Your Guide to Building a New Home in Kenridge Park, Tantramar

• You’ve subscribed to HOUZZ and saved photos for years 

• You’ve created boards and scrolled Pinterest late at night.  

• You’ve watched renovation reels & followed Youtube creators.  

• You’ve driven through Kenridge Park imagining what your own home could look like there.

You know what you like. You know what you would change about your current home, and at some point, dreaming turns into a decision.

If you’ve been thinking about building in Tantramar, this might be your moment.  Kenridge Park Phase 3 in Sackville is gaining attention from buyers who want new homes in a planned subdivision with space, modern design, and room to grow. Whether you’re thinking about buying a lot to build or moving into one of the new homes already under construction, understanding the process helps you make smart decisions and avoid surprises.

In this blog we look at what to expect when navigating a land purchase and a new build, timelines, common pitfalls, financing differences compared to buying an existing home, and why having the right team matters.  

Kenridge Park Phase 3 currently has 13 fully serviced lots available, priced from $40,000 to $105,000, with municipal water and sewer, paved roads, and protective covenants in place.

You can build what fits your life. Or you can move into one of two new homes already under construction for Spring 2026.

Let’s walk through what that actually looks like.

To Buy or To Build?

Buying an existing home is often simpler. It’s faster. You see what you’re getting.

But there are limits.

• You compromise on layout.

• You live with someone else’s design choices.

• You inherit maintenance history.

• You renovate sooner than expected.

Building new removes those limits.

You choose the layout.
You choose the finishes.
You get modern efficiency and lower maintenance.
You design around how you actually live.

In a growing area like Tantramar, that flexibility is available to you.

Why Build in Kenridge Park Phase 3?

Kenridge Park is one of Sackville’s newer developments. Phase 3 offers:

• Fully serviced municipal lots

• Paved streets

• Protective covenants

• A growing neighbourhood of newer homes

Lot prices from $40,000 to $105,000 keep entry realistic while still allowing you to build something substantial.

You are close to Mount Allison University, minutes from downtown Sackville, and within commuting distance to Moncton and Amherst.

It works for families, downsizers, professionals, and buyers relocating to the area.

What Does It Actually Cost to Build?

This is the first real question.

Start with:

1. Lot purchase

2. Construction cost per square foot

3. Landscaping and driveway

4. Appliances and upgrades

5. A contingency buffer

Your lender will typically require:

• Detailed plans

• A fixed price contract with your builder

• Progress draw schedule

• New home warranty coverage

Construction financing is different from buying an existing home.

• Funds are released in stages as the home is built.

• There are progress inspections by the lender.

• You may carry interest-only payments during construction.

It requires more paperwork, but it gives you control.

Buying Land First

With 13 lots available in Phase 3, you can secure the location before committing to a build timeline.

Things to consider:

• Confirm servicing details

• Review subdivision covenants

• Understand minimum build requirements

• Talk to your lender early

Land loans can require higher down payments than resale homes, so plan ahead.

Finding the Right Builder

Not all builders operate the same way.

Look for:

• Clear contracts

• Transparent allowances

• Realistic timelines

• Local experience

In Tantramar, weather will play a factor in your build. Expect a typical build timeline of 4 to 6 months, sometimes longer depending on start date and materials.

• Stay involved.

• Communicate often.

• Keep decisions moving.

Design Around Your Life

This is where excitement meets reality.

Instead of copying your Pinterest board, define your lifestyle, and ask:

• How do we use our kitchen?

• Do we host often?

• Do we need a home office?

• Are we planning to age in place?

• Do we want a garage now or later?

Focus on lifestyle first. Finishes come second.

Stay flexible. You will adjust. Every build involves compromise somewhere.

Want to Skip the Build Process?

If you like the idea of new construction but prefer a completed home, I have two new builds are already underway in Kenridge Park.

34 Burman Street – $479,900
Ready Spring 2026
https://pattisteele.ca/mylistings.html/listing.nb133047-34-burman-sackville-e4l-0e7.107908494

33 Burman Street – $499,900
Ready Spring 2026
https://pattisteele.ca/mylistings.html/listing.nb132469-33-burman-street-sackville-e4l-0e1.107853632

These homes give you modern layouts, efficiency, and the benefits of new construction without managing the build yourself.

What Makes Tantramar Different

Tantramar is growing steadily. Demand remains strong for newer homes close to schools, services, and commuter routes.

Building here gives you:

• Long-term value in a stable community

• Lower maintenance costs in early years

• Strong appeal to future buyers

New construction in Sackville is still limited compared to larger markets. That scarcity helps support value.

