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Buying a House or Condo at Blue Mountain

Things To Know About When Buying Real Estate at Blue Mountain, Ontario

Buying a house or condo at the base of Blue Mountain Ski Resort can be a bit intimidating, so I have tried to simplify things by creating a web page to help. For more information or to tour the properties which are For Sale contact Greg Syrota.

1. Historic Snowbridge

Surrounded by Monterra Golf Course, Historic Snowbridge is a beautiful mixture of freehold homes, and 1 to 4 bedroom condos., Some of which have beautiful views the nearby ski slopes. This neighbourhood has its own private outdoor pool and hot tub, and all residents are apart of the Snowbridge Village Association, and Blue Mountain Village Association, so all residents have access to the Blue Mountain Shuttle Service and also the private Blue Mountain Beach in Craigleith.

Many condo owners purchase here as the zoning permits short term renting through the Blue Mountain Rental Program or other town approved Rental Programs.

2. Mountain Springs

If you want a true ski-in/ski-out location Mountain Springs Resort could be for you! You’re literally right at the base of Blue Mountain, and located beside the Toronto Ski Club and Collingwood Ski Club. Mountain Springs is an affordable condominium option if you are looking for a weekend getaway. Zoning does not permit full-time residency, as your length of stay can only be 120 days. So many owners decide to rent these condos through the on-site rental program and off set the carrying costs. On-site there are shared coin-operated laundry facilities, tennis courts, an outdoor pool, hot tub, plus a licensed restaurant inside the club house.As this condominium was built before the Blue Mountain Village Association was established. Some units are part of the Blue Mountain Village Association and some are not.

3. Wintergreen

Located next door to the Village At Blue, Wintergreen Offers fantastic views of Blue Mountain Ski Slopes and the 1st Fairway of Monterra Golf Course. Built in the late 80″s these condos offer good value. You’re located just outside the Village, so resale prices are lower yet you’re within easy walking distance to the ski slopes and the shops and restaurants located in the Village At Blue. There are no amenities here which helps to keep the condo fees low. These condos are also great for the investor as they are easy to rent. You can choose to enter into the Blue Mountain Rental Program or choose a licensed Third Party Rental Program like Lodges At Blue, or Royal LePage Trinity Realty Blue Mountain Location (formally TRI-W).As this condominium was built before the Blue Mountain Village Association was established. Some units are part of the Blue Mountain Village Association and some are not.

4. Mountain Walk

Mountain Walk is located just outside the Village At Blue but offers great value for the square footage when compared to the Village Condos. Residents are still within walking distance to the ski slopes in the Winter. In the Summer residents have access to an in-ground pool and you’re right next door to the first fairway at Monterra Golf Course. and the 1st Fairway of Monterra Golf Course. These condos are also great for the investor as they are easy to rent. You can choose to enter into the Blue Mountain Rental Program or choose a licensed Third Party Rental Program like Lodges At Blue, or Royal LePage Trinity Realty Blue Mountain Location (formally TRI-W).

As this condominium was built before the Blue Mountain Village Association was established. Some units are part of the Blue Mountain Village Association and some are not.

5. Rivergrass

Built in 2003 Rivergrass Condominiums offer 2 and 3 bedroom floor plans. Located just outside the Village At Blue Rivergrass residents can enjoy access to an in-ground pool in the Summer time, and you’re within walking distance to the Village At Blue. These condos are also great for the investor as they are a popular rental on the Blue Mountain Rental Program. All units here are part of the Blue Mountain Village Association so you can enjoy the local shuttle service, discounts in the village, and the private Blue Mountain Beach in the Summertime too!

6. Sierra Lane

Sierra Lane which was built in the late 1980’s is a popular location. Also just outside the village core, there’s no outdoor pool here but you’re a short walk to the nearby Amenities at “Blue”. These condos are also great for the investor as they are easy to rent. You can choose to enter into the Blue Mountain Rental Program or choose a licensed Third Party Rental Program like Lodges At Blue, or Royal LePage Trinity Realty Blue Mountain Location (formally TRI-W).

As this condominium was built before the Blue Mountain Village Association was established. Some units are part of the Blue Mountain Village Association and some are not.

7. Chateau Ridge

One of the true Ski In – Ski Out locations at Blue Mountain is Chateau Ridge. It too was built in the late 1980’s and is also just outside the village core, there’s no outdoor pool here but you’re a short walk to the nearby Amenities at Blue Mountain. These condos are also great for the investor as they are easy to rent. You can choose to enter into the Blue Mountain Rental Program or choose a licenced Third Party Rental Program like Lodges At Blue, or Royal LePage Trinity Realty Blue Mountain Location (formally TRI-W).

As this condominium was built before the Blue Mountain Village Associtation was established. Some units are part of the Blue Mountain Village Association and some are not.

Blue Mountain Village Association (BMVA) 

Depending on the location and when the condominium was built, some are associated with the Village Association and some are not. 

