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Southern Georgian Bay · Development · Construction · Financing
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DevCom Homes

Developing our
Communities.

We live here. We build here. We develop, finance, and deliver the rental housing Southern Georgian Bay needs because growing communities deserve builders with a genuine stake in the outcome.

3-in-1
Development · Build · Finance
100%
Accountable to Our Communities
Local
Southern Georgian Bay
Vision

Where we're headed.

To be a driving force in addressing Southern Georgian Bay's growing housing demand by building smart, sustainable communities that balance growth, quality, and long-term livability for the people who call this region home.

Mission

How we operate.

DevCom Homes develops and builds quality rental and residential communities across Southern Georgian Bay, connecting every piece of the puzzle, from land strategy and financial solutions to final delivery. By managing the full process and working with the right partners, we execute efficiently, protect investments, and remain fully accountable to our clients and the communities we serve.

Why We're Different

We think like operators, not contractors.

Our vertical integration is not a marketing pitch. It is how we protect your budget, compress timelines, and maximize every project's return.

No markups on markups

Because we control construction, you don't pay a GC's premium on top of a developer's fee. The margin stays in the project.

We've done it with our own money

Every strategy we recommend is one we've used ourselves. That accountability changes everything.

Finance-first thinking

We structure projects to work financially before a shovel hits the ground. Returns are the starting point, not an afterthought.

You keep more equity

Smart financing means you put less in and keep more out. We show you how to use leverage intelligently.

Traditional vs. Integrated
Separate developer + GC + brokerCommunication Breakdown
DevCom: one team, all threeAligned
Advisors who haven't built it themselvesNo accountability
We put ourselves into every projectFully invested
Build cost surprises at completionOverruns
Developer oversight on every buildOn budget
Selected Work

Current & past projects

Completed Project Golfview
Completed · Residential

Project Golfview

DevCom Development

An 8-unit residential building constructed with ICF (Insulated Concrete Forms), a highly energy-efficient building system that significantly reduces electricity costs compared to standard wood-frame construction. Heating and cooling are provided by high-efficiency heat pumps, resulting in overall energy performance approximately 50% better than current building code.

Current Build Project Hickory
Current · Residential

Project Hickory

Built for Client

Four side-by-side townhomes built as-of-right on an R2 lot.

Under Development Project Saunders
Current · Residential

Project Saunders

DevCom Development

An 8-unit residential building in one of Collingwood's most prominent neighbourhoods.

Ready to Build?

Let's talk about your project.

Southern Georgian Bay is growing, and how we build matters. We take on every project with long-term livability in mind, because the homes and neighbourhoods we create today shape the community everyone shares tomorrow. Whether you want to build, invest, or both, we'll show you what's possible with the right strategy and the right team.

Get to Know Us

The team behind the work.

Trevor Hough
Development · Financing

Trevor Hough

Trevor leads client relationships, land acquisition, and investor strategy. As a licensed Mortgage Agent (Level 2, FSRA #13120) through The Mortgage Coach, he brings financing into the project from day one so the numbers always hold together.

Matt Duits
Operations · Field

Matt Duits

Matt runs the business day to day, overseeing project management, field operations, scheduling, and trades. Every build stays on time and on budget because Matt owns the process from mobilization to handover.

Kaitlyn DuBeau
Business · Finance

Kaitlyn DuBeau

Kaitlyn manages the business behind the business: bookkeeping, payroll, accounts payable and receivable, insurance, and WSIB compliance. The back end runs cleanly so the front end can focus on building.

The Investment Case

Real estate doesn't just grow — it stacks.

Other investments give you one return. Real estate gives you five, simultaneously. Here is exactly how they work, and why we structure every project to capture all of them.

01
Monthly Return

Cash Flow

Rental income minus expenses. A well-structured property generates positive cash flow from day one, before any appreciation or equity gain is factored in. We underwrite every project to cash flow positive at conservative rent estimates.

We don't build speculation into the base case. If cash flow only works at best-case rents, the deal doesn't work.

Most investors focus only on appreciation. We focus on cash flow first, because it pays you while you wait for everything else to compound.

02
Long-Term Return

Appreciation

Real estate has historically appreciated 4–6% annually in strong Canadian markets. On a leveraged asset, this return is amplified significantly. A 5% appreciation on a $1M property ($50K gain) equals a 25% return on a $200K down payment due to leverage.

We focus on markets with strong fundamentals: supply constraints, population growth, employment diversity. Appreciation supported by data, not hope.

