Buying a furnished house in New Brunswick: what to know before you move your suitcase
Whether you're relocating, investing, or hunting for a turnkey cottage, a furnished house New Brunswick search can uncover options ranging from downtown condos to coastal retreats. While “just bring your toothbrush” sounds simple, the details around inclusions, zoning, resale, and financing matter. Below is province-aware guidance to help you evaluate fully furnished homes for sale with confidence.
What “furnished” means in practice
In New Brunswick, fixtures typically stay (built-in shelving, hardwired lighting), while “chattels” (freestanding furniture, TVs, BBQs) only transfer if written into the offer. Expect to include a detailed chattel schedule: brand/model and condition of major items, plus counts for dishes, linens, and outdoor furniture. Don't rely on listing descriptions alone—what's included must be in writing.
If a home is marketed as a furnished house for sale, ask for:
- An itemized inclusion list and any warranties/receipts for appliances and electronics
- Confirmation of ownership (no rented furniture or leased appliances unless you'll assume the contracts)
- A pre-closing walk-through to confirm chattels remain in the property
Some property types have unique considerations. For example, New Brunswick log homes often include custom pieces sized to the space—valuable for lifestyle appeal but not always recognized in appraisals.
Where furnished homes appear—and why
Furnished homes cluster around university and health-care hubs (Fredericton, Saint John, Moncton/Dieppe) and along the coast (Shediac, St. Andrews, Campobello) where seasonal renting and second homes are common. Buyers exploring Brunswick beach houses or New Brunswick cottages often prefer turnkey setups to maximize the first season's use.
Rural furnished options also pop up in communities like Irishtown and Drummond, where larger lots and outbuildings pair well with hobby acreage. On KeyHomes.ca, you'll find curated collections spanning New Brunswick hobby acres and cabins throughout the province, useful for scoping typical layouts and furniture packages.
Furnished house New Brunswick: zoning and short-term rental realities
Zoning and municipal bylaws vary by city/town and can change—verify locally before assuming you can rent short-term or add extra sleeping spaces. Many municipalities regulate short-term rentals (STRs) via licensing, business registration, or caps on entire-home rentals, and condominiums often prohibit STRs outright through bylaws.
Coastal properties carry added layers: the provincial Coastal Areas Protection Policy and watercourse setbacks may limit decks, additions, and shoreline work. Alterations can require permits (e.g., Watercourse and Wetland Alteration). If your furnished home's value proposition hinges on waterfront amenities, confirm what's permitted before closing.
Property taxation differs between owner-occupied and non-owner-occupied homes, and rules evolve. Investors should confirm current rates and credits with Service New Brunswick. If you plan a mixed-use setup (personal plus STR), budget conservatively for tax and insurance.
Financing a furnished purchase
Most lenders and appraisers value the real property, not the furniture. Chattels usually have negligible impact on appraised value. If a seller wants a premium for the furniture, you may need to pay that portion in cash or reflect it separately in the purchase agreement.
- High-ratio insured mortgages (CMHC/Sagen/Canada Guaranty) require the dwelling to meet habitability standards. Seasonal cottages may not qualify unless winterized.
- For well and septic properties, lenders commonly require a clean water potability test and proof of septic functionality.
- Heating type matters. Wood or pellet stoves often prompt a WETT inspection; older oil tanks may be insurance issues.
Example: Appraisal and chattels
You agree to purchase a fully furnished house for sale at $475,000, including $15,000 of furniture. If the appraised value is $460,000 based on the real property, the lender typically lends against $460,000, leaving you to cover the difference (plus furniture) in cash or renegotiate.
Due diligence for rural and cottage furnished homes
Turnkey comfort is great, but systems matter more in New Brunswick's climate:
- Water: Request recent potability results (E. coli, coliforms) and ask about flow rate. Plan for UV or filtration if tests fail.
- Septic: Obtain a pump-out and inspection report where possible. Replacement costs vary widely—factor condition into price.
