413 Russ Howard Drive Midland, Ontario L4R 0A6
4 Bedroom
3 Bathroom
2,500 - 3,000 ft2
Bungalow
Fireplace
Central Air Conditioning, Air Exchanger
Forced Air
Landscaped
$899,000
Life slows down in all the right ways here. Nestled directly on the shores of Little Lake, this turn-key ranch bungalow perfectly blends comfort, convenience, and natural beauty. The main floor offers two spacious bedrooms and two full bathrooms, including a primary suite with heated floors and double closets. Hardwood and ceramic flooring flow seamlessly through the open-concept living, dining, and kitchen areas, anchored by a cozy gas fireplace. Step outside onto the private deck to enjoy morning coffee or evening wine surrounded by mature trees and serene lake views. Downstairs, the fully finished walkout basement adds incredible flexibility with two more bedrooms, a full bathroom, and a large family room with a second gas fireplace perfect for visiting family, movie nights, or a hobby space. Easy access to the fully fenced backyard keeps outdoor living simple and private. Beyond the home, daily walks along nearby trails, open green spaces, and the calming energy of Little Lake are right at your doorstep. The neighborhood is quiet and welcoming, yet only minutes from Midlands charming downtown shops, restaurants, and amenities. For bigger adventures, Georgian Bay is just a 3-minute drive away. Ideal for downsizers, retirees, or anyone seeking a peaceful lifestyle without sacrificing convenience, this home has been thoughtfully updated from the renovated kitchen and new flooring to new vanities and a breezy, fully fenced backyard. Move-in ready. Backing onto nature. Full of possibilities. More than a homeits a lifestyle waiting to be lived. (id:54532)
Property Details
| MLS® Number | S12398257 |
| Property Type | Single Family |
| Community Name | Midland |
| Amenities Near By | Park, Marina, Place Of Worship |
| Community Features | Community Centre |
| Easement | Easement |
| Parking Space Total | 8 |
| Structure | Deck, Porch |
Building
| Bathroom Total | 3 |
| Bedrooms Above Ground | 2 |
| Bedrooms Below Ground | 2 |
| Bedrooms Total | 4 |
| Amenities | Fireplace(s) |
| Appliances | Dishwasher, Dryer, Hood Fan, Stove, Washer, Refrigerator |
| Architectural Style | Bungalow |
| Basement Development | Finished |
| Basement Features | Walk Out |
| Basement Type | N/a (finished) |
| Construction Style Attachment | Detached |
| Cooling Type | Central Air Conditioning, Air Exchanger |
| Exterior Finish | Brick |
| Fireplace Present | Yes |
| Fireplace Total | 2 |
| Flooring Type | Ceramic |
| Foundation Type | Concrete |
| Heating Fuel | Natural Gas |
| Heating Type | Forced Air |
| Stories Total | 1 |
| Size Interior | 2,500 - 3,000 Ft2 |
| Type | House |
| Utility Water | Municipal Water |
Parking
| Attached Garage | |
| Garage |
Land
| Acreage | No |
| Fence Type | Fenced Yard |
| Land Amenities | Park, Marina, Place Of Worship |
| Landscape Features | Landscaped |
| Sewer | Sanitary Sewer |
| Size Depth | 74 Ft |
| Size Frontage | 45 Ft ,7 In |
| Size Irregular | 45.6 X 74 Ft ; Irregular Shape |
| Size Total Text | 45.6 X 74 Ft ; Irregular Shape|under 1/2 Acre |
| Zoning Description | Res |
Rooms
| Level | Type | Length | Width | Dimensions |
|---|---|---|---|---|
| Lower Level | Recreational, Games Room | 11.68 m | 3.86 m | 11.68 m x 3.86 m |
| Lower Level | Bedroom | 3.73 m | 3.86 m | 3.73 m x 3.86 m |
| Lower Level | Bedroom | 3.61 m | 3.07 m | 3.61 m x 3.07 m |
| Lower Level | Utility Room | 3.12 m | 3.28 m | 3.12 m x 3.28 m |
| Main Level | Laundry Room | 2.5 m | 1.75 m | 2.5 m x 1.75 m |
| Main Level | Living Room | 4.19 m | 6.12 m | 4.19 m x 6.12 m |
| Main Level | Dining Room | 3.35 m | 4.24 m | 3.35 m x 4.24 m |
| Main Level | Kitchen | 3.66 m | 3.35 m | 3.66 m x 3.35 m |
| Main Level | Bedroom | 3.66 m | 4.27 m | 3.66 m x 4.27 m |
| Main Level | Primary Bedroom | 3.66 m | 5.36 m | 3.66 m x 5.36 m |
Utilities
| Electricity | Installed |
https://www.realtor.ca/real-estate/28850990/413-russ-howard-drive-midland-midland
Contact Us
Contact us for more information
Vanya Gluhic
Broker
www.georgianbaydreamteam.com/
