September’s numbers confirm what many of us have been feeling on the docks: a measured, selectively active market across Bracebridge, Huntsville, Lake of Bays, and Muskoka Lakes. Inventory remains varied by price band, days-on-market have stretched in the upper tiers, and serious buyers are taking a more deliberate path to offers. In this month’s review, I break down the key stats for each municipality, highlight what shifted from August, and—most importantly—translate the data into practical next steps for both sellers and buyers of premium waterfront.
Key Takeaways
September activity eased unevenly across the region with Huntsville leading in transactions (49 sales), followed by Bracebridge (36), Muskoka Lakes (26), and Lake of Bays (13). Marketing time stretched at the upper end—Lake of Bays averaged 52 days on market, while Bracebridge remained the quickest at 28 days. Average sale prices continued to diverge, with Muskoka Lakes holding the premium tier at $2,318,346, ahead of Lake of Bays ($1,021,115), Bracebridge ($764,908) and Huntsville ($658,621). House benchmark prices were largely flat-to-down month over month—Bracebridge $683,300 (-1.23%), Huntsville $667,300 (-0.55%), Lake of Bays $964,600 (-0.05%)—with Muskoka Lakes the exception, edging up to $1,524,800 (+2.10%).
Municipal Snapshots
LAKE OF BAYSUltra-prime properties required more time to match with the right buyer.
• Benchmark Price (Houses): $964,600 (−0.05% m/m)
• Sales Activity: 13 sales
• Market Dynamics: 52 median days on market
• Highlights: Average sale price $1,021,115; apartment figure not reported for September
HUNTSVILLE
Huntsville led the region in transaction count, showing broadly steady detached pricing month-over-month, while apartments remained the most price-sensitive segment.
• Benchmark Price (Houses): $667,300 (−0.55% m/m)
• Sales Activity: 49 sales
• Market Dynamics: 41 median days on market
• Highlights: Average sale price $658,621; apartments $274,600 (−4.29% m/m)
MUSKOKA LAKES
The premium tier for detached waterfront showed resilience with a small lift in the house benchmark, even as the apartment segment softened notably.
• Benchmark Price (Houses): $1,524,800 (+2.10% m/m)
• Sales Activity: 26 sales
• Market Dynamics: 31 median days on market
• Highlights: Average sale price $2,318,346; apartments $307,200 (−6.68% m/m)
BRACEBRIDGE
Bracebridge remains the quickest-moving sub-market, with tight marketing times and modest month-over-month easing that gives buyers a little room while well-priced listings still transact.
• Benchmark Price (Houses): $683,300 (−1.23% m/m)
• Sales Activity: 36 sales
• Market Dynamics: 28 median days on market
• Highlights: Average sale price $764,908; apartments $375,600 (−3.59% m/m)
What This Means for Buyers
This remains a favourable environment for well-prepared buyers. With marketing periods stretching at the higher end—particularly in Lake of Bays (52 days)—there’s genuine room to negotiate and to be selective about exposure, shoreline characteristics, and long-term maintenance considerations. Detached benchmark prices were broadly flat to slightly lower month-over-month, with the notable exception of Muskoka Lakes, where the house benchmark inched higher. The practical takeaway: align financing early, focus due diligence on water, septic and access, and be ready to act quickly when a best-in-class property appears; value opportunities are most apparent in the areas posting longer days on market.
What This Means for Sellers
Strategic positioning is paramount. September’s data show a selective, quality-first market where precision pricing and premium presentation (staging, photography, narrative) separate the listings that move from those that linger. Bracebridge continues to reward accurate pricing with the quickest marketing time (28 days), while Lake of Bays sellers should plan for longer exposure windows and anticipate negotiation on terms and price. In the luxury tier, the path to strong outcomes is clear: meet the market on price, showcase the property’s unique advantages (privacy, exposure, water depth, boathouse potential), and maintain momentum with consistent, high-calibre marketing. Sellers who calibrate to current conditions can still achieve excellent results before winter, especially where the lifestyle story is compelling and the value is evident.
Overall Market Outlook
September reinforced a selective, skills-based market across Muskoka. Detached waterfront remained the focus of committed buyers—particularly in Muskoka Lakes where the house benchmark edged higher. Marketing times lengthened at the upper end, most noticeably in Lake of Bays.
As we move through October and towards winter, activity typically becomes more purposeful rather than plentiful. Serious, year-end buyers continue to tour with financing in place and a clear brief; they prioritise privacy, sun exposure, water depth and seamless access. Well-presented properties are still securing attention and negotiating within a reasonable spread, whereas listings that “test” the price are experiencing extended days on market and heavier negotiations.
For sellers, the path to best results is straightforward: price with precision, remove friction from showings, and lean into a lifestyle-led narrative that highlights what cannot be replicated—setting, shoreline, and long-term enjoyment. For buyers, this is a moment to be organised and decisive. Due diligence on shoreline regulations, water quality, and septic health will separate good opportunities from great ones.
If you’d like a tailored read on your property—or a curated shortlist of on- and off-market opportunities—reach out. I’m here to help you move forward with clarity and confidence.