A 5% annual gain on a leveraged property can translate to a 25–50% return on your actual invested capital.

03
Passive Return

Mortgage Paydown

Every month, your tenant's rent pays down your mortgage. You're building equity silently while someone else makes the payment. Over a 25-year amortization, this alone creates substantial wealth.

On a typical 25-year amortization, mortgage payments build about 2–3% equity per year through principal paydown alone, before any appreciation is included.

Mortgage paydown is the most underrated wealth builder in real estate. It works while you sleep.

04
Government Advantage

Tax Advantages

Canadian real estate investors access deductions most people never fully use: CCA, mortgage interest, maintenance expenses, professional fees, and more. When structured correctly, an investment property can offset income from other sources.

We work with your accountant or refer you to one who understands real estate investing deeply. The tax code rewards real estate ownership in ways no other investment class matches.

Most investors leave thousands on the table simply from not structuring their ownership correctly.

05
The Builder's Edge

Forced Appreciation

Unlike stocks, you can actively force the value of real estate up. Adding a unit, renovating, or changing the income profile all increase value on command. This is where builders have an edge the market cannot take away.

For example, if it costs $200K to build and the added value is $250K, you have $50K of forced appreciation.

Every project we build forces appreciation into the asset before the market has had a chance to price it in.

Risk Management

Why all five matter.

Each return stream is an independent mechanism. When one slows, the others continue. This is how real estate reduces risk while other investments concentrate it.

If the market is flat

You still have cash flow, mortgage paydown, and forced appreciation from development. The investment isn't depending on the market doing anything.

If rates rise

We underwrite deals at stress-tested rates so rising costs are already in the model. Forced appreciation and strategic refinancing protect equity.

If a tenant leaves

Appreciation, mortgage paydown, and tax benefits continue. Short-term vacancy is a cash flow event, not an existential one. Multi-unit design de-risks this further.

If you need liquidity

Equity accessed through refinancing is tax-efficient and doesn't require a sale. A well-performing property can fund your next investment without selling your first.

Put the Strategy to Work

Ready to build a portfolio that stacks returns?

Let's walk through what a project would look like for you. Real numbers, not projections pulled from thin air.

Construction
Our Services

Three arms. One machine.

Development, construction, and financing are not separate services. They are a single integrated system, and that integration is the advantage.

↺ click to learn more
◎

Development

Land, design, entitlements, long-term hold strategy

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◎

Construction

Ground-up builds, renovations, multi-unit projects

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◎

Financing

Mortgage structuring, construction financing, qualification

Your financing informs your build · your build drives your returns · your returns fund your next project
01
Development

We develop our own projects.

We identify undervalued land, design the project, manage entitlements, and hold the asset for long-term returns. This is how we operate as investors, not just builders.

  • Land identification and acquisition analysis
  • Feasibility studies and proforma modeling
  • Design and municipal permitting
  • Construction management through delivery
  • Post-build hold, refinance, or sell strategy
  • Portfolio assembly for long-term wealth building
Why This Matters to You

When we develop our own projects, you learn from real numbers.

Every strategy we recommend to clients, we've tested on our own balance sheet. What we share with you is earned from doing, not borrowed from textbooks.

02
Construction

We build for clients — with a developer's eye.

A contractor builds what you tell them. A developer-builder asks what the project needs to perform. That distinction changes every decision.

  • New residential construction (single and multi-family)
  • Secondary suites and garden suites
  • Full renovations and additions
  • Mixed-use development
  • Turnkey investment builds
  • Budget-to-completion project management
Our Build Philosophy

Budget discipline and quality are the same thing.

Overbuilt projects destroy returns. Underbuilt ones destroy value. We find the right specification for the market and hold the line. No surprise invoices, no scope creep.

03
Financing

We structure deals to work financially.

We don't just refer you to a broker. We sit at the table with you and structure the project from a financing-first perspective. How you enter a deal determines how you exit.

  • Construction mortgage structuring
  • Investment property financing
  • High-ratio financing (up to 90% of future value)
  • Refinancing and equity extraction strategies
  • Self-employed and non-traditional qualification
  • Mortgage advisory through The Mortgage Coach (Trevor Hough)
The Financing Advantage

Most people don't know what they can qualify for.

The mortgage products available to builders and investors are fundamentally different from a standard purchase mortgage. We know which products apply and how to structure your situation.

90%

Maximum financing on select construction projects based on future appraised value

Start a Conversation

Tell us about your project.

