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.

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72319 Cliffside Drive
Bluewater, Ontario ON N0M 1N0
$1,999,700 Price
Active Status
4 Bedrooms
2 Full Baths
2.5 Total Baths
1 Partial Baths
3,592 SqFt
40308351 Listing ID
LAKEFRONT LIVING FROM THE HEAVENS | 7 MINUTES NORTH OF GRAND BEND | FULL ICF CONSTRUCTION FROM THE FOOTINGS TO THE ROOFLINE - This superior Tuscan Villa styled lakefront home is exuding maximum luxury through every inch of its 3500 sq ft of impressively designed floor space. The 4 bedrooms, 3 bathrooms, & incredible lake view living spaces are absolutely perfect, all sitting over top of heated concrete floors just steps to one of the most private & secluded sandy beach in the Grand Bend area & just a stone's throw up the road from excellent golfing & dining at the White Squirrel. Courtesy of Doug Geoffrey construction & veritably loaded w/ every upgrade you can think of, this ICF masterpiece below soaring 11 ft ceilings on the main level still has 4 years left on its Tarion Warranty. Speaking of the distinctive & remarkable upgrades on this concrete home, check out this hit list: FULL stone exterior, heated concrete driveway, heated concrete patio, premium/lifetime rubber composite roof, wheelchair accessible main level w/ inside entry from heated & insulated garage finished w/ Truss Core, premium window coverings (automatic on first level), butler's pantry w/ 2nd dishwasher, Lutron programmable lighting, top-rate hi-fi system built-in throughout home w/ high-end speakers (indoor & outdoor speakers) & powered sub woofer, central vac, fiber & satellite serviced for the 5 included TVs, in-floor heat throughout entire home & garage, outdoor TV, NG patio heaters, top of the line self-cleaning hot tub adjacent to a stellar outdoor shower, biomass septic system, brand new pricey engineered erosion prevention in 2021, & finally, those updated private stairs to beach for those nonstop world class sunsets! All that, and yet, somehow, the value train isn't done yet! This exceptional lakefront villa comes as a turnkey package w/ EVERYTHING included, notably those premium luxe top of the line appliances (Wolf, steam oven, etc.), all the furniture, tools, hot tub: IT'S ALL IN!
Schedule Showing Virtual Tour
Status Active
County Huron
Year Built 2019
Property Type Residential
Property Sub Type Single Family Residence

Primary Features

County: Huron
Half Baths: 1
Price Before Reduction: 2399700
Price Reduction Date: 2022-09-16T15:45:06+00:00
Property Sub Type: Single Family Residence
Property Type: Residential
Year Built: 2019
Zoning: LR1 Bluewater


Above Grade Finished Area: 2011
Above Grade Finished Area Source: Plans
Above Grade Finished Area Units: Square Feet
Appliances: Garborator, Instant Hot Water, Water Heater Owned, Built-in Microwave, Dishwasher, Dryer, Freezer, Disposal, Gas Oven/Range, Hot Water Tank Owned, Range Hood, Refrigerator, Washer, Wine Cooler
Basement: Full, Partially Finished
Bathrooms Total Integer: 3
Baths On Level Lower Count: 1
Baths Total Rooms: 3
Beds Above Grade: 2
Beds Below Grade: 2
Below Grade Finished Area: 1581
Below Grade Finished Area Source: Plans
Below Grade Finished Area Units: Square Feet
Building Area Units: Square Feet
Cooling: no
Cooling Type: Central Air, Energy Efficient
Fireplace: yes
Fireplace Features: Insert, Living Room, Gas
Fireplace Stove Operational: yes
Fireplaces Total: 1
Heating: yes
Heating Type: Forced Air, Natural Gas, Radiant Floor
Interior Features: High Speed Internet, Central Vacuum, Air Exchanger, Auto Garage Door Remote(s), Built-In Appliances, Ceiling Fan(s), Other, Steam Room, Upgraded Insulation, Work Bench
Kitchens Above Grade: 1
Kitchens Total: 1
Laundry Features: In Building, Main Level
Living Area: 2011
Main Level Bathrooms: 2
Main Level Bedrooms: 2
Number Of Rooms Above Grade: 8
Number Of Rooms Below Grade: 5
Room Kitchen Level: Main
Rooms Total: 13
Spa: yes
Spa Features: Hot Tub, Heated
SqFt Approximate Unfinished Total: 272