Final Thoughts

What This Means for You

Building in Kenridge Park Phase 3 gives you flexibility and a chance to create a home that fits your needs. It also requires planning, realistic expectations, and the right team around you.

If you want to talk through the process, timelines, estimated costs, financing options, or compare building versus purchasing one of the new homes on Burman Street, reach out, we can map out the numbers and see what fits your goals.

Patti Steele
(506) 962-4773
patti@pattisteele.ca

A new property assessment freeze is on the books for 2026. The New Brunswick government has introduced amendments to the Assessment Act that keep property assessment values for the 2026 taxation year at their 2025 levels . The move aims to give property owners a break while the province overhauls its property tax system. If you own a home in Tantramar or anywhere in New Brunswick, here’s how the freeze works and what it means for your property taxes and planning.

Why a one‑year assessment freeze matters

When assessment values stay the same, your taxable property value doesn’t jump for at least one year. That means your 2026 tax bill should reflect 2025 assessment figures, not any market increase that happened in 2025 or early 2026. The goal is to provide predictability during a transition period as the province looks at broader tax reforms.

Benefit: Roughly 430 000 properties across New Brunswick stand to benefit from the freeze. If you’ve seen big valuation jumps over the past few years, this pause can help you plan for at least one year of predictable taxes.

Who is excluded from the freeze

The freeze isn’t universal. Certain situations still trigger a reassessment at the 2025 level or higher. According to the legislation, the following are not covered:

• New construction – Building a new home or adding a new building on your land will be assessed at current value.

• Major improvements – Extensive renovations or significant upgrades (with or without permits) can lead to a higher assessment.

• Property sales or transfers – Most sales will result in a new assessment. Some prescribed exceptions may exist, but most transactions trigger a reassessment.

• Errors or omissions – If an error was made on your 2025 assessment, the assessor can correct it and adjust the 2026 value.

• Use changes – Converting a home to a rental, commercial or other use can remove the freeze for that property.

If your situation falls into one of these categories, your assessment could still change, so be ready for a different property tax bill.

Expanded monthly payment plan

Alongside the freeze, the province is proposing changes to the Equalized Payment Plan. Right now, only owner‑occupied homes can pay property tax in twelve equal monthly instalments without penalty. The amendments would expand eligibility to non‑owner‑occupied and other residential and non‑residential properties. In 2026, over 460 000 property owners could be able to spread their tax payments throughout the year.

If cash‑flow is tight, enrolling in the equalized payment plan can make budgeting easier. Details on applying will be available before the March 2026 tax billing cycle. Keep an eye on the Service New Brunswick website for registration dates.

How the freeze affects your property taxes

With assessments held at 2025 values, your property taxes for 2026 will depend on two main factors:

1. Municipal and provincial tax rates – Even if your assessment stays flat, a rate change can raise or lower your bill. Local councils and the provincial government set these rates each year.

2. Your property’s eligibility – If you’re excluded from the freeze because of a sale, major improvement or new build, you’ll be taxed at the updated assessed value.

For most homeowners, the freeze provides a short reprieve from rapid assessment growth. It’s a chance to plan ahead, pay down debt or invest in needed maintenance without the shock of a higher taxable value.

Planning tips for 2026 and beyond

• Review your 2025 assessment: Make sure the details (square footage, additions, land size) are accurate. Errors corrected in 2026 can still raise your assessment.

• Schedule renovations carefully: Major improvements in 2026 will trigger a new assessment at current market value. If you’re planning upgrades, weigh the timing against potential tax changes.

• Consider the payment plan: If you own rental or commercial property, look into the expanded equalized payment plan once details are released.

• Stay informed: This freeze is a temporary measure. The province plans to reform the entire tax system, so future years may bring new valuation methods or rate structures.

New Brunswick’s one‑year assessment freeze offers a welcome pause for many homeowners in the Sackville area. It can provide breathing room and a predictable tax bill while you plan your finances. If you’re unsure how the freeze or expanded payment plan affects your situation, reach out—I’d be happy to help you understand your options.

Patti Steele

(506) 962-4773

patti@pattisteele.ca

• The information is for general guidance on the 2026 assessment freeze and may not reflect every situation.

• Check with Service New Brunswick or a tax professional to confirm how the rules apply to your property.

• The assessment process and regulations may change as the province reviews the property‑tax system, so refer to official sources for the latest updates.

Cap rate is a quick way to estimate how a rental property performs based on income vs price. For residential investors—single family homes, duplexes, or small multis—it’s one of the fastest ways to compare options without digging into mortgage math yet. It gives you a snapshot of income potential today, not your long-term profit after financing.