Whether you have land, an idea, or just a goal, we'll tell you how the numbers could work and what the path looks like.

Our Work

Projects that perform.

Every project on this page was built with returns in mind. Real assets, real numbers, real outcomes.

Completed Project Golfview

Project Golfview

DevCom Development

An 8-unit residential building constructed with ICF (Insulated Concrete Forms), a highly energy-efficient building system that significantly reduces electricity costs compared to standard wood-frame construction. Heating and cooling are provided by high-efficiency heat pumps, resulting in overall energy performance approximately 50% better than current building code. This commitment to efficiency benefits our residents, the community, and the environment.

Current Build Project Hickory

Project Hickory

Built for Client

Four side-by-side townhomes built as-of-right on an R2 lot.

Under Development Project Saunders

Project Saunders

DevCom Development

An 8-unit residential building in one of Collingwood's most prominent neighbourhoods.

Available for Hire

We build for ourselves. We build for you.
The standard never changes.

Whether it's our capital or yours on the line, we run every project the same way: full accountability, developer-level discipline, and a genuine stake in the outcome. If you need a team to develop, build, or finance a project in Southern Georgian Bay, we are available and ready to work.

Financing Strategy

You probably don't need
as much down as you think.

The mortgage products available for builders and investors are not what you see advertised. We work with financing structures most Canadians don't know exist, and we can help you access them.

✕ Common Misconception

"I need 20% down to buy a rental property."

Many people believe that owning a rental property requires a substantial down payment and is out of reach unless they have significant savings set aside.

✓ The Reality

"Owner-occupied rental properties can be purchased with as little as 5% down."

If you live in one unit of your rental property, lenders treat it as an owner-occupied purchase, qualifying with as little as 5% down. There are also commercial properties you can buy with as little as 5% down. This lowers the barrier to entry and lets you start building equity and rental income sooner than most people expect.

✕ Common Misconception

"Construction financing only covers up to 80% of appraised value."

Most people assume construction mortgages work like standard purchase mortgages, capped at 80% loan-to-value and requiring a meaningful chunk of capital upfront.

✓ The Reality

"Select construction products can finance up to 95% loan to cost."

Construction mortgages are underwritten based on what the completed project will be worth, not what it costs to build. That difference can be substantial, and it dramatically reduces how much of your own capital needs to be in the deal.

How Building Helps You Qualify

Adding units doesn't hurt qualification. It helps it.

Many people think adding a rental suite complicates financing. The truth is the opposite. Rental income can strengthen your file significantly when modeled correctly.

1

Rental income is added to your file

When you have a rental unit, lenders will count a portion of that income toward your gross income for mortgage qualification purposes. This can meaningfully increase your borrowing power, often by more than most people expect.

2

Construction mortgages draw down in stages

Funds are advanced as milestones are hit. You're not paying interest on the full loan until near occupancy, which reduces carrying costs during the build.

3

Underwritten on future value, not current

A construction mortgage is based on what the completed property will be worth, which can be significantly higher than the cost to build. That gap is where leverage is created.

4

Refinancing extracts equity without a sale

Once built and appraised, you refinance at the new value, extracting equity tax-efficiently while keeping the asset. That capital funds your next project.

Our Mortgage Partner

The right financing starts with the right advisor.

We work closely with Trevor Hough of The Mortgage Coach, a specialist in construction financing, investment properties, and creative qualification strategies. Trevor understands the products that matter for what you're trying to build, and works alongside our team from day one so that your financing and your project are always aligned.

Trevor Hough — The Mortgage Coach Greater Simcoe

Trevor Hough

Mortgage Agent Level 2

The Mortgage Coach  |  FSRA #13120

705-606-1048

View Full Profile →
What Working with Trevor Means
  • Access to a wide network of lenders, including specialty construction financing
  • Construction draw mortgage management throughout your build
  • Qualification strategies for self-employed and investor clients
  • Owner-occupied financing with as little as 5% down
  • Refinancing and equity release planning post-build
  • Side-by-side comparison of standard and non-traditional products
Let's Run the Numbers

Find out what your project could actually cost you.

We'll walk through a financing scenario. Real numbers, real products, no pressure.

Book a Free Consultation
ADU & Investment Strategy

The unit you add changes everything.

A secondary suite is not just a project. It is a financial instrument. When you understand what it does to your cash flow, qualification, equity, and tax position, the math becomes very hard to argue with.