Acres Range: < 0.5
Architectural Style: Bungalow
Attached Garage: yes
Carport: no
Construction Materials: Hardboard, Stone
Covered Spaces: 1.5
Docking: no
Docking Type: None
Driveway Parking: Private Drive Double Wide, Visitor Parking
Electric On Property: yes
Exterior Features: Awning(s), Landscaped, Year Round Living
Farm Land Area Units: Square Feet
Foundation Details: ICF
Frontage Length: 70.01
Frontage Type: West
Garage: yes
Garage Spaces: 1.5
Lot Depth: 285
Lot Features: Rural, Ample Parking, Beach, Cul-De-Sac, Near Golf Course, Landscaped, Quiet Area, School Bus Route
Lot Size Dimensions: 285 x 70.01
New Construction: no
Open Parking: yes
Open Parking Spaces: 6
Parking Features: Attached Garage, Garage Door Opener, Built-In, Heated
Parking Total: 8
Patio And Porch Features: Deck, Patio
Property Attached: no
Property Attached: Detached
Road Frontage Type: Boat Access, Municipal Road, Year Round Road
Roof: Other
Sewer: Septic Tank
Utilities: Cable Connected, Cell Service, Electricity Connected, Fibre Optics, Garbage/Sanitary Collection, Natural Gas Connected, Recycling Pickup, Phone Connected
Water Body Name: Lake Huron
Water Source: Municipal
Waterfront Frontage: 71.5
Window Features: Window Coverings
Year Roof Replaced: 2019


Building Area Source: Plans
Country: CA
Direction Faces: East
Directions: 72319 Cliffside Dr, Bluewater, ON | On HWY 21, just 9.4km north of the Grand Bend Tim Hortons, turn left on Kildeer Dr., Right on Cliffside. Property on left/lake side. Steps to sandy beaches & THE LAKE!
Elementary School: Grand Bend (10km) | St. Boniface Zurich (Catholic, 9km)
High School: South Huron (28km, Exeter) | St. Anne's (Catholic, 38km)
MLS Area Major: Bluewater
MLS Area Minor: Hay Twp
Senior Community: no
Topography: Dry
View: yes
View Type: Beach, Clear, Lake, Panoramic, Water
Waterfront: yes
Waterfront Features: Lake, West, Beach Front, Stairs to Waterfront, Lake Privileges


Accessibility Features: Accessible Doors, Hallway Widths 42" or More
Age Electric: 2019
Age Furnace: 2019
Age Plumbing: 2019
Age Tank: 2019
Assignment Of Listing: no
Condo Corporation: no
Is Land: no
Licensed Dwelling: no
Mls Status: Active
Offer Instructions: Schedule B with all offers please (see supplements)
Shoreline: Clean, Mixed, Sandy, Shallow
Survey Type: Available
Survey Year: 2018
Under Contract: None
Winterized: Fully Winterized
Year Built Source: Owner


Assessment Roll Number: 402009003101800
Assessment Year: 2016
Association Fee 2 Frequency: Monthly
Common Elements Fee: no
Common Interest: Freehold/None
Current Price: 1999700
HST Applicable To Sale Price: Included
Inclusions: Built-in Microwave,Carbon Monoxide Detector,Central Vac,Dishwasher,Dryer,Freezer,Furniture,Garage Door Opener,Garbage Disposal,Gas Oven/Range,Hot Tub,Hot Water Tank Owned,Range Hood,Refrigerator,Smoke Detector,Washer,Window Coverings,Wine Cooler,Other,Electric Car Charger, 2nd Dishwasher, Heated Driveway And Patio, Tools And Garage Contents - Nearly All Contents Of Home Included! Lots Of Room For A 5th Bedroom In Lower Level!!!
RATIO Current Price By Above Grade: 994.38091
Restrictions: Conserv. Control
Shoreline Road Allowance: None
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 ROYAL LEPAGE TRILAND REALTY. Data last updated: Thursday, September 29th, 2022 at 03:49:24 AM

Contact - Listing ID 40308351

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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