www.facebook.com/georgianbaydreamteam
www.instagram.com/georgianbaydreamteam/
Danielle Dorion
Broker
www.georgianbaydreamteam.com/
www.facebook.com/pages/GeorgianBayDreamTeam/164358503581691
twitter.com/GBDreamTeam
Sotheby's International Realty Canada,
Brokerage
243 Hurontario St,
Collingwood, ON L9Y 2M1
Office: 705 416 1499
Rioux Baker Davies Team Contacts
Sherry Rioux Team Lead
-
705-443-2793705-443-2793
-
Email SherryEmail Sherry
Emma Baker Team Lead
-
705-444-3989705-444-3989
-
Email EmmaEmail Emma
Craig Davies Team Lead
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289-685-8513289-685-8513
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Email CraigEmail Craig
Jacki Binnie Sales Representative
-
705-441-1071705-441-1071
-
Email JackiEmail Jacki
Hollie Knight Sales Representative
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705-994-2842705-994-2842
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Email HollieEmail Hollie
Manar Vandervecht Real Estate Broker
-
647-267-6700647-267-6700
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Email ManarEmail Manar
Michael Maish Sales Representative
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706-606-5814706-606-5814
-
Email MichaelEmail Michael
Almira Haupt Finance Administrator
-
705-416-1499705-416-1499
-
Email AlmiraEmail Almira
Google Reviews
Based on 155 reviews
powered by Google
Eeva Whitehead
00:35 03 Sep 25
Craig Davies provided me with excellent service in all areas of this journey in finding buyers for my property. He gave me good advice, he was available any time to answer my questions and was continually kind and patient. I very much enjoyed working with him.
Sean McMurray
15:06 27 Aug 25
Emma has been an exceptional resource in supporting the rental listing of our properties, both seasonal and long-term. She demonstrated professionalism, strong attention to detail, and provided valuable guidance throughout the process, including contracts, lease agreements, and office support. Her commitment and dedication were evident at every stage. Based on this experience, it is clear that Emma brings the same level of expertise and effort to sales, and we would not hesitate to recommend her services.
Jill Graves
13:43 27 Aug 25
Craig is a knowledgeable and experienced agent who went above and beyond to find us a property. He was genuine, patient, and completely focused on our needs. Craig was accessible and no question was too mundane - including - where do we buy area rugs? He also introduced us to the property that we ultimately purchased. Left on our own, I don't know if we would have looked at this property. Craig knew our needs even better than we knew ourselves.
Darren Nippard
14:29 25 Jul 25
What a great team effort and a quick sale too in a tough market. They operated as a team and marketed well, the staging advice also made a difference. Sherry drove the focus, Emma made it personal and took time to learn the home and Craig’s attention to detail on photos was next level. This team has both the professionalism and legs needed to help you find a deal that works for all parties.
Jamie Butler
15:58 21 Jul 25
We have worked with Craig on several transactions, and we have referred him to friends and family. Everyone has had the the same amazing experience. He is personable, responsive and informative. He goes the extra step too! We would highly recommend him.
Callie Johnston
15:19 21 Jul 25
Emma was wonderful to work with. She helped us buy our first home and we are so grateful for her patience and clarity through the whole process! She was on top of everything and made a monumental experience as low stress as possible. Thank you Emma!
Scott Budman
23:42 07 Jul 25
Emma was extremely helpful, remarkably patient, and super knowledgeable about what we were looking for!
She made our search, offer, and all the details much smoother than we would have thought possible.
It was a pleasure working with her!
From the minute we met her, we felt like we were in good hands, and we’ll definitely stay in touch.
Thank you Emma!!!
She made our search, offer, and all the details much smoother than we would have thought possible.
It was a pleasure working with her!