Planning Tool

Check feasibility & model returns on YardSuite

Our free property planning platform: zoning lookup, ROI calculator, and financing paths, all in one place.

Launch YardSuite →
What Is an ADU?

More ways to use the space you already own.

An Accessory Dwelling Unit (ADU) is a secondary living space added to an existing residential property. They come in many forms: a finished basement suite with its own entrance, a self-contained apartment above a garage, a detached garden suite or laneway house in the backyard, or a purpose-built duplex where income is built in from the ground up. Each type has different cost profiles, zoning considerations, and income potential, but all share the same core benefit: they allow a single property to generate additional housing and additional value. We help homeowners and investors identify which option fits their lot, their goals, and their budget, then build it properly from start to finish.

Run Your Numbers

ADU cashflow calculator

Enter your figures to estimate monthly cashflow after mortgage and expenses.

Est. Monthly Mortgage Payment
$1,056/mo
Monthly Cashflow
$1,061/mo
The Full Picture

How one ADU unlocks your next move.

The suite doesn't just pay rent. It creates a chain of financial events. When you know how to trigger each one, the impact compounds quickly.

1

You build the suite

You've created new income and increased your property value simultaneously, without selling or relocating.

2

Rental income improves your qualification

Adding verifiable rental income to your mortgage application can meaningfully boost what you qualify for, making your next move more accessible than you might expect.

3

You refinance at the new value

Once built and appraised, you can refinance based on the property's new value, extracting equity tax-free. In many cases, this returns most or all of the original build cost, freeing up capital without requiring a sale.

4

That capital buys the next asset

The extracted equity becomes the down payment on your next investment. You now own two income-producing properties. The cycle continues.

A Note on Complexity

The strategies outlined on this page can be powerful. They are not always straightforward, whether you are a first-time investor or an experienced one. Each situation involves zoning, financing, construction, and tax considerations that interact in ways that are easy to underestimate. It is important to work with the right people. DevCom Homes can support you through planning and construction. For the financing side, we work directly with Trevor Hough at The Mortgage Coach, a specialist who understands exactly how these deals come together. We are happy to make that introduction.

Let's Plan It Out

Find out if your property is a candidate.

Not every lot, zoning, or situation is the same. We'll tell you what's possible on yours.

Get a Free Assessment on YardSuite →
2 Golfview Dr, Collingwood
For Lease

2 & 6 Golfview Dr
Collingwood

Available March 15th Brand New 2026 Build Walking distance to downtown, schools & bus routes
New Build 2026 · Heat Pump + A/C · In-Suite Laundry · Internet Included · Snow & Lawn Care · 1 Parking Space

Be the first to live in a brand new (2026) suite offering bright, thoughtfully designed living space built with high-quality construction and 9-foot ceilings. Each unit features an open-concept layout with a spacious kitchen complete with quartz countertops and a fresh backsplash that flows seamlessly into the living and dining areas. In-suite laundry, a dishwasher, and your own controls for heating and A/C via an efficient heat pump system are all included, along with one dedicated parking space, high-speed internet, snow removal, and grass cutting. Located within walking distance to downtown Collingwood and close to schools and a nearby bus stop, these homes are perfect for anyone wanting to be right in the heart of the community. Modern, move-in ready, and finished to a high standard. This is comfortable, low-maintenance living at its best.

