Own in Ontario’s Top Four-Season Resort Communities
We help families and second-home buyers find the right place in Ontario’s four-season resort communities, whether that is a weekend retreat, a ski-season base, or a future full-time home. We provide concierge-level guidance across Muskoka Bay Resort, Horseshoe Valley, Blue Mountain Village, and Deerhurst Resort.
Four-season resort living just one hour from Toronto. Ski, golf, bike, and hike, with a professionally managed rental program and strong year-round demand.
Resale condos and new luxury hotel-residences in the Village at Blue Mountain, with an optional, professionally managed rental program that can help offset carrying costs.
Yes. Muskoka Bay, Horseshoe Valley and Blue Mountain all offer professionally managed rental programs. Each is opt-in, meaning you choose when your suite is available and when it’s reserved for personal use. We can walk you through how each resort’s rental program works and connect you with a mortgage professional for financing questions.
Financing for resort and recreational properties can work differently from a standard home purchase. We refer financing questions to a mortgage professional who knows this market, and we are happy to make that introduction.
Fees vary by resort and unit type, but generally cover building insurance, common area maintenance, amenity access, and utilities in some cases. Blue Mountain Village units also carry a 2% Village Association entry fee on closing and an annual fee of approximately $1.08 per square foot. We provide full fee breakdowns for every property before you make any decisions.
Pre-construction lets you lock in today’s pricing with a staged deposit structure, typically over 12 to 18 months, with occupancy 1 to 2 years out. Resale properties are move-in or rental-ready immediately, with a known rental history. Muskoka Bay, Horseshoe Valley and Blue Mountain all offer both options. The right choice depends on your timeline and how you plan to use the property. We’ll walk you through the numbers on both.
Every real estate purchase at Muskoka Bay Resort includes the golf or social club initiation fee, valued at approximately $60,000. This grants access to the Doug Carrick-designed championship 18-hole course, the 17,000 sq ft Clifftop Clubhouse, infinity pool, fitness studio, spa, and on-site dining at the Cliffside Restaurant. The membership is included regardless of whether you join the rental program.
Muskoka Bay’s in-house rental program is fully managed. The resort handles bookings, guest services, and housekeeping on your behalf. You decide which periods you want to use personally and the resort rents the unit the rest of the time. Participation is optional but a popular way for owners to offset costs while maintaining personal use of their property.
Horseshoe Resort manages the rental program in-house. Owners receive 50% of adjusted rental revenues generated from their suite. Participation is optional and requires purchasing the resort’s furniture package. You specify your personal-use periods and the resort takes care of the rest. If you prefer to rent independently, a minimum six-month tenancy is required outside of the resort program.
Horseshoe Valley Resort has an 18-hole golf course on-site, available to owners and guests on a pay-to-play or membership basis. Golf membership is not included with the purchase price, but owners enjoy the convenience of tee times steps from their door. Overnight resort guests also receive a discount off posted green fees.
Village condo owners who opt into the BMVA rental program participate in a rental pool. For every night your suite is available and not in personal use, you receive a share of the revenue generated across your building that night. Owners can use their suite for up to 10 nights per month (6 nights in the Westin Trillium House). The program is managed by Blue Mountain Resort and is one of the most active rental programs in Ontario, supported by over 3 million annual visitors to the resort.
Village condo purchases are subject to a one-time 2% Village Association entry fee on closing, plus an annual fee of approximately $1.08 per square foot payable quarterly. The BMVA uses these funds for destination marketing, events, the free resort shuttle, landscaping, snow removal, and maintenance of all public Village spaces. HST applies to Village purchases but may be deferred by registering for HST and joining the rental program, which most owners do.
Ready to Explore Resort Real Estate?
Get in touch for personalized recommendations across Muskoka Bay, Horseshoe Valley, Blue Mountain, and Deerhurst.
Will Hoff is an RSPS-certified Sales Representative based in Collingwood, Ontario, and co-founder of Resort Residential with Marty Larkey. He is the Head of Sales for Freed Blue Mountain and serves buyers across Blue Mountain Village, Muskoka Bay Resort, Horseshoe Valley, and South Mississauga.
Resort Residential Real Estate
Blue Mountain and Ontario Resort Real Estate
Will works with buyers across Blue Mountain Village, Muskoka Bay Resort, and Horseshoe Valley. He is the Head of Sales for Freed Blue Mountain, a new luxury hotel-residence development in the heart of Blue Mountain Village, with Winter 2028 occupancy.