From the minute we met her, we felt like we were in good hands, and we’ll definitely stay in touch.
Thank you Emma!!!
irene finch
21:51 24 Jun 25
A wonderful experience with Sherry Rioux as she guided me through the recent sale of my condo. There was a challenging issue that needed to be resolved and Sherry was calm and collected and talked me through everything and stepped in when she needed. I am sure without her help, I would not have been able to sell it, especially in such a hard market. So I am very grateful for her efforts.
brettb9091
20:10 20 Jun 25
Craig Davies represented us in a recent purchase of a new build condo. We have nothing but great things to say about our experience with Craig. He was knowledgeable about the market, provided great advice and acted as a sounding board to us as went through the process. But what I will say most importantly - Craig operates with the highest level of integrity, honesty, and transparency - qualities that are ever so important for buyers and sellers. We will absolutely be trusting him on our next move in the future!! Brett & Melanie Baker
Karl H
01:41 16 Mar 25
Emma helped my wife and I find our dream home in Georgian Bluffs! We truly appreciate her dedication in providing the best advice and customer service. Emma is an amazing realtor and I am happy to recommend her to my friends and family.
Cheryl Cardon
23:08 05 Mar 25
Emma Baker and her team did a great job. The sale took place while we were overseas during the Christmas holidays but they were able to handle all the details very smoothly and professionally. There were a few hiccups just 2 weeks prior to closing and once again they were able to navigate the situation professionally. I would happy recommend.
Buttered Up
20:48 05 Mar 25
Our heartfelt gratitude to Emma and her team at Sotherbys. It was my first sale and I felt like a bumbling idiot. Emma made it super easy for me. She was so patient; explaining every step and what to expect. At times things got a little stressful but she managed every little hurdle graceful and confident. She was accessible at all times, incl during her vacation. Emma has gained so much industry knowledge over her years as a realtor and was my source, my guide and our success. We ended up with a very satisfying deal, which included the fulfillment of my father in law's dying wish.
Emma, thank you for your professionalism, your grit, your reliability, your wisdom, and your laughter! It made a world of a difference.
Congratulations as well to Holly. Well done, Holly!!!
With gratitude,
Silke and Family
Emma, thank you for your professionalism, your grit, your reliability, your wisdom, and your laughter! It made a world of a difference.
Congratulations as well to Holly. Well done, Holly!!!
With gratitude,
Silke and Family
Sarah Green
14:21 26 Jan 25
Sherry Rioux
I have had my fair share of experience with Realtors as a custom home builder and past home purchases. Sadly, most of my experiences have not been great, feeling like just another self serving number in the Rolodex.
When it came time to buy our family's dream home, we didn't envy anyone taking on the task. My husband and I had very different checklists and a niche search for the area, and the expectations were extremely high. In addition, I was 4 months postpartum, and we were back and forth from Oakville to Muskoka without planted roots. Imagine...
Sherry spent TWO years touring us around homes. We made two offers on two different homes that were both negotiated and accepted on our terms, based on Sherry's extreme ability
to negotiate, but upon inspections, we decided to walk away with nothing but extreme support from Sherry and her team.
Two + years in the making, and at minimum 150+ hours of Sherry's time spent, we decided to go and see the dream home that was WELL out of our price range. Sherry encouraged us to take the slight chance that we could negotiate the purchase if we fell in love. Well, we fell in love, and after a lot of back and forth, Sherry called to tell us that she had gotten the deal done. (insert tears).
The level of care, guidance, due diligence, marriage counseling, life coaching, and, above all, knowledge was nothing short of amazing.
Sherry has become our forever Agent and a friend. Thank you Sherry and the entire team. Thank you. Thank you.
I have had my fair share of experience with Realtors as a custom home builder and past home purchases. Sadly, most of my experiences have not been great, feeling like just another self serving number in the Rolodex.
When it came time to buy our family's dream home, we didn't envy anyone taking on the task. My husband and I had very different checklists and a niche search for the area, and the expectations were extremely high. In addition, I was 4 months postpartum, and we were back and forth from Oakville to Muskoka without planted roots. Imagine...
Sherry spent TWO years touring us around homes. We made two offers on two different homes that were both negotiated and accepted on our terms, based on Sherry's extreme ability
to negotiate, but upon inspections, we decided to walk away with nothing but extreme support from Sherry and her team.
