On August 24, 2026, Mayor Wayne Redekop brought together approximately 50 municipal leaders, service providers and community partners for the Mayor’s Community Roundtable on Homelessness in Fort Erie.
The discussion was part of a broader research initiative led by Dr. Joanne Heritz of Brock University’s Niagara Community Observatory, in partnership with CASA. The goal is to better understand homelessness and housing insecurity in Fort Erie by listening to service organizations, community partners and, importantly, people with lived experience. The information gathered will help guide future strategies, funding priorities and coordinated responses.
As a longtime Fort Erie Realtor, I think this discussion has a much greater connection to our local real estate market than many people may initially realize.
When we talk about homelessness, it is easy to think of it as an issue separate from the traditional housing market. In reality, homelessness and housing insecurity are at the far end of the same housing spectrum that includes renters, first-time buyers, seniors, families, investors and homeowners.
Fort Erie’s own housing research has identified some significant challenges. Approximately 83% of our housing stock consists of single-detached homes, while there is a shortage of smaller, purpose-built rental, seniors and non-market housing options. The research also identifies a mismatch between the type of housing available and the type of housing many residents actually need.
That matters to real estate.
A healthy community needs housing at many different price points and stages of life: rental apartments, starter homes, townhouses, condominiums, family homes, accessible housing and places for seniors to downsize.
When one part of that chain is missing, pressure gets pushed into the rest of the market.
One of the biggest lessons I have seen throughout my career in Fort Erie real estate is that housing supply and housing choice are not always the same thing.
We can build hundreds of new homes, but if nearly all of them are similar detached homes at similar price points, we may still have an affordability problem.
Fort Erie needs a broader mix.
That could include smaller homes, semis, townhomes, apartments, secondary suites and additional dwelling units, accessible homes for seniors, affordable rental projects and supportive housing.
The Town has already taken steps in this direction through its Affordable Housing Community Improvement Plan. Adopted in 2025, the program provides incentives for projects that create affordable housing and additional dwelling units, with funding of up to $20,000 for eligible properties or projects and potentially up to $500,000 per project.
From a real estate perspective, encouraging this type of diversity can help keep people moving through the housing market instead of becoming stuck because the next appropriate housing option doesn't exist.
Another important issue is our aging population.
Fort Erie housing research identified that approximately 37% of residents are over the age of 60. It also found that many Fort Erie residents are effectively "over-housed," living in homes with more bedrooms than their household requires.
As a Realtor, I see the practical side of this.
There are homeowners who might happily sell a three- or four-bedroom detached home, but they ask a very reasonable question:
"Where am I going to go?"
If there aren't enough smaller bungalows, condos, apartments or accessible units available at reasonable prices, those homeowners may stay where they are.
That affects the entire market.
When seniors have attractive downsizing opportunities, larger homes can return to the market for younger families. Those families may sell their starter homes, which then become available to first-time buyers.
Housing mobility helps create inventory.
Fort Erie also has relatively limited purpose-built rental housing. According to the Town's housing assessment, approximately 20% of households rent, with many relying on the secondary rental market rather than purpose-built rental buildings.
A shortage of rentals can create consequences throughout the real estate market.
Higher rents make it more difficult for tenants to save a down payment. Families may remain in unsuitable housing longer. People experiencing a sudden job loss, separation or financial setback may find themselves with very few affordable alternatives.
At the most serious end of the spectrum, that can contribute to housing insecurity and homelessness.
Niagara Region itself acknowledges that demand is significant. Its current community housing information describes long waits in Niagara, including a reported 13-year wait for a one-bedroom seniors unit in Fort Erie.
That is an indication of just how important additional housing options have become.
Homeowners naturally want to know whether discussions around homelessness or affordable housing will negatively affect property values.
I don't believe it is that simple.
Property values are influenced by many factors: interest rates, employment, population growth, neighbourhood condition, infrastructure, taxes, housing supply, schools, amenities and overall confidence in the community.
In my view, a community that proactively addresses difficult problems is stronger than one that ignores them.
The important question will be how Fort Erie moves from research into action.
Well-planned housing, properly located services, maintained neighbourhoods, responsible development and coordinated community supports can all coexist with a strong residential real estate market.
In fact, providing stable housing can help address some of the very neighbourhood and community concerns homeowners worry about.
Not every housing project belongs everywhere, and residents should absolutely have opportunities to understand what is being proposed in their neighbourhoods.
Fort Erie's new Official Plan came into effect on May 20, 2026 and now guides how the Town is expected to grow and develop toward 2051.
Good planning will therefore be extremely important.
Future housing solutions should consider transit, employment, grocery stores, healthcare, schools, infrastructure, community services and compatibility with surrounding neighbourhoods.
Affordable housing does not have to mean poor-quality housing.
Some of the strongest communities are those that successfully integrate different housing types and price points while maintaining attractive streets, good infrastructure and pride of ownership.
There may be opportunities arising from these housing policies for existing homeowners and real estate investors.
Additional dwelling units are one example.
A properly designed basement apartment, garden suite or secondary unit can create another rental home while potentially helping the property owner offset mortgage and carrying costs.
For seniors, it can sometimes create an opportunity for family members or caregivers to live nearby.
For younger homeowners, rental income may make homeownership more attainable.
The Town's current Affordable Housing Community Improvement Plan specifically includes an Additional Dwelling Unit Grant, which is intended to help offset the cost of creating an additional apartment within an existing home or detached accessory structure.
Every property is different, of course, so zoning, permits, building requirements and financial considerations need to be reviewed before proceeding.
Real estate is ultimately about more than houses.
It is about communities.
For Fort Erie to continue attracting families, retirees, businesses and investment, we need a housing market that works for as many stages of life as possible.
That means protecting existing neighbourhoods and property owners while also recognizing that housing affordability and homelessness are real issues in our community.
Mayor Redekop's roundtable isn't presenting a final solution. The Town itself describes this process as an effort to gather evidence and lived experience that will help shape future recommendations.
I think that is the correct starting point.
Listen first. Understand the problem. Determine where the gaps are. Then develop practical solutions.
From a real estate standpoint, I will be watching closely for recommendations involving new rental construction, affordable ownership, additional dwelling units, seniors housing, supportive housing, development incentives and changes that could affect neighbourhood planning.
Those decisions could influence Fort Erie's housing market for many years to come.
Homelessness isn't separate from the real estate market.
It is part of a much larger conversation about whether our community has enough housing — and enough different types of housing — for the people who live here.
If Fort Erie can increase housing choices while protecting neighbourhood quality and encouraging responsible development, I believe it can strengthen both our community and our real estate market.
Ray Rosettani
Local Fort Erie Realtor
RE/MAX Niagara Realty
905-651-3279
sellingforterie@gmail.com
sellingforterie.com