Will also serves buyers and sellers in South Mississauga and Port Credit, one of the GTA’s most sought-after lakeside communities.
Resort Real Estate, Done Right
Buying a resort property is different from a standard residential purchase. Rental programs, condo fees, Village Association structures, HST implications, and zoning all factor into the decision.
Will helps clients cut through the complexity, whether they are buying a weekend retreat, a ski or golf base for the family, or a place they plan to spend more time in later. His approach is relationship-first: low-pressure, highly informed, and always focused on helping clients make confident decisions.
Why Work With Will?
Focused exclusively on resort residential and luxury real estate in Ontario
On site at Freed Blue Mountain Thursday through Sunday
Works through rental programs, BMVA fees, pre-construction deposit structures and HST questions with every buyer
Experienced in off-market transactions, relationship-driven sales, and complex negotiations
Part of the Resort Residential team alongside Marty Larkey, covering all three Ontario resort markets
Areas of Focus
Freed Blue Mountain New luxury hotel-residences in Blue Mountain Village. Winter 2028 occupancy
Blue Mountain Village Resale condos, townhomes, and chalet properties
Muskoka Bay Resort Golf resort homes, villas and suites in Gravenhurst
Horseshoe Valley Four-season resort condos and homes in Oro-Medonte
Port Credit & South Mississauga Luxury resale and waterfront-adjacent properties
Resort Residential Pre-construction and resale across Ontario’s resort communities
Will Hoff is a Sales Representative with PSR Brokerage. Serving buyers and sellers across Blue Mountain Village, Collingwood, The Blue Mountains, South Georgian Bay, Muskoka Bay Resort (Gravenhurst), Horseshoe Valley (Oro-Medonte), Port Credit, and South Mississauga, Ontario.
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Marty Larkey is a resort residential real estate specialist with deep roots in Muskoka. Co-founder of Resort Residential alongside Will Hoff, he serves buyers and investors at Muskoka Bay Resort, Horseshoe Valley, and across Ontario’s top four-season resort communities.
Resort Residential Real Estate
Muskoka Bay & Horseshoe Valley Resort Real Estate Specialist
For Marty Larkey, Muskoka isn’t just a market — it’s home. Growing up spending summers at his family cottage, Marty has watched the region transform into one of Canada’s most desirable four-season destinations. Today he channels that lifelong connection into helping buyers find their own piece of it, whether that’s a golf resort villa at Muskoka Bay, a resort condo at Horseshoe Valley, or a waterfront property in cottage country.
Marty is co-founder of Resort Residential, a specialized platform covering Ontario’s top resort markets alongside partner Will Hoff.
From Weekend Getaway to Year-Round Life
Remote work has reshaped how families live, and more buyers are turning seasonal escapes into permanent lifestyle upgrades. Marty helps clients navigate that transition with clarity, whether they’re buying their first resort property or building a portfolio across multiple communities.
His approach is calm, patient, and deeply informed. He listens first, then guides, making a process that can feel complex feel entirely manageable.
Why Work With Marty?
Lifelong connection to Muskoka — firsthand knowledge of the communities, the seasons, and the lifestyle
Deep expertise in Muskoka Bay Resort ownership, rental programs, and the $60,000 golf membership inclusion
Strong knowledge of Horseshoe Valley rental programs, condo structures, and four-season demand
Calm, no-pressure approach with exceptional listening skills and honest guidance
Part of the Resort Residential team alongside Will Hoff, covering all three Ontario resort markets
Areas of Focus
Muskoka Bay Resort Golf resort homes, villas & investment suites in Gravenhurst — $60K membership included
Horseshoe Valley Four-season resort condos and homes in Oro-Medonte, one hour from Toronto
Muskoka Waterfront Cottages and waterfront homes in Gravenhurst, Bracebridge, and surrounding Muskoka
Blue Mountain Village Resort condos and pre-construction suites alongside Will Hoff
Pre-Construction New resort developments across all three markets with staged deposit structures
Resort Investment Rental program analysis, ROI strategy, and income property guidance
Marty Larkey is a Sales Representative with PSR Brokerage. He serves buyers and sellers across Muskoka Bay Resort (Gravenhurst), Horseshoe Valley (Oro-Medonte), Bracebridge, Bala, Blue Mountain Village, and Ontario’s top four-season resort communities.
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