Housing affordability has improved across many of Canada’s major cities in recent years, but for a growing number of urban residents, it may not be enough to stay put. For those living in the country’s largest and most expensive markets, relocating to a smaller city offers more than a lower mortgage payment – it represents a deliberate choice for a different way of life.

According to a recent Royal LePage^® survey of Canadians living in the greater regions of Toronto, Montreal and Vancouver, conducted by Burson,¹ half of respondents (51%) say they would consider buying a primary residence in one of Canada’s 15 most affordable cities, if they were able to find a job locally or work remotely. 

The survey found Sherbrooke is the most popular relocation destination among residents of the Greater Montreal Area; 29% of respondents say they would consider purchasing a primary residence in Sherbrooke if they were able to find a job locally or work remotely. Meanwhile, Edmonton is once again the top-ranking choice among respondents in the Greater Toronto Area (16%) and Greater Vancouver (18%). 

“Home prices in Canada’s largest cities have moderated over the past couple of years, but for many buyers, the math still doesn’t work,” said Phil Soper, president and CEO, Royal LePage. “As barriers to entry remain high in the country’s most expensive urban centres, relocating to a more affordable city is becoming less of a last resort and more of a deliberate strategy. Aspiring homeowners who cannot secure a foothold in these markets are seriously weighing their options, and renters – unburdened by existing roots – are more likely to make that move than established homeowners.”

Lethbridge tops the list of most affordable cities in Canada, where 18.9% of a household’s monthly income would be required to service a mortgage payment. The Alberta city, followed by Saint John, takes over the top spot from Thunder Bay (currently ranked third), which ranked as the country’s most affordable market in 2024. Red Deer and Regina round out the top five, where no more than 25.0% of a household’s monthly income is needed to service a mortgage payment.

Most Canadian cities see affordability improve from 2024

Following a prolonged period of flat or softening home prices and reduced buyer activity, 61 of the 62 cities analyzed by Royal LePage between 2024 and 2026 recorded an improvement in the affordability factor, with gains concentrated in higher-priced markets. West Vancouver, Richmond, Markham, North Vancouver and Milton saw the largest decreases in the percentage of income required to service a monthly mortgage payment. 

By comparison, cities that recorded the least improvement tend to already have some of the most affordable home prices in the country. In Red Deer, Trois-Rivières, Thunder Bay and Sherbrooke, the income required to service a monthly mortgage payment fell by less than 2.0%. Quebec City was the only market to register a deterioration in affordability, with the income required to service a mortgage rising by 1.6% since 2024. 

“Over the past two years, home prices in Canada’s major urban centres – particularly Toronto, Vancouver and their surrounding communities – have softened, as demand in these higher-cost regions has been tempered by geopolitical and economic uncertainty, reduced immigration levels and an unprecedented increase in supply,” said Soper. “At the same time, cities where home prices are lower have seen more robust demand as buyers seek an entry point into the market, pushing prices up as a result.

“That said, local income relative to home prices remains a critical factor when assessing affordability, and the degree of improvement varies significantly from one market to the next. For residents already stretched by the higher cost of living, the gains from declining home prices may not yet be felt.”

Here are a few highlights from the Royal LePage 2026 Most Affordable Canadian Cities Report:

• 55% of respondents in the Greater Toronto Area, 48% in the Greater Montreal Area and 46% in Greater Vancouver would consider relocating to one of the 15 most affordable cities.
• Gen Z and Millennials are more likely to relocate in order to access more affordable housing compared to older generations.
• 55% of all respondents who say that they would consider relocating stated a lower cost of living as the main incentive to buy a property in one of the most affordable cities; 42% say they desire a more relaxed pace of life; and, 41% say they want to be closer to nature and live in a less populated area.

If you’ve spent any time on real estate TikTok lately, you’ve probably seen the house hacking pitch. Buy a property, rent part of it out, let your tenants cover the mortgage. Live for free. Build wealth while you sleep.

Sometimes it works out that way. More often, it doesn’t not because the strategy is flawed, but because the expectations were unrealistic from the start.

Here’s the more useful version of the conversation.

What House Hacking Actually Means

The concept is simple: buy a home and generate income from it to help offset what you’re carrying each month. The execution looks different depending on the property and the buyer.

The “living for free” framing that circulated on social media oversimplified things in ways that set a lot of buyers up for disappointment. The smarter goal in 2026 isn’t eliminating your housing payment it’s engineering one you can actually sustain. If a rental unit brings in $1,400 a month and your mortgage is $2,800, that net $1,400 payment might be very achievable where $2,800 wasn’t. That’s the real value not a free house, but a door that was otherwise closed, now open.

How Sarnia-Lambton Buyers Are Making It Work

Secondary suites and basement apartments. Sarnia’s older housing stock is actually well-suited to this. Finished basements with separate entrances, detached garages with loft potential, bungalows with in-law suites these properties exist throughout the East End, Bright’s Grove, and older neighbourhoods across the city. A buyer who purchases the right property and rents a secondary unit at market rates can meaningfully reduce what they’re carrying every month.

