Galway-Cavendish and Harvey

[lonewolfsek]

Anyone have any info?
Is it landlocked?
Swamp?

[Pfm1011]

Sorry I deleted my response during edit here is a short response

It is not swampy as far as I can tell  It gets swampy abit more up the lake, Building is beyond writeoff  , Not sure if landlocked and cant be bothered to pull all the deeds but appears it MAY be locked.

Land severely overgrown so essentially pure forest. Will probably be a waste as morons start bidding insane numbers based on absolutely no logic or comparables at all. 

 Pigeon is one of the cheapest lakes..but it contains  water..stoney lake , Lake  Muskoka and lake ontario in Oakville  also contain water so therefore they must be worth the same amount

Not to mention very high chance of redemption

[Pfm1011]

Also forgot  to mention , Even if it does have deeded access..It still has no frontage on a road so not worth alot as you can never build a house

[Jayz]

It might be worth only the minimum if there's really no road frontage (then you'll have to buy access maybe). Even if it does have road frontage, it's probably no more than 30 ft. Besides, the brother or sister owns the lot or lots next to it. They won't like it when their brother loses his property to a stranger through taxsale. So have fun.

I'll put in a minimum tender. Beat me, you'll lose.   

[Pfm1011]

Even if it does have road frontage, it's probably no more than 30 ft.

It has no rd frontage..its 250 back from the rd and FR124 stops before the adjacent lot ..

[Pfm1011]

Here's a twist,a town councilor declared conflict in council over the tax sale..Which means he likely will bid , ( which he is fully allowed to do as he has publically declared the conflict)

However if you bid and beat him..guessing you may have a slight problem getting anything approved 

Due to his previously declared conflict, Councillor Franzen did not discuss or vote
on the resolution regarding tax sale procedure.
Resolution No. R2009-285
Moved by: Deputy Reeve Pearson
Seconded by: Councillor Clarkson
That the tax sale procedure for properties located at Part Lot 9, Concession 12,
Galway Ward and described by property roll number 1542-020-102-01600; and
Part Lot 19, Concession 17, Part 1 on RP45R-7850, Harvey Ward and described
by property roll number 1542-010-004-01505, be by public tender.

Carried.

[Pfm1011]

I spoke to the town planners  and they confirmed  WATER ACCESS ONLY..There goes the value

[Jayz]

In the same area, a 2-acre lot with deeded lake access fronted on a year round road goes for $50,000 asking. I figured the person posted the ad on kijiji is a credible senior member of this forum. I am not sure if it's because the kijiji web response system is not working properly, I replied with no response. So please if you see this post, reply to my email. I am interested in that lot. - Jayz

[Dave2]

Guys:

While I should be going after this one because it is in my backyard my boss has reined me in for the time being.      (Something about her rights to buy swampland in Florida not being respected) 

As a result I haven't done my homework but overall doesn't sound too bad:

a) Historic cabin which you can use as an excuse to build on
b) Terrain I understand is not swampy but tangled bushland with a bit of a ridge at the back.
c) Frontage is respectable for cottage property in Kawarthas (greater then 100 feet)
d) Water access only but I expect there is a marina somewhere where you can park a boat.
e) Town councillor who is likely going to bid.

As a result sounds like it is POTENTIALLY buildable.   (Note I haven't check zoning or deed)

On that big assumption I am prepared to bet (a cold one (beer) or a hot one (coffee or (green??) tea) with anyone that it goes for at least $50,000. 

In the Kawarthas right now buildable waterfront cottage land is going for $3,000 - $4,000 a lakefront foot or more.  Say downgrade it by half because of waterfont access only you still get a decent value. 

This one sounds like it certainly has a lot more potential then say any of the trent hills group coming up later in the month. 

My observation is a group we can get too negative and miss the exceptions.  There is a lot of taxsale garbage yes, but there are a few exceptions. To me this seems at first glance to have some potential and is worth a second much closer look. 

To quote from an earlier post down Brantford way some time ago; I think I will need to borrow a couple of 20 year old daughters of forum members or female members from this forum dressed in skimpy summerwear who happen to have car trouble on the road next to the access lot.  I as the old daddy will have to go looking for a phone at our supposed relative's cottage by the lake.  The girls will take care of Mr. nosy neighbour in the interim. 

That would help me determine how much it is worth to bid.

Maybe I should go up to Bobcaygen and go into the bid room 5 minutes before opening and say "Sorry I just redeemed it"    I wonder what the reaction would be and how long my life would be when everyone found the truth.   

Dave2

[Pfm1011]

In the Kawarthas right now buildable waterfront cottage land is going for $3,000 - $4,000 a lakefront foot or more.  Say downgrade it by half because of waterfont access only you still get a decent value. 

Vacant lots in the Kawathas are asking less then 1/2 of that and that is the ask, Sales for the last year or two are substantially lower.

As per the water access, It may be a substantially bigger problem in a tax sale deal as the neighbour(s) will of course bid and when you beat him..he will feel robbed by you as you clearly are a big time city a**hole... He will then attempt to recover all the lost profits by raping you for access across his land..  Or if he is really pissed, not give it to you hoping you go away and sell him the land cheap..( yes the land which he is entitled to as he has stared at it for years)


here are some MLS examples.. MLS?: X1593920     X1510144      092629  all built , no surpises and these are asking..summers coming to an end so should be able to beat them up a fair bit

Bet on $150 to $180 a foot to build plus some site prep..since its water access add 25% MINIMUM  and suddenly the land is worth a sh*tlocker less

Not being doom and gloom but lets try to be realistic on it real value.. 

