Buying or selling a home already comes with enough moving parts — coordinating agents, lenders, lawyers, inspectors, movers, and everyone in between. So what if you could simplify things and save money, time, and stress?

That’s exactly what happens when you work with me on both sides of your move — as your REALTOR® through BeHomeWithCharly and as your Mortgage Agent through MortgageWithChar. One person, two hats, total alignment. 🏡💡

Here’s why “one stop shopping” isn’t just convenient — it’s smart business for your biggest investment:

1. Streamlined Communication
You won’t be juggling messages between your REALTOR® and your mortgage broker. I know your budget, your goals, your must-haves, and your deal timeline — because I’m managing both. That means fewer delays, faster approvals, and no crossed wires.

2. Stronger Negotiation Power
Understanding the financial side of your deal helps me position your offer or listing for maximum advantage. Whether it’s crafting a competitive offer or pricing your home for peak return, having mortgage insight baked right in gives you a serious edge.

3. Smarter Strategy
When I help you buy, I’m not just thinking “get you the house” — I’m thinking “get you the right house with the right financing structure.” When I help you sell, I’m already planning how to line up your next mortgage so the transition is smooth and cost-effective.

4. Faster Turnaround Times
With both sides under one roof, we skip the endless waiting for replies or signatures. I can coordinate your financing and real estate milestones in real-time — meaning less “hurry up and wait,” and more “let’s make this happen.”

5. One Trusted Relationship
Buying or selling a home is deeply personal. You deserve someone who gets the full picture — not just the property details or the loan numbers. I’m here to guide you through it all, from showings to signing, with the same care start to finish.

Bottom line: When you work with me, you’re not hiring two professionals who hope to stay in sync — you’re getting one who already is.

Ready to simplify your next move (and maybe even enjoy it)? Let’s chat about your goals and build a plan that covers everything — from “For Sale” to “Sold” to “Welcome Home.”

Hi friends — Charly here! If you’re thinking “I’d love to refresh my space,” or maybe prepping to sell and want your home to shine, here’s what the design world says will be in for 2026. Think earthy, warm and comfortable with a splash of chic.

1. Vibe Check: Bye-bye cold grays; hello warm greige, clay and nature tones.

2. What the Big Brands Are Picking:
   • Benjamin Moore — Silhouette (rich espresso-charcoal) for 2026.
   • Sherwin-Williams — Universal Khaki (soft tan-beige) for 2026.
   • Dulux — “Rhythm of Blues” trio (Mellow Flow, Free Groove, Slow Swing) reflecting depth and calm.

3. How You Can Use These at Home:
   • Wall overhaul: choose one of the trending neutrals (like Universal Khaki) to refresh your main space.
   • Accent focus: use a richer tone (like Silhouette) on a feature wall, cabinetry or shelving.
   • Statement pieces: incorporate one of the blue-tones from Dulux in a smaller area (entry, powder room) for a subtle wow.

4. Bonus Tip:
   Pair these colours with natural textures (wood, stone, linen) and warm metallics (brass, bronze) for a cohesive look. Skip ultra-cool whites and stark greys — the warm era is officially here.

Whether you’re styling for yourself or prepping your home for listing, using 2026’s trends smartly can make a big difference. Want help choosing a palette, getting paint quotes or staging for maximum impact? I’m happy to help.

Message me and let’s pick the perfect colour plan for your home!

Hey! Charly here. Jumping into the real-estate world (buying your first home, selling your current one, or both) can feel overwhelming. Let’s break down the essentials so you know what you’re getting into — no fluff, just real talk.

1. Sellers – don’t overprice, don’t under-prep.
   • Overpricing = fewer showings = lower offers over time.
   • Prep matters: fresh paint, lighting, declutter = more interest.

2. Buyers – get your ducks in a row.
   • Pre-qualify + know what you’ll compromise on (and what you won’t).
   • When you find “the one”, you wanna move — not dig through paperwork.

3. Timeline & costs – let’s zoom in.
   • Think about: closing dates, move-out/move-in logistics, inspection contingency.
   • Sellers: know transfer tax, legal fees, realtor fees. Buyers: factor in inspection, possible upgrades.

