Thinking of Buying Real Estate?

Helping Buyers make their real estate dreams a reality in and around Collingwood and the Blue Mountains

You’re checking out Realtor.ca and going to Open Houses – so why do you need a Buyer’s Agent?  Buyers don’t pay for their agents, the Buyers Agent splits the commission with the Sellers’ Agent when the house is sold.  For FREE you have an agent who is working for you and your interests, providing insider knowledge and negotiating on your behalf.  My mission is to provide my Buyer clients with an exceptional, full-service experience from start to finish and beyond!  I aim to exceed expectations every step of the way.  Last, but not least, while I provide professional service, it is my mission to make what can be a stressful experience as fun, efficient and enjoyable as possible.

My Services For Buyers


Get an edge on the market, with off-market options.  Based on your preferred location, style of home, price range, and other important factors, I will provide you with immediate, real-time, priority access to all properties that meet your criteria!  


My Buyer experience is a free service.  There is no obligation to buy or even book a showing.  You will receive daily emails of all properties that match you specific criteria.


I communicate with you on your schedule.  Daily? Weekly? As soon as a listing hits the market?  We’ll customize communication so you receive updates at your own speed.


My team can ensure you are financially pre-qualified through our in-house Mortgage Broker, who will arrange a mortgage with the best possible rates and terms

True Representation

As a Buyer agent, I’m a true advocate, having only my buyer’s best interests in mind.  I keep your priorities, goals, and budget in mind through every step of the buyer experience.

Offer Strategy

I will educate and advise you on an offering strategy based on current market conditions in order to achieve the best results

Get My Home Buyer's Guide

Buying a home can be a daunting process, but it doesn’t have to be!  It’s my mission to make what can be a stressful experience as fun, efficient and enjoyable as possible.  Get started with My Home Buyer’s Guide.  

No Obligation
property Search

There is a property out there that fits your Dream Home description!  We just have to find it.  Search homes in your ideal neighbourhood and you’re one step closer to living the dream in Southern Georgian Bay!  

No obligation… just consider it window shopping!

Learn More About Buying

Want to learn more about buying real estate in and around Collingwood and The Blue Mountains. Check out these articles and videos.


https://youtube.com/shorts/rYQ6CuGdVbMAre you a new homebuyer or an investor pondering the HST...
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Can a Buyer get out of an Accepted Offer?

https://youtube.com/shorts/L_kYymmmOSE?si=C-iP8-LzfFCJBmbRYou've eagerly signed on the dotted line,...
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What is TRESA and how is it changing the Real Estate Industry?

https://youtube.com/shorts/TYI8ym8w_ro?si=Yatc1rSUIkNMfdjwRemember the intense bidding wars of the...
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Have Questions About Buying?

Check out our FAQs for buying real estate in Happyville, USA.

There are real advantages to being a pre-approved buyer:

  • You will know what you can afford and be able to confidently put in an offer that fits your budget.
  • A pre-approval could potentially save you money by ‘locking in’ a favourable rate, typically guaranteed for 90-120 days.  If interest rates go down in that time, you can still have access to the lower rate offer.
  • Give yourself an edge. Having a pre-approval demonstrates to sellers that you are a serious buyer with a confirmed financial plan.  This can help when negotiating your home purchase.

Before you buy a property, it is wise to have it inspected by a qualified professional property inspector.  The cost will be $400 and up depending upon the inspector and the size of the property.  In addition to a Home Inspection, the property may also need a Septic Inspection, a Well Inspections and water potability tests or a WETT Inspection of the fireplace.  We can provide trusted local inspector recommendations.   

If you’re a first time buyer, most or all of the land transfer tax can be rebated. 

First, here’s how to calculate the taxes:


Ontario Land Transfer Tax Calculation


0.5% of the first $55,000 of the purchase price

1.0% of the next $195,000 of the purchase price

1.5% of the next $150,000 of the purchase price, and

2.0% of the balance of the purchase price (for residential properties).

For Real Estate in Toronto, there is an additional Toronto Land Transfer Tax.

Your offer was accepted and you’ve submitted the initial deposit upon acceptance.  Now what?  During the lawyer meeting, you’ll be asked to provide a cheque that will include your down payment, adjustments and any other accrued costs, less the initial deposit.  Closing costs incurred on the day of closing include:

  • Down payment
  • Mortgage Insurance
  • Land transfer tax
  •  Adjustments
  • Lawyer Fees
  • HST (if applicable)

Congratulations!  The long awaited day is finally here! 

