By Jeremy Davis
Spending a weekend at a friend or family’s cottage often leaves people asking themselves if cottage country living is for them. Can you blame them?
With a big emphasis on spending time outdoors, time in and on the water, vast star-lit skies and bonfires at nighttime, fresh air and nature, cottages are a place to build lasting family memories. There are many things to contemplate when considering a cottage country purchase, and choosing the right one is a large decision. Here are a few crucial facts you’ll need to know before you buy.
Contact a REALTOR® and a mortgage professional with cottage experience
The first step should be contacting a REALTOR® who has experience dealing with cottage country properties. It would also be advisable to speak with an independent mortgage professional who can review your current financial picture, assess available equity, and help you understand what’s realistic so you’re shopping with confidence and clarity. Having knowledgeable experts on your side can not only help you get the right property but can also help save you time and money.
Property access and distance to amenities
One of the first things to determine is the commute time you’re willing to travel and distance to local amenities. Another is how you’ll be able to access the home and whether the roads to get to and from your residence are well-maintained and accessible, especially during the winter.
Another part of the location, is whether you want a waterfront cottage or one with access to water. There is no doubt that the views and convenience of a waterfront cottage are nice, but waterfront properties tend to be more in demand which makes them more expensive. As a result, properties that have access to water nearby and the solitude of a treed lot are a popular choice for many.
Depending on the area, it’s not uncommon to have little to no cellular coverage so if you plan to work from your cottage on occasion, or want to remain connected to your streaming platforms, you may want to factor that into your decision.
Rural infrastructure and home winterization
Familiarity with rural home infrastructure is important to think about because wrap around municipal services aren’t a given at rural properties. Some of the things to consider are the methods to access water, heating/cooling the home, and wastewater removal.
Dug or drilled wells are commonplace, and source water from nearby rivers and lakes. It is important to note how the home processes sewage, like through the use of septic tanks which are stored on-site and underground. Some properties have regular garbage pick-up service and others don’t which means you may be required to drop it off at the local dump.
If visiting the cottage year-round is likely, it’s crucial to ensure your home is properly insulated and winterized to endure the cold Manitoba winters. Be sure to check for insulated walls, pipes and roof, and also make sure the heating source is efficient for the size of the property. It is recommended to confirm if the cottage can supply water in the freezing months through the use of a defrost line into the well that can keep the pipes from freezing.
Cottage insurance and upkeep costs
Cottages come with a range of maintenance costs and considerations unique to rural areas, so it is helpful to be aware of these.
Some properties may be on a septic system, which will require regular pumping depending on its size and usage to prevent issues that could be hazardous to your health and your pocketbook. Examining the health of any trees and their orientation towards the house is also recommended.
There are a number of factors on financing that will contribute to your insurance rates, such as your distance from local fire stations, if your home is elevated from nearby water, and even how often the home is occupied.
The mortgage lending process will also look a bit different from what’s involved for your typical city home. For a look at the mortgage process, Winnipeg Regional Real Estate Board’s business partner, Theo Kyriakopoulos from Mortgage Architects, provided some helpful advice.
Leased land vs. titled land
Many cottage properties in Manitoba — especially in areas like the Whiteshell or Grand Beach — are situated on leased land, meaning you own the structure but not the land itself. These leases are typically issued by the provincial government and come with their own terms and fees. This arrangement can limit financing options, so it’s essential to review the lease conditions carefully and consult a lawyer familiar with Crown leases.
Year-round access and heating requirements
Most lenders will require that the property has year-round road access and a permanent heat source to qualify for financing. That means seasonal cabins without insulation or accessible roads in winter may not be eligible for traditional mortgages. Even if you plan to use the property only in summer, lenders assess its year-round livability.
Financing options
If traditional financing isn’t available due to the nature of the property or location, here are some alternative solutions:
• Home Equity Line of Credit (HELOC) If you have significant equity in your primary residence, you may be able to borrow against it. A HELOC offers flexible access to funds and avoids the stricter lending requirements tied to cottage properties.
• Refinancing Your Home Some buyers opt to refinance their main home and use the additional funds for the cottage purchase — often a smoother process than getting a new mortgage on a non-primary residence.
• Second Property Mortgage For winterized cottages with titled land and year-round access, many lenders will offer second home mortgages, typically requiring at least 20% down.
Enlisting the help of a local REALTOR® and an independent mortgage professional when buying a cottage ensures you can get the most up-to-date advice on transitioning to rural living so you can get to the rest and relaxation part as quickly as possible!
Jeremy Davis is the Winnipeg Regional Real Estate Board’s Director External Relations & Market Intelligence.