When considering real estate prices in "cottage country", one must be very suspect of information conveyed based on "averages". Almost every property is unique from the standpoint not just of municipal location, but also from the perceived amenity each individual property offers in its aspect and specific appeal. For example, it is noted that riverside properties in Muskoka exceed, on average, the price of island properties in that locale, as a generally made statement, while the reverse appears to be the norm in the case of The county of Haliburton. In my view, this anomaly points up suspect data, which is by nature of the market rarely in sufficient quantity to render statistically significant analysis, and leads when attempts are made in  doing so to the sort of odd anomaly mentioned above.