Canada’s cottage country is having its international moment. One-third (33%) of recreational real estate professionals say they’ve seen an increase in American buyers inquiring about cottages, cabins and chalets in their area over the past year. As demand softens across much of the market, this increase in American interest is hard to ignore. It leaves many wondering why U.S. buyers are exploring Canadian real estate despite the federal foreign buyer ban.
The reality is that the foreign buyer ban has never been the barrier many people think it is. Several economic and geopolitical trends have aligned to make Canadian recreational real estate especially appealing to buyers from the United States. Here’s what the data shows.
What the “33%” Measures
The 33% figure refers to the share of Royal LePage recreational property experts who observed an increase in American buyer interest. Interest is strongest in areas where lifestyle benefits align with financial advantages.
A Strong U.S. Dollar Meets a Stable Canadian Rate
Currency exchange rates are playing a major role in cross-border interest. With the U.S. dollar hovering between $1.37 and $1.39 CAD, American buyers gain a significant purchasing advantage. A $500,000 USD budget translates into roughly $685,000 to $695,000 CAD before any negotiations or discounts are factored in.
Financing costs further highlight the gap between the two markets:
- According to Freddie Mac, the average 30-year fixed mortgage rate in the U.S. was 6.52% as of June 11, 2026. Even with a slight weekly dip, rates remained high, supported by inflationary pressures from rising oil prices. Together with strong home prices, this keeps second-home ownership in the U.S. financially challenging.
- In Canada, the Bank of Canada has kept its policy rate at 2.25%. This stability has helped steady property values and made borrowing conditions more predictable.
Taken together, currency strength and a more stable rate environment give American buyers greater purchasing power, allowing them to buy more desirable properties in Canada.
The Ban That Doesn’t Apply to Cottages
In effect since Jan. 1, 2023, and extended through 2026, Canada’s Prohibition on the Purchase of Residential Property by Non-Canadians Act restricts foreign buyers from purchasing residential property in census metropolitan areas and census agglomerations. These areas generally refer to cities and larger urban centres.
A large share of Canada’s key cottage, coastal, and mountain resort markets sit outside these geographic limits, so they are not affected by the federal ban.
The Provincial Tax Patchwork
Permission to buy does not necessarily mean affordability. Even though most cottages are exempt from the federal ban, provincial foreign-buyer taxes still apply, and regional differences are large enough to shift where American buyers look.
Ontario
Tax Situation: 25% Non-Resident Speculation Tax (NRST), province-wide; +10% municipal tax in the City of Toronto
The Toronto municipal levy took effect Jan. 1, 2025, bringing the combined rate to 35% inside the city. The provincial NRST applies on the full purchase price.
British Columbia
Tax Situation: 20% Additional Property Transfer Tax (APTT), in designated regions only
Applies in Metro Vancouver, the Fraser Valley, the Capital Regional District, Nanaimo and the Central Okanagan district. Many recreational areas (e.g., the Gulf Islands, parts of Vancouver Island) fall outside these zones.
Nova Scotia
Tax Situation: 10% Provincial Deed Transfer Tax for non-residents
Doubled from 5% to 10% on April 1, 2025. Calculated on the higher of the purchase price or assessed value; a six-month relocation exemption applies for buyers who move to the province.
Quebec
Tax Situation: No provincial foreign-buyer surtax
Standard transfer (“welcome”) duties still apply, but the absence of a foreign-buyer surtax is a real draw for U.S. buyers eyeing the Laurentians and Eastern Townships.
Where American Buyers Are Looking
Atlantic Canada
Atlantic Canada leads the country in American buyer interest, with 54% of agents reporting increased inquiries from U.S. clients. Low entry costs and a large, accessible coastline drive the region’s appeal.
Quebec
Quebec’s appeal comes from two key factors: it avoids a provincial foreign buyer surtax and supports strong year-round tourism in regions such as the Laurentians and Eastern Townships.
Constrained supply from limited development and family-owned holdings keeps prices firm, while hybrid work is driving more professionals to transform seasonal chalets into fully connected homes.
Ontario & Muskoka
In 2025, single-family recreational prices in the province were nearly unchanged, while waterfront values dropped 5% to a median of $809,900. In Muskoka specifically, short-term rental rules have reduced investor interest.
Luxury demand remains stable, but overall market activity is expected to remain subdued through 2026, increasing negotiating power for buyers with strong financing.
British Columbia
British Columbia ranks second in Canada for American buyer interest, with 43% of agents reporting increased inquiries. Waterfront prices fell 14.8% in 2025, and stricter short-term rental rules have weakened investor activity. However, stable rates and tight supply are expected to support price stability through 2026.
What’s Driving American Buyers North
American demand for Canadian cottages is driven by a stronger U.S. dollar, stable Canadian interest rates and fewer practical barriers to ownership. Provincial tax differences still shape where interest concentrates, but the underlying demand is proving steady. In a market defined by limited supply, American buyers are helping support property values across many of Canada’s recreational regions.
Thinking about a cottage of your own while the market favours buyers? Explore recreational properties across Canada with Zoocasa and start your search today.