4. Why having an agent matters.
   • I’ll walk you through listings, interpret the fine print, negotiate with clarity.
   • You get support — from feeling excited to handing over keys.

Real estate doesn’t have to be scary. With the right moves and the right partner, you can make big decisions with confidence. Wanna talk through your goals for the next 6-12 months? I’m ready when you are.

Slide into my DMs or book a free chat about what your next move could look like.

Hey there — Charly here from BeHomeWithCharly. If you’ve been mulling over putting your house on the market, I totally get it — selling can feel huge. The good news: you don’t have to wait for “perfect.” Here’s why listing now is worth a serious look.

1. Homes have gained value.
   Across Canada, benchmark home prices have doubled in many regions over the past 10 years. That indicates that sellers today are sitting on tangible equity.

2. Inventory is lean, interest is still there.
   While markets are cooling, the fact remains: many buyers are looking and good homes are getting attention. Having your house out there now puts you ahead of more competition.

3. You pick when, you pick how.
   Instead of letting the market dictate your timing, listing now means you choose when you step out. You lock in control.

4. How to prepare smartly:
   • Price it right — aggressive pricing gets attention.
   • Clean, declutter, spark some “wow” moments (fresh paint, good lighting).
   • Use a REALTOR® who will market the right way (professionally, creatively, across all platforms).

No waiting game necessary. If you feel ready, we can get your home positioned for success — now. Curious what your home is worth? Let’s chat and map it out.

DM or text me today for a no-obligation chat and home evaluation.

Waterfront homes are already high on the dream list — but what if they could pay you back while you enjoy them? With the right mortgage structure and short-term rental plan, a home like this one on Quirke Lake offers both lifestyle and smart financial returns.

This listing is shared courtesy of Oak Realty Ltd. and with full permission from the Sellers. Below, we’ll walk through a sample mortgage scenario (based on a $1,000,000 purchase), and project realistic Airbnb income potential based on local market rates and occupancy trends.

Scenario: Buying at $1,000,000 with 20% Down

Add estimated taxes, insurance, maintenance = $65,000–$70,000/year carrying cost

Rental Income Possibilities

Using conservative rates for a high-end lakefront short-term rental in Elliot Lake:

Assuming 30% operating costs (management, utilities, maintenance), you’d net around $52,000/year — more than covering the majority of annual ownership expenses.

Lifestyle + Financial Flexibility

Even if you only rent it out part-time, this property gives you options:

• Use it as a family cottage and rent it during peak weeks

• Run it full-time as an investment and block off time for personal use

• Live in it seasonally while earning income the rest of the year

With 5 bedrooms, a sandy shoreline, a full walkout basement, and over 3,000 sf of usable space, this home ticks all the boxes for guests and owners.

Final Thoughts

Quirke Lake is a destination in every season. And with the right mortgage + short-term rental strategy, this home — shared with permission by Oak Realty Ltd. and the Sellers — could be a savvy move for your financial future and your lifestyle.

📩 Want to explore financing or Airbnb income strategies?
Reach out to us at athomewithchar.com or mortgagewithchar.com — we’ll help you crunch the numbers, explore local licensing, and decide if this is the lakefront opportunity for you.

Imagine waking up to mist rising off the lake, hearing loons call at dusk, and swapping congested commutes for forest trails, shoreline walks, and the quiet hum of nature. That’s life at Quirke Lake, in Elliot Lake — not just a summer escape, but a home for all seasons.

This exceptional lakefront property, listed courtesy of Oak Realty Ltd. and shared with permission from the Sellers, is a rare opportunity to live the waterfront lifestyle year-round. With over 3,000 sq ft of finished space, a custom builder’s touch, and direct access to pristine Quirke Lake, this home isn’t just a retreat — it’s a launchpad for your new everyday.

