Prince Edward County, Ontario  ·  Buyer's Resource

Your Complete Guide
to Buying in The County

From your first question to keys in hand — everything you need to know about buying real estate in Prince Edward County, written honestly.

Walk Me Through It Talk to Jake
PEC Local Knowledge
Licensed Since 2016
Rural & Waterfront Specialist
No Pressure. No Jargon.
The Process Buying in PEC Financial Programs FAQ Browse Properties Trusted Partners Book a Call

Step by Step

How Buying a Home
Actually Works

No jargon. No skipped steps. Here's what the process looks like from start to finish — and where Jake fits in.

Before You Search

Know Your Budget — Get Pre-Approved

Before you fall in love with a property, talk to a mortgage broker or lender. Pre-approval tells you exactly what you can spend and shows sellers you're serious. It also helps Jake narrow down the search to properties that actually work for you. If you're a first-time buyer, there are also programs that can meaningfully impact your budget — covered below.

Define What You Want

Get Clear on What You're Looking For

Property type, acreage, location within the County, lifestyle needs, deal-breakers. In PEC this matters more than most places — rural, waterfront, village residential, and hobby farm properties all come with very different considerations, costs, and due-diligence checklists. Jake will help you think through what actually fits your life, not just what looks good on Realtor.ca.

Connect

Reach Out to Jake — No Obligation

A short conversation is all it takes to get started. Jake will listen, ask the right questions, and give you an honest read on the market. If you're early in the process, that's fine — he's helped plenty of buyers who were months out from being ready and were glad they started the conversation early.

The Search

MLS Listings — Plus What Doesn't Show Up Online

Jake monitors active inventory daily. You'll get alerts on anything that fits your criteria, and he'll personally flag properties he thinks are worth a look. In a market like PEC, some opportunities move fast — having someone watching on your behalf matters. He also has visibility into off-market situations that never hit the public listings.

Showings

See It in Person — Jake Walks It With You

In-person or virtual showings arranged on your schedule. Jake will walk the property and point out what matters — structure, drainage, access, what the neighbours are doing, and anything that would affect your offer or your due diligence. This is where local knowledge and a background in trades work comes in. He knows what he's looking at.

The Offer

Making a Competitive, Clean Offer

Jake will prepare the offer and walk you through every clause. He'll advise on price based on comparable sales, market conditions, and what he knows about the property. He'll also recommend appropriate conditions — home inspection, well/water testing, septic, financing — to protect you without unnecessarily weakening your position.

Due Diligence

Conditions, Inspections & What to Actually Check

This is where buyers in PEC need to pay close attention — especially on rural properties. Water testing, septic inspection, zoning checks, road access confirmation, survey review. Jake will coordinate with your inspector and lawyer, and flag anything that needs a second look before conditions are waived.

Closing Day

Keys in Hand

Your lawyer handles the legal transfer and title registration. You'll cover your down payment, closing costs (land transfer tax, legal fees, title insurance), and any adjustments. Jake stays available right through to closing day — and beyond.

What Makes PEC Different

Buying Rural Property —
What to Know Before You Offer

Prince Edward County is largely rural, and rural properties come with a different due-diligence checklist than a typical city home. Here's what to have on your radar.

Well & Water

If the property has a drilled or dug well, always include a water test as a condition. Test for bacteria, nitrates, and any other region-specific contaminants. Flow rate matters too — especially on properties with high demand or older wells.

Septic System

Most rural properties in PEC are on private septic. Have it inspected and pumped — ask when it was last serviced. Replacing a septic system is a significant cost if it's at end of life. The inspection report from the seller (if available) is a good starting point, but get your own eyes on it.

Zoning & Official Plan

What you can do with a property depends on its zoning. Agricultural, rural residential, RU — each has restrictions on what can be built, subdivided, or operated commercially. If you're planning to farm, add an accessory dwelling, or run a short-term rental, check zoning first. Jake can help navigate this.

Road Access & Maintenance

Not every road in PEC is municipally maintained year-round. Some properties are on private laneways or seasonal roads — important to understand if you plan to live there full-time. Ask who plows the driveway in winter, and whether access is shared with others.

Hydro & Heating

Some rural properties are not on the hydro grid and rely on generators, solar, or propane. Others are on Hydro One but at the end of a long rural line. Ask about heating fuel — propane, oil, wood, electric — and request energy cost estimates for the past year if available.

