hudson-smith

Best Selling Experience : Why the Little Things Matter More Than Ever

Wed, 18 Feb 2026 13:51:41 GMT

Every once in a while, someone goes above and beyond.

For me, there have been moments—across different industries and stages of life—where people didn’t just meet expectations, they exceeded them. Those experiences stay with you. They guide you. Honestly, they become a benchmark for how you try to show up every single day.

It doesn’t always happen in real estate or sales, but it absolutely influences how I approach my work. In some of those standout moments, I’ve even joked with the person delivering the experience, asking if they were looking for a career change. That’s how impactful it was.

After 21 years in sales, I’ve learned something simple but powerful:

"We can can always do more.
The real question is whether we choose to."

Why Small Details Matter in Sales and Customer Experience

Sometimes it’s one more call just to check in.
One more follow-up asking, “Do you have any questions?”
One more moment of showing that you care.

What’s surprising—maybe even a little sad—is how little it sometimes takes to exceed expectations. Calling people back promptly. Showing up on time. Doing what you say you’ll do.

I didn’t realize how uncommon these basics had become until clients started thanking me for them. That’s when it clicked: professionalism isn’t guaranteed anymore—and that’s exactly why it stands out.

From the very first interaction to years after the deal is done, my goal is simple. I want the experience to be something clients not only remember, but talk about .

Yes, gaining new clients is great. But keeping the ones you already have—for years, even decades—that’s the real win. And more often than not, it’s the small, consistent things that make the biggest difference.

What the Best Companies Understand About Experience

Some companies have built their entire brand around this idea.

Take Disney , for example. Disney is famous for obsessing over the customer experience. They don’t just react to complaints—they anticipate them. From ride breakdowns to long lines to lost items, Disney has already thought through what might go wrong and how to fix it before the guest even asks.

That level of preparation sends a message: we see you, and we care.

At the end of the day, the best-selling experience isn’t about doing more—it’s about caring more. People may forget the details, but they’ll always remember how you made them feel.

At the end of the day, it’s not about doing more.
It’s about caring more.

The small things add up — and they’re often what people remember most.

Family Day 2026 in Guelph, Ontario: Best Winter Activities & Events for Families

Wed, 11 Feb 2026 20:42:42 GMT

Free Outdoor Activities Guelph Families Love

Looking for things to do in Guelph this Family Day? Winter in Guelph is full of simple ways to enjoy time together as a family. Whether you prefer outdoor adventures or cozy indoor fun, there are plenty of family activities in Guelph to make the most of the long weekend.

Here are a few easy ideas to enjoy this Guelph winter 2026.

Indoor Activities Guelph Families Can Enjoy on Family Day

If you’re looking for indoor fun activities in Guelph , these local favourites are open year-round:

Get More Ideas + Local Coupons in the Guelph Winter 2026 Guide

2026 Ontario Statutory Holiday Dates

Tue, 13 Jan 2026 16:41:13 GMT

There’s nothing quite like realizing you have an extra day off coming up. Statutory holidays (often called stat holidays) are paid days off that give employees in Ontario a chance to rest, recharge, or enjoy a long weekend. Knowing when these holidays fall can make planning your work schedule and personal time much easier.

This guide is designed to help you quickly check Ontario stat holidays for 2026, plan time off in advance, and stay organized throughout the year whether you’re booking a vacation, managing schedules, or simply looking ahead to your next break.

Below are the official Ontario stat holiday dates for 2026 that you can mark on your calendar.

�� Download the Free 2026 Stat Holiday Guide

Enjoy your next long weekend, you’ve earned it!
Keep in mind that not all holidays apply to every workplace, and eligibility for stat holiday pay can depend on your employment type and industry. If you’re unsure how a specific holiday applies to you, it’s always a good idea to review Ontario employment standards or check with your employer.

Your Guide to the Holiday Season in Guelph

Wed, 03 Dec 2025 18:24:11 GMT

Festive Events, Local Traditions & Where to Find the Magic This Year

There’s something special about Guelph in December. The lights feel a little brighter, the downtown feels a little cozier, and the whole city comes alive with traditions that bring our community together.

To help you make the most of the season, we’ve put together a simple guide to some of our favourite local holiday events — the ones that make living in Guelph feel like home.

Spirit of the Season

December 5–7 & December 12–14 — Downtown Guelph

Downtown transforms into a festive hub filled with twinkling lights, artisan vendors, live entertainment, and warm holiday energy. It’s the perfect place to support local businesses, enjoy a hot drink, and soak in the magic with friends or family.

If you’re looking for that “start of the holidays” feeling, this is it.

Sparkles in the Park

December 13–31 — Riverside Park

Every evening, Riverside Park lights up with spectacular displays — glowing tunnels, festive scenes, and whimsical designs that bring out everyone’s inner child.

And this year, keep an eye out for The Hudson Smith Group lighting display among the magic — we’re proud to support this beautiful community tradition with the Guelph Rotary Club.

Even better? The carousel rides are free, and there’s a fireworks show on New Year’s Eve.

Santa Run & Santa Claus Parade

Saturday, December 6 - Santa Run 4:55 PM & Parade 5:30 PM

One of Guelph’s most beloved traditions. The evening starts with the Santa Run — a quick, fun, festive dash — followed by the parade winding through downtown with music, lights, and holiday cheer. It’s a great way to kick off December with the whole family.

Old Quebec Street Christmas Market

Dates vary through December

A cozy, European-style indoor market right in the heart of the city. Expect local makers, handmade gifts, warm drinks, and the perfect place to finish (or start!) your holiday shopping while supporting local vendors.

Market Square Skating

All winter long — weather permitting

Nothing feels more festive than skating under the lights in front of City Hall. Bring a friend, grab a hot chocolate afterward, and enjoy one of Guelph’s simplest — and most nostalgic — winter traditions.

Giving Back This Season

If you’re looking to make a difference this year, consider supporting one of Guelph’s incredible community organizations, including:

The Guelph Food Bank

Royal City Mission
Hope House
Toys for Tots / local toy drives
Rotary initiatives
A little kindness goes a long way during the holidays.

From Our Team to Yours

The holidays are a time to slow down, reflect, and appreciate the people who make our community special. Whether we’ve worked together this year or you’ve simply followed along with our journey — thank you. Your trust and support mean the world.

Wishing you a warm, joyful, magical holiday season from all of us at the Hudson Smith Group.

A Rare Dual-Residence Bungalow in Guelph’s Old University Neighbourhood

Fri, 14 Nov 2025 14:37:43 GMT

The Future of Two-Family Living: Why 36 Harcourt Drive Is the Solution Guelph Buyers Have Been Waiting For

Have you ever wished you could have more space — without sacrificing connection?

Across Guelph, more families are embracing two-family or multi-generational living as the perfect blend of connection, independence, and financial practicality. Whether supporting aging parents, welcoming adult children home, or creating separate living quarters for long-term stability, buyers want homes that can comfortably and naturally support two households. But as demand grows, suitable properties have become almost impossible to find—especially in walkable, highly established neighbourhoods like Old University. That’s what makes 36 Harcourt Drive such an extraordinary opportunity: a true two-family home that offers space, flexibility, privacy, and location without compromise.

