Mike Sloan is a licensed Sales Representative with Royal LePage Triland Realty, Brokerage 334 Wellington Road South London, ON N6C 4P6 independently owned and operated brokerage.

Results Driven Real Estate

Having Sold over 200 homes, my formula is focused on you.

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80938 Falls Reserve Line
Ashfield-Colborne-Wawanosh, Ontario ON N7A 3Y1
$1,250,000 Price
Active Status
3 Bedrooms
2 Full Baths
2.5 Total Baths
1 Partial Baths
1,500 SqFt
1.400 Acres
40296778 Listing ID
This beautiful country property of 1.4 acres includes a beautiful home and unbelievable garage with finished loft space above. Your location is just down the road from Falls Reserve Conservation area in Benmiller and within a 10 minute drive to Goderich and Lake Huron. The main floor consists of hardwood floors, open concept, stone countertops, sunroom overlooking your beautifully manicured grounds. 2 bedrooms on the 2nd floor along with a full bathroom makes a perfect area for guests or children. The lower level walkout is a primary bedroom suite complete with a sitting area, bathroom makeover and shower straight from a magazine. The walkout stamped concrete patio (26x31) has a great outdoor space to enjoy your country views.
Schedule Showing Virtual Tour
Status Active
County Huron
Year Built 2007
Property Type Residential
Property Sub Type Single Family Residence

Primary Features

County: Huron
Half Baths: 1
Property Sub Type: Single Family Residence
Property Type: Residential
Year Built: 2007
Zoning: VR1


Above Grade Finished Area: 1500
Above Grade Finished Area Source: Other
Above Grade Finished Area Units: Square Feet
Appliances: Bar Fridge, Water Softener, Dishwasher, Dryer, Gas Stove, Refrigerator, Stove, Washer
Basement: Walk-Out Access, Full, Partially Finished, Sump Pump
Bathrooms Total Integer: 3
Baths On Level Lower Count: 1
Baths On Level Second Count: 1
Baths Total Rooms: 3
Beds Above Grade: 2
Beds Below Grade: 1
Beds On Level Second Count: 2
Below Grade Finished Area Units: Square Feet
Building Area Units: Square Feet
Cooling Type: Central Air
Fireplace: yes
Fireplace Features: Insert, Propane
Heating: yes
Heating Type: Forced Air, Propane
Interior Features: High Speed Internet, Central Vacuum, Air Exchanger, Auto Garage Door Remote(s), Built-In Appliances, Ceiling Fan(s), Sewage Pump, Upgraded Insulation, Wet Bar
Kitchens Above Grade: 1
Kitchens Total: 1
Laundry Features: Main Level
Living Area: 1500
Main Level Bathrooms: 1
Number Of 2 Piece Bathrooms: 1
Number Of 4 Piece Bathrooms: 2
Number Of Rooms Above Grade: 8
Number Of Rooms Below Grade: 3
Room Description: , , , , , , Bathroom with Laundry closet, , , ,
Room Dimensions Metric: 3.00 X 4.57, 3.96 X 3.73, 6.50 X 4.57, 7.32 X 5.79, 3.35 X 4.27, 3.53 X 4.27, , , 3.81 X 4.34, , 3.35 X 4.27
Room Kitchen Level: Main
Room Level: Main, Main, Main, Lower, Lower, Main, Main, Second, Second, Lower, Second
Room Type: Kitchen, Living Room, Dining Room, Family Room, Bedroom Primary, Sunroom, Bathroom, Bathroom, Bedroom, Bathroom, Bedroom
Rooms Total: 11
Spa: yes
Spa Features: Hot Tub


Acres Range: 0.50–1.99
Architectural Style: 1.5 Storey
Attached Garage: no
Carport: no
Construction Materials: Wood Siding
Covered Spaces: 4
Docking: no
Driveway Parking: Private Drive Double Wide
Electric On Property: yes
Farm Land Area Units: Square Feet
Foundation Details: Poured Concrete
Frontage Length: 130.00
Frontage Type: East
Garage: yes
Garage Spaces: 4
Lot Features: Rural, Irregular Lot, Ample Parking, Beach, Business Centre, Campground, Dog Park, Forest Management, Greenbelt, Hospital, Library, Open Spaces, Park, Place of Worship, Playground Nearby, Quiet Area, Rec./Community Centre, School Bus Route, Schools, Shopping Nearby
Lot Irregularities: Frontage is Approx, total acres may vary slightly
Lot Size Area: 1.4
Lot Size Square Feet: 60984
Lot Size Units: Acres
New Construction: no
Open Parking: yes
Open Parking Spaces: 10
Other Structures: Gazebo, Shed(s), Workshop
Parking Features: Detached Garage, Garage Door Opener, Concrete, Gravel
Parking Total: 14
Property Attached: no
Property Attached: Detached
Roof: Asphalt Shing
Room Length Width Units: Feet, Feet, Feet, Feet, Feet, Feet, Feet, Feet, Feet, Feet, Feet
Sewer: Septic Tank
Utilities: Cable Connected, Electricity Connected, Garbage/Sanitary Collection, Recycling Pickup, Phone Connected, Underground Utilities
Water Source: Drilled Well
Water Treatment: Sediment Filter, Water Softener
Window Features: Skylight(s)