Two + years in the making, and at minimum 150+ hours of Sherry's time spent, we decided to go and see the dream home that was WELL out of our price range. Sherry encouraged us to take the slight chance that we could negotiate the purchase if we fell in love. Well, we fell in love, and after a lot of back and forth, Sherry called to tell us that she had gotten the deal done. (insert tears).
The level of care, guidance, due diligence, marriage counseling, life coaching, and, above all, knowledge was nothing short of amazing.
Sherry has become our forever Agent and a friend. Thank you Sherry and the entire team. Thank you. Thank you.
Andrew Secord
14:14 29 Nov 24
Craig Davies did an awesome representing us during our recent home purchase. Professional, attentive, available … great to work with from beginning to end. Would highly recommend him!
Jennifer Gillard
22:07 18 Nov 24
Sherry completely understood the challenges that I was facing, the shifting market and what the market was in the areas I was looking. She presented all of the information and negotiated the best deal she could! But it didn't stop there.. Sherry put me in touch with the right people to make sure everything went smoothly. Great communication and very supportive. Thanks Sherry.
Mark Sampson
13:21 28 Oct 24
Craig Davies of the Rioux Baker team offered our family a superb service. We were unfamiliar with the Blue Mountains area and Craig was very knowledgeable and helped us find exactly what we wanted. Craig was patient throughout the process and we couldn’t have done it without him. We would highly recommend Craig for any Grey county & surrounds purchase.
Dallas MacWilliam
16:55 27 Aug 24
Our realtor Craig Davies has helped us find multiple tenants and now our new primary residence . We can not say enough about how wonderful these experiences have been! He is always very quick to respond to any questions, honest with his answers and extremely educated on questions we may have. We would highly recommend Craig without hesitation.
Thank you Craig!
Thank you Craig!
Andrew Pearson
15:56 07 Aug 24
Craig was recommended to us by friends as a thoughtful and attentive agent who is knowledgeable of the area and provides a personal approach to finding a new home. We found Craig to be all this and more. He was very professional and considerate of our needs and wants. We didn't feel any pressure to rush. Craig kept us up to date on real estate activity and we felt informed as to the trends in the local market. When it came to negotiations with The other agent Craig was fair, honest and tough. If things get complicated, as they sometimes did, we had full confidence in Craig to navigate the situation and provide us with the best possible result. We would strongly recommend Craig to anyone looking to buy or sell their house in the Collingwood area.
Maria Wright
14:29 19 Jul 24
Emma and her team at Sotheby's were absolutely a dream to work with. They provided us with absolute professionalism at all times, answered all of our questions and were avaialbe to assist us with every step along the path of selling our home. My husband and I would highly recommend Emma Baker and her entire team. Thank you for all of your help along our journey.
Barb Sarjeant
22:26 10 Jun 24
Sherry and her team were wonderful to work with. She expertly kept track of everything to ensure our deal closed without issue. She was always available for any questions we might have and made sure we knew every step in the process.
I would highly recommend Sherry, she is a joy!
I would highly recommend Sherry, she is a joy!
Sharon Eisner
12:55 06 Jun 24
I wish to give a shout out to my realtor, Emma Baker. I have used other realtors before, as I have been buying and selling homes over the last 35 years. She stands out among all of the realtors I have used. She was always easy to reach; connected me with the necessary trades people I needed and made my search, buying and move easy and fun! Considering that I was relocating from Aurora to Wasaga Beach, she was always present when I could not be there. There was always a smile on her face and she had a positive, cheery disposition every time we met or connected.
Maddie B
01:12 22 May 24
I have had a wonderful experience working with Jacki Binnie over the years. She has helped me secure lovely rental properties in the Collingwood area. She is approachable, knowledgable and quick to respond to emails/texts. She is also very professional, helpful and patient! I can be very indecisive, but Jacki has made my rental hunt experience enjoyable over the years. I look forward to working with her again in the future and would recommend her to anyone looking to rent/buy/sell in the Collingwood area.
Heather Woods
15:41 29 Apr 24
A wonderful experience at a stressful time! We dealt with Craig Davies and I honestly cannot think of enough great things to say about him and the purchase and sale of our home. Craig always went way beyond the call of duty and was available to help at every point in time that we needed him. I simply cannot put into words how much we appreciated working with Craig.