The Rise of Two-Family Living

Two-family living is rapidly becoming the norm for many buyers looking to share expenses, stay close to loved ones, or plan for long-term caregiving needs. But the challenge is clear: most homes simply do not support this lifestyle comfortably. Families often face tight layouts, shared spaces that don’t feel private, or basement suites that don’t offer proper light or accessibility. And building an additional dwelling unit (ADU) today can cost $350,000–$400,000, making the idea of creating a second home on your property unrealistic for many. A move-in-ready solution—especially one that doesn’t compromise the primary living space—is exactly what buyers are desperate to find.

Why Creating a True Two-Family Home Is So Difficult

Many “in-law suites” on the market are either retrofitted basements or converted rooms lacking separation, light, or dignity. Others require major renovations, long timelines, and significant investment before being truly livable. What most buyers really want is a space that feels like a complete home, not an afterthought. And in the Old University neighbourhood—known for its charm, walkability, and limited turnover—finding a property with two full, above-grade living areas is almost unheard of. Even more rare is a layout that keeps the full functionality of the main house intact, without sacrificing bedrooms or core living spaces to make room for a suite.

How 36 Harcourt Drive Solves the Two-Family Challenge

At 36 Harcourt Drive, no part of the main residence has been compromised to create additional living quarters. The primary bungalow offers three generous main-floor bedrooms, original hardwood, a large kitchen and dining area, a bright living room with floor-to-ceiling windows, and a bonus room connecting the home to the double garage—providing space most families can only dream of. The finished basement adds two more bedrooms, another full bathroom, and additional apartment potential, giving buyers even more flexibility.
The 2002 addition is where this home becomes truly exceptional. The second living space is not a “suite”—it feels more like a detached home inside. With its own separate entrance, private laundry, full kitchen, open-concept living/dining area with a gas fireplace, custom-built cabinetry, and abundant natural light, this one-bedroom residence offers independence, comfort, and accessibility rarely found in multi-generational properties.

A Two-Family Property That Truly Stands Apart

36 Harcourt doesn’t just support two-family living—it elevates it. The shared back deck overlooks mature trees and perennial gardens, offering a peaceful retreat for both households. The powered backyard shed provides a perfect studio or workshop, while the wide driveway and double-car garage make multi-vehicle living easy. And perhaps one of its greatest assets: the location. This home sits in the heart of Old University, within walking distance to everything—parks, schools, the river, shopping, dining, and the University of Guelph.
In a market where true two-family homes are almost impossible to find—and where adding one can cost nearly half a million dollars 36 Harcourt Drive offers the rare, ready-made solution buyers have been waiting for. Thoughtfully designed, beautifully located, and crafted for long-term flexibility, it makes multi-generational living not just possible, but effortless.

Ready to see it yourself?

Don’t just imagine the possibilities — come experience them.

36 Harcourt Drive, Guelph, Ontario | 6 Bedrooms | 3 Bathrooms | Parking for 8+

Winter Curb Appeal: How to Make Your Home Stand Out in the Snow

Wed, 12 Nov 2025 16:28:35 GMT

Winter Curb Appeal: How to Make Your Home Stand Out in the Snow

When the snow starts to fall, it has a way of transforming everything — streets, parks, and even front yards take on a quiet, magical charm. But for sellers, winter can also mean extra effort to make sure that charm extends to your home. Curb appeal doesn’t hibernate when the temperature drops — in fact, it matters even more.

Here’s how to make your home shine this season and capture that “warm welcome” feeling buyers love, even on the coldest day.

Light the Way

Winter days are short, which means lighting plays a starring role. Swap out dim porch bulbs for bright, warm-toned LEDs and consider adding soft string lights or lanterns along your walkway. A well-lit entryway not only looks beautiful in twilight photos — it instantly feels inviting.

Add a Pop of Colour

When the landscape is all whites and greys, a bold front door makes a statement. Deep navy, forest green, or classic red can instantly lift a neutral exterior. If you’re not ready to repaint, a colourful winter wreath or fresh greenery can achieve the same welcoming effect.

Dress Up with Winter Greenery

Who says planters are only for summer? Evergreen boughs, birch branches, and pinecones arranged in large planters add life and texture to your front entry. They photograph beautifully and bring natural warmth to even the snowiest setting.

Keep It Clean and Clear

Shovel paths, sprinkle salt, and make sure steps are safe and tidy. It’s one of the simplest ways to show care — and it makes a lasting first impression for both buyers and photographers. Bonus: a clean driveway and entryway make your listing photos feel crisp and polished.

Set the Scene for “Cozy”

Winter buyers are looking for warmth — literally and emotionally. A soft glow from the windows, a hint of smoke from a chimney, or a front door framed by lanterns all help tell that story. These small touches help buyers imagine themselves stepping into comfort after a snowy day.

Thinking of Selling This Winter?

A fresh layer of snow doesn’t mean you have to wait until spring. With the right presentation, your home can look more inviting than ever.

Selling in winter? We’ll make sure your home stands out — even when everything’s covered in snow.

hudson@hudsonsmith.ca | 519-821-3600 | hudson@hudsonsmith.ca

A Hauntingly Good Halloween in Guelph

Tue, 28 Oct 2025 18:26:18 GMT

A Hauntingly Good Halloween in Guelph

Halloween in Guelph is more than just costumes and candy — it’s that magical mix of community, creativity, and crisp autumn air that makes this city feel like home. Whether you’re searching for the perfect pumpkin, planning a cozy movie night, or looking for a fun local event, Guelph has something for every kind of ghoul and goblin.

Pick the Perfect Pumpkin at Strom’s Farm

A Guelph fall tradition! Strom’s Farm & Bakery offers everything from corn mazes and wagon rides to caramel apples and cider doughnuts (trust us — you’ll want seconds). Wander through rows of pumpkins to find your favourite and snap a few festive photos along the way.

�� 5089 Wellington Rd 32, Guelph, ON N1H 6J4

Fall Markets & Family Fun

October weekends are filled with local markets and events, from the Aberfoyle Antique Market to smaller pop-ups throughout the city. Browse for vintage décor, locally made candles, and cozy knits — or enjoy a warm drink while supporting local makers. Nothing says “autumn” like spending a Saturday outdoors with something pumpkin-spiced in hand.

Get Spooked (in a Fun Way!) at Bingemans Screampark

Looking for thrills beyond the city limits? Just a short drive away, Bingemans Screampark in Kitchener delivers haunted houses, eerie mazes, and live actors ready to give you a fright you won’t forget. It’s a must-visit for anyone who loves a good scare — best enjoyed with friends and plenty of bravery.

��425 Bingemans Centre Drive, Kitchener, ON N2B 3X7

Trick-or-Treat Hotspots Around Town

From the charming porches of Exhibition Park to the family-friendly streets of Westminster Woods, Guelph’s neighbourhoods truly shine on Halloween night. Expect glowing jack-o’-lanterns, creative costumes, and friendly neighbours handing out treats.

Cozy Up at Home

If your perfect Halloween involves staying in, make your home the main attraction. Light a candle, pour a cup of cider, and stream a classic like Hocus Pocus or The Addams Family. Add a touch of “moody modern” décor — think black taper candles, amber glassware, and autumn florals — for a look that’s more sophisticated than spooky.

Happy Halloween from the Hudson Smith Real Estate Group!

Whether you’re out exploring pumpkin patches, trick-or-treating with the kids, or cozying up at home, we hope your Halloween is filled with laughter, community, and a little bit of magic.

