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Cheryl Carmichael
I have always loved going into people's home and getting ideas for my own.
I have always loved going into people's home and getting ideas for my own.

Cheryl's posts

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Niagara-on-the-Lake Housing Statistics for May 2015

June 12, 2015, Niagara- The Niagara Association of REALTORS reported 862 property sales processed through the Multiple Listing Service (MLS) system in MAY.  This represents a 20.1% increase in sales over MAY of last year.
The residential average sale price of $273,661 was 7.6 per cent higher than last MAY. The average days on market DECREASED from 56-53 days on market in the residential freehold market, and from 59-65 in the condominium market. These figures are taken from the following areas; Fort Erie, Fonthill/Pelham, Lincoln, Niagara Falls, Niagara-on-the-Lake, Port Colbourne/Wainfleet, St. Catharines, Thorold and Welland.  Please contact us if you would like more specifics from these regions.
Market Activity for Niagara-on-the-Lake
Niagara-on-the-Lake homes listed and sold
# of sales in MAY 2014 - 34
# of sales in MAY 2015 - 49
Average sale price 2014 - $470,842
Average sale price 2015 - $485,406
Average days on market 2014 - 156
Average days on market 2015 - 108

*Therefore there was approximately a 30% increase in selling price and 44% more homes sold this MAY as compared to those that sold in 2014. And the average days on market decreased by 44%.
***The most popular (trendy) streets to live on in Niagara-on-the-Lake are Bay Berry, James Drive, Lucia Court, Harmony and Gage Street.

*Please contact Trish & Cheryl Niagara-on-the-Lake Realty
Sales Representatives, for more information for current
homes for sale in Niagara-on-the-Lake!

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The number of #homes sold in #NOTL from last April 2014 have risen by 71% and prices on average have risen by 17%..good news for those selling!  Days on market have taken a slight increase from 87 days to 96 days to sell.  For more information please go to

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Chickens are out and about on this beautiful day in St.Davids.
#notlrealtor   #stdavids  

Looking to Renovate your Niagara-on-the-Lake home?

There are certain buyers that want a new home on either a single lot or in a new development and there are others that look for homes to renovate to put their own personal touch on an existing home...there are several things to consider when you are planning to renovate your home.
You don't want to be the most expensive house on the street once you have completed your renovation as you will never see that money again--by all means if you have money like Bill Gates go crazy but for the majority of us we need that return on our investment for our later years.
Budget budget budget...did I say budget?? most important to stay on budget during the renovation.  Trust me it is very easy to get side tracked and start adding things to the project like a gas fireplace in the master bedroom, built in cabinets in the family room to name a few--yes those items will add value but if it's not in the budget don't do it.  Spend your budget wisely and plan for the finishes (which take up the majority of your budget by the way)  Do the hardwood on the mainfloor, good toilets and fixtures in the bathrooms as you use these everyday, put the quartz/granite in the kitchen, if you cannot paint hire a professional..nothing worse then having paint from the walls show up on your ceiling--these are what potential home buyers are looking at.  If you can have a 10% contingency fund set aside for those unknown expenses like replacing the electrical panel & wires, plumbing, beams etc..these are items that cost money and that you never see unfortunately but need to done--do it right!!
Living through a renovation is tough but having young children in the home is brutal!!! Keep calm, count to 10 and keep will have a beautiful home in the is worth it!! #notlrealtor
-by Cheryl Carmichael, Niagara-on-the-Lake Realty, Sales Representative
For a free quote on a home renovation please contact "The Carmichael Group", or check us out on facebook for pictures of our lateset project.

