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

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

Selling a Home in PEI? Costs Most Sellers Forget

From legal fees to adjustments and unexpected repairs, here are the expenses most people forget to budget for.

👉 Read the full guide:
https://jodibernard.com/selling-a-home-in-pei-costs-most-sellers-forget.html

Charlottetown PEI

If you’re considering a move to Prince Edward Island, Charlottetown is often the starting point. This guide covers neighbourhoods, lifestyle, and what day-to-day living is really like in the Island’s capital.

👉 Read the full Charlottetown overview:
https://jodibernard.com/charlottetown.html

Summerside PEI

If you’re considering a move to Prince Edward Island, Summerside is one of the most practical places to start. This guide covers neighbourhoods, lifestyle, and what day-to-day living is really like in one of PEI’s most livable communities.

👉 Read the full Summerside overview:
https://jodibernard.com/summerside.html or https://jodibernard.com/Is-Summerside-a-good-place-to-buy-a-home.html

PEI Beaches

Best beaches in Prince Edward Island, from red sand shores to white sand coastlines. Explore top PEI beaches and local favourites.

👉 Read the full
https://jodibernard.com/pei-beaches.html

How to sell your home fast PEI

Learn how to sell your home fast in PEI with pricing, prep, photos, marketing, and negotiation tips from PEI REALTOR® Jodi Bernard.

👉 Read the full

https://jodibernard.com/how-to-sell-your-home-fast-in-pei.html

First-Time Home Buyers Rebate PEI

The first-time home buyers rebate can recover the federal GST on a new PEI home, up to $50,000. What it covers, and what it does not.

👉 Read the full

https://jodibernard.com/first-time-home-buyers-rebate-pei.html

September brought a welcome pickup in activity across Prince Edward Island. According to the Prince Edward Island Real Estate Association (via CREA), 201 homes sold through the MLS® System—up 6.9% from September 2025 and the strongest September sales total since 2021. Sales also ran 12% above the five-year average for the month.

Year-to-date, 1,484 homes have sold through the first nine months of 2026, still 9.7% below the same period last year. The September rebound is a positive signal heading into fall, even as overall 2026 activity remains more measured than the hotter years of the recent past.

Prices Remain Stable

The MLS® Home Price Index (HPI) composite/single-family benchmark price was $377,900 in September—nearly unchanged, up just 0.5% year over year. The average price of homes that sold during the month was $409,925, a modest 1.4% gain from September 2025. The year-to-date average sits at $410,668, up 3.1% from the first nine months of 2025.

Dollar volume reached $82.4 million in September, an 8.4% increase and a new record for the month. These numbers show a market that has settled into a more sustainable range rather than seeing sharp declines.

Inventory and Choice for Buyers

New listings totaled 341 in September—the highest number ever recorded for the month and up 4.9% year over year. Active residential listings stood at 1,360 at month-end, the highest September inventory level in a decade. Months of inventory were 6.8, down slightly from 7.2 a year earlier but still above the long-run average of about 5.7 months for this time of year.

In practical terms, buyers continue to have more selection and negotiating room than they did in the peak years, while well-priced and well-presented homes are still moving. Conditions vary by community, price point, and property type—entry-level and move-up homes in stronger pockets continue to see solid interest.

What This Means Locally

On the North Shore and across the Summerside–Kensington corridor, the same broader trends apply, with the added advantage of generally more accessible price points compared with Charlottetown and the eastern side of the Island. Coastal and rural properties remain popular for both primary homes and secondary/lifestyle buyers. With inventory elevated province-wide, serious buyers who are pre-approved and ready to move have good options right now. Sellers who price realistically relative to current comparable sales and prepare their homes well are finding buyers. Browse current Summerside homes for sale.

The Bank of Canada has held rates steady, supporting affordability relative to the higher-rate period earlier in the cycle. Looking ahead, TD Economics has projected modest price growth for PEI existing homes through the rest of 2026, consistent with the stable-to-slightly-positive trend we’re seeing in the benchmark data.

Bottom line: September showed healthier sales activity, stable prices, and continued choice for buyers. It’s a balanced, price-sensitive market—neither overheated nor in freefall. If you’re thinking of buying or selling on the North Shore, in Summerside, Kensington or elsewhere on PEI, local conditions and recent comparable sales matter more than the provincial averages.

I’m happy to walk through current listings, recent sales in your target area, or a clear pricing strategy for your home. Reach out anytime.

Jodi Bernard
Century 21 Northumberland

Prince Edward Island’s red cliffs, dune-backed beaches, and sheltered bays are a big part of why people want to live here. Waking up to the Strait, a quiet cove, or a working harbour is a real lifestyle. It is also a different kind of purchase from an inland lot.

Coastal property on PEI moves. Banks recede, dunes shift, and storm surge does not stop at the property line. The right waterfront home is still a strong buy. The wrong one can cost more to insure, limit what you can build, or lose usable land faster than the listing photos suggest.

As a local REALTOR® with CENTURY 21 Northumberland Realty, I walk buyers through these properties on the North Shore and across the Island. Here are five things I want every waterfront buyer to check before they waive conditions.