If you’re thinking about making a move before the year wraps up, our team is here to help you find a home that’s scary good.

hudsonsmith.ca | 519-821-3600 | hudson@hudsonsmith.ca

The Hidden Value of Home Staging

Thu, 16 Oct 2025 14:40:54 GMT

The Hidden Value of Home Staging

When it comes to selling your home, first impressions aren’t just important — they’re everything. In today’s market, buyers form opinions within seconds of walking through the door (or scrolling through photos online). That’s where home staging comes in — the subtle art of helping buyers see themselves living in your home.

What Is Home Staging, Really?

Home staging goes far beyond decorating. It’s about creating an emotional connection. A professional stager uses layout, lighting, colour, and accessories to highlight your home’s best features while minimizing distractions. Every detail — from the placement of a chair to the tone of a wall — is chosen with intention.

At Hudson Smith Real Estate Group, we’ve seen time and time again how the right staging transforms a space. A well-staged home doesn’t just look beautiful; it photographs beautifully, feels inviting, and draws in buyers who are ready to act.

The Impact on Buyer Perception

Staging helps buyers picture themselves in the home — not your home, but their potential one. Neutral palettes, uncluttered surfaces, and strategic furniture placement make rooms feel larger, brighter, and more functional.

According to industry studies, over 80% of buyers say that professionally staged homes make it easier to visualize the property as their future home. That emotional pull is what often leads to quicker offers and stronger sale prices.

The Financial Payoff

It’s natural to wonder if staging is worth the investment. The numbers say yes:

Staged homes typically sell up to 73% faster than unstaged ones.
They can sell for 6–10% more on average, easily covering the cost of staging.
Even partial staging — such as main living areas and primary bedrooms — can dramatically improve online engagement and showings

.Think of it like preparing your home for its debut performance: the better the presentation, the bigger the audience response.

Online Appeal in a Digital World

Most buyers start their search online, meaning your listing photos are the first showing. A staged home captures attention instantly — bright, balanced, and visually appealing.

Combined with professional photography and video, staging ensures your home makes a lasting first impression — one that stops buyers mid-scroll and makes them want to see more.

Our Approach at HSG

We work closely with trusted stagers and stylists who understand how to enhance a home’s personality while keeping it universally appealing. Whether it’s a minimalist downtown condo or a sprawling family home, our goal is to highlight what makes each property shine.

Of course, we’ll have our stager come to your home and make sure it’s picture-perfect — a complimentary service included when you list with our team.

Every listing tells a story — staging helps make sure it’s the story buyers want to hear.

The Best Family-Friendly Neighbourhoods in Guelph for 2025

Thu, 02 Oct 2025 14:33:20 GMT

The Best Family-Friendly Neighbourhoods in Guelph for 2025

Guelph has long been known as one of Ontario’s most welcoming and community-driven cities, and it’s no surprise that families continue to choose it as home. With excellent schools, plenty of green space, safe streets, and a strong sense of community, Guelph offers a wide variety of neighbourhoods suited to families at every stage of life.

If you’re thinking of making a move in 2025, here are some of the best family-friendly neighbourhoods in Guelph to explore.

1. Westminster Woods & Clairfields

South Guelph’s Westminster Woods and Clairfields areas are consistently top picks for families. With extensive trails, nearby parks, and highly regarded schools like Westminster Woods Public School, it’s a safe, vibrant community where kids can walk or bike to friends’ houses. Plus, you’re close to shopping at Clairfields Commons and have quick access to Highway 401 for commuters.

2. Kortright Hills

Nestled in Guelph’s south end, Kortright Hills is loved for its quiet, winding streets, mature trees, and larger lot sizes that give families room to spread out. The neighbourhood backs onto plenty of green space and trails, making it easy to enjoy nature right outside your door. With Kortright Hills Public School at its heart, it’s a true family-oriented community where kids can walk to school and neighbours know each other by name.

3. Exhibition Park

For those who love character homes and community charm, Exhibition Park is a gem. Centered around its namesake park — complete with tennis courts, splash pad, playgrounds, and green space — this neighbourhood combines history with walkable access to downtown. Families love the sense of community and the chance to be steps away from Guelph’s best festivals, markets, and schools.

4. Kortright East & Kortright West

South of the city’s core, Kortright East and West are two of Guelph’s most popular family neighbourhoods. Kortright East is known for its larger executive homes on mature lots, while Kortright West offers a wider mix of housing styles, from established properties to newer builds. Both neighbourhoods give families easy access to schools, shopping at Stone Road Mall, the University of Guelph, and plenty of trails and green space.

5. East End

One of Guelph’s fastest-growing areas, the East End is an excellent option for families seeking more affordable housing without sacrificing amenities. With schools, parks, and community centers built into the neighbourhood design, it’s a hub for young families. Ongoing development also means new amenities are constantly being added, making it a great place to plant roots for the future.

Why Families Love Guelph

No matter where you choose, Guelph offers families:
Top-rated Public and Catholic schools
An active sports and recreation culture
Abundant parks, trails, and green spaces
Safe neighbourhoods with strong community pride
Quick connections to the 401, Kitchener-Waterloo, and the GTA

Thinking About a Move in 2025?

At the Hudson Smith Group, we know that the right neighbourhood is just as important as the right home. Whether you’re looking for quiet streets, walkability, or the best schools, our team can help you find a community that fits your family’s lifestyle.

�� Reach out today to start your search in Guelph’s most family-friendly neighbourhoods.

Cozy Fall Activities Around Guelph

Thu, 18 Sep 2025 15:48:09 GMT

Cozy Fall Activities Around Guelph

Fall in Guelph is something special. The air turns crisp, the leaves explode in colour, and there’s a little extra magic in everyday routines. Whether you’re looking for family-friendly fun or quiet moments to soak in the season, here are eight cozy fall activities to enjoy around Guelph and beyond.

1. Pick the Perfect Pumpkin

Head out to Strom’s Farm & Bakery or nearby patches to find that perfect pumpkin. From corn mazes to wagon rides, pumpkin patches are the ultimate fall day out.

2. Wander Through the Farmers’ Market

The Guelph Farmers’ Market is brimming with autumn’s best: apples, squash, pies, and preserves. It’s a foodie’s dream and a great way to support local growers.

3. Sip & Stay a While at a Café

Fall and lattes go hand in hand. Curl up at Found Coffee, Balzac’s, or Red Brick Café and try a seasonal drink — from pumpkin spice to chai — while enjoying the cozy atmosphere.

4. Hike Among the Fall Colours

Guelph’s trails shine this time of year. Explore Preservation Park, the Arboretum, or Royal Recreation Trail to enjoy a canopy of brilliant fall leaves.

5. Take a Scenic Drive

If you’re up for a mini road trip, cruise through Wellington County backroads or head toward Elora and Fergus for breathtaking fall scenery. Pack a thermos of cider and make it a day.

6. Visit a Local Winery or Brewery

Savour the season with a glass of something local. Wineries and craft breweries around Guelph often release small-batch fall flavours that pair perfectly with cozy evenings.

7. Get Lost in a Corn Maze

Challenge yourself to one of the region’s corn mazes (like Strom’s). It’s a fun, interactive way to spend a crisp afternoon — and kids love it too.

8. Have a Cozy Night In

Don’t underestimate the simple joy of fall at home. Light a candle, bake something sweet, and curl up under a blanket. Sometimes the coziest activity is staying put.

Fall in Full Swing

With so many ways to embrace the season, fall in Guelph is all about making memories. From outdoor adventures to simple comforts at home, there’s something for everyone to enjoy.

Thinking of a new home to cozy up in this fall? Our team at the Hudson Smith Group is here to help you find the perfect place.