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So what is going on in Niagara-on-the-Lake in terms of new development, well there is alot considering there is not too much land left to build on in NOTL.  For those of you who are thinking about moving to Niagara-on-the-Lake and want new there are a number of different options.  There are single detached homes and townhomes being built in The Village leading into the town of NOTL on HWY 55.  Townhomes off King St-Evergreen are also underway and are currently wrapping up Phase 2 of the project, ranging in price from $500K$850K
St.Davids is another area that is growing quickly-a new development just off of Tanbark Road is building detached homes in $750K range.  Approximately 60 lots being built by Karisma Homes.  Tankbark Road in St.Davids is also home to Tanbark Trail being built by Blythwood Homes located just behind  St.Davids Public School.  Detached homes and townhomes available for sale and are geared towards semi-retired and retired couples.  Detached homes into $500K and townhomes starting at $450K.  A grouping of townhomes again located on Tanbark Road in St,Davids known as Pinecroft is being built by Grey Forest.  These range in price from $350K well into $400K --to reserve a $5000 deposit is required.
For more information on these new developments please contact Trish & Cheryl, Niagara-on-the-Lake Realty Sales Representatives
#notlrealtor #newdevelopments

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Home Closing Costs when purchasing a home

In preparing to buy a home in Niagara-on-the-Lake, there are many unfamiliar or un-thought of expenses.  These expenses include:

A deposit is part of your down payment and is used to show the seller that you are genuinely interested in the property.  Usually this cheque is made out to the listing brokerage and are usually around 1% but can be as high as 5% of the purchase price depending on the home and area. 

Down Payment
Most banks ask for at least 5% of the purchase price for a high-ratio mortgage and at least 20% of the purchase price is usually required for a conventional mortgage. 

Mortgage Loan Insurance Premium
With a high ratio mortgage you may need mortgage loan insurance.  The lender may add this insurance to your mortgage or you can pay the premium upon closing.  This insurance protects the lenders against mortgage default, and allows consumers to purchase homes with a smaller down-payment.

Appraisal Fee
An appraisal of your future home may be needed by your lender at your expense.  This is an estimate of the value of the home. Costs range from $250-$350 and is paid directly to the person/company performing the appraisal. You maybe able to get this fee waived as part of the mortgage agreement with your bank, make sure you ask about it!  If not, you may want to shop the mortgage around to other lenders.

Home Inspection Fee
Most conditions in an Offer to Purchase include a home inspection.  This is a general report card on the home which ranges from the home mechanics (furnace/air conditioner/electrical etc..) to the homes exterior (roof, shingles, chimney, windows etc..) A home inspection ranges from approximately $350-$500 depending on size and complexity of the home.  Larger or older homes may cost more. 

Land Transfer Tax
All buyers have to pay this provincial tax upon closing unless you are a first time home buyer.  First time home buyers are exempt from this tax.  The amount is determined by the property’s purchase price and is paid at closing usually through your lawyer.  Land Transfer Costs in Ontario is 0.5% on the first $55,000, 1.0% on portion between $55,000-$250,000 and 1.5% on balance over $250,000.

Property Insurance 
All mortgage lenders will require this as the home is the security for the mortgage.  This property insurance will cover the cost of replacing the home and its contents. This must be in place on closing day.

A current survey maybe required from the mortgage lender.  If the seller does not have one or refuses to get one then it is up to the buyer to attain a survey to satisfy the conditions of the mortgage prior to closing. Or you may get Title Insurance through your lawyer to avoid getting a survey.

Water Quality Inspection
If the property contains a well or cistern you as the buyer will want to get an inspection to make sure the water is safe.  This is usually a condition to the Offer to purchase and is paid for by the buyer.

Legal Fees and Disbursements 
Legal Fees are paid on closing with a minimum of $500 and upwards depending on complexity of purchase.  Disbursement fees are those such as title search, letter searches, registration costs, pro-rated adjustments (property tax, fuel etc.) and miscellaneous costs which include photocopies and faxes.

Title Insurance
Title insurance relates to a loss or liability for loss due to the invalidity of title to a property.  Title insurance is designed primarily for two audiences: lenders and owners.

As a rule of thumb you can estimate 1.5% of purchase price for your closing costs.  #notlrealtor

For more information please contact Trish and Cheryl, Niagara-on-the-Lake Real Estate Agents. 