- Access: Private or seasonal roads may require shared maintenance agreements. Lenders can be wary of unplowed winter access.
- Heat and insulation: Determine if the property is truly four-season. Evidence of insulation upgrades, air sealing, and efficient heating matters.
If you're eyeing character-filled spaces, scan historic homes in New Brunswick where furnishings often complement heritage features—great for lifestyle appeal, but ensure electrical, foundation, and windows meet modern expectations.
Some rural listings started as cabins or were moved. Review structural reports and permits when browsing moved houses within New Brunswick, and compare against similar cabin and log home offerings on KeyHomes.ca to gauge value.
Seasonality and timing: how the furnished market moves
Listings for furnished homes for sale generally spike in spring and early summer, especially near beaches and lakes. Buyers seeking a house for sale furnished near the coast often compete with seasonal demand. In late fall and winter, selection narrows but motivated sellers may be flexible—particularly on furniture packages they don't want to store.
Corporate and university cycles (Fredericton's UNB/STU, Moncton's healthcare/logistics, Saint John's industrial base) create pockets of demand for turnkey rentals. Investors targeting STR or medium-term furnished tenants should underwrite shoulder seasons realistically; winter occupancy near ski or snowmobile networks can help, but verify bylaws and insurance before projecting income.
Resale potential: what furniture really adds
For most buyers, furniture is convenience, not long-term value. Resale hinges on location, condition, energy efficiency, and floor plan. That said, a neutral, durable furniture package can support marketing and shorten days-on-market, especially in vacation zones. Focus on the property's fundamentals first; treat furnishings as a bonus.
Keep an inventory with photos and serial numbers to reduce disputes later. If you add or upgrade items post-close, file receipts—future buyers often appreciate a clear lineage of care. For character properties, review the Property Disclosure Statement and confirm any heritage restrictions before investing heavily in built-ins that suit the style but limit broader appeal.
Lifestyle fit: urban convenience, coastal calm, or acreage
Urban furnished options minimize setup time—ideal for relocations or testing neighbourhoods. Coastal furnished properties near Shediac or the Fundy coast lean into hospitality and recreation, while inland acreage offers privacy and storage for equipment. If you're imagining gardens, workshops, or small-scale farming, browse New Brunswick hobby-acre listings and broader hobby farms and acreage in the province to compare layouts and outbuildings that make furnished packages more functional.
For weekenders, furnished spaces near trail networks or water access deliver maximum use from day one. To see how sellers curate these setups, scan coastal offerings such as beach-oriented homes alongside inland retreats and cottage listings on KeyHomes.ca, which also provides market data snapshots and connections to licensed professionals across the province.
Offer strategy and paperwork details
Draft your offer with clarity to avoid post-closing surprises:
- Attach a chattel schedule (brand/model/quantity/condition). Include outdoor items, window coverings, and any smart-home devices.
- Request a pre-close walk-through to confirm inclusions remain.
- If any items are tenant-owned, exclude them or obtain written consent for transfer.
- Set reasonable timelines for financing and inspections (well, septic, WETT, water tests) if rural or seasonal.
Scenario: Short-term rental intent
You purchase a fully furnished house for sale near the coast intending to STR it in summer and use it personally in winter. Before waiving conditions, you verify municipal STR licensing, check condo or subdivision rules (if applicable), and review insurance underwriting for seasonal rentals. If regulations are pending review—as is the case in some NB municipalities—build in a plan B for medium-term furnished tenants.
Scenario: Cottage with well and septic
You're eyeing furnished homes for sale on a private well and septic. Your offer includes water potability as a condition, septic inspection/pump-out, and proof of year-round access. Your lender requires WETT for the wood stove and an insurance binder confirming coverage given the heating mix.
Pricing sanity check
Furniture rarely commands full retail in a sale. If the package justifies a premium (new, high-quality, fits the space), assign a reasonable value in the offer but benchmark against comparable unfurnished properties. When in doubt, negotiate furniture separately to keep financing clean.