Marie Percival
15:14 29 Apr 24
Sherry is the consummate professional, very responsive, and a great communicator. She ensured that we were well served in all respects during the recent sale of our property. Highly recommend Sherry!
Lea Suriwka
15:57 12 Mar 24
I worked with Craig Davies for years helping me with rental properties as well as purchasing a property in Collingwood. I have nothing but good things to say about him as a person as well as a real estate agent. He is professional, kind, respectful, knowledgeable, always available and readily responds to calls, texts and emails. I trust him implicitly and highly recommend him to find you any type of property you are looking for. He will be honest and help guide you to find exactly what you are looking for without pressure. He would never let you settle for something less than what you are looking for.
Chris Kostrzewa
01:22 05 Feb 24
Jacki Binnie has been amazing. The service, quality of care and customer satisfaction has been outstanding and just in general she made the whole process very easy.
Would highly recommend
Would highly recommend
Shamin Naseer
22:58 25 Jan 24
Having Jacki Binnie represent us with the purchase and leasing of our condo has been a very satisfying experience. Jacki is a professional in every manner and a fantastic agent. She is friendly, attentive and very knowledgeable in her field.
We look forward to working with Jacki for many years to come.
We look forward to working with Jacki for many years to come.
Ann Hemphill
21:39 19 Dec 23
My experience over 3 years is the same. Informative, helpful and you can never ask an unnecessary question. My agent is always a quick email away.
Jill Zweig
22:04 30 Nov 23
Our experience working with Sherri was excellent. She is so easy to work with and really spends time talking with you about what your needs are.
We spent some time visiting different homes and we never felt any pressure to buy.
Once we found our place Sherri and her colleague Craig were so helpful guiding us through the purchase process.
I would highly recommend working with Sherri and her team.
We spent some time visiting different homes and we never felt any pressure to buy.
Once we found our place Sherri and her colleague Craig were so helpful guiding us through the purchase process.
I would highly recommend working with Sherri and her team.
Fred Promoli
23:17 27 Oct 23
Emma has gone over and above to help me with my home searches over the years. I would heartily recommend her and her agency to anyone searching for a realtor.
Jennifer Davidson
15:35 22 Oct 23
We recently purchased a new home and Sherry Rioux was highly recommended to us. We are SO glad we went with her and her team as she is such a professional and leaves no detail overlooked. She helped us every step of the way and we felt very confident in all our decisions and approach to securing an amazing "home of our dreams"!!
Sharon Cleminson
20:51 17 Oct 23
From the day we listed until final closing, our experience with Sherry was very comfortable and efficient. Any questions or concerns were dealt with quickly and emails and calls answered promptly.
Selling a beloved property can be daunting, but with Sherry in charge, worries melted away. My husband and I have no hesitation recommending Sherry as a listing agent.
Selling a beloved property can be daunting, but with Sherry in charge, worries melted away. My husband and I have no hesitation recommending Sherry as a listing agent.
nancy harley
13:46 10 Oct 23
Craig Davies provided me with excellent knowledge of the Collingwood area, top notch service along with professionalism!!
Leah Van Dolder
16:03 04 Oct 23
My husband and I bought our first commercial property with the help of the Rioux Baker Team. They were exceptional! The quality of care, service, and customer satisfaction was amazing. I highly recommend them.
Jenn Thompson
21:07 10 Aug 23
Emma Baker rocks as a realtor! She is a kind, patient, knowledgeable, charismatic, dedicated woman! She made us feel so comfortable and made us laugh all while doing amazing work to market and sell our place. We couldn’t have asked for a better realtor. Thanks for everything Emma!
michelle Keilhauer
01:39 12 Jul 23
Excellent service, crisp knowledge of the area real estate market, entirely trustworthy. Sherry Rioux went the extra mile for us.
Michael James
16:32 19 Jun 23
Craig Davies was amazing from start to finish. His positive attitude and professionalism made the process of selling the home easy and I would happily use him again.
Kristen Douglas
17:38 17 Jun 23
Emma helped us find a great home for our family. She had endless patience with us and negotiated hard on our behalf. I would absolutely recommend her!!
maria hunt
00:21 03 May 23
I love my real estate agent. How often does someone say that? I reached out to Emma over 5 years ago when I became interested in the Collingwood and Blue Mountains area. Emma knowledgeably, patiently and enthusiastically showed me many many properties until we found the right one (pre-construction which just closed). I can't say enough about Emma - she knows the area SO well, she listens to the needs of her clients, she is reliable, trustworthy and genuine, and she is really wonderful to work with.
