5 Things to Look For When Buying a Waterfront Property in PEI

Posted on December 31, 2025 by Jodi Bernard

Prince Edward Island, with its stunning red sand beaches, serene bays, and dramatic coastline, is a dream destination for waterfront living. Imagine waking up to the sound of waves, enjoying fresh seafood from your own backyard, or watching breathtaking sunsets over the Northumberland Strait. Owning a waterfront property here offers an unparalleled lifestyle—but it also comes with unique considerations.

As a local REALTOR® with CENTURY 21 Northumberland Realty, I've helped many buyers navigate the PEI waterfront market. While these properties are highly sought after, it's essential to do your due diligence to protect your investment. Here are five key things to look for when buying a waterfront property in PEI:

1. Shoreline Stability and Erosion Risk

PEI's beautiful coastline is dynamic, and erosion is a reality—especially with climate change bringing stronger storms and rising sea levels. Red sandstone cliffs can erode quickly, while sandy dunes shift over time.

Check for signs of past erosion, like undercut banks or protective structures.
Ask about historical changes and review provincial erosion maps.
Consider hiring a geotechnical expert for a survey, particularly on properties with cliffs or high banks.

Protecting your shoreline long-term is crucial for maintaining value and safety.

2. Water Access and Ownership Rights

Not all "waterfront" properties offer direct, usable access to the water. Some may have steep drops, rocky shores, or restricted beach use.

Confirm if the property includes deeded water frontage and what type (sandy beach, low bank, or high cliff).
Understand public access rights—beaches below the high-water mark are generally public in PEI.
Evaluate suitability for boating, swimming, or kayaking based on your lifestyle.

The best properties combine stunning views with practical, safe access.

3. Environmental Regulations and Building Restrictions

PEI has strict rules to protect its fragile coastline, governed by the Environmental Protection Act and provincial guidelines.

There's often a buffer zone (typically 60 feet from the bank) where building or vegetation removal is restricted.
Permits are required for shoreline protection (like armour stone) or any construction near the water.
Flood risk zones may limit insurance options or future development.

Review the Prince Edward Island Coastal Property Guide for detailed info—it's an invaluable resource for buyers.

4. Flood Risk and Insurance Availability

With increasing storm surges (like post-Fiona impacts), flooding is a growing concern.

Check elevation and proximity to flood-prone areas using provincial tools.
Verify if the property is in a designated flood zone, which can affect mortgage approval and insurance rates.
Some insurers may require elevated structures or specific mitigation measures.

Don't skip a professional home inspection that includes flood assessment.

5. Infrastructure and Year-Round Livability

Waterfront properties can be remote, so consider practical aspects:

Access to utilities (well water quality, septic systems designed for coastal soil).
Road maintenance (especially in winter) and proximity to amenities.
Wind exposure and potential for salt damage to structures.

If you're planning year-round living versus seasonal use, these factors make a big difference.

Buying waterfront in PEI is an exciting journey, but partnering with an experienced local REALTOR® makes all the difference. I specialize in coastal properties and can connect you with experts for surveys, guide you through regulations, and help find the perfect match for your vision.

Ready to start your search? Explore current PEI waterfront properties or contact me today for personalized advice. Your island dream awaits!

Jodi Bernard, REALTOR® CENTURY 21 Northumberland Realty 902-888-7842 | jodi@century21pei.com

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PEI Real Estate Market Update: November 2025

Posted on December 28, 2025 by Jodi Bernard

The Prince Edward Island real estate market continued to cool in November 2025, showing fewer sales, slightly softer pricing, and more breathing room for buyers compared to the past few years.

While headlines may focus on “declines,” the reality on the ground is more balanced. This is a market that’s normalizing — not crashing.

Key PEI Market Stats – November 2025

150 residential sales (down 11.2% year-over-year)
$369,900 benchmark price (down 1.1% year-over-year)
211 new listings (down 7.5% year-over-year)
1,246 active listings (up 16.6% year-over-year)

What This Means for Buyers

Buyers are finally seeing more choice and less pressure. With inventory rising and sales slowing, conditions are improving for anyone who felt priced out or rushed over the past few years.

Negotiation power is slowly returning — particularly on homes that are overpriced, poorly presented, or have been sitting on the market longer than average.

What This Means for Sellers

The days of “list it and they will come” are behind us. Pricing correctly from day one matters more than ever, and homes that show well and are positioned properly are still selling.

Sellers who chase the market downward with price reductions often end up leaving money on the table. Strategy matters more than timing.

My Take as a PEI REALTOR®

This market rewards realism. Buyers who do their homework can find solid value, and sellers who understand current demand can still achieve strong results.

If you’re thinking about buying or selling in PEI and want a clear, no-hype view of what’s actually happening — I’m happy to help.