While cap rate doesn’t replace full investment analysis, it cuts through the noise early and shows which homes deserve a deeper look.

The cap rate formula (no friction)

Cap Rate (%) = (Net Operating Income ÷ Property Value) × 100

Two main numbers drive it:

• Net Operating Income (NOI): annual rent minus expenses you pay as the owner

  (taxes, insurance, repairs, maintenance, property management, utilities you cover)

• Property Value: what the home would likely sell for today

Cap rate ignores:

• Mortgage payments

• Interest costs

• Down payments

It’s a cash-purchase calculation by design so every property gets the same playing field.

A clean example

You’re looking at a duplex listed at $400,000.

• Annual rent collected: $38,400

• Annual expenses you cover: $11,900

Step 1 — find NOI

$38,400 − $11,900 = $26,500 (NOI)

Step 2 — calculate cap rate

($26,500 ÷ $400,000) × 100 = 6.62% cap rate

A 6.62% cap rate means the property returns 6.62% per year before mortgage costs.

One more example with higher operating costs

A single-family rental priced at $310,000:

• Annual rent: $27,600

• Expenses (insurance, tax, maintenance, vacancy estimate): $9,800

• $27,600 − $9,800 = $17,800 NOI ($17,800 ÷ $310,000) × 100 = 5.74% cap rate

Even though the rent looks decent, higher ownership costs push the cap rate down.

What this tells residential investors fast

Cap rate lets you:

• Compare different homes with different price tags

• Spot properties that are priced high for their rent potential

• Benchmark the local rental market

• Filter listings before you analyze financing

If you’re reviewing three similar homes in one town, cap rate helps you see which one generates more income for the price.

Why cap rate shifts around

Residential cap rates move based on three buckets:

1. 

Rent levels

Low rent = lower cap rate

Rent reset to market = higher cap rate

A long-term tenant paying below-market rent can hide a property’s real potential until turnover.

2. 

Operating costs

High insurance, aging systems, or frequent repairs shrink NOI, and shrink cap rate with it.

Updates like heat pumps, wiring, windows, or roof replacements can reduce ongoing costs and push NOI back up over time.

3. 

Market pricing

If home prices jump faster than rents, cap rates fall.

If rents rise faster than property values, cap rates climb.

Neither situation is “good” or “bad,” but both tell you what kind of opportunity you’re buying into.

Cap rate ranges for residential rentals (general sense, not rules)

• 4–6% → Lower income, stable areas, slower payback

• 6–8% → Middle ground most small investors aim for

• 9%+ → Higher income potential, often more hands-on ownership

A higher cap rate can mean better income, but also higher tenant turnover, older properties, heavier maintenance, or softer demand. The number tells a story—not the full story.

Cap rate vs ROI (they aren’t twins)

Cap rate ranks the property. ROI ranks your investment after financing.

The short version

• Cap rate shows a rental’s income potential today

• It helps you compare homes fast

• It doesn’t include mortgage costs

• It works best when comparing similar rentals in the same market

If you’re looking to start or grow your real estate investment portfolio a quick cap rate review is a smart place to begin.  I can help you run the numbers, compare rental options and pinpoint properties that match your goals.  Reach out and we’ll start turning listings into prospects we can measure fast!

Patti Steele

(506) 962-4773

patti@pattisteele.ca

One of the best pieces of advice you can heed when it comes to buying a house is to order a home inspection. Regardless of whether you're a first-time homebuyer or an old pro, you might have on rose-colored glasses when it comes to buying a house – your future home. Luckily, a certified home inspector has no emotional attachment to your new place and can impartially and appropriately identify structural, electrical and plumbing problems. Plus, this person can offer insight into the safety and value of the house.

During your home search, you'll probably notice the great front yard, charming breakfast nook and spacious bedrooms. What you won't notice, however, are the termites in the basement, nests in the chimney or cracks in the foundation. That's why it's important to speak with your real estate agent, who will be able to recommend inspectors who can reliably and responsibly check the nooks and crannies, walls and roofs.

The inspection will cost you several hundred dollars, depending on where you live, but it's a small price to pay to ensure your home is worth the investment. Usually conducted after an offer is accepted, the inspection also provides leverage for negotiating concessions with the seller before the sale is finalized. Based on the inspector's detailed report, you're able to alert the seller to all issues you'd like fixed or addressed before the sale is closed.

In other words, a home inspection allows you to know exactly what you're buying – and if it truly is the perfect place for you.

Contact a RE/MAX real estate agent to get your home search started today.