Building Area Source: Other
Country: CA
Directions: Londesboro Road to Falls Reserve Line.
Elementary School: Gps, St. Mary's, Brookside
High School: Gdci, St. Anne's
MLS Area Major: Ashfield-Colborne-Wawanosh
MLS Area Minor: Colborne Twp
Waterfront: no
Waterfront Features: River/Stream


Age Furnace: 4
Condo Corporation: no
Mls Status: Active
Offer Instructions: Please allow 48 hours irrevocable. The seller reserves the right to amend the irrevocable timeframe.
Survey Type: Unknown
Under Contract: None
Winterized: Fully Winterized
Year Built Source: Other


Assessment Roll Number: 407031000103705
Assessment Year: 2022
Association Fee 2 Frequency: Monthly
Common Elements Fee: no
Common Interest: Freehold/None
Current Price: 1250000
HST Applicable To Sale Price: Included
Inclusions: Carbon Monoxide Detector,Central Vac,Dishwasher,Dryer,Garage Door Opener,Gas Stove,Hot Tub,Refrigerator,Smoke Detector,Stove,Washer
RATIO Current Price By Above Grade: 833.33333
Transaction Type: Sale

Zoning Info

© 2022 Ontario Regional Technology & Information Systems, Inc. (ORTIS). All rights reserved. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange Program of ORTIS. Real estate listings held by IDX Brokerage firms other than Royal Lepage Triland Realty, Brokerage are marked with the Internet Data Exchange logo or the Internet Data Exchange thumbnail logo and detailed information about them includes the name of the listing Brokers. Listing information is exclusively for consumers’ personal, non-commercial use and that it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information provided is deemed reliable but not guaranteed. Listing courtesy of Coldwell Banker All Points-FCR, (God) Brokerage. Data last updated: Wednesday, October 5th, 2022 at 09:32:47 PM

Contact - Listing ID 40296778

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Mike Sloan

9625 Joanne Ave, RR2
Grand Bend, ON N0M 1T0
Phone: 5198707650
Phone Alt: 5198707650

Data services provided by IDX Broker

Let's Sell Something Together

It probably won’t take you long to realize that I am not in real estate to take people’s money.  I’m in real estate to earn it!  On that note, I will leave you with one of my favorite real estate quotes:

“It is a comfortable feeling to know that you stand on your own ground.”
–  Anthony Trollope, famous 19th Century English Novelist

Who is Mike Sloan?

Mike Sloan is a tenured / full-contract marketing professor in the Lawrence Kinlin School of Business at Fanshawe College and also a licensed Realtor with Royal LePage Triland Realty, Brokerage serving Ontario’s West Coast and beyond.

Why is Mike Sloan right for you?
  • Marketing & economic expertise from Southwestern Ontario’s only Marketing Professor Realtor
  • Professionally written listing / ad copy from a marketing practitioner and self-glorified grammar addict
  • Grand Bend’s Only SMO Champion – Top-Rated User in Twitter, Instagram, and Facebook for “Grand Bend”, “Grand Bend Real Estate”, and “Ontario Real Estate”
  • Magazine quality professional photo shoots tailored to marketing plan
  • Professionally scripted & produced custom voice over indoor virtual and outdoor aerial tours in YouTube HD
  • Direct connection with one Michigan’s highest producing Realtors for harvesting of American buyers
  • Professionally produced income value propositions for any commercial properties providing an accurate rate of capitalization against carrying costs in both PDF and video / voice over format.
  • Individual WordPress Web Presence & Ongoing Paid Web Advertising
    • SEO tailored to your property
    • Ongoing Facebook, Adwords, YouTube SEM Advertising Campaigns (in lieu of useless print advertising)
  • Mulit-board Listing on both LSTAR and TREB when appropriate + TREB print advertising in Chinese News
Do you have Commission Rates?

Starting from:

Full Service Executive Listing (List Price of $1.6 Million & Higher)

Including Every Feature from the List Above

  • 3.5% to 4% with two Realtors depending on market rates of cooperating brokerage in neighborhood
    • Listing Brokerage (Sloan) with Two Realtors: 2% of selling price + HST
    • Cooperating Brokerage (Buyer’s Realtor, if involved): Recommended offering to be at least 1.5% to 2% + HST of selling price
  • 2.5% with one Realtor
    • Listing Brokerage (Sloan) Represents both Sides: 2.5% of selling price + HST
What is it like selling a home in Grand Bend?

Selling a home can be a confusing and complicated process. Selecting a salesperson and deciding on a price will be two key decisions. The cost of selling a home, involving quality marketing and customer service, is also a very important consideration. To get the best price for your house, it should be exposed to as many buyers as is possible. Marketing involves much more than simply submitting your for sale listing to the Multiple Listing Service (MLS). Marketing also involves identifying your target market (the buyer) and the features and accompanying benefits that might attract that buyer to your property.

How I solve your problems!

I will be with you throughout the entire selling process anticipating and solving the variety of issues than can arise with a home sale. Frequently, for example, buyers need to sell their own home in order to purchase yours. It is often difficult to maintain control and also complete the proper paperwork in circumstances such as these. This is just one example of the many commonplace issues with which I am very skilled at handling.

Grand Bend Offices: 2-81 Crescent Street, Grand Bend, ON N0M 1T0

Sales Representative | Royal LePage Triland Realty, Brokerage

Branch Offices: 240 Waterloo St #103 London, ON N6B 2N4

(519) 870-7650