Niagara-on-the-Lake Perfect Retirement destination

Niagara-on-the-Lake, one of the top choices for buying a property to retire to for a number of Zoomers every year.  Niagara on the Lake and or some of the small towns, villages in the region are meet the wish list for couples.
 Many people come for the milder climate, location (close to Toronto and 2 international airports) and the many interests the area provides such as;
The great selection of restaurants to choose from
Numerous golf courses in the immediate area
A choice of marinas
The Shaw Festival Theatre
Wineries – there are many!
Lots of social groups and activities
A fantastic community centre
Many beautiful homes to suit all budgets
Lots of fruit stands and good old fashioned, friendly country service
As well, the new St. Catharines hospital offers good medical facilities access to good healthcare is always a concern and there is no doubt the facilities in the NOTL area are excellent.
When considering moving to the area, Cheryl Carmichael and Trish Badham would be pleased to provide you with additional information and to help you with a home purchase. Just let us know when you are coming to visit and we will work with you.   #notlrealtor   #retiring  

Visit our website for more information.


Let Trish & Cheryl Niagara-on-the-Lake Realty Sales Representatives help you every step of the way. When purchasing a home in Niagara-on-the-Lake, you are faced with a multitude of decisions! The primary one is whether you are actually prepared to purchase a home. Locating the perfect home in Niagara-on-the-Lake is not always an easy task, and obtaining a mortgage loan can be a complex and tiring process. Although, once you have determined that you are ready to move forward with the required effort towards your home-purchasing goal, the rewards are unquestionable.
While at your side each step of the way, Trish & Cheryl will make the process of purchasing a home in Niagara-on-the-Lake easier, more enjoyable, less time-consuming, and less expensive than if you undertook this challenge on your own. We will help you prepare so that sellers perceive you as a preferred buyer, help you locate and assess properties for sale in Niagara-on-the-Lake that match your specifications, and help you through the myriad of details attending the actual purchase.
We are always familiar with the current homes on the real estate market, and we know neighborhood values well in Niagara-on-the-Lake, St.Davids, Virgil and Queenston, so we can help you determine which properties are fairly-priced and in good condition before you start your search.
Your First Step

Your first step to buying a home is to first ask yourself why you want to buy a home: to stop paying rent? To start building equity? To have a place of your own? To raise a family? To entertain business associates? To move up to a bigger house? Next, list what kind of home you'd like and where you would like to be. Be specific. Separate the "must haves" from the "want to haves."
Think of yourself as zeroing in on a target, going from the general to the specific. Consider area (city, suburban neighborhood, country); community (north, south, east, or west side); neighborhood (older and settled or sparkling new; a particular school zone; recreational facilities; and other community services such as transportation, day care, library, stores, entertainment). Ask yourself how many minutes you are willing to commute to work.
Think about home styles. How much space do you need? Does your situation require a one-level home, or are stairs acceptable? Consider size and kind of property. Do you want a newer home, or maybe an older one to fix up? Someday you or your heirs will want to sell. Consider how long you expect to live in this particular home.
Your Next Step: Loan Pre-Qualification

Once you have addressed the above needs, your next step in the purchasing process is to get pre-qualified with a mortgage company. This can be done over the phone or even online in a matter of minutes.
Call Trish & Cheryl and we will refer you to a mortgage professional that has an excellent reputation and track record for successfully acquiring loan approval for his/her clients.
We Will Find The Right Homes For You

Once you've been pre-qualified and know what price range you want to stay in, we can help you determine which properties fit your needs by using the (MLS) Multiple Listing Service system to locate them.
Trish Badham & Cheryl Carmichael have the best possible resources and communication systems available today to help you locate the homes on the market that match your specifications. You can even search our listings here at our website.
We Will Help You Every Step Of The Way

Trish Badham & Cheryl Carmichael will help you complete your financing and inspections, and close on the transaction. Our top priority is to make sure that your home buying experience is pleasant, cost-efficient, and successful.
Please contact Trish and Cheryl to help you with the most important financial decision of your life. #notlrealtor


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Trish & Cheryl Niagara-on-the-Lake Realty Sales Representatives will work for you every step of the way! Our combination of skill, experience, and technology ensures that we can sell your home for the highest possible price and in the shortest period of time. We have the tools to meet the demands of a highly competitive, modern market.
Our Unique Automated Internet Marketing System Online Presence: Available 24 hours a day!

