964 South Coast Drive waterfront

Your Lake Erie retreat

964 South Coast Drive

Prepared for Samuel & Theresa Wilson

Prepared by Jeff Thibodeau, Broker · REAL Broker Ontario Ltd. · March 27, 2026

Your Real Estate Market, Right Now

Waterfront properties east of Port Dover $400k–$600k — Last 6 months

Your Home

I've already done the research — here's what I found

964 South Coast Drive — beach at sunset
964 South Coast Drive, Nanticoke
$535,000
Purchased August 13, 2024
1
BED
1
BATH
601
SQFT
0.16
ACRES

Lake Erie waterfront cottage with direct beach access, south-facing exposure, private fire pit, rebuilt break wall, and glass railing staircase. Updated kitchen, bathroom, hardwood floors, shiplap walls, vaulted wood ceilings. Roof replaced 2020.

Vaulted ceiling, open concept
Deck with lake view
Front exterior
Beach and fire pit
Waterfront view
Drone aerial of shoreline
“
Jeff's Take
This is one of the most photogenic cottages in the segment. The quality, the waterfront setting, the fire pit — this property sells a lifestyle, not just square footage.

Your Numbers

Where the data says 964 South Coast Drive sits

Where the data says 964 South Coast Drive sits — comparable sales mapped to a price line.

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Jeff's Take
The comps cluster between $400K and $440K — but the outlier at $577K proves the ceiling exists for the right property. Your cottage is renovated, waterfront, and shows A+. The question is where to list — and that's what we'll decide together.

The Strategy

How we find the right buyer for 964 South Coast Drive

The profile of who's actually buying waterfront cottages in this price range right now.
🏡
The Golden Horseshoe Cottage Buyer
The couple searching for Lake Erie, not Nanticoke
35–55
Age
$200K+ household
Income
Dual income couple
Profile
✓ What They Want
✓Move-in ready — no renovation project
✓Direct waterfront with beach access
✓Within 90 min drive of Golden Horseshoe
✓Under $600K for a getaway property
✕ Dealbreakers
✕Major structural or foundation concerns
✕No water access despite 'waterfront' claim
✕Winterization required for year-round use
✕Environmental / erosion red flags
How 964 South Coast Matches Up
✓Move-in ready — updated finishes throughout
✓Direct waterfront with beach access
✓Under $600K price point
✓Fire pit, kayaks, lifestyle ready
△3-season only (not winterized)
△1 bed / 1 bath limits buyer pool
“
Jeff's Take
Your property checks 4 of the 4 priorities. The limitations — 1 bed and 3-season — narrow the pool but don't eliminate it. We need to reach the buyers who value waterfront lifestyle over square footage.

The Process

From today's meeting to closing day — every step, who does what

This Meeting
Today
Walk through the data, discuss strategy, align on goals and timeline.
You
•Share priorities & timeline
•Ask questions
Jeff
•Present market data & comps
•Listen & learn about the property
Exclusive Agreement
Next Step
Sign the listing agreement. This is the green light.
You
•Review & sign agreement
•Confirm list price
Jeff
•Prepare paperwork
•Set up MLS draft
Property Prep
Week 1–2
Declutter, clean, light staging. Camera-ready. That’s it.
You
•Declutter & deep clean
•Handle quick fixes
Jeff
•Provide staging checklist
•Coordinate staging help
Pre-Marketing
Week 1–2
Coming Soon on social, agent network teasers, building buzz before we go live.
You
•Share teasers with your network
Jeff
•Coming Soon campaign
•Agent outreach
•Social media teasers
Media Day
Week 2
Professional photography, drone aerials, video walkthrough, 3D virtual tour. The full package.
You
•Property ready for shoot
•Be offsite during media
Jeff
•Coordinate photo/video/drone
•Direct the shoot
Go Live
Week 2–3
Listed on ITSO + TRREB, syndicated everywhere, digital ads launched, lifestyle media pushed.
You
•Review the live listing
Jeff
•Dual-board MLS listing
•Launch digital ads
•Distribute to network
Showings
Weeks 3–6
Private tours with serious buyers. Feedback after every showing so you know what they’re saying.
You
•Keep property show-ready
•Be flexible on schedule
Jeff
•Coordinate private showings
•Relay buyer feedback
•Adjust strategy if needed
Offers
Anytime
Review every offer together. Negotiate terms, price, conditions. Your decision. My guidance.
You
•Review offers & decide
Jeff
•Present & explain each offer
•Negotiate on your behalf
Conditional Period
5–10 Days
Buyer completes inspection, secures financing, satisfies conditions. I stay on top of every deadline.
You
•Provide access for inspections
Jeff
•Track all deadlines
•Coordinate with buyer’s agent
•Resolve issues
✓
Closing Day
On Schedule
Keys change hands. Funds transfer. Done.
You
•Final walkthrough prep
•Hand over keys
Jeff
•Coordinate with lawyers
•Ensure smooth transfer

About Me

Local. Experienced. Backed by the best.

Jeff Thibodeau, Broker
Jeff Thibodeau
Broker · REAL Broker Ontario
•Born and raised in Brantford. My home for 45 years.
•Licensed Broker with 18 years in the local real estate market
•Prior careers in technology, marketing, and market research
•Married with two sons, 15 & 12
Benson Crew Real Estate Team
$6B+
Lifetime Sales
1,600+
Five-Star Reviews
50+
Professionals
•Largest REAL team in Canada, #1 by production in Ontario
•$600M in transaction volume across 2024–25
•One home sold every 7 hours
•Full in-house support: marketing, admin, legal coordination
•1,600+ five-star reviews — reputation built deal by deal
REAL Broker
29K+
Agents
US & CA
Coverage
REAX
NASDAQ
•Publicly traded technology-first brokerage (NASDAQ: REAX)
•29,000+ agents across the US and Canada
964 South Coast Drive waterfront
What's Next?
1. You hire me.
2. I get to work.
3. We get your home sold.