Member Condominiums  – 
All properties in the Village core (Grand Georgian, Weider Lodge, Seasons At Blue, Mosaic At Blue, Westin Trillium House), Historic Snowbridge, Second Nature, Rivergrass, Monterra Ridge are mandated to become members by a special Ontario legislation, Bill Pr14, An Act Respecting Blue Mountain Village Association passed in 1999.

Condominiums that may or may not be BMVA members – Mountain Springs Resort, Chateau Ridge, Cachet Crossing, Mountain Walk and Winter Green have chosen to join the BMVA.

FAQ

Why do many condominium owners join the Blue Mountain Village Association?

Mainly it’s because of the Short Term Rental Tax Benefits. Membership in the BMVA   meets the test for reclassification of property tax class for properties in short-term rental programs from Commercial to Resort Condominium.  In The Blue Mountains, the rate for Resort Condominium is equivalent to the rate of Residential.  Commercial is typically double the rate of Residential; therefore, annual cost savings from this property tax change for members is significant.

Why are some Blue Mountain Condominiums BMVA Members and some are not?

Older condominiums like Wintergreen Place were built around 1988, which was before the Village Association was established. Since then, some home owners have joined the Village Association due to the benefits and some have not. If you decide to join the Village Association, registration goes on the title of the property and cannot be removed and annual fees apply. Before buying a Blue Mountain condominium it is smart to ask if owners are BMVA members, as there is an additional cost at closing too.

Buying or Selling - Preliminary Documentation

  • At least 10 business days prior to the confirmation of a firm purchase and sale agreement pertaining to a property in the Village core, Historic Snowbridge, Rivergrass, Monterra Ridge, Mountain Springs Resort, Mountain Walk, Winter Green, Cachet Crossing or Chateau Ridge, a Status Certificate Request Form must be completed by the purchaser’s representative to the Blue Mountain Village Association (“VA”) to provide the necessary documents that pertain to the transaction.  The request will include the name, address, telephone number of the potential purchaser and their legal counsel, as well as, the anticipated closing date and purchase price.
  • A cheque payable to the VA for $30. (plus HST) for the Status Certificate, Members’ Guide and related discovery documents must be received prior to provision of these discovery documents.
  • The VA will prepare for  the purchaser’s representative:
  • Status Certificate, in triplicate which contains disclosure information regarding the VA and the status of the property;
  • Most recent VA Annual Report including audited financial statements;
  • Copies of any correspondence sent to Members during the current fiscal year;
  • VA Members’ Guide which outlines the organizational and financial structure of the VA and its functions; including the General Bylaw and Blue Mountain Village Association Act; and
  • Membership Information Form which is required for to complete the member’s registration.

Buying or Selling - Documentation On Or Prior Confirmation of a Firm Purchase nd Sale Agreement

  • The Status Certificate, Membership Information Form, Members’ Guide, Annual Report and copies of any VA member correspondence must be delivered to the purchaser.
  • The purchaser must sign the acknowledgement on the first page of the Status Certificate confirming receipt.
  • Any changes in closing date or other information previously provided to the VA must be advised.

Buying or Selling - Documentation Upon Closing

  • If the closing occurs after one month from issue of the Status Certificate, the VA will provide a Status Certificate Update at no charge for delivery to the purchaser if requested.
  • The purchaser’s legal counsel must promptly deliver the following to the VA immediately upon closing:
  • A cheque payable to the VA for the Entry Fee referred to in item 3 of the Status Certificate together with applicable HST;
  • A copy of the land transfer tax affidavit to evidence the purchase price amount upon which the Entry Fee is based and to confirm name registered on title to the property. (Note: While the purchaser is primarily liable to pay the Entry Fee, the vendor is jointly and severally liable for it.  Therefore, the vendor legal counsel must ensure that on closing the fee is paid.);
  • Any unpaid Basic or Rental Royalty Fees noted on the Status Certificate will have to be resolved between the vendor and purchaser prior to closing and an adjustment made on the Statement of Adjustments with remittance forwarded to the VA for the outstanding amount(s);
  • One signed copy of the Status Certificate acknowledging receipt; and
  • Completed Member Information Form.

Future Requirements

  • The Basic Fee (plus HST) referred to in paragraph 2 of the Status Certificate is payable in equal quarterly installments in advance within 5 days of the first day of January, April, July and October.
  • If the transaction involves an Undeveloped Lot, the Basic Fee is not payable until the home being built has been substantially completed. The purchaser must arrange to have the VA notified of substantial completion and have the plans delivered to the VA office so that the square footage can be calculated for determining the Basic Fee.
  • If the unit is rented, a 2% Rental Royalty fee is payable monthly in arrears by the 15th of the next month.  If the unit is in the BMR rental program, it is the responsibility of the owner to pay 1% and it is the responsibility of the rental manager to pay 1% of all revenue generated from the rental of the unit.  The manager is responsible for remitting the full 2% Rental Royalty Fee to the VA on behalf of both parties. (Note:  Blue Mountain Resort and Westin Trillium House charge this fee as a Village Amenity fee to the paying guest; therefore, relieving both parties of this fee.)  If the unit is not in a rental program, it is the responsibility of the owner to remit the full 2% Rental Royalty fee to the VA.  
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