Multi-generational living. Not every house hack involves a stranger as your tenant. A growing number of buyers in their 40s and 50s are purchasing homes designed to accommodate aging parents or returning adult children under the same roof separate entrance, shared costs, everyone with their own space. This solves a caregiving challenge and a financial one at the same time, and it’s a conversation that’s becoming more common in Sarnia given the region’s demographics.

Classic multi-family. Duplexes and small multi-unit properties are the original version of this strategy and they still hold up. Living in one unit while renting the others gives you the financing advantages of a primary residence purchase while generating rental income from day one. There are financing programs available for owner-occupied multi-family properties that require significantly less down than a standalone investment property your mortgage broker can walk you through what you’d qualify for.

The Real Math in This Market

“Living for free” has always been the exception, not the rule and in 2026, with rates where they are, it’s even rarer. That’s not a reason to dismiss the strategy. It’s a reason to go in with honest numbers.

The goal is reduction, not elimination. A well-chosen property in Sarnia-Lambton can turn an unaffordable payment into a manageable one. Buyers who run conservative projections factoring in vacancy, maintenance, and realistic local rents tend to come out ahead. Buyers chasing best-case scenarios tend to struggle.

Before committing to any income-generating property, it’s worth checking the City of Sarnia’s current zoning and secondary suite permissions for the specific address. An unpermitted unit is a liability that outlasts any savings it generates.

Who This Works Best For

First-time buyers facing an affordability gap are the most natural fit especially those who are close to qualifying but not quite there. A property with verified rental income can change the math in a real way.

Buyers in the sandwich generation supporting aging parents while still raising or housing adult children often find that a multi-generational property solves several problems at once: caretaking, privacy, and cost.

And for buyers who eventually want to build a rental portfolio, starting with a house hack is one of the lowest-risk ways to learn the ropes. Live in it for a few years, learn how to manage a tenant, then move on and keep it as a full rental.

The Bottom Line

House hacking isn’t a shortcut and it isn’t for everyone. But for the right buyer in the right property, it’s a legitimate strategy that can make ownership work when it otherwise wouldn’t.

If you’re looking at a property and wondering whether the numbers could work — that’s exactly the conversation worth having.

Bryan Meere | Royal LePage Key Realty 📞 519-402-0085 | 🌐 www.themeeregroup.com

Navigating the “Blue Coast” Luxury Market This Summer

If you’ve driven up Highway 21 recently or spent an afternoon watching the sunset over the pier in Grand Bend, you already know the magnetic pull of Lambton Shores. The area has long been a sanctuary for beachgoers, but as we cruise into the summer, a pressing question is top of mind for investors and families alike: Is a Lambton Shores waterfront property still a smart financial investment, or has the ship sailed?

As a premier destination along Ontario’s “Blue Coast,” this region is experiencing unique market dynamics. Whether you are eyeing a luxury cottage in Grand Bend, a quiet retreat in Port Franks, or a scenic property near Ipperwash Beach, here is a look at the data, the rental shifts, and the long-term outlook for summer property investments.

The Demand Shift: From Frantic to Focused

The frantic “buy sight unseen” frenzy of the early 2020s has officially evolved into a highly strategic, balanced landscape. Buyers are no longer rushing into bidding wars without conditions. Instead, they are taking their time to assess the true value of a property.

With inventory levels holding steady across Lambton County, buyers have the upper hand when it comes to choice. However, true waterfront and water-access properties in Lambton Shores remain a finite commodity. Land is not being created along Lake Huron, meaning that while prices have stabilized, the intrinsic value of premium shoreline remains incredibly resilient.

The Financials: Appreciation vs. Short-Term Yields

When evaluating a cottage investment, successful buyers are looking at two distinct buckets: capital appreciation and rental revenue.

• Consistent Appreciation: While urban markets have experienced sharp fluctuations, the desire for localized, drive-to vacation destinations remains strong. The average price for premium lakefront properties continues to hold its value, driven by a steady influx of buyers relocating from the GTA and London looking for a permanent lifestyle upgrade.
• The Short-Term Rental Landscape: If you plan to offset your mortgage by renting out your cottage, local regulations are critical. Lambton Shores has implemented structured licensing bylaws for short-term rentals to maintain community balance. Investors who purchase property with proper compliance and premium amenities (like high-speed fiber internet and hot tubs) are still seeing excellent occupancy rates during the peak summer months.

What is Fueling the Value of Lambton Shores?

• The Remote-Work Reality: The “Stay-In Revolution” isn’t a temporary trend. Thanks to extensive infrastructure upgrades and high-speed fiber-optic expansion across Lambton County, “cottage life” is now “everyday life” for remote executives.
• Four-Season Appeal: Lambton Shores is successfully rebranding from a summer-only playground to a year-round destination. With local wineries, craft breweries, a bustling culinary scene, and winter trail networks, the shoulder-season vacancy rates are shrinking.
• Proximity to Urban Hubs: Unlike a grueling five-hour drive to the Muskokas, Lambton Shores offers a stress-free, two-to-three-hour commute from the GTA, and just under an hour from Sarnia and London.