The Home That Works Every Day

Thoughtfully designed and built with comfort in mind, this 5-bedroom, 3-bath bungalow features:

• 10 ft tray ceiling in the great room

• Exquisite custom Europa kitchen cabinetry

• A separated primary wing with ensuite and walk-in

• Lower level with wood stove and rec space

• 780 sq ft heated garage

• Beautiful outdoor living with dock, patios, fire pit, and a sandy lake bottom

This property is more than picturesque — it’s purpose-built for full-time living, with energy efficiency and smart flow throughout.

Why Elliot Lake Works as a Year-Round Home

🌳 Four Seasons of Action

• Winter: Elliot Lake is known for its incredible snowmobiling trails (270+ km groomed), plus ice fishing, skating, and cozy cabin vibes.

• Spring/Fall: Transition seasons are gorgeous — perfect for hiking, photography, and tranquil time outdoors.

• Summer: Quirke Lake is ideal for boating, fishing, paddleboarding, and swimming off the private dock.

🗺 Local Highlights

• Winterfest, Uranium Heritage Days, and Lumberjack Days celebrate community spirit and small-town fun

• Arts on the Trail showcases local creatives throughout the region

• Don’t miss nearby gems like Mississagi Provincial Park, Miners Memorial Park, or Sherriff Creek Wildlife Sanctuary

🛍 City Services Close By

• 15 minutes to downtown Elliot Lake for shops, groceries, dining, and healthcare

• Nearby schools, parks, and community programs round out the lifestyle

Final Word

With natural beauty in all directions, this Quirke Lake property — presented with permission by Oak Realty Ltd. and the Sellers — offers the opportunity to slow down and settle in. Whether you’re retiring in comfort, relocating from the city, or just saying yes to a new rhythm of life, this is the kind of home that turns every season into something special.

📩 Ready to schedule your private showing? Connect with Charlotte today.

🍂 Is the Fall Real Estate Market Still Hot in Waterloo Region? Let’s Look at the Data.

It’s a question we’re getting daily in our DMs, open houses, and coffee line chats:
👉 “Is the fall market still strong?”
👉 “Should I wait until spring to list or buy?”
👉 “Is now really a good time to make a move?”

Short answer? YES, but with a few key caveats.

Let’s break down what’s actually happening in the Waterloo Region real estate market this fall—and why it might be the sweet spot for savvy buyers and sellers.

📉 First—What’s Happening with Prices?

Across Kitchener, Waterloo, and Cambridge, we’re seeing more price stabilization than sharp increases or dramatic drops. The market has cooled off from the chaos of 2021–2022, but that’s actually a good thing.

🏡 Average sale price (detached homes): Holding steady
🏙️ Condo market: More balanced with better buyer opportunities
📉 Days on market: Slightly higher than spring but still competitive

Translation: Buyers have a bit more breathing room. Sellers still have leverage—if they price strategically.

🔥 Inventory Is Up (But Not for Long)

Fall typically brings a flurry of motivated sellers who want to close before the holidays. That means:

• More selection for buyers

• More comparables for sellers to price confidently

• A brief window before winter slowdown hits

💡 Pro tip: If you're buying, you’ll see less competition than in spring. If you're selling, the buyers out there are serious.

💰 Interest Rates & Mortgage Moves

While rates remain higher than the pandemic lows, they’ve held steady recently. Lenders are offering competitive fixed-rate terms—and many buyers are opting to get into the market now and refinance later when rates drop.

👀 Cue Charlotte over on @mortgagewithchar doing happy dances over 3-year term flexibility.

🚨 Why Waiting Might Cost You

Some buyers and sellers are still clinging to the idea that spring will bring a better market. But here’s what we’re seeing:

• More listings in spring = more competition

• More buyers = potential bidding wars

• Winter prep = added costs (staging, snow removal, etc.)

If you’re ready now, fall is your friend. 🍁

🧠 Final Thoughts from Your Favourite REALTOR®

The fall market in Waterloo Region is smart, strategic, and underrated. Whether you're moving up, downsizing, or buying for the first time, this season could be your golden window.

We’ll bring the coffee, the comps, and probably a few dad jokes (I can’t help myself). You bring your questions—we’re ready when you are.