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Investing in PEI Real Estate: What You Need to Know

Posted on December 28, 2025 by Jodi Bernard

Prince Edward Island has become a popular market for investors—especially buyers looking for a combination of lifestyle value (coastal communities, cottages, walkable towns) and long-term stability. But PEI investing isn’t the same as investing in larger cities. The best returns usually come from buying the right property in the right location, understanding seasonality, and doing the due diligence most investors skip.

Quick takeaway: PEI can be a great place to invest, but the “easy money” strategy (buy anything and rent it out) can backfire here. The winners are investors who understand local demand, rental rules, and property systems (well/septic, heating, and coastal exposure).

1) Choose Your Strategy First (Before You Choose a Property)

Most investment mistakes happen when someone buys a property and then tries to force a strategy onto it. In PEI, you’ll want to decide which lane you’re in:

Long-term rental: Most stable, easier to finance, less seasonal risk.
Student or workforce rental: Location-sensitive, but can be strong in the right areas.
Short-term rental (tourism): High upside, but higher management and regulation risk.
Cottage / seasonal rental: Often lifestyle + partial income, heavily seasonal.
Value-add / renovation: Can work well, but trades availability and timeline matter.

2) Location on PEI Matters More Than You Think

PEI is small geographically, but demand isn’t evenly spread out. Even a 10–15 minute difference can change rental demand, tenant quality, vacancy rates, and resale value.

Common investor “sweet spots”

Charlottetown: Strong year-round demand, low vacancy risk, solid long-term holds.
Summerside: Often better price-to-rent ratios, improving amenities, strong local demand.
Stratford & Cornwall: Popular with long-term renters and families; newer housing stock.
Tourism corridors: North Shore and select coastal areas can perform well—if rules and seasonality work for your numbers.

Tip: If your plan is a long-term rental, prioritize areas with year-round employment drivers and amenities. If your plan is short-term, prioritize areas with proven demand, not just “near water.”

3) Understand PEI Rental Reality: Seasonality & Demand

One of the biggest PEI investing surprises is seasonality—especially for cottages and short-term rentals. Summer can be busy, but shoulder seasons (spring/fall) and winter can dramatically change cash flow.

Short-term rentals: Budget conservatively for off-season months and factor in cleaning, turnover, and maintenance.
Long-term rentals: Typically steadier, but tenant screening and property condition matter more than ever.
Cottages: Insurance, coastal maintenance, and winterization can eat into returns if you don’t plan for it.

4) Financing: What Investors Should Expect

Financing rules can vary depending on whether the property is owner-occupied, non-owner-occupied, or seasonal. In general, lenders will look at:

Down payment: Investment properties often require more down than primary residences.
Rental income treatment: Some lenders include a portion of projected rent; others require a lease in place.
Property type: Rural, seasonal, or unique properties can have stricter lending conditions.
Condition: Heating type, structural issues, or water/septic concerns can affect approvals.

Investor best practice: Get a mortgage pre-approval that is specifically written for your intended strategy (long-term vs short-term vs seasonal), not just a generic pre-approval.

5) Due Diligence in PEI: The “Hidden” Costs Investors Miss

PEI homes often involve systems and conditions that investors from bigger cities aren’t used to evaluating—especially in rural or coastal areas. These aren’t deal-breakers, but you want to budget properly.

Key items to check

Heating type & efficiency: Oil, electric, heat pumps, wood—operating costs impact rentability.
Well & water quality: Test water; confirm well yield and treatment systems if present.
Septic system: Age, maintenance history, and whether upgrades may be needed.
Moisture & insulation: Basements, crawlspaces, and older homes can hide humidity issues.
Coastal exposure: Wind, salt air, erosion risk, and accelerated exterior wear.
Internet availability: Critical for many renters—especially remote workers.

6) Short-Term Rentals: Ask These Questions Before You Buy

Short-term rentals can work well in PEI—but only when you buy with the numbers and rules in mind. Before you commit, you’ll want to confirm:

Local rules and licensing: Requirements can vary based on location and property use.
Insurance suitability: Not every insurer treats short-term rentals the same way.
Winter access & maintenance: Snow removal, freeze protection, and property checks matter.
Management plan: If you’re not local, who handles cleaning, keys, emergencies, and guest issues?
Realistic occupancy: Use conservative projections—not peak-summer assumptions.

7) What Makes a “Good” Investment Property in PEI?

The best investment property is the one that stays rentable, stays maintainable, and stays sellable. In PEI, that often means:

A property that makes sense for local year-round demand (not just tourism demand)
A layout that fits renters (functional bedrooms, storage, parking, laundry)
Efficient heating and manageable operating costs
Solid fundamentals (roof, structure, water/septic, moisture control)
Resale appeal (even if the rental plan changes)

Want me to run the numbers on a PEI investment property?

