Black Creek Signature Community
3818 Simpson Lane, Fort Erie, Ontario
- bedrooms
- 3bedrooms
- bathrooms
- 3bathrooms
- sq ft above grade
- ~1,800sq ft above grade
- foot lot
- 42 × 115foot lot
- car parking
- 2 + 4car parking
- new build
- 4 yrsnew build
Photos of the home.
Swipe or use the arrows; tap any photo to open it full screen.
4 years new, with the extras already done.
This was a Rinaldi build in Black Creek, finished with upgrades chosen at construction. The list below is what a buyer actually inherits.
Built for a second unit
The parts that normally cost the most to add later are already here.
- Separate basement entrance, exit door ready
- Two large 36 × 24 basement windows
- Washroom rough-in already in place for a basement bathroom
- 200 amp electrical service
- Unfinished basement with 7'-10" pour
Inside
Finishes chosen at build, not retrofitted.
- Artcraft custom kitchen, soft-close white premium cabinetry
- Upgraded oak staircase with waterfall stair-edge detail
- Pot lights throughout
- Black Halifax lever handles on square back plates
- Whole-home tech package with Ethernet
- Three oversized bedrooms, and Master with walk-in closet and ensuite
Systems and structure
What you cannot see from a photograph, and what you feel the moment you walk in.
- Premium 3/4" engineered subfloors — nailed, glued and screwed
- Solid underfoot with no bounce or creak between joists
- Gas furnace and central air conditioning
- Oversized garage at 18'8" × 21'0" with high ceilings
- Fully covered rear deck
- Black and grey exterior with a two-car attached garage
1,800 square feet across two floors, over an unfinished basement.
Three bedrooms upstairs, each with its own closet and the primary with an ensuite and walk-in. The basement is left open.
The lowest priced detached home in the community.
The complete report, with addresses and sale dates, is sent on request.
Recent neighbourhood sales
What has actually changed hands nearby, reported as a range rather than house by house.
- Detached homes
- $900,000 – $917,500
- Semi-detached homes
- $720,000
- A different property type, shown for context
Current active competition
What a buyer is choosing between right now on the immediate streets.
- Active inventory
- 5 detached homes
- Asking price range
- $825,000 – $999,000
- Styles available
- A mix of two-storeys and bungalows, two to four-plus bedrooms
3818 Simpson Lane · 3 bed / 3 bath detached
This home, on a 42 × 115 ft lot — below everything currently active nearby
$749,900
Detached sales across Fort Erie
Median sale price
$925,000
This home is asking
$749,900
Below the median by
$175,100
Each mark is one detached sale, 11 in the set. The gold mark is this home.
Get the full comparable report
Every comparable with its address, sale date and full particulars. Sent by email after a request.
- All 11 detached sales with addresses
- Sale dates and days on market
Comparable figures are provided for context only and are not an appraisal or an opinion of value. Properties differ in condition, finish, lot size and timing, and the wider Fort Erie set includes homes of a different type and size to this one.
This home 42 feet vs new construction 34 feet.
Empire Communities is currently selling detached homes in the Niagara area on 34 foot frontages at $720,000, HST rebate adjusted and included. This is a 42 foot lot at $749,900 — about 24% more frontage, with the upgrades already in and a deep rear yard behind it.
New construction nearby
$720,000 · HST rebate adjusted and included
3818 Simpson Lane
$749,900 · Resale — no HST on the purchase price
New construction nearby
- Lot width of 34 feet
- Sold as-built — upgrades priced on top
- Occupancy on the builder’s timeline
- Landscaping, deck and appliances typically extra
3818 Simpson Lane
- Lot width of 42 feet, roughly 24% wider
- Upgrades already installed and paid for
- Available now, with a flexible closing
- Covered deck and sodded yard complete
Lot width is the one thing a renovation cannot change. Kitchens, floors and bathrooms can all be redone later; frontage is fixed for the life of the property, and it is what sets the driveway, the side yards and the depth of the yard behind the house.
New construction pricing is as advertised by the builder at the time of writing and is subject to change, availability, lot premiums and the terms of the builder’s agreement. Verify current pricing directly with the builder.
Black Creek, Fort Erie — one minute from the QEW.
- Niagara River
- Walk
- Fort Erie
- 9 min
- Niagara Falls, downtown
- 13 min
- QEW on-ramp
- Minutes
The community sits at Exit 12, Netherby Road. Buffalo is across the Peace Bridge, and Crystal Beach, Safari Niagara and the Niagara Parkway Trail are all within a short drive. Travel times are approximate and depend on traffic.