Survey & Boundaries

Older rural properties may not have a recent survey on record. Without one, you're relying on older documentation to define exactly what land you're buying. Jake will flag when a survey is advisable and can recommend when to make it a condition of the sale.

Short-Term Rental Licensing

PEC has an STA licensing program. If income potential matters to your purchase decision, confirm the property is eligible for a licence, and understand the current cap system. Jake has direct experience running a short-term accommodation and knows this file well.

Home Inspection

Always worth it. In rural PEC, pay particular attention to foundations (many properties are older, some with stone or block foundations), roofs, insulation, and any additions or outbuildings that may have been built without permits. A good inspector is worth their weight in what they find — and what they don't.

Money & Financing

Programs That Can Help
With Your Purchase

There are several federal and provincial programs available to buyers — especially first-time buyers. Here's what's currently on the table and what each one actually means for you.

Federal — First-Time Buyers

First Home Savings Account (FHSA)

Up to $40,000

A tax-free savings account specifically for your first home. Contributions are tax-deductible (like an RRSP), and withdrawals for a qualifying home purchase are tax-free (like a TFSA). You can contribute up to $8,000 per year, up to a lifetime maximum of $40,000.

Best used as early as possible — opens up immediately at a bank or broker.
Federal — First-Time Buyers

Home Buyers' Plan (HBP)

Up to $60,000

Lets you withdraw up to $60,000 tax-free from your RRSP to use toward your first home down payment. The amount must be repaid to your RRSP over 15 years. Couples can each use the HBP — up to $120,000 combined from two RRSPs.

Requires 90-day holding period in RRSP before withdrawal.
Federal — Tax Credit

First-Time Home Buyers' Tax Credit

Up to $1,500 back

A $10,000 non-refundable tax credit available in the year you buy your first home. At the 15% federal tax rate, that translates to up to $1,500 back on your tax return. Easy to claim — filed on your T1 for the year of purchase.

Both partners can claim it if both qualify as first-time buyers.
Ontario — Land Transfer Tax

Ontario LTT Rebate

Up to $4,000

First-time buyers in Ontario can receive a full rebate of the Ontario land transfer tax up to $4,000. On a home priced under ~$368,000, the rebate covers the entire tax. On higher-priced homes, it reduces the amount owed. Applied at closing through your lawyer.

Must be a Canadian citizen or permanent resident; must occupy the home.
Ontario — New Construction

New Home HST Rebate

Significant savings

If you're buying a newly built home in Ontario under $1,000,000, a rebate removes the full 13% HST on the purchase price as of April 1, 2026. This is a meaningful reduction in the effective cost of a new build and applies to most new construction scenarios.

Applies to primary residences; confirm details with your lawyer.
Federal — Down Payment

Minimum Down Payment Rules

5% – 20%+

In Canada, the minimum down payment is 5% on homes up to $500,000, scaling to 10% on the portion between $500K and $1.499M. Under 20% requires CMHC mortgage insurance. For investment or rural properties, lenders may require higher minimums — confirm with your broker.

CMHC not available on homes over $1.5M — requires 20% down.

Program details are current as of 2026. Eligibility criteria apply. Always confirm specifics with your mortgage broker and lawyer before making purchasing decisions.