Get in touch with us today to start your next move.

Fall Home Maintenance Checklist You’ll Thank Yourself For in Winter

Fri, 29 Aug 2025 18:35:29 GMT

As the leaves turn and the air gets crisp, fall is more than pumpkin spice and cozy sweaters—it’s also the ideal time to prep your home for the colder months ahead. A little effort now can save you money, stress, and even unexpected repair bills once winter rolls in. Here’s your go-to fall checklist to make sure your home is ready for whatever the season brings.

1. Clean Your Gutters and Downspouts

Falling leaves and debris can quickly clog gutters, leading to ice dams and water damage once temperatures drop. Clear them out, run some water through the downspouts, and make sure everything drains away from your foundation.

2. Check Your Roof

Before the snow piles up, take a look (from the ground or with binoculars) for missing shingles, loose flashing, or signs of wear. Catching small issues now can prevent costly leaks later.

3. Seal Windows and Doors

Drafts are sneaky energy thieves. Walk through your home with your hand near the frames of windows and doors—if you feel cold air, it’s time for caulking, weatherstripping, or even replacing old seals.

4. Service Your Furnace (and Change the Filter!)

Book a fall furnace tune-up to keep it running efficiently all winter long. While you’re at it, swap out the air filter to keep your system (and indoor air) clean.

5. Winterize Outdoor Water Lines

Drain and shut off outdoor taps, hoses, and sprinkler systems to avoid frozen pipes. If you’ve got a pool, now’s the time for proper closing too.

6. Inspect Your Fireplace & Chimney

If you’re lucky enough to enjoy a cozy fire, have your chimney inspected and cleaned. It prevents fire hazards and keeps your home smelling like cedarwood instead of smoke.

7. Protect Outdoor Furniture & BBQs

Cover or store patio sets and BBQs to extend their lifespan. Bonus: less snow shoveling around clutter in the yard.

8. Stock Up on Winter Essentials

Don’t wait until the first storm to find out your snow shovel is broken or your ice melt is sold out. A little prep now goes a long way.

�� Final Tip

Think of fall maintenance as your home’s annual check-up. It’s not glamorous, but it’s the best way to ensure your home stays warm, safe, and efficient all winter long—leaving you more time to enjoy the cozy parts of the season.

10 Ways to Squeeze the Most Out of the Last Days of Summer

Mon, 18 Aug 2025 19:24:55 GMT

As the warm days get shorter and the nights start to cool, it’s easy to feel like summer is slipping away. But there’s still time to make the most of the season before we trade patio drinks for pumpkin spice. Here are 10 fun and simple ways to soak up every last bit of sunshine and summer spirit.

1. Catch a Sunset Picnic

Grab a blanket, pack some snacks, and head to your favourite local park or lookout spot. End-of-summer sunsets tend to be some of the most vibrant.

2. Visit a Farmer’s Market

Many markets are overflowing with fresh produce right now—think peaches, tomatoes, and sweet corn. Stock up while you can and enjoy the flavours of summer at home.

3. Host a Backyard BBQ (One More Time)

Fire up the grill and invite a few friends over. Keep it casual with burgers and cold drinks, or try something new like grilled veggies and skewers.

4. Go for an Evening Walk or Bike Ride

The cooler evenings are perfect for enjoying your neighbourhood trails or bike paths. It’s also a great way to reset after a busy day.

5. Plan a Day Trip

Explore a nearby town, beach, or hiking spot you’ve been meaning to check out. Sometimes the best adventures are just a short drive away.

6. Have a Patio Night Out

Support local restaurants by hitting a patio before the season ends. Bonus points if you find live music.

7. Try an Outdoor Workout

Take your yoga mat to the park, join an outdoor fitness class, or simply do a bodyweight routine on your deck. Moving outdoors makes it feel less like a chore.

8. Catch an Outdoor Movie or Concert

Many communities host late-summer outdoor events. Bring lawn chairs, snacks, and enjoy entertainment under the stars. (or hit up the mustang drive-in!!)

9. Make a Summer Memory Book

Scroll through the photos you’ve snapped this season and print your favourites. A little DIY photo album is a great way to capture the highlights.

10. Slow Down and Soak It In

Sometimes the best way to end summer is to simply be present. Grab your favourite iced drink, find a sunny spot, and enjoy doing absolutely nothing for a while.

Summer may be winding down, but there are still plenty of opportunities to create lasting memories. Whether it’s a simple evening walk or a weekend road trip, these little moments are what make the season so special. So before fall rolls in—get outside, gather your people, and enjoy every last drop of sunshine.

Your Guide to Buying a Home with an Income Suite

Tue, 05 Aug 2025 17:46:59 GMT

Buying a home with an income suite is one of the smartest ways to break into real estate—or level up your investment game. Whether you're a first-time buyer looking to offset your mortgage, or a seasoned investor seeking steady cash flow, these types of properties offer real potential.

But like any real estate move, it’s important to go in informed. Here's what you need to know before buying a home with an income suite in Guelph or the surrounding area.

What Is an Income Suite, Exactly?

An income suite (also called a secondary suite or in-law suite) is a self-contained unit within a home that can legally be rented out. Think basement apartments with their own entrance, kitchen, bathroom, and living space.

Why Buy One?

Offset your mortgage: Rental income can significantly reduce your monthly costs.
Build equity faster: That extra income can help you pay down your loan sooner.
Future flexibility: Use it later for multigenerational living, downsizing, or guest space.
Attract future buyers: Many homebuyers see income potential as a major bonus.

What to Look for in a Property

When searching for a home with a suite (or one that can be converted) look for:

Separate entrance
Proper ceiling height and windows (especially in basements)
Second kitchen and full bathroom
Dedicated parking
Soundproofing and privacy
Zoning compliance

Already legal is ideal—but don’t worry, we can help you assess the potential for legalization if needed.

Legal Considerations

Not every secondary unit is legal, and the rules vary by municipality. It’s essential to verify permits, inspections, and approvals before you buy—or plan to renovate accordingly.

How to Analyze the Numbers

Not sure if the numbers make sense? Here’s what to factor in:

Current market rents (we can provide comparables!)
Cost of potential renovations or upgrades
Additional utility costs or separate meters
Landlord insurance
Property taxes and maintenance

How We Can Help

At the Hudson Smith Group, we’ve helped dozens of clients successfully buy and sell properties with income suites. From analyzing the investment potential to connecting you with local contractors and city resources, we’re here every step of the way.

Ready to Start Your Search?

Buying a home with an income suite isn't just about real estate—it's about setting yourself up for financial flexibility, stability, and long-term growth.

If you’re curious about what’s on the market or want to learn more, reach out to us anytime. Let’s find you a home that works for you.

The Realities of AI in Real Estate

Tue, 22 Jul 2025 19:30:38 GMT

There’s no doubt that AI is transforming nearly every industry, and real estate is no exception. From virtual staging to automated property valuations and marketing material that seems to write itself, artificial intelligence is making waves. But what’s actually helpful, and where does the human touch still matter most?

Here’s a closer look at the realities of AI in real estate today:

1 . Smart Searches

AI-powered tools are helping buyers and renters find homes faster by learning their preferences and surfacing more relevant listings. Platforms like Zillow, Realtor.ca, and Redfin use machine learning to improve recommendations but they can’t replace the intuition of a great agent who knows the neighbourhood, market conditions, and your unique goals.

Reality: AI can filter listings, but it can’t read your lifestyle.

