Chris Penny Team Real Estate Blog - September, 2026

Buying a Camp or Waterfront Property in Greater Sudbury: Zoning, Shore Road Allowances, Septic and Water Checks

Posted by Chris Penny on September 29th, 2026

By Chris Penny, Sales Representative, Coldwell Banker Charles Marsh Real Estate, Brokerage. Published September 29, 2026.

Greater Sudbury has 330 lakes within city limits, but not every lake property can legally or practically be used as a year-round home. Many are seasonal "camps," the local word for a cottage. They may be zoned Seasonal Limited Service, reached by a private road nobody plows, or fronted by a strip of shoreline the owner doesn't actually own. Before you make an offer, confirm six things: zoning, road access, shoreline ownership, setbacks, septic and drinking water. This guide walks through each one and who to ask.

What is the difference between a camp and a year-round waterfront home?

The listing photos can look identical. The…

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Moving to Sudbury in 2026: Neighbourhoods, Home Prices, Winters and What Newcomers Should Know

Posted by Chris Penny on September 29th, 2026

By Chris Penny, Sales Representative, Coldwell Banker Charles Marsh Real Estate, Brokerage. Published September 29, 2026.

Sudbury is Northern Ontario's largest city, with 166,004 residents, and the largest city in Ontario by land area. In July 2026 the benchmark home price for the Sudbury area was $512,000, and well-priced homes were selling in about two weeks. Most newcomers move for work in mining, health care or post-secondary education, and they trade Southern Ontario prices for long winters, a car-dependent city and more than 300 lakes within city limits. This guide covers what homes cost, how to choose a neighbourhood, and the local details most people only learn after they arrive.

Why do people move to Sudbury?

Most moves to Sudbury are…

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Hanmer vs Val Caron vs Val Thérèse: Comparing Valley East Homes, Schools and Amenities (2026)

Posted by Chris Penny on September 29th, 2026

By Chris Penny, Sales Representative, Coldwell Banker Charles Marsh Real Estate, Brokerage. Published September 29, 2026.

Hanmer, Val Caron and Val Thérèse sit side by side in Greater Sudbury's Valley East district and share the same recreation centre, high schools and commute corridor. The differences come down to what's in each community. Hanmer is the largest, with the most shopping and the widest mix of homes, including rural acreage. Val Caron has Valley East's high school, arena, mall and public beach. Val Thérèse is the quietest of the three, primarily residential, with active new-construction subdivisions and a French Catholic school that opened in 2025. This guide compares them side by side so you can decide which one fits how you live.

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