809 Canoe Green SW

-Nearly 4,000 finished square feet. Four bedrooms. A fully automated smart home.

About $213 per finished square foot in The Canals. | Read that number again, because it's the whole story: 2,766 above grade plus a fully finished lower level, with the deck, landscaping, central A/C, hot tub and whole-home automation already built and already paid for. Price that out on a new build the same size, then add two years of waiting.

That's why every agent who walks through says the same thing on the way out. | THE MAIN FLOOR: Nine-foot ceilings. Hardwood.

Light from three directions. The kitchen is the room people stand in: gas range, oversized stone island, cabinetry you'll never fill, walk-through pantry straight to the mudroom. Gas fireplace in the living room.

A private office with a door that closes - the difference between working from home and working from the kitchen table. | UPSTAIRS: A primary retreat with a spa-inspired 5-piece ensuite and a walk-in closet big enough to end the his-and-hers negotiation. Two more bedrooms, each with its own walk-in closet, so nobody's kid gets the short straw.

Bonus room with a second gas fireplace. | THE FLOOR THAT'S THE HIDDEN GEM: Three bedrooms up, one down. The finished basement puts a fourth bedroom beside its own full bathroom, at the far end of a rec room built for company: a full-size pool table with room to shoot every angle, a wet bar right beside it, and a third gas fireplace.

Give the bedroom to your teenager and everybody wins - they get a floor that feels like their own apartment, you get your evenings back. | ALREADY WIRED: Whole-home automation with wired and wireless coverage on all three floors. No dead zones, no retrofit, nothing to run through finished walls.

| THE BACKYARD: Mature trees, grown in enough that you can barely see your neighbours - privacy a new build won't offer for fifteen years. Deck, patio, enclosed gazebo, sheltered hot tub, landscaped and fenced. Usable in February, not just July.

| THE LOCA TION: Quiet street in The Canals. Creekside pathways, golf, parks, schools and shopping minutes from the door. | NEXT STEP: The dimensions are all listed below.

What they can't show you is the scale, or how it feels to walk it. Book the showing before another buyer does.