Common Questions

What Buyers in PEC
Usually Ask

As a buyer in Ontario, having your own agent costs you nothing directly — the agent's commission is handled through the transaction. More importantly, having representation means someone is working exclusively for your interests. The listing agent works for the seller. Jake works for you — reviewing the property, advising on offer strategy, and flagging anything you should know before you commit.
It depends on the property type and price range. Well-priced residential properties in the villages can still generate strong interest quickly. Rural and vacant land properties tend to sit longer and offer more room to negotiate. Jake will give you an honest read on what comparable properties have actually sold for — not just what's listed — before you make an offer.
Budget roughly 1.5–4% of the purchase price for closing costs, depending on the transaction. This typically includes Ontario land transfer tax (offset by the first-time buyer rebate if applicable), legal fees and disbursements ($1,500–$2,500 is common), title insurance, and any home inspection fees paid during conditions. Your lawyer will provide a final statement before closing day.
PEC has a Short-Term Accommodation licensing program that regulates this. Not every property is eligible, and the cap system limits the number of licences in certain areas. Before buying with STA income in mind, confirm the property's current licence status (if any), its eligibility, and the municipality's current rules. Jake runs his own STA and can walk you through this honestly.
A dug well is a shallow, hand-excavated well — typically older, more susceptible to surface contamination, and more likely to run low in dry summers. A drilled well goes much deeper into bedrock and is generally more reliable year-round. Both require water testing. On older PEC properties, dug wells are common. Jake will flag well type on any property and advise on the appropriate testing to include as a condition.
From the time you make an accepted offer, closing typically takes 30–90 days depending on what's negotiated. The search itself can take anywhere from a few weeks to several months — it depends on the market, what you're looking for, and how selective you are. Some buyers find the right property on their first showing; others take a year. Jake will keep an active eye on the market the whole time so you don't miss the right one.
Yes — Jake works with many buyers from the GTA and beyond who can't always be on-site. He can do video walkthroughs, send detailed photos and notes, and give you a thorough rundown on the neighbourhood, the road, the property's history, and the surrounding area. He'll be your boots on the ground until you can get here in person for the properties you're serious about.

Start Your Search

Every Type of
County Property

Whether you're drawn to the water, looking for land, or ready to put roots down in one of the villages — Jake can find it. Browse active listings on the eXp Realty platform.

Lifestyle Buy

Waterfront & Cottage

Lake Ontario, the Bay of Quinte, Sandbanks — direct water access with serious lifestyle upside.

Browse Listings
Rural & Acreage

Farms & Vacant Land

Hobby farms, raw land, and country estates. Jake specializes in rural due diligence — wells, zoning, road access, and what to look for before you offer.

Browse Listings
Residential

Village & Town Homes

Picton, Wellington, Bloomfield — walkable villages with character homes, good bones, and real community.

Browse Listings

Trusted Partners

People Jake Works With
& Recommends

Buying a home requires a team. Jake works with a network of trusted local professionals — ask him for a personal referral to any of the following.

Mortgage

Mortgage Broker

Access to multiple lenders, better rates than going direct, and someone who works for you — not the bank. Jake can connect you with a broker he trusts.

Legal

Real Estate Lawyer

A good real estate lawyer handles your title search, closing documents, and any issues that arise during due diligence. Jake can recommend local counsel familiar with PEC properties.

Inspections

Home Inspector

Jake works with experienced inspectors who know rural properties — foundations, septic access, wells, older construction. He'll recommend the right one for your property type.

Water Testing

Water Testing Lab

For any property on a well, water testing is essential. Jake can point you to a certified testing service and help you understand what the results mean for your decision.

Insurance

Home Insurance

Rural properties — especially those with wood heat, older electrical, or seasonal access — can be harder to insure. Jake can connect you with an insurer familiar with County properties.

Moving

Movers & Trades

Whether you need a mover, a contractor, or someone reliable for post-purchase work, Jake's been working with local trades in the County long enough to know who does good work.

These referrals are based on Jake's personal experience — not paid arrangements. Ask Jake directly at (613) 471-0960 or via the form below.

Jake Bergeron, Sales Representative — eXp Realty
10+ Years in Real Estate

Your Agent

Jake Bergeron —
The County Is Home

"I grew up outside of Picton on my parents' animal sanctuary. I know these roads, this land, and what you need to ask before you sign anything."

Before real estate, Jake spent 15 years as a Journeyman Ironworker. He knows exactly what he's looking at when it comes to construction, structure, and trades work. Now he lives on a straw bale homestead with his wife and three kids, runs a short-term accommodation, and helps buyers find their own piece of the County — without the pressure or the spin.

  • Sales Representative, eXp Realty — licensed since 2016
  • Specialist in rural, waterfront, and vacant land properties
  • Active STA operator — knows the short-term rental landscape firsthand
  • Serving Prince Edward County, Hastings & Northumberland
Work With Jake Buyer Landing Page

Ready to Start

Book a Free
Buyer Consultation

No pressure, no pitch. Just a conversation about what you're looking for and whether Jake is the right fit. Most buyers find one call is enough to get a clear sense of what's realistic, what to watch for, and what their next step should be.

Phone / Text (613) 471-0960
Service Area Prince Edward County & surrounding region

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