T lose, or at least that some strategies are better than others.

So where do you start?

Well – here are some questions you need to consider.

How much money do you have?

How risky do you want to be?

Are you more interested in short term CASH or long term equity?

Do you want something turn key, or something that needs work?

How handy are you?

How much time do you have to put into this?

How big of a project are you comfortable taking on?

When you take the time to answer those questions you can really start to determine what works best for you.

For example. Lots of money, time and skills, willing to take on risk and looking for short term cash? Maybe we buy a house on a main street on a big lot where prices aren’t yet too crazy but rents are still high – and we build a wicked multi unit, rent it out, and flip it as a cash cow.

Little money, time and skills? Want as little risk as possible and ok with long term equity? Let’s buy a brand new apartment in the most steady location we can find and rent it out for 10 years.

Both could be your first investment – and one is SUPER ambitious and the other is pretty tame. Both are good.

Rather than list all the options, just answer all those questions and feel free to send me the answers for recommendations on investments that match your answers.

What’s the most popular 1st time investment in my experience you ask?

I’d say a purpose build duplex that could use some lipstick and that would fetch some great rents. That’s a pretty decent first step that gives you some low(ish) risk that will probably get you a little positive cash flow but will absolutely get you some nice equity over the long term.

The MOST IMPORTANT part to Real Estate Investing? START.

Honestly, that’s it. Even slightly sub par investment will pay off big time if you hold it long enough, but what’s undeniable is that when you own Real Estate you have more options. If you have a property that builds some decent equity, once that mortgage is due you can refinance it and pull out some money to invest in more Real Estate – and it snowballs from there.

If you want to have a talk about how to get in the game, send me a message and I’ll be happy to talk 🙂