2 Golfview Dr
6 Golfview Dr
Unit 1
$2,450
per month + utilities
2 Bed· 2 Bath· ~1,000 sq ft· Main Level
Unit 1 Main Floor floor plan
  • Private patio
  • 9 ft ceilings · Bright open-concept layout
  • Primary with walk-in closet + 3pc ensuite
  • Bedrooms fit king-size beds
  • In-suite laundry
  • Brand new appliances + dishwasher
  • Heat pump with A/C control
  • High-speed internet included
  • Large 6×9 outdoor storage unit
  • Snow removal & grass cutting included
  • 1 parking space
Unit 1
$2,450
per month + utilities
2 Bed· 2 Bath· ~1,000 sq ft· Main Level
Unit 1 Main Floor floor plan
  • Private patio
  • 9 ft ceilings · Bright open-concept layout
  • Primary with walk-in closet + 3pc ensuite
  • Bedrooms fit king-size beds
  • In-suite laundry
  • Brand new appliances + dishwasher
  • Heat pump with A/C control
  • High-speed internet included
  • Large 6×9 outdoor storage unit
  • Snow removal & grass cutting included
  • 1 parking space
Unit 4
Leased
$2,375
This unit has been leased.
2 Bed· 2 Bath· ~1,000 sq ft· Main Level
Unit 4 Main Floor floor plan
  • Large private patio
  • 9 ft ceilings · Bright open-concept layout
  • Primary with walk-in closet + 3pc ensuite
  • Bedrooms fit king-size beds
  • In-suite laundry
  • Brand new appliances + dishwasher
  • Heat pump with A/C control
  • High-speed internet included
  • Snow removal & grass cutting included
  • 1 parking space
Unit 4
$2,375
per month + utilities
2 Bed· 2 Bath· ~1,000 sq ft· Main Level
Unit 4 Main Floor floor plan
  • Large private patio
  • 9 ft ceilings · Bright open-concept layout
  • Primary with walk-in closet + 3pc ensuite
  • Bedrooms fit king-size beds
  • In-suite laundry
  • Brand new appliances + dishwasher
  • Heat pump with A/C control
  • High-speed internet included
  • Snow removal & grass cutting included
  • 1 parking space
Unit 2
Leased
$1,950
per month + utilities
1 Bed· 1 Bath· ~500 sq ft· Lower Level
Unit 2 Lower Level floor plan
  • Open-concept kitchen, living & dining
  • Bedroom fits a king-size bed
  • In-suite laundry
  • Brand new appliances + dishwasher
  • 9 ft ceilings · Heat pump with A/C control
  • High-speed internet included
  • Large 6×9 outdoor storage unit
  • Snow removal & grass cutting included
  • 1 parking space
Unit 2
$1,950
per month + utilities
1 Bed· 1 Bath· ~500 sq ft· Lower Level
Unit 2 Lower Level floor plan
  • Open-concept kitchen, living & dining
  • Bedroom fits a king-size bed
  • In-suite laundry
  • Brand new appliances + dishwasher
  • 9 ft ceilings · Heat pump with A/C control
  • High-speed internet included
  • Large 6×9 outdoor storage unit
  • Snow removal & grass cutting included
  • 1 parking space
Unit 3
$1,875
per month + utilities
1 Bed· 1 Bath· ~500 sq ft· Lower Level
Unit 3 Lower Level floor plan
  • Open-concept kitchen, living & dining
  • Bedroom fits a king-size bed
  • In-suite laundry
  • Brand new appliances + dishwasher
  • 9 ft ceilings · Heat pump with A/C control
  • High-speed internet included
  • Snow removal & grass cutting included
  • 1 parking space
Unit 3
$1,875
per month + utilities
1 Bed· 1 Bath· ~500 sq ft· Lower Level
Unit 3 Lower Level floor plan
  • Open-concept kitchen, living & dining
  • Bedroom fits a king-size bed
  • In-suite laundry
  • Brand new appliances + dishwasher
  • 9 ft ceilings · Heat pump with A/C control
  • High-speed internet included
  • Snow removal & grass cutting included
  • 1 parking space

Book a showing

To inquire or schedule a viewing, reach out today.

Contact Us

Privacy Policy

Last updated: April 2026

1. Who we are

DevCom Homes is an Ontario corporation (52 Meadows Ave, Waubaushene, ON L0K 2C0). We develop, build, and finance quality rental and residential communities across Southern Georgian Bay.

2. What we collect

When you submit our consultation form, we collect your name, email address, phone number, project type, and timeline. We do not collect financial account data, government ID, or payment information through this website.

3. How we use it

Your information is used solely to respond to your consultation request and, where applicable, to connect you with our in-house mortgage partner. We do not sell, rent, or share your personal information with third parties for marketing purposes.

4. Financing referrals

If you express interest in financing, your contact details may be shared with Trevor Hough of The Mortgage Coach (FSRA Licence #13120) solely to facilitate that introduction. No information is shared without your explicit request.

5. Your rights under PIPEDA

Under Canada's Personal Information Protection and Electronic Documents Act (PIPEDA), you may request access to, correction of, or deletion of your personal information at any time. Email us at info@devcomhomes.ca to exercise these rights.

6. Cookies & tracking

This site uses browser local storage only to remember your cookie consent preference. We do not currently use analytics cookies or advertising trackers. If analytics are added in the future, this policy will be updated and fresh consent requested.

7. Contact

Privacy questions: info@devcomhomes.ca  ·  705-242-7323  ·  52 Meadows Ave, Waubaushene, ON L0K 2C0