Canada’s housing affordability crisis is no longer confined to major cities—it’s spreading across the country, hitting both urban and recreational regions alike. In South Georgian Bay, including communities like Collingwood and The Blue Mountains, the real estate market has become especially strained. A mix of limited housing supply, high development costs, and soaring demand for vacation and retirement homes has created an environment where many working- and middle-class residents struggle to find attainable options.
Now, with Mark Carney officially serving as Canada’s Prime Minister, his bold plan to fix the housing system is gaining national traction. Carney, an economist and former central banker, brings a data-driven approach that could have far-reaching implications for the Canadian real estate market—and especially for regional hotspots like ours.
Below is an apolitical, detailed look at the key pillars of his strategy and how they relate to the housing realities we face here in South Georgian Bay.
1. Zoning Reform to Enable More Housing Diversity
One of the biggest roadblocks to building more housing in Canada is outdated zoning. Carney is pushing for a national effort to legalize "as-of-right" development—particularly for multiplexes and mid-rise buildings near transit and job centers.
In real estate markets like Collingwood, where single-detached homes dominate and land is scarce, zoning changes could allow for more duplexes, triplexes, and stacked townhomes. This would not only help diversify the local housing stock but also offer more ownership and rental opportunities for year-round residents—not just seasonal property owners.
2. Streamlining Approvals and Cutting Red Tape
Anyone involved in real estate development knows that long permitting timelines kill momentum. Carney’s plan would impose firm approval deadlines and reduce duplication across levels of government. He’s also calling for investments in digital permitting systems and planning staff.
In South Georgian Bay, where development is often delayed due to complex regional coordination and environmental overlays, these changes could speed up the construction pipeline—getting homes to market faster and relieving some pressure on prices.
3. Rebalancing Development Charges
Municipalities rely on development charges to fund infrastructure, but high upfront fees can make projects financially unviable—particularly for affordable housing. Carney supports deferring or waiving these charges in targeted cases and backfilling lost revenue with federal support, contingent on housing targets being met.
For small and medium-sized developers operating in places like Wasaga Beach or Meaford, this shift could reduce barriers to entry and incentivize a wider range of housing types—not just luxury real estate that can absorb high costs.
4. Unlocking and Servicing More Land
Even when zoning and approvals align, many regions lack land that’s ready for development. Serviced land—meaning lots with water, sewer, and road access—is in short supply. Carney’s plan calls for aggressive investment in infrastructure and strategic coordination with municipalities to open up more buildable land.
In our area, where demand is driven by affluent buyers seeking second homes near private ski and golf clubs, this could help level the playing field for working families and those employed in hospitality, healthcare, and education. Local business owners have long warned that the lack of attainable housing is undermining their ability to hire and retain talent.
5. Expanding the Skilled Labour Pool
The real estate sector also faces a human capital bottleneck. Without enough skilled tradespeople, construction timelines drag and costs climb. Carney proposes ramping up training programs, streamlining immigration for trades, and embracing prefabricated building technologies.
For regions like South Georgian Bay, where smaller builders are the backbone of housing development, access to a reliable labour pool could accelerate both infill and greenfield projects.
Local Real Estate Challenges: A Case Study in South Georgian Bay
Real estate in South Georgian Bay reflects the broader affordability issues seen across Canada—but with some unique twists. Collingwood and The Blue Mountains have become desirable destinations for GTA residents looking for a weekend retreat or an early retirement lifestyle. With limited land, strong demand, and a recreationally focused economy, home prices have outpaced local wages by a wide margin.
This dynamic creates two conflicting trends: skyrocketing property values (great for owners and investors) and a shrinking pool of attainable housing options for teachers, nurses, restaurant workers, and tradespeople. The result is an unbalanced real estate market that risks hollowing out the full-time population and weakening the local economy.
Challenges to Implementation & Key Metrics to Watch
Of course, no plan is without obstacles. Carney’s strategy hinges on unprecedented cooperation across federal, provincial, and municipal governments—not always an easy task. Implementation will also require clear accountability and transparency.
Metrics to watch include:
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Reduction in average permit approval timelines
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Number of new serviced lots released annually
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Increase in rental and affordable housing starts
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Lower average development charges per unit
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Growth in construction-related employment and training enrollments
Tracking these KPIs will be essential to evaluating the plan’s success.
Conclusion: Real Estate with Purpose
Prime Minister Carney’s housing strategy is not just about economics—it’s about fairness, sustainability, and national competitiveness. For the South Georgian Bay real estate market, this plan could provide much-needed tools to restore balance between luxury and livability.
While execution will take time, the foundation is strong. And if these reforms are paired with local leadership and community engagement, there’s reason to believe that real estate in places like Collingwood and The Blue Mountains can become more inclusive and resilient—without sacrificing the character that makes them so desirable in the first place.