If you’re considering an investment purchase—long-term rental, cottage, or short-term—send me the MLS link (or what you’re looking for) and I’ll help you evaluate it with a local lens: demand, risks, likely operating costs, and what to watch for during inspections.

Contact: Message Jodi Bernard (or call/text—whatever’s easiest)

Local note: Real estate rules, lending guidelines, and rental regulations can change over time. This guide is educational and not legal or financial advice. If you’d like, I can point you to the right local professionals for your situation.

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How to Sell Your Home Fast in PEI: Your Step-by-Step Guide

Posted on December 27, 2025 by Jodi Bernard

Selling quickly on Prince Edward Island isn’t about rushing—it’s about pricing right, presenting well, and marketing to the right buyers from day one. Here’s the exact step-by-step process I use to help PEI sellers attract strong offers and avoid “stale listing” territory.

Step 1: Start with a realistic pricing strategy (not a wish price)

The fastest way to sell a home is to hit the market at a price that makes sense for today’s buyers. Overpricing often leads to fewer showings, less urgency, and the worst outcome: multiple price reductions.

Price to generate activity in the first 7–14 days (your most important window).
Compare true recent sales, not just active listings.
Adjust for condition (updates, roof age, heating type, moisture risk, etc.).

Pro tip: The goal isn’t “highest price online.” It’s the highest price a real buyer will pay quickly, with confidence.

Step 2: Fix the “showing killers” before you list

You don’t need a full renovation to sell fast. You do need to remove the items that make buyers hesitate or start mentally discounting your home.

High-impact prep items

Touch-up paint on scuffs, trim, and high-traffic areas
Fix dripping taps, loose handles, squeaky doors, and sticking windows
Replace burnt-out bulbs and match light temperatures where possible
Address any musty odours (basement/crawlspace) and improve ventilation
Declutter countertops, closets, and storage rooms (buyers look everywhere)

PEI-specific note: If you have a rural home, buyers pay extra attention to moisture, heating costs, and well/septic confidence. Small improvements here can speed up your sale dramatically.

Step 3: Make your home “photo ready” (because photos decide showings)

Most buyers decide in seconds whether they’ll book a showing. Great photos create momentum. Weak photos slow everything down.

Deep clean kitchens, bathrooms, baseboards, and windows
Stage lightly: neutral bedding, tidy entry, clean lines, remove personal clutter
Boost curb appeal: shovel/salt, swept steps, clean porch, tidy driveway
Let in light: open blinds, turn on lamps, replace dim bulbs

Step 4: Gather the documents buyers ask for

Fast sales happen when buyers feel confident. Confidence comes from clarity. Having key documents ready can reduce delays and protect your price.

Heating details and service records (if available)
Upgrade list with rough dates (roof, windows, heat pumps, electrical, etc.)
Property tax amount
Well water testing (if rural and available)
Septic pumping history (if applicable)
Utility costs (a simple monthly estimate helps a lot)

Step 5: Launch with strong marketing (the first week matters most)

The first 7–10 days are your best chance to create urgency. A great launch strategy helps you sell faster and often helps you sell for more.

What a strong PEI listing launch includes

Professional photos (and video when it makes sense)
A clear, benefit-driven description (not just feature lists)
Accurate highlighting of what matters locally (heating, location, water/septic, year-round access)
Broad online exposure + targeted outreach to active buyer pools
A showing plan that makes booking easy

Step 6: Set showing rules that help you sell faster

Sellers sometimes accidentally slow their own sale with tight showing restrictions. The easier it is to view your home, the faster it sells.

Allow showings during evenings and weekends when possible
Keep notice requirements reasonable
Have a plan for pets and quick tidy-ups
If vacant: keep it warm, bright, and easy to access

Step 7: Negotiate with a “speed + price” strategy

Fast sales aren’t always about accepting the first offer—it’s about knowing how to evaluate strength.

What to look for in a strong offer

Clean conditions (or fewer conditions where appropriate)
Buyer confidence and realistic timelines
Deposit strength
Flexible closing if you need it

I help you compare offers properly—not just by price, but by the likelihood of closing without drama.

Step 8: Avoid the most common “slow sale” mistakes

Overpricing and hoping the market catches up
Poor photos that reduce showings
Leaving obvious issues that cause buyers to discount your home
Restrictive showings that limit buyer access
Weak listing description that doesn’t answer buyer questions

Frequently Asked Questions

How long does it take to sell a home in PEI?

It depends on price, condition, location, and how the home is marketed. Homes that are priced correctly and presented well often generate the best activity in the first 1–2 weeks.

Should I renovate before I sell?

Not always. Focus on high-impact fixes and presentation first. Some updates add value, while others don’t pay back. I can tell you which upgrades make sense for your specific home and market.