2 . Chatbots and Virtual Assistants

Some websites now offer AI chatbots that can answer basic questions 24/7. While helpful for FAQs and appointment bookings, they still fall short when the conversation gets nuanced, like discussing offer strategies or navigating multiple bids.

Reality: AI can start the conversation, but humans close the deal.

3. Automated Valuations Have Limits

AVMs (Automated Valuation Models) can estimate a property’s value using recent sales and market trends. They’re useful for a ballpark figure, but they don’t know if the kitchen just got a $60K renovation or if the neighbour's house sold in a bidding war.

Reality: AI knows the numbers... not the nuance.

4. Marketing Gets a Boost

AI tools like ChatGPT and image generators are helping agents write listing descriptions, generate social media captions, and even stage rooms virtually. But the best marketing still comes from professionals with an eye for design who understand the local market and the emotional story behind a home.

Reality: AI speeds things up, but creativity and strategy still win.

5. Data Insights, Not Decisions

AI can help analyze trends, identify investment opportunities, and flag shifts in buyer behaviour. But interpreting that data and knowing when to act still requires expertise.

Reality: AI can guide decisions, but shouldn’t make them alone.

Final Thoughts: AI Is a Tool, Not a Replacement

AI isn’t here to take over real estate, it’s here to make it smarter, faster, and more efficient. The key is knowing how to use it without losing the human connection that makes this business thrive. After all, buying or selling a home is one of the most emotional, personal decisions a person can make.

At the end of the day, it’s not just about data or automation. It’s about trust, experience, and building real relationships.

From Vision to Reality: The Journey Behind 198 Pasmore St

Wed, 09 Jul 2025 15:11:12 GMT

Some homes are built to sell.

Others are built to stay.

But every once in a while, a home is built with such care, such craftsmanship, and such a bold vision that it becomes a legacy.

Welcome to 198 Pasmore Street! A property seven years in the making, where every inch tells a story of patience, passion, and perfection.

It All Starts with the Land

Long before a single stone was laid, the land at 198 Pasmore stood wild and untouched, a rugged slice of Rockwood, shielded by trees and bordered by natural limestone. It wasn’t just any plot. It was a place with potential.

But potential doesn’t come easy.

Over 18 feet of solid rock had to be excavated to prepare for the foundation. Before construction could even begin, the permit process alone took more than three years, a true test of the homeowner’s commitment to doing it right, not rushing it.

A Home Built to Last

This wasn’t going to be a cookie-cutter build.

From the start, the vision was clear: create a custom estate that blended timeless design with natural elements, all while ensuring top-tier quality at every level.

The stone used throughout the home was s ourced from the land itself, complemented by heritage pieces brought in from other restoration projects.

A private jail cell, used as a cellar for all keepsakes. The lock system is from the Guelph Correctional Centre.

Lovingly reclaimed and integrated as a bold architectural feature—one of many nods to the region’s history.

From handcrafted cabinetry to artisan masonry, every detail reflects a standard far beyond the ordinary.

The Cabin That Tells a Story

At the edge of the property sits something truly special:

A restored log cabin, relocated from Ariss, carefully rebuilt atop a new foundation. Outfitted with a wet bar, full bathroom, gas fireplace, and generous storage, it’s more than a backyard feature—it’s a retreat, a guest house, a conversation starter and a great place to host.

Whether used as a studio, guest suite, or entertaining space, the cabin perfectly mirrors the home’s spirit: grounded in history, but upgraded for modern living.

Natural Beauty, Refined

On this 1.1 acre property, nature isn’t just a backdrop... it’s a feature.

A cascading waterfall sits in the center of the property creating a private oasis for relaxation and reflection. Native landscaping and lush tree cover offer peace and privacy, while the home’s positioning ensures sunset views that never get old.

This isn’t just a home. It’s an experience.

A Home That Can't Be Replicated

In a world of fast builds and flipping trends, 198 Pasmore stands alone.

This is a home that was never meant to be rushed or replicated. It’s the product of nearly a decade of dreaming, planning, and executing with care.

Now, for the first time, it’s ready for a new chapter.

It is ready for someone who values the story just as much as the structure.

Want to experience 198 Pasmore for yourself?

Book your private tour or reach out to us more information.

�� Hudson Smith | Sales Representative

�� hudson@hudsonsmith.ca | ☎️ 519-821-3600

Ultimate Splash Pad Rundown in Guelph

Mon, 23 Jun 2025 17:37:46 GMT

Beat the Heat: Your Ultimate Guide to Splash Pads in Guelph

With temperatures soaring, there's no better time to take advantage of Guelph’s free splash pads! Whether you're wrangling energetic toddlers or looking for an easy way to cool off after work, these community water spots are the perfect summer escape.

Here’s your ultimate splash pad guide for Summer 2025 — locations, hours, features, and a few local tips!

�� Map It Out!

Link to the City of Guelph's official splash pad map for locations and updates.

1. Hanlon Creek Park

�� 505 Kortright Rd W

✔️ Large water features

✔️ Playground nearby

✔️ Shaded areas for parents

Why we love it: A local favourite for its wide open space and accessible parking.

2. Norm Jary Park

�� 22 Shelldale Crescent

✔️ Water table feature for little ones

✔️ Soft rubber ground

✔️ Adjacent to playground & fields

Why we love it: Toddler-friendly and close to amenities.

3. South End Community Park

�� 35 Poppy Dr E

✔️ Unique splash features

✔️ Picnic spots and trails

Why we love it: Great for an all-day outing with space to explore.

4. Waverley Park

�� 105 Shelley Blvd

✔️ Tucked in a quiet neighbourhood

✔️ Lots of shade

Why we love it: A peaceful spot with fewer crowds.

5. Jubilee Park

�� 11 Sweeney Dr

✔️ Accessible play area

✔️ Close to residential homes

Why we love it: Perfect for young families living nearby.

6. Northview Park

�� 150 Cardigan St

✔️ Compact but fun

✔️ Central location

Why we love it: A convenient stop near downtown.

7. Eastview Park

�� 103 Watson Pkwy N

✔️ Newer splash pad

✔️ Wide open fields

Why we love it: Plenty of space to run and play.

Bonus: Day Trip Option!

Rockmosa Park Splash Pad (Rockwood)

�� 110 Rockmosa Dr, Rockwood

Only 15 minutes from Guelph, this splash pad is part of a larger park that includes trails, picnic areas, and a playground. A great mini road trip if you're craving a change of scenery!

Heat Wave Tips for Splash Pad Days

Bring lots of water and reapply sunscreen frequently.
Dress in light, breathable clothing and bring hats for the little ones.
Visit in the morning or late afternoon to avoid the peak heat hours.
Don’t forget towels, water shoes, and snacks!
Pets aren’t allowed at splash pads, so leave furry friends at home.

Downsizing This Summer? Here’s What to Look for in a Community-Oriented Neighbourhood

Wed, 11 Jun 2025 18:19:55 GMT

If you’ve been thinking about downsizing, summer is the perfect season to make a move. The warm weather makes exploring new neighbourhoods easier, real estate activity is high, and it’s the ideal time to settle into a new home and community before the fall.

But downsizing isn’t just about square footage, it’s about lifestyle. Choosing the right neighbourhood can make all the difference in how you enjoy this next chapter. Whether you’re retiring, becoming an empty nester, or just looking to simplify, here’s what to look for in a community-oriented neighbourhood and some of Guelph’s best spots to find it.

