For buyers at the $1M+ level — waterfront estates, private islands, and architect-designed properties — where financing, due diligence, and discretion all work differently than a standard purchase.
Key Tips
Mortgage default insurance isn't available on homes priced at $1.5M+ — financing above that is conventional only, typically requiring at least 20% down
Many high-end NS properties never reach public MLS — ask your agent about off-market or 'pocket' listings
Non-residents who don't establish NS residency within 6 months face an additional 10% Provincial Deed Transfer Tax
Estate-scale properties need specialized inspections beyond a standard home inspection — wells, septic, docks, pools, generators
Luxury and waterfront comparables are often limited — build extra time into your conditions for appraisal and financing
Days on market run longer at higher price points — use that time for thorough due diligence
Your Checklist
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