1. Shoreline stability and erosion risk

PEI’s coast is soft. Sandstone cliffs can undercut. Sandy shores and dunes migrate. Sheltered bays usually move more slowly than open coast, but no shoreline is frozen in place.

The province’s Coastal Property Guide groups erosion roughly this way: under 30 cm a year is lower risk, 30 to 90 cm a year is moderate, and more than 90 cm a year is high. On a high-rate bank, a few decades can take a meaningful slice of the lot.

Before you get attached to a view, look at the land itself.

• Walk the bank. Undercut edges, fresh slumping, exposed roots, and failed armour stone are all signals.

• Ask how the shore has changed, including after Fiona and later storms.

• Use the province’s Climate Hazard and Risk Information System (CHRIS), which shows about 50 years of coastal change plus flood mapping.

• Request a free Coastal Hazard Assessment for the specific property. It is one of the most useful documents you can have in hand before you firm up an offer.

A geotechnical opinion is worth it on high banks or cliff lots if you plan to build, add on, or rely on the setback for decades.

2. Water access and what you actually own

“Waterfront” on a listing can mean a sandy beach, a low bank, a steep cliff, or a view across someone else’s land. Those are not the same property.

On tidal water, the ownership line is generally the top of the bank or the ordinary high-water mark. The beach and intertidal area below that line are public. You may have a private path to the shore and still not own the beach in front of you. As the bank erodes, land that was once private can become public foreshore.

Confirm three things in writing:

• Whether the deed includes water frontage, and what the shore type is.

• Whether access is practical for how you want to use it: swimming, kayaks, a small boat, or simply a walk to the water.

• Whether stairs, a path, or a launch already exist, and whether they were permitted.

The best coastal properties pair the view with access you can actually use, in a location that still makes sense after a few hard winters.

3. Buffer zones, setbacks, and permits

This is the point most buyers get wrong, because the numbers sound similar and they are not.

Under the Environmental Protection Act, PEI has a 15-metre (about 49-foot) buffer zone around watercourses and wetlands, measured inland from the high-water mark or top of bank. It is a no-development zone. Cutting for a view, building a shed or deck, landscaping, or installing shoreline protection all need a Watercourse, Wetland and Buffer Zone Activity Permit. Work done without one can bring fines and an order to restore the site.

Setbacks for buildings are separate, and often larger:

• Beach: 75 feet (22.9 m) from the top of the bank, or 60 times the annual erosion rate, whichever is greater.

• Wetland or watercourse: 75 feet from the inland boundary.

• Primary or secondary sand dune: 100 feet (30.5 m) from the inland edge of the dune.

Older lots can have different rules, and municipalities can add their own. A cottage that sits legally today may not be a template for an addition, a garage, or a new build. If the plan is to renovate or rebuild, confirm the setback before you price the project.

The province also does not treat armour stone as the default fix. Relocation and a larger setback are preferred. Shoreline work needs a permit, and usually a licensed contractor. The province does not fund private shoreline protection.

4. Flood risk and whether you can insure it

Erosion and flooding are related, but they are not the same problem. A high bank can be eroding and still sit above surge. A low cottage in a bay can be stable and still take water in a storm.

CHRIS maps both coastal flooding and inland flooding, including depth. A Coastal Hazard Assessment adds property-specific context. Ask the seller about past water in the basement or crawl space, sump pumps, moved mechanical equipment, and any insurance claims.

Then call an insurer before you remove conditions. A standard home policy often excludes overland flood and storm surge. Some coastal homes are insurable with a higher premium or an elevation requirement. Some are difficult to place at all, which can also affect financing. Do not assume the current owner’s policy will transfer.

5. Services, access, and how you will actually live there

A waterfront lot can be twenty minutes from Kensington or Summerside and still feel remote in January.

• Well water near the coast can be vulnerable to salt. Ask for a recent water test, not just a flow test.

• Septic systems on coastal soils need enough setback and good drainage. Confirm age, location, and whether a future bedroom addition is even possible.

• Private or seasonal roads change the winter equation. Ask who ploughs, and what happens in a nor’easter.

• Salt air and wind exposure wear on siding, windows, metal, and decks. Budget for it.

• Decide whether this is a year-round home or a seasonal place. The same cottage can be a bargain for one use and a problem for the other.

Before you remove conditions

A short list I use with coastal buyers:

• Coastal Hazard Assessment requested, and CHRIS reviewed.

• Shore type, frontage, and public-beach boundary confirmed.

• Buffer zone and building setback checked against any plan to add or rebuild.

• Insurer consulted on flood and storm-surge coverage.

• Well, septic, drainage, and winter access inspected, not assumed.

Buying waterfront on PEI is still one of the better reasons to be here. The buyers who do well are the ones who price the shore they are actually getting, not the shore in the photo.

If you want a second set of eyes on a coastal listing, or a search built around how you plan to use the water, I can help.

Jodi Bernard, REALTOR®                                                                                                                                                CENTURY 21 Northumberland Realty