1. Walkability & Access to Nature

Having parks, trails, and green space nearby isn’t just nice it’s essential to your quality of life. Look for neighbourhoods where you can step outside and enjoy morning walks, bike rides, or evening strolls with ease.

Top Picks:

Westminster Woods: Known for its protected forest trails and peaceful, tree-lined streets, this South Guelph gem is perfect for quiet walks and spotting local wildlife.
The Ward: Guelph’s most eclectic neighbourhood offers access to the Eramosa River trails and a growing number of bike paths and green pockets.

2. Community Gardens & Social Spaces

Downsizing doesn’t mean disconnecting. Community-oriented neighbourhoods often have shared gardens, clubhouses, or nearby gathering spaces where you can meet neighbours, attend events, or simply chat over coffee.

Top Picks:

The Village by the Arboretum: Guelph’s premier adult lifestyle community offers unmatched social infrastructure. From a community centre and organized clubs to community gardens and tennis courts.
South End Condos: These buildings often include party rooms, shared terraces, and fitness facilities , perfect for casual connections without leaving home.

3. Low-Maintenance Living

The best neighbourhoods for downsizers offer homes that work for you — not the other way around. Look for townhomes, condos, or bungalow-style units with condo-managed exterior maintenance, snow removal, and more.

Top Picks:

Westminster Woods Bungalows: Tucked away on quiet crescents with condo-style management. These homes offer one-floor living and minimal upkeep.
South End Condos: Buildings along Goodwin Dr., Gosling Gardens, and Clair Rd. offer modern layouts and worry-free living with proximity to shopping and healthcare.
The Village by the Arboretum: Lawn care, snow removal, and home maintenance are looked after, so you can focus on enjoying life.
19 Simmonds Drive (Privada Complex): A boutique-style condo community in Guelph’s north end where bungalows back onto lush greenspace and the condo corporation takes care of snow, garbage, and landscaping for true lock-and-leave convenience.

4. Convenience & Amenities Nearby

One of the biggest perks of downsizing is simplifying your lifestyle. That means having what you need from groceries, medical care, cafés, and transit all within a short walk or drive.

Top Picks:

South Guelph: From Stone Road Mall to local pharmacies and medical clinics, everything is right at your fingertips.
The Ward: Home to Lost Aviator Coffee, Spring Mill Distillery, and the Guelph Little Theatre, this neighbourhood blends local charm with urban access.

Ready to Right-Size?

If this is the summer you’re thinking about making a move, our team can help you find the perfect home, and community to match your next chapter.

�� Call us at 519-821-3600

�� Email: hudson@hudsonsmith.ca

Let’s find the lifestyle that fits you!

The Best Local Coffee Shops in Guelph (with patios)!

Mon, 26 May 2025 19:05:10 GMT

The Best Local Coffee Shops in Guelph (with patios)!

Guelph is full of cozy cafés and vibrant coffee spots—but when the weather warms up, there's nothing better than taking your latte outdoors. Whether you’re setting up shop for a remote workday or meeting us to chat real estate, these local cafés offer the perfect mix of great coffee, welcoming atmosphere, and (yes!) patio seating.

1. Red Brick Café

�� 8 Douglas St

Red Brick’s downtown patio is tucked just off the main street, making it a peaceful spot despite its central location. Grab a spot under the shade and enjoy a treat, the Red Brick Cafe offers specialty coffee, delicious food, craft beer and a warm atmosphere.

2. Planet Bean Coffee

�� 2 Wyndham St N, 740 York Rd, 333 Grange Rd

Planet Bean is a Guelph classic—and each location has its own vibe. The downtown shop offers sidewalk seating right in the heart of the city, perfect for people-watching between emails. Meanwhile, the York and Grange locations both offer quieter patios surrounded by greenery.

3. Capistrano Bistro & Espresso Bar

�� 146 Wyndham St N

Not only is the inside of Capistrano beautifully styled, but their patio is also one of the more elegant options in town. With umbrellas, bistro tables, and a quiet street feel, it's a great spot to enjoy your afternoon.

4. Balzac’s Coffee Roasters

�� 5 Gordon St, Guelph, ON

A beautifully designed café right in the downtown. Balzac’s brings Toronto café vibes to Guelph. With high ceilings, big windows, and well-brewed classics, it has a charming outdoor seating area, perfect for enjoying your coffee al fresco during warmer months. The patio provides a pleasant setting for informal meetings or a peaceful work session amidst the downtown buzz.

5. Double Rainbow Café

�� 60 Ontario St, Guelph, ON

Nestled in the heart of The Ward, Double Rainbow Café offers more than just exceptional coffee and tea. It's a space where art, community, and inclusivity converge. The café boasts a selection of specialty drinks, including lavender and cardamom lattes, alongside a variety of teas and baked goods.

Coffee + Conversation = Our Kind of Combo

Whether you're planning your next move or just looking for a cozy corner to get work done, these local cafés offer more than just caffeine—they’re community hubs, meeting places, and inspiring spaces to connect.

Need a recommendation—or want to meet for a coffee and real estate chat?

Reach out to the Hudson Smith Real Estate Group and let’s make it happen.

5 Reasons to Make a Move to Rockwood, ON

Fri, 09 May 2025 19:43:30 GMT

Rockwood, Ontario, is a hidden gem nestled in Wellington County, offering a harmonious blend of natural beauty, community spirit, and convenient amenities. Whether you're seeking a peaceful retreat or a vibrant community to call home, here are the top five reasons why Rockwood should be on your radar:

1. Natural Beauty at Rockwood Conservation Area

At the heart of Rockwood lies the breathtaking Rockwood Conservation Area, renowned for its limestone cliffs, caves, and glacial potholes. This natural haven offers a plethora of outdoor activities, including hiking, canoeing, and camping, making it a paradise for nature enthusiasts.

2. Active Lifestyle Opportunities

For those seeking an active lifestyle, Rockwood doesn't disappoint. The town offers various recreational activities, including hiking trails, canoeing on the Eramosa River, and exploring the unique geological features of the area. The Rockmosa Older Adults Centre provides access to drop-in activities, social events, and fitness programs, ensuring residents have ample opportunities to stay active and engaged.

3. Vibrant Local Amenities and Events

Despite its small-town charm, Rockwood offers a variety of amenities. The Rockmosa Community Centre is a hub for recreational activities, featuring sports fields, a splash pad, and a library. The town also hosts events like the Rockwood Farmers' Market, fostering community engagement and supporting local businesses.

4. Convenient Location

Despite its small-town charm, Rockwood offers easy access to larger urban centers. It's situated less than 40 minutes from Milton and Mississauga, making it a convenient location for commuters. Additionally, the town features nice restaurants, quaint stores, and delicious bakeries, providing residents with local amenities and dining options.

5. Rich History and Culture

Rockwood's history dates back to the early 19th century, with the Eramosa River playing a central role in its development. The town's historical sites, such as the ruins of the Harris & Co. Rockwood Woolen Mill, offer a glimpse into its industrial past. This rich heritage adds depth and character to the community.

Rockwood combines natural beauty, a strong sense of community, convenient location, rich history, and active lifestyle opportunities, making it an attractive destination for individuals and families alike. If you're looking for a place that offers both tranquility and engagement, Rockwood might just be the perfect fit for you.

If you're thinking about making a move, our team would love to help you discover all that Rockwood has to offer. From market insights to private showings, we’re here to guide you every step of the way.

Let’s find your next home — in a place that truly feels like one.