[Dave2]

Got to admit I always thought buying cottage property in the Kawarthas was simpler. 

My family has had cottage property in this region since 1904 and we always thought that the Kawartha's consisted of a dozen big lakes running from Rice lake
to Mitchel lake just before lake Simcoe.  In trying to defend myself I found the following. 

a) There are actually 250 lakes now classified as Kawartha lakes by some of the realtors plus assorted creeks, rivers, swamps, and streams too numerous to count any lot on which is classified as "waterfront"

b) I finally decided to check on the new Mapping function on MLS.ca and got totally frustrated as to how many properties that seem to be on waterfront in small scale were actually interior lots.

c)  I certainly got to agree with PFM on one point there is certainly lots of cheap land out there, and you have to do your homework to see if it is apples to apples which was my underlying point in my post.   

d) Without getting into an argument on pricing seeing as I already put my foot in my mouth

On that big assumption I am prepared to bet (a cold one (beer) or a hot one (coffee or (green??) tea) with anyone that it goes for at least $50,000. 


The key is of course is someone going to take me up on my bet and put their money on the line.  My feet are already in the fire.     

I mean its like shooting fish in a barrel. 

After all no one ever bids stupidly in a tax sale do they?

Any one know if I can buy insurance like the following to avoid financial ruin from all the readers of this forum?

http://www.theage.com.au/articles/2003/07/13/1058034875301.html

Dave2

[Webster]

Just checked out this site a few weeks ago.  Was using Ontario Tax Sales for some time to search for the elusive find.  I like the post feature here though so will be using more.

Saw the posts on the Galway lot which I had been investigating.  It is landlocked with water access only as per Town.  Checked out the lot last week (snuck around).  Unfortunately it has a severely steep drop to water (it is a high lot, not water level) and is covered in thick brush.  Not access friendly at all from the water and suspect building logistics from water side would be something else.  How you would get cleared and graded to build if you couldn't work out a deal with a neighbour to get access is beyond me.  By hand I guess.  Any heavy equipment for grading/leveling of lot, etc. would have to be craned in from a barge and materials yanked up slope or carried by hand up stairs (which would have to be built first, along with large dock).  Building costs from water would be huge.  Access deal after the fact is only hope of making this a viable build.

Keep up the good work guys.

[Frank]

Unfortunately it has a severely steep drop to water (it is a high lot, not water level) and is covered in thick brush.  Not access friendly at all from the water and suspect building logistics from water side would be something else.  How you would get cleared and graded to build if you couldn't work out a deal with a neighbour to get access is beyond me.  By hand I guess.  Any heavy equipment for grading/leveling of lot, etc. would have to be craned in from a barge and materials yanked up slope or carried by hand up stairs (which would have to be built first, along with large dock).  Building costs from water would be huge.  Access deal after the fact is only hope of making this a viable build.

Sounds like the ideal place for a solar powered funicular (incline railway).  Start out with a barge to get everything over, and a floating dock to position at the bottom of the incline...don't forget that if you have a dock, you need brown pop as well.  Call me when it is done...and yes, everything has to be done by hand, and therefore preferrable if you can establish an access across a neighbour's property...even temporary for construction purposes...might be worth a looney or two when you weigh the alternative.

[Pfm1011]

I guess no one got pictures.?  If its steep to the water.. how much of a drop? and doesnt that generally mean a good deep dockage

Frank you are building a cottage , what is your cost per foot estimate presuming that you get temp land access and build 1500 sq?

[Frank]

I guess no one got pictures.?  If its steep to the water.. how much of a drop? and doesnt that generally mean a good deep dockage

Frank you are building a cottage , what is your cost per foot estimate presuming that you get temp land access and build 1500 sq?

My answer is ...  it depends.

In my case, I experienced an additional $20k to blast out a 2000 sq ft basement...if you are on a bluff, why not have a full walk-out.  Offsetting that is that I now have some nice landscaping boulders,  I get my materials at builders rates, and am doing most of the work myself...I contract the shell, then do everything else....soffits, facia, siding, stone work, plumbind, electrical, etc.....the list goes on,.... I know, I'm an accountant, but that just means that I only have to measure once.   Bottom line is that my cost is substantially different that what you can expect if you want turn-key.

That said, and remember I'm an accountant...I don't keep personal budgets, whatever it costs is what it costs.

A simple cottage on piers, assuming you can get access and the land is fairly level where you are locating the building, will probably run $100 per foot, no basement, no garage...seasonal unheated dwelling.  However, there are all sorts of things to consider, such as local development charges (Hamilton is heading to $26k, and it doesn't matter what size you build, it's the same)...electrical (if you can get it...cost me $12,000).   Remember I said I had to blast...well think about it, no backfill material, so I had to have dirt trucked in and it adds up...I have my own backhoe, so again there are offsets, by having your own equipment (knowing how to use it) and doing the work yourself.   Is the land forested...if so, do you know how to use a chainsaw, and do you have the time to clear it yourself?