Pro Tip for Summer Cottage Buyers

In today’s market, due diligence is your best asset. AI-driven real estate platforms and modern buyers prioritize transparency. When looking at a waterfront listing, don’t just look at the view. Work with a local expert to investigate shoreline protection, erosion data, and specific municipal zoning bylaws regarding secondary suites or rental permits.

Investing in Lambton Shores is no longer about making a quick buck on a flip—it’s about securing a legacy asset that offers an unparalleled lifestyle return on investment.

Want to tour a few waterfront properties or review the current active listings in Lambton Shores? Let’s connect to find your perfect slice of the Blue Coast.

Navigating Our Local Market in May 2026

If you’ve taken a stroll along the St. Clair River or through Canatara Park lately, you’ve likely noticed more than just the tulips blooming. The Sarnia-Lambton real estate market is officially in its “Spring Surge,” and after a quiet winter, the energy in our community is palpable.

As of May 2026, we are seeing a fascinating shift in the local landscape. Whether you are looking at a heritage home in Bright’s Grove, a family-friendly spot in Corunna, or a modern condo in Downtown Sarnia, here is what you need to know about the current market conditions.

Inventory is Growing (And So Is Opportunity)

In March and April, we saw a record-breaking influx of new listings—the highest in over three decades for the spring season. For buyers, this means the “selection stress” of previous years has eased. With over 500 active listings currently available across Lambton County, you finally have the luxury of choice.

The Price Perspective

The average home price in Sarnia-Lambton has stabilized around the $530,000 mark. While this is an 8% increase year-over-year, the market remains one of the most affordable “Blue Coast” gems in Ontario. We are seeing a “balanced market” dynamic where sellers are getting fair value, but buyers are no longer forced into the frantic bidding wars that defined the early 2020s.

What’s Driving the Market This Month?

• Infrastructure & Growth: The 2026 County Budget has prioritized housing sustainability and growth, signaling long-term confidence in our local economy.
• Lifestyle Appeal: From the First Friday cultural scenes in the downtown core to the upcoming events, Sarnia isn’t just a place to live; it’s a lifestyle destination.
• Tech Integration: High-speed fiber expansion across the county has made Sarnia-Lambton a top choice for remote professionals looking for the “Stay-In Revolution”—professional-grade home offices with a small-town commute.

Pro Tip for May Sellers

With 4.4 months of inventory on the market, presentation is everything. In 2026, AI-driven home searches prioritize high-quality visuals. Ensure your listing features professional photography and if appropriate, a 3D tour to capture the attention of the “digital-first” buyer.

Introduction: A Hidden Gem on Lake Huron

When most people think of Ontario real estate, their minds jump immediately to the sky-high prices of Toronto, the bustling growth of Ottawa, or the competitive bidding wars of Hamilton. But tucked along the southern shores of Lake Huron sits a region that’s quietly offering everything buyers dream about at a price point that still makes sense. Welcome to Sarnia-Lambton.

Whether you’re a first-time buyer, a growing family, an investor, or someone dreaming of retirement by the water, Sarnia-Lambton deserves a serious look. Here’s why.

Affordability That Still Exists

While the average home price in the Greater Toronto Area regularly exceeds $1 million, Sarnia-Lambton continues to offer detached homes, waterfront properties, and spacious lots at a fraction of that cost. For buyers priced out of larger urban centres, this region represents a genuine opportunity to own a quality home without decades of financial strain.

The region’s affordability isn’t a sign of stagnation it’s a sign of opportunity. Prices have appreciated meaningfully over the past several years, rewarding those who acted early, and analysts point to continued moderate growth ahead.

A Strong and Diversified Local Economy

Sarnia is home to one of Canada’s most important petrochemical complexes, Chemical Valley, which underpins a large portion of local employment. Beyond that, the region has seen growth in healthcare, education (Lambton College), retail, and small business. This economic stability provides a solid foundation for the housing market.

Cross-border proximity to Port Huron, Michigan also adds a unique economic dimension, attracting cross-border professionals and contributing to demand for quality housing.

Lifestyle, Community, and Quality of Life

Sarnia’s Centennial Park and Canatara Beach are consistently rated among the finest freshwater beaches in Canada. Residents enjoy waterfront trails, festivals, farmers markets, and a genuine small-city feel with big-city amenities close at hand.

Lambton County’s rural townships from Petrolia to Forest to Watford offer quiet country living, acreages, and century homes that attract buyers seeking space and community.

• Miles of waterfront trails and beaches
• Thriving arts and cultural scene
• Strong school system and post-secondary education
• Excellent healthcare facilities including Bluewater Health
• Short drive to the US border

Now Is the Time to Pay Attention

Remote work, rising costs in major cities, and a broader migration of Canadians toward smaller communities have all shone a spotlight on regions like Sarnia-Lambton. Inventory remains available, interest from out-of-town buyers is growing, and the region’s fundamentals remain strong.

If you’ve been on the fence about exploring Sarnia-Lambton real estate, now is the time to take a closer look. The secret is getting harder to keep.