Our online marketing system allows us to make information accessible 24-hours a day, and to respond immediately and directly to each and every prospective buyer. From our website, prospective buyers can get information immediately about your home. They can access our site 24 hours a day and view your property listing! Through our Personal Home Search, your listing will be sent by e-mail to every prospective buyer in our database, where your home meets their criteria. Plus it will be e-mailed automatically to future prospective buyers as well.
Traditional Marketing

As soon as you list your home with us, we will enter your home in the Multiple Listing Service (MLS) database. Other agents can immediately access your property information by computer. Plus, your property will be included in any printed MLS books. We also regularly publish in magazines and newspapers in the area and send out direct mail pieces to potential buyers.
Pricing Your Home

When you think about it, there are several other homes for sale in Niagara-on-the-Lake competing with your home. We will help you price your home competitively to attract qualified buyers. The way we do this is by generating a Comparative Market Analysis (CMA) report, which will show you a range of prices being paid for homes in your area. You can complete our online form to get a feel for your home's market value.
Every Step Of The Way...

Remember, Trish & Cheryl will be working for you every step of the way to make sure that you get the highest possible price for your home in the shortest period of time.
Please contact Trish and Cheryl to help you in the selling of your home, we would be pleased to help you! #notlrealtor   #sellingyourhome  


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I was born and raised in the wonderful town of Niagara-on-the-Lake--and I was one of the last births that took place at the Niagara-on-the-Lake Hospital.  I grew up in what the locals call "Old Town" and went to public school at Parliament Oak.  My grandmother when I was young was actually my bus driver until I was at an age where I could ride my bike to and from school.   My best friend lived down the street which made coming and going that much easier.  We would play kick the can with the other kids on the street or hide and go seek and were always home before the street lights would come on.  Niagara-on-the-Lake was a safe place to live and grow up and everyone knew someone who knew someone in town.  It was also convenient that my best friends mom worked at "Beckers" now Avondale located on Mary Street was within walking distance from both of our homes for that quick pick me up of fun dip or hubba bubba after school.
My family home was built by my father on Butler Street, we lived there for about twelve years and then my dad made the big decision to build a new home on Paffard Street just off King and Charlotte Streets in Niagara-on-the-Lake during the 80's when interest rates went through the roof--it was a tough road finacially for a bit but we made it.  My sister and I stil lived close enough to the Parliament Oak School that we could ride our bikes through the Niagara Commons--it was also a closer route to downtown Niagara-on-the-Lake where I would eventually get my first summer job as a bus girl at The Prince of Wales Hotel.  I worked there for thirteen years and eventually became a dinner server in the dining room.  It was a great job with alot of fun memories.  I ended up going to school at the University of  Guelph and took Food & Beverage Administration for four years--in between I would return to my job at The Prince of Wales Hotel for the summers in order to pay my way through school.  Once I completed the course I got married to my high school sweetheart and best friend whom I met at Niagara District High School.  We then decided to build our own home on a 13 acre treed lot just off of  Hwy 55.  We lived there for 12 years and decided to build another home in St.Daivds approximately 15 minutes from "Old Town" Niagara-on-the-Lake, while living there we found another home around the corner and tried our hand at a renovation.  Currently we are residing in that home we renovated and have been here 5 years already--where has the time gone??  We have two children whom attend St.Davids Public School.  They ride their bikes to school just like I did when i was their age--they have lots of friends on the street and it so happens we have an Avondale down the road from where we live.  St.Davids like Niagara-on-the-Lake have alot of similarities as both areas are growing with new homes for sale and new developments sproutting up everywhere. Both areas have swimming pools and tennis courts to enjoy in the summer months and you must hit the Legion in Niagara-on-the-Lake or Lions Club in St.Davids for the fish and chips Thursdays and Fridays each week in the summer months.
Niagara-on-the-Lake was a great place growing up for me as a child and I find my children are also experiencing a safe and fun community in which they may someday raise their families in. #notlrealtor #homesforsale

--by Cheryl Carmichael, Niagara-on-the-Lake Realty, Sales Representative

 For homes for sale in Niagara-on-the-Lake please check out our web-site and if you are needing home renovation please contact "The Carmichael Group"
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