Black Creek, where the creek meets the Niagara River.
A Rinaldi Homes community off Netherby Road, one minute from the QEW, built out along Simpson Lane and Mitchell Crescent.
- Two ponds and a river trail within the community
- Boat launch and the Lighthouse Restaurant on the Niagara Parkway
- Exit 12, Netherby Road — QEW in one minute
Who lives here.
Census data for the immediate neighbourhood, set against the surrounding community and the City of Fort Erie.
$186,544
average household income in this neighbourhood
70% above the Fort Erie city average of $109,611
95.7%
of homes here are owner-occupied
City-wide the figure is 79.8%
99.6%
of the housing stock is single detached
Almost no competing apartment or townhome supply
- Employed
- Not reported
Neighbourhood
- Sales and service28.61%
- Trades, transport and operators17.28%
Community
- Sales and service21.71%
- Business, finance and administration17.61%
City
- Sales and service25.44%
- Trades, transport and operators19.60%
Figures are drawn from census data for the neighbourhood, community and city areas as defined by the data provider. Percentages may not total 100 due to rounding and unreported responses.
The things buyers ask before they book.
If something here is not answered, call or text and it will be. Anything requiring a document rather than an answer is in the listing package.
How big is the home and the lot?
Roughly 1,800 square feet above grade — 868 on the main floor with 9-foot ceilings and 931 on the second floor with 8-foot ceilings — on a 42 by 115 foot lot. The basement is unfinished with a 7 foot 10 inch pour.
How old is the home?
Four years new. It was built by Rinaldi Homes in the Black Creek Signature Community and remains in almost brand new condition.
Can the basement be turned into a separate unit?
The groundwork is already there: a separate entrance with an exit door ready, two large 36 by 24 inch windows, and 200 amp electrical. That removes the most expensive parts of a basement conversion. Any second unit still needs Town of Fort Erie approval and must meet the Ontario Building Code, so confirm the current requirements with the municipality before you budget the work.
What condition is the basement in now?
Unfinished and open, which means a buyer can lay it out from scratch rather than undo someone else's framing. The concrete wall framing and insulation were already done by the builder.
Is there a rough-in for a basement bathroom?
Yes. A washroom rough-in is already in place, alongside the separate entrance, the two oversized windows and 200 amp service. Between them, the four most expensive parts of finishing a basement are already done.
How big is the garage?
The attached garage measures 18 feet 8 inches by 21 feet, with high ceilings — deep enough for two vehicles with room left at the front for storage, a workbench or overhead racking, which a standard builder garage rarely allows.
What is included in the sale?
Appliances, window coverings and any chattels are set out in the listing package. Request it and the current inclusion list comes with it.
What are the property taxes and utility costs?
Current tax and utility figures are provided in the listing package rather than quoted here, so you are working from documents rather than an estimate.
How far is it from the highway and the border?
The QEW is minutes away. Fort Erie is about 9 minutes, downtown Niagara Falls about 13, and the Niagara River is within walking distance.
Why does a 42 foot frontage matter?
New detached homes selling in the area right now are being built on 34 foot lots. This is 42 feet, roughly 24% wider, which is what gives you the four-car driveway, real side yards and the depth of yard behind the house. Lot width is the one thing a renovation can never change.
How does this compare to buying new from a builder?
Empire Communities is selling new detached homes nearby on 34 foot frontages at $720,000 with the HST rebate adjusted and included. This is $749,900 on a 42 foot lot, four years old, with the upgrades already installed and paid for — oak stairs, custom kitchen, pot lights, covered deck and sodded yard. On a new build those are priced on top, and you wait for the builder's timeline. Confirm current builder pricing directly with them.
Can I see the comparable sales?
Prices, types and bed and bath counts are shown on this page for the nearby detached comparables, along with the median and range across all eleven detached sales in the wider Fort Erie set. Addresses and sale dates are released in the full report on request.
I am a realtor. Is cooperation welcome?
Yes. Cooperating brokerages are welcome, with commission as per the listing agreement. Select "Realtor" on the form and include your brokerage so the package goes to the right place.
How do I book a showing or submit an offer?
Use the form at the bottom of this page, or call or text the listing salesperson on the number shown in the footer. Showings can be booked directly or through BrokerBay, and offers are submitted through Kigo Realty Inc., Brokerage.
See it in person.
Fill this in and you will get a confirmed time plus the full listing package with comparable addresses.
Prefer to message?
WhatsApp 647 909 3069Cooperating brokerages welcome
Commission as per the listing agreement. Select Realtor on the form and include your brokerage.