What matters most to PEI buyers right now?

Buyers typically care about overall condition, heating costs, moisture risk, location, and whether rural systems (well/septic) are clearly documented and maintained.

How do I get the most showings quickly?

Price correctly, make the home photo-ready, use strong marketing, and keep showings easy to book. The first week matters the most for momentum.

Want to sell fast—without leaving money on the table?

If you’re thinking about selling on PEI, I can give you a straightforward plan: what to fix (and what not to), a pricing strategy, and a marketing approach that gets results.

Contact Jodi Bernard — Century 21 Northumberland Realty.

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Recognized Among Canada’s Top 100 REALTORS®: 2025 Milestones

Posted on December 27, 2025 by Jodi Bernard

Consistency matters in real estate. In 2025, I was honoured to be recognized multiple times among Century 21’s Top 100 producers in Canada—reflecting steady results, not just one strong month.

2025 Recognition Highlights

These achievements are based on real production and closed transactions—not projections or marketing metrics.

Top 100 Producers by Production (October 2025)
Top 100 Producers by Units (October 2025)
Outstanding Achievement – Third Quarter 2025
Top 100 Producers by Units (July 2025)
Pacesetter Platinum – Mid-Year 2025
Outstanding Achievement – Second Quarter 2025
Outstanding Achievement – First Quarter 2025
Top 100 Producers by Units (January 2025)

What These Awards Actually Mean for Clients

Real estate awards only matter if they translate into better outcomes for buyers and sellers. For my clients, these milestones reflect:

Consistent performance across different markets and seasons
Strong negotiation skills backed by real transaction data
Experience with complex deals, rural properties, and conditional purchases
Reliable execution—from first showing to closing day

I don’t chase volume for the sake of numbers. Every transaction still gets hands-on attention, honest advice, and a strategy tailored to the property and the client.

Focused on Prince Edward Island Real Estate

My business is built almost entirely on Prince Edward Island real estate—working with local buyers, sellers, and out-of-province clients relocating to PEI.

That means deep familiarity with:

PEI neighbourhoods and rural communities
Well and septic considerations
Waterfront and acreage properties
Seasonal and year-round homes
PEI-specific buying conditions and timelines

Thank You

These recognitions wouldn’t be possible without the trust of my clients, referrals from past buyers and sellers, and the support of my brokerage at Century 21 Northumberland Realty.

If you’re thinking about buying or selling on PEI in 2025 or beyond, I’m always happy to talk through your plans—even if you’re just gathering information.

— Jodi Bernard, REALTOR®
Century 21 Northumberland Realty

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Blog | Jodi Bernard | PEI Real Estate Guides & Insights

Posted on December 27, 2025 by Jodi Bernard

PEI Lands Protection Act Explained

Understanding land ownership rules in Prince Edward Island can be confusing—especially for waterfront properties, acreage limits, and non-resident buyers. This guide breaks down the PEI Lands Protection Act in plain language, including who needs approval, what counts toward acreage limits, and common misconceptions I see in real transactions.

👉 Read the full guide:
https://jodibernard.com/pei-lands-protection-act-explained.html

Buying a Home in Prince Edward Island

Buying a home in PEI is different from many other provinces—especially for out-of-province buyers. This guide walks through the full buying process, local rules to be aware of, common mistakes, and what to expect when purchasing a home anywhere on the Island.

👉 Read the full guide:
https://jodibernard.com/buying-a-home-in-prince-edward-island.html

PEI Closing Cost Explained

Learn what PEI home buyers should expect to pay at closing, including land transfer tax, legal fees, adjustments, inspections, and title insurance.

👉 Read the full guide:
https://jodibernard.com/pei-closing-costs.html

PEI Home Inspection Checklist

Understand the real closing costs for PEI home buyers—land transfer tax, legal fees, inspections, adjustments, and whether title insurance makes sense.

👉 Read the full guide:
https://jodibernard.com/pei-home-inspection-checklist.html

PEI Winter Home Buying

Discover why winter can be one of the smartest times to buy a home on PEI—less competition, motivated sellers, and the chance to see how a home truly performs in harsh weather.

👉 Read the full guide:
https://jodibernard.com/winter-home-buying-pei.html

Moving to PEI From Ontario

Thinking about moving to PEI from Ontario? Learn what really changes—from housing and heating to wells, septic systems, and lifestyle differences you won’t see in online listings.

👉 Read the full guide:
https://jodibernard.com/moving-to-pei-from-ontario.html

PEI Well Water Testing

Private wells are common on PEI. This guide explains how well water testing works, what buyers should test for, and how results affect your purchase.

👉 Read the full guide:
https://jodibernard.com/pei-well-water-testing.html

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