Before you officially close, I recommend a final walkthrough where we check all appliances, garage door openers, central vac, hot tub and pool equipment to ensure everything is in working order.  If something isn’t in good working order, we will communicate with lawyers and the Selling Realtor immediately to find a solution.

Once the sellers’ lawyer has received the funds on closing day, you’ll receive your keys to your new home, either at your lawyers office, your realtor’s office or via a lockbox on the house.  The time of day your home closes varies, so I always recommend moving in at least one day after closing.  Booking any moving services on closing day is not recommended.  

Once you arrive at your new home, replace locks and check fire alarm and CO detector batteries for safety.

Enjoy your new home!

What My Clients Have to Say

Emily is not just a realtor; she's a true partner in your home-buying/ renting journey. Her commitment to detail and unwavering dedication to ensuring your family finds the perfect living space sets her apart. Emily's always one step ahead, and her ability to go above and beyond for her clients is remarkable. She makes the complex process of securing a home feel seamless. If you're looking for a real estate agent who truly cares and delivers results, Emily is the one you want by your side. Truly no one more helpful. Thank you Emily!!
by Jazmin Ross
Tenant Client
Emily made all of the difference in our housing situation. We were able to secure our dream home within our budget which simply would have been impossible without her extra care and expertise. She gave us honest advice and put our needs first. We're so grateful!
by Mallory Hazlett
Tenant Client
Emily was so friendly and helpful not only with our search but also in general information in the surrounding area. She guided us through the process and took time to explain everything. This was more work for her as we are moving from abroad so had lots of questions and need more help than most probably. She arranged a very well planned set of visits to ensure that we saw all the properties we needed to in the most efficient manner. I would highly recommend her to anyone.
by Ben and Lucy Faulkner
Tenant Clients
Emily was the first and only agent that helped me when looking for my new home. She gave me honest advice, and went above and beyond. She's incredibly attentive to the needs of her clients, and treats her clients like family. I would highly recommend Emily to anyone! Thank you Emily
by Breanne Morrow
Buyer Client
Emily was the perfect fit as a realtor for us. She lived in the neighbourhood and knew the area from personal experience. Emily was able to cover every point from media exposure, staging and even offered a house cleaning. Her communication was over and beyond expectations. She was able to guide us through the process and offered suggestions for both lawyers / mortgage brokers. Highly recommend Emily Deane as a representative of Bosley Real Estate, and look forward to working with her to find our next home.
by Jennifer & Steve McQuarrie
Seller Clients
Emily was very responsive, personable, and provided clear communication and solid advice. Fantastic local Realtor.
by Branko Alilovic
Landlord Client
I have had the pleasure of working with Emily and have never experienced such professionalism and attention to detail. I have owned properties all across Canada and find it difficult when moving to a new area to trust a real estate agen. I usually find myself doing a lot of the leg work to understand an area and struggle to see the value in using an agent. But not with Emily... Emily is the kind of agent that works hard and educates the client on the market conditions, understanding rental rates and much more! She gives you a sense of confidence that you're making the right decision with your capital. If you're looking for a place in the Collingwood/Thornbury/Medford area then I highly recommend working with Emily.
by Spencer Luces
Buyer Client
124 Orchard Drive, Thornbury
Huge Thank You to Emily Deane of Bosley Real Estate for her patience and professionalism working with us to sell our home! She went above and beyond our expectations with her personal touches and knowledgeable advice. If you are looking for an agent that understands and respects your needs during the emotional journey of selling your home, we highly recommend Emily - she is awesome!! Thanks for everything!
by Karen Dobson
Seller Client
We moved to Collingwood from Toronto. Emily was very responsive from the start. She listened and provided valuable insight into the local market when making recommendations. She was very attentive throughout the touring process. She successfully supported us with expert advice through a stressful multiple offer situation when purchasing our dream home. She made sure everything was arranged so that our move was as smooth as possible. Highly recommend!
by Lisa Smyth
Buyer Client
Emily is highly professional, very responsive and an excellent, positive communicator. Nothing is too hard, and the outcomes impressive. Thanks Emily!
by Doug & Jan Seneshen
Client Care Customers

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