Why Spring is the Perfect Time to Buy a House (And How to Make the Most of It)

Tue, 08 Apr 2025 14:36:27 GMT

Spring is here, and with it comes blooming flowers, longer days—and the busiest season in real estate. If you're thinking about buying a home, now might be the perfect time to make your move. Here's why spring is such a hot time for home buyers and how you can navigate the season successfully.

�� Why Spring is Prime Time for House Hunting

1. More Inventory to Choose From

As the weather warms up, so does the housing market. Sellers who’ve been waiting out the winter are now ready to list, meaning more homes hit the market in spring than any other season. That gives buyers more options—and a better shot at finding their dream home.

2. Perfect House-Hunting Weather

Let’s be honest: no one wants to tour homes in freezing temps or icy roads. Spring’s mild weather makes weekend open houses and afternoon showings more enjoyable and easier to schedule.

3. Ideal Timing for Families

For families with kids, buying in the spring allows time to close the deal, move, and get settled before the next school year starts. It’s a natural timeline that fits many lifestyles.

4. Homes Show Better

There’s something about green lawns, blooming gardens, and sun-drenched windows that makes a home feel more inviting. Homes often look their best in spring, which helps buyers visualize living there.

�� Tips for Buying in a Competitive Spring Market

1. Get Pre-Approved First

Spring means more buyers, and that means competition. Getting pre-approved for a mortgage shows sellers you're serious and gives you a leg up in multiple-offer situations.

2. Act Fast (But Smart)

Desirable homes can go under contract in days—or even hours—in spring. If you see something you love, be ready to act. But don’t skip inspections or rush decisions. Fast doesn't mean careless.

3. Work with a Local Agent

A good real estate agent will help you navigate bidding wars, spot red flags, and find homes that might not even be on the market yet. Local knowledge is gold in a busy season.

4. Know Your Must-Haves vs. Nice-to-Haves

Spring can be overwhelming with so many options. Make a list of what you need in a home versus what you want. That helps you stay focused and avoid decision fatigue.

�� Final Thoughts

Buying a house in the spring has its challenges, but it also offers big opportunities. If you’re prepared, flexible, and working with the right team, you can take advantage of the season’s energy and find a place you’ll love to call home.

Whether you're a first-time buyer or looking to upgrade, spring is your season to bloom in a new space. ��

Why There’s Never Been a Better Time to Buy a Condo in Guelph (Especially After That Winter!)

Tue, 25 Mar 2025 19:45:25 GMT

Let’s face it—this past winter was one for the books. Between the endless snow, sky-high heating bills, and driveway shoveling marathons, it’s no wonder so many people are rethinking the whole “detached home” thing.

Enter: the condo lifestyle.

Whether you’re a first-time buyer, investor, downsizer, or just tired of winter maintenance headaches, Guelph’s condo market is having a moment—and it’s one you don’t want to miss.

Why Condos Are a Smart Investment

Condos have long been a solid choice for investors, but right now, they’re looking even better:

Affordability: Compared to detached homes, condos offer a more accessible price point—without sacrificing location or quality of life.
Rental Demand: With Guelph’s growing population and strong university presence, condos are in high demand for renters. That’s steady income for investors.
Low Maintenance: No snow shoveling, no lawn care. Your time is yours—and your property is professionally managed.

In a city like Guelph, where the balance of urban convenience and small-town charm draws people in from all over, condos represent an opportunity to own real estate in a desirable, growing market.

What Sets Guelph Condos Apart

What makes Guelph’s condo scene unique? It’s not just the buildings—it’s the lifestyle. Many of the city's newer and well-maintained condo developments are located close to parks, trails, downtown restaurants, and transit. And unlike big-city towers, Guelph condos often offer more space, quieter buildings, and a stronger sense of community.

Plus, let’s talk about the amenities . Some of the standout features we’re seeing in the best condo buildings right now include:

Modern fitness centres (say goodbye to that separate gym membership)
Rooftop terraces with BBQs and lounge areas
Party rooms and guest suites for entertaining
Secure underground parking (a must after this winter!)
On-site property management for peace of mind

Featured Condos We Love

If you’ve been on the fence, this spring is the time to explore. Here are a couple standout units we’re currently featuring:

✨ 1502-150 Wellington St. E

2 bed, 2 bath | 1,347 sq ft | $819,900

This bright and spacious corner unit has sweeping sunset views from the 15th floor, open-concept layout, and top-tier finishes. Located steps from the river and downtown—ideal for professionals or retirees looking for walkability, peace, and luxury.

✨ 806-160 Macdonell St.

2 bed, 2 bath | 1,098 sq ft | $699,900

This suite blends comfort and style with an open layout, fireplace, and private balcony with panoramic city views. Enjoy top-tier amenities and unbeatable downtown convenience—just steps from the GO Train, shops, and trails.

Looking for something different? We have access to several other great units across Guelph—from trendy one-bedrooms for young professionals to larger suites perfect for downsizers who still want room to host family.

The Bottom Line

After the winter we just had, it’s no surprise people are looking for simplicity, convenience, and lifestyle—all things that come standard with condo living.

And with Guelph’s condo market offering strong long-term value, now really is the perfect time to invest. Whether it’s your next home or your next rental property, there’s opportunity here—and we’d love to help you find it.

Curious what’s available? Let’s chat or book a showing—you might be surprised at how easy condo living (and investing) can be.

Spring Cleaning Checklist: A Room-by-Room Guide to a Fresh Start

Fri, 14 Mar 2025 15:27:46 GMT

Spring is the perfect time to refresh your home and get rid of the dust and clutter that may have built up over the winter months. A thorough spring cleaning not only makes your home sparkle but also improves air quality and creates a more peaceful living environment. To make the process easier, here’s a room-by-room checklist to help you stay organized and efficient.

General Cleaning Tips for Every Room

Open windows to let in fresh air.
Dust from top to bottom, including ceilings, light fixtures, and baseboards.
Wipe down walls, doors, and switches.
Vacuum and mop floors, paying special attention to corners.
Declutter and donate unused items.

Living Room

Dust and polish furniture.
Wash or vacuum curtains and blinds.
Clean light fixtures and ceiling fans.
Wipe down electronics and remote controls.
Shampoo or steam clean carpets and rugs.
Clean under and behind furniture.

Kitchen

Deep clean appliances (oven, refrigerator, microwave, dishwasher).
Wipe down cabinets and countertops.
Discard expired pantry items.
Scrub sink and faucet.
Clean and organize drawers and utensil holders.
Mop and sanitize floors.

Bathroom

Scrub and disinfect toilet, sink, and bathtub/shower.
Wash or replace shower curtain and bath mats.
Clean mirrors and light fixtures.
Wipe down cabinets and discard expired toiletries.
Scrub grout and reseal if necessary.

Bedroom

Wash all bedding, including pillows and comforters.
Rotate and flip the mattress if applicable.
Declutter closets and donate clothes you no longer wear.
Dust and polish furniture.
Clean under the bed and in corners.

Home Office

Organize paperwork and shred unnecessary documents.
Dust and disinfect keyboard, mouse, and desk.
Wipe down bookshelves and organize files.
Clean office chair and vacuum under desk.

Outdoor Spaces

Sweep porches, decks, and patios.
Clean outdoor furniture and cushions.
Wash exterior windows and doors.
Check and clean gutters if needed.
Tidy up garden beds and trim overgrown plants.

Spring cleaning may seem like a big task, but tackling it one room at a time makes it much more manageable. Use this checklist to stay on track and enjoy a fresh, clean home as you welcome the new season!