📲 Charlotte Ferguson – 519-575-1804

You found the perfect house, made an offer, and it was accepted—amazing! 🎉 But when closing day rolls around, there’s a surprise waiting for you… that jaw-dropping chandelier you fell in love with? Gone. Vanished. Replaced by a basic builder-grade light fixture from 2004. 😬

So what actually stays with the house when it sells in Ontario? And what’s fair game for the seller to take with them? Let’s break it down.

🧾 Fixtures vs. Chattels: What’s the Difference?

In Ontario real estate, the big distinction is between:

🔩 Fixtures – These are items that are physically attached to the home. Think:

• Light fixtures

• Built-in appliances

• Wall-mounted shelves

• Curtain rods
  Fixtures typically stay with the home.

📦 Chattels – These are movable items not attached to the property. Think:

• Furniture

• Area rugs

• Freestanding appliances (like a portable AC or countertop microwave)

• Curtains themselves (not rods)

Chattels usually leave with the seller—unless otherwise agreed in writing.

🛑 Gray Areas (AKA: Where Fights Happen)

Some items blur the line and lead to last-minute drama:

• Mounted TVs (does the bracket stay or go?)

• Smart home tech (like video doorbells or thermostats)

• Outdoor sheds or playsets

• Garage shelving units

• Decorative mirrors that look built-in

That’s why your REALTOR® should always clarify what’s included in the Agreement of Purchase and Sale. If you love it, list it.

🛋 Pro Tip for Buyers:

If there's something you assume will stay, don’t assume—ASK.
We always include a detailed list of inclusions and exclusions so you’re not left with surprises (or suddenly shopping for a washer and dryer the day you move in).

📦 Pro Tip for Sellers:

Want to take something with you? Tell us upfront.
If you plan to keep that antique dining room chandelier or built-in espresso machine, we’ll flag it from day one. The clearer the listing, the smoother the sale.

🏁 The Bottom Line

Every sale is different—but your expectations shouldn’t be a mystery.
A strong, clear agreement = happy buyers and sellers. And that’s what we’re all about.

💬 Thinking about listing your home? Touring open houses? Let’s make sure the only surprise on closing day is how smooth it went.
We’ve got your back from “For Sale” to “Welcome Home.”

Charlotte Ferguson – 519-575-1804
@behomewithcharly @mortgagewithchar

BoC Cuts 0.25%: Confidence Boost Now, Careful Steps Ahead

The Bank of Canada trimmed its policy rate by 25 bps to 2.50%, but kept the guidance careful—no rush to declare a rapid easing cycle. Some forecasters see a pause in October, a cut in December, a hold in January, and another cut in March—but only if inflation and growth data cooperate. email.mpamag.com

What moves the market today is confidence. Industry voices say this cut is “more about psychology than math.” Rate math helps a bit (one example pegs savings near $84/month on a ~$624K mortgage), but the bigger shift is sentiment: it nudges sidelined buyers/sellers to re-engage. email.mpamag.com

The Bank also dropped its forward guidance—it’ll react to each data print. With recent job losses (~66,000) and cooler momentum, more cuts are possible, but not promised. Meanwhile, regional divides remain: Montreal, Vancouver, and Ottawa show more activity; Toronto is cooler. Condos may trail detached homes as inventories and investor dynamics bite. email.mpamag.com

What it means for you (Waterloo Region & Wellington County lens)

• Buyers: Sentiment tailwind without a stampede—good window to shop with less frenzy while planning financing smartly.

• Sellers: Well-priced, well-presented listings still win. A modest rate tailwind can improve showing traffic—marketing and pricing precision matter.

• Renewals/Refis: Even small cuts can open options (blend-and-extend, term strategy, prepayment planning). The real wins come from structure, not headlines.

• Investors: Watch rents, expenses, and debt structure. If you’re eyeing condos, underwrite conservatively; low-rise may recover faster in some pockets. email.mpamag.com

Want a hyper-local plan for your street or building? We’ll run the numbers and tailor the play.