Honestly, she's the best real estate agent I have ever had!
Honestly, she's the best real estate agent I have ever had!
m mcd
13:30 26 Apr 23
We worked with Craig Davies, a very professional person with so much knowledge of the area. He assisted us with looking at rentals, new builds, old homes, condos and bungalows, he was so patient as we discerned what would suit us the best. As we approach our later years we were particular in our needs. Today we are so delighted as he guided us into the perfect place for our retirement years. Craig is so personable, he was willing to keep us informed as new listing came available and show us as many places we needed to consider. The fact that we wanted to see places from Wasaga Beach to Meaford didn't faze him; Craig Davies is an agent I recommend very very highly.
Curtis McDonnell
13:26 26 Apr 23
Our agent Craig Davies was excellent. He listened carefully to what we said, was responsive when we called and made himself available when we wanted to meet with him; and he answered our questions clearly and when he didn’t have an answer right away, he did the necessary research and got back to us quickly with the answer. He was always very customer focussed.
Brenda Crowder
14:56 06 Feb 23
Sherry guided us through the process of purchasing our new home with the utmost professionalism. Her knowledge of the current market in the local area was paramount in assisting us in making our decision. The whole process from start to finish was flawless with Sherry's introspection and experience. Her sense of humour also eased any stress that is normal in such an unconventional real estate market. I would highly recommend Sherry for either the selling or buying process.
Sophia Lemon
14:49 28 Apr 20
Emma's expertise in real estate and the hard work that she does for her clients has been second to none. And everything that she and the Rioux Baker Team have been doing to provide their clients with support during COVID-19 as well as providing the community with extra resources to stay home and healthy is absolutely heartwarming. Keep up the great work, everyone!
Dale McNeill
15:26 07 Apr 20
Excellent realtor to work with. Kept us posted all the way through the sale of our property. Definately recommend to all our friends.
Wendy Reimer
01:55 21 Feb 20
We are thrilled to share how happy we are with the wonderful service Sherry Rioux and her team provided for us on our recent home purchase. We are very particular and had a specific list of what we were looking for. Sherry worked tirelessly until we found the right property. Honest, diligent, super responsive, smart, professional, utmost integrity, experience, knowledgeable are all words that come to mind when we think of Sherry. Not to mention fun! We will highly recommend her to our friends and family and will look no further now that we know Sherry next time we wish to buy or sell real estate in this area.
Alex Cunningham
02:16 09 Nov 19
My experience with the Rioux Baker team was once again top of the line real estate dealings. Sherry has looked after my real estate needs for both buying and selling on a few occasions. The experience was always painless and seamless. Very professional in all aspects. I have and will continue to recommend this team to anyone that needs the best service for one of the most important purchases of most people's lifetime.
Alex Cunningham.
Alex Cunningham.
Steve Robertson
16:55 06 Nov 19
I have worked with Emma Baker on a few occasions both selling and buying. Emma was very attentive to my needs and took the time to learn about my family and any needs that my two girls would require now and in the future. Emma is very knowledgeable about the area we were looking at and truly was looking in our best interest and created a relationship that allowed a true trust between my family and Emma. When looking for a place to reside I needed to rely on emma to find a place that would be suitable for my dog that has had both knees surgically repaired. Emma took the time to know my dog and what she means to me and found a perfect place without taking time to see places that would not work. While I was selling my place Emma explained to me everything I needed to know to make an educated decision. We reviewed all sales in the area explained comps and how that affects my sale and future offers! Just a pleasurable experience during a stressful time and leaving me confident I did the best thing on both selling and finding the correct place to live!
pam pritchard
15:29 30 Oct 19
Sherry did a wonderful job for us selling our condo in Lighthouse Point Collingwood. She gave us needed feedback and got the job done in a few days at over asking. Sherry is warm and fun to work with but more importantly she is a true professional who really stays on her game. This was the best real estate experience we have ever had and we have sold and bought multiple houses. We were really fortunate to meet and work with Sherry. Do not hesitate to call her you will be very glad you did. SHERRY IS THE BEST!
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