Sources: Canadian Mortgage Professional interviews/coverage (BMO outlook, cautious BoC language; $84/month example; regional splits; jobs/inflation context), Sept 18, 2025.

Canada’s Housing Starts: A Blip, a Trend, and What It Means for Buyers & Sellers

Canada’s homebuilding engine tapped the brakes in August—but don’t confuse a single month’s dip with a stall.

The quick stats: Housing starts fell 16% month-over-month to ~245,800 units in August. Yet the six-month moving average climbed 1.6% to ~267,300, which is the better gauge of momentum. In plain English: supply is still coming—just not in a straight line. email.mpamag.com

What’s holding things up? Rentals. Elevated market rents, paired with government financing and tax support, continue to prop up purpose-built rental construction. That’s important for affordability and for overall housing supply, even if ownership-side projects take longer to pencil. email.mpamag.com

Permits look steady. TD Economics expects a “healthy starts” trend to persist near-term, though 2026 could moderate as population growth eases and rents cool. Translation: 2025 still has legs; 2026 may be more level. email.mpamag.com

Policy tailwind: Ottawa’s Build Canada Homes plan includes using public lands for factory-built housing (first sites in Toronto, Ottawa, Winnipeg, Edmonton)—~4,000 homes to start, and capacity up to 45,000. If approvals and logistics stay on track, that’s real, scalable supply. email.mpamag.com

Regionally: August softness was broad-based—Ontario and Atlantic Canada led the declines, multi-family cooled after a sizzling July, and Manitoba bucked the trend with a gain. Month to month can be noisy; the six-month trend is still constructive. email.mpamag.com

What this means for you (Waterloo Region & Wellington County lens)

• Buyers: More rental product helps pressure overall vacancy up over time—and that can stabilize rents while the resale market finds its footing. If you’ve been waiting for the “right” moment, focus less on timing the market and more on securing the right home with the right mortgage.

• Sellers: Inventory remains patchy by neighbourhood and price band. The best-presented, well-priced homes still move—especially with smart marketing and data-driven strategy.

• Investors: Rental fundamentals are still the strongest pillar. Underwrite conservatively (realistic rents, proper maintenance caps) and make sure your financing structure matches your plan.

Want a hyper-local read on your street or building? Let’s talk.

Sources: CMHC, TD Economics, Canadian Mortgage Professional reporting, Sept. 18, 2025.

It’s one of those things we take for granted… until we don’t.
Our homes are supposed to be our safe place—where we can exhale at the end of a long day, where our kids sleep soundly, where our dogs curl up without a care in the world.

But last winter, something shook that feeling for our family.

Not once—but twice—our vehicles were broken into, while we slept, parked right in our own driveway. The financial loss? Thankfully small. But the emotional impact? Bigger than we expected.

There’s something incredibly unsettling about realizing that someone was creeping around your property while your family was inside. It’s violating. And it’s not okay.

The truth is: we know we’re not alone. We’ve heard similar stories from friends, neighbours, and clients across the Waterloo Region and beyond. And the frustrating part is, these aren’t isolated incidents—they’re part of a growing concern.

💬 As a community, we need to speak up. And thankfully, there’s a way to do just that.

📢 Sign the Petition for a Stronger, Safer Canada

A new petition is calling on our elected officials to step up, recognize the real impact of property crime, and work toward better solutions that protect homeowners and renters alike.

➡️ You can sign the petition right here:
🔗 https://win.newmode.net/strongersafercanada/strongersafercanada

It only takes a few seconds—but your voice could help push for real change. Whether you’ve experienced this kind of violation personally or simply care about keeping your community safe, we encourage you to add your name.

✋ What Can You Do Right Now?

• Sign the petition and share it with friends and neighbours

• Install motion lights or cameras to help deter late-night prowlers

• Report suspicious activity—even if it seems small

• Support community watch programs where available

• Keep speaking up—because silence won’t make it stop

Safety isn’t just about locks and alarms. It’s about the peace of mind that comes from knowing you’re not alone—and that your community has your back.

Let’s be louder together.

💛
Charlotte Ferguson
Realtor & Mortgage Agent | @behomewithcharly