Top 10 Things Happening in and around Guelph During March Break 2025

Tue, 04 Mar 2025 20:22:55 GMT

March Break 2025 is just around the corner, and Guelph offers a plethora of activities to keep everyone entertained. Whether you're looking for creative workshops, or outdoor adventures, there's something for everyone. Here's a curated list of events and activities happening in and around Guelph during March Break:

1. March Break Activities at the Children's Reading Room

Click to learn more!

From March 12 to 14, the Children's Reading Room at 210 Silvercreek Parkway North hosts engaging activities for children. It's a fantastic opportunity for kids to indulge in reading and related crafts.

2. Hudson Smith Group Real Estate Skate Day

Click to sign up!

The Hudson Smith Group has rented out the entire rink at Victoria Road Recreation Centre for a March Break Skate Day! Hot drinks and goodies will be available to warm up between laps. Come join the fun and make some memories!

3. Explore Guelph's Civic Museum

Click to learn more!

Guelph Civic Museum offers insights into the city's rich history with interactive exhibits suitable for all ages. Over March break, experience creativity and community through hands-on play, friendly connections, and artistic exploration.

4. Alice in Bloomland at the Royal Botanical Gardens

Click to learn more!

Tumble down the rabbit hole into “Alice in Bloomland,” a wondrous botanical experience at Royal Botanical Gardens where reality bends and blossoms into a world of curiosity for all ages! Inspired by the pages of Lewis Carroll’s Alice’s Adventures in Wonderland, this floral showcase weaves together the magic of horticulture, the whimsy of floral design, and the marvel of visual arts to create an enchanting indoor wonderland straight out of a dream.

5. Elliott Tree Farm Maple Syrup Experience

Click to learn more!

Your maple experience begins with our famous pancake breakfast/brunch inside our warm Horse Barn Canteen. Follow that with a 10 – 15-minute sugarbush trail walk to enjoy the sugarbush experience. There you will visit our sugar shack, check sap buckets, and taste raw sap, partially cooked sap, maple sugar and maple toffee over snow. Our Maple sugar shack is open from 10:00 am to 2:00 pm during our experience. Return from the Sugar Bush to our Heritage Barn to visit the Maple Syrup Museum of Ontario and taste our Award-Winning Maple Syrup grades which are available for purchase along with our maple products, locally sourced gifts, hot chocolate, coffee, Canadian side bacon and maple breakfast sausage. Reservations online only.

6. Waterloo Central Railway

Click to learn more!

Experience a scenic winter heritage train ride! This March Break, we invite you to embark on a scenic winter heritage train ride with the whole family! Passengers of all ages will be captivated by the wide-open views of the countryside and nearby Mennonite farms as we travel through Woolwich County.

7. Cambridge Butterfly Conservatory

Click to learn more!

March Break 2025 – Magical Morphos

Visit our tropical oasis during March Break and be dazzled by 1000’s of blue morpho butterflies! They also have EXTENDED MARCH BREAK HOURS, check the website for more details!

8. Catch a Guelph Storm Game

Click to learn more!

Hockey fans can cheer on the Guelph Storm during March Break at the Sleeman Centre. Experience the excitement of junior hockey and support the local team in a thrilling game. Check the Guelph Storm schedule for game dates and ticket availability.

9. Drop in at the Children's Art Factory

Click to learn more!

Children’s Art Factory (CAF) is a drop-in art studio geared to young children, aged walking and up. You can show up with your children to play in the morning or afternoon! We can get busy on weekends and school holidays so please arrive early on those days to avoid disappointment.

10. Cupcake Decorating with Decadently Yours

Click to learn more!

Tuesday, March 11th at 1:00 PM. Create sweet memories and learn how to pipe, sprinkle and decorate your very own cupcakes (4 cupcakes included)

Understanding Ice Damming: Causes, Prevention, and Solutions

Mon, 03 Mar 2025 17:03:29 GMT

As winter settles in and snow blankets rooftops, homeowners face a common yet often overlooked issue: ice damming. Ice dams can lead to costly damage, affecting roofs, gutters, and even interior spaces. Understanding what causes ice dams, how to prevent them, and the best solutions for removal can save you money and protect your home in the long run.

Causes of Ice Damming

Several factors contribute to the formation of ice dams:

Uneven Roof Temperatures - When heat from inside the home escapes and warms the upper portion of the roof while the eaves remain cold, melting snow refreezes at the edges.

Poor Insulation - Heat loss from inadequate insulation in the attic can cause rapid melting of snow.

Inadequate Ventilation - Without proper airflow, warm air gets trapped, exacerbating the temperature differences on the roof.

Heavy Snowfall - A thick layer of snow acts as an insulator, causing the roof’s surface temperature to fluctuate and promote ice formation.

How to Prevent Ice Damming

Prevention is the best approach when dealing with ice dams. Here are key steps homeowners can take:

Improve Attic Insulation – Ensure that your attic is well-insulated to reduce heat loss.
Enhance Ventilation – Proper airflow in the attic keeps the roof temperature consistent, preventing melting and refreezing cycles.
Seal Air Leaks – Identify and seal any gaps around vents, chimneys, and ceiling fixtures where warm air can escape.
Use Roof Rakes – After heavy snowfall, use a roof rake to remove excess snow from the roof’s edges.
Install Ice and Water Shield – A protective barrier under the shingles near the eaves can help prevent water infiltration.
Consider Heated Cables – Heated roof cables installed along the edges of the roof can help maintain a consistent temperature and prevent ice buildup.

How to Remove Ice Dams Safely

If an ice dam has already formed, it’s important to remove it carefully to prevent damage:

Use a Roof Rake – Gently remove snow from the roof while standing safely on the ground.
Create Channels – Fill a sock with calcium chloride and place it vertically across the dam to create a melting channel.
Hire Professionals – If ice dams are severe, professional ice dam removal services use steam to safely melt ice without damaging the roof.
Avoid Chipping – Never attempt to chip away ice, as this can damage shingles and lead to further issues.

Link to our Instagram Video!

Top Spots for Tobogganing in Guelph

Wed, 19 Feb 2025 17:29:11 GMT

Guelph is a fantastic place to enjoy outdoor winter activities, and tobogganing is one of the best ways to embrace the snowy season. Whether you’re looking for a gentle slope for the kids or a thrilling ride down a steep hill, Guelph has plenty of great options. Here are some of the top spots for tobogganing in the area:

1. Exhibition Park

One of the most popular tobogganing spots in Guelph, Exhibition Park offers a great hill with a moderate incline, making it ideal for families and younger children. The park is centrally located and has plenty of space for winter fun.

2. Mollison Park

Located in the city’s west end, Mollison Park features a well-known sledding hill that offers a good mix of fun and safety. The hill isn’t too steep, making it a great choice for all ages.

3. Kortright Hills Park

For those looking for a longer ride, Kortright Hills Park has a fantastic slope that provides a smooth and enjoyable run. The park’s natural setting makes it a beautiful spot for winter recreation.

4. MacAlister Park

Another family-friendly location, MacAlister Park has a gentle slope perfect for younger children who are just learning to enjoy the thrill of tobogganing. It’s a quieter location, making it a great place for a relaxed outing.

5. Riverside Park

This popular Guelph park has a designated tobogganing area that attracts sledders from all over the city. The varied terrain provides options for both beginner and more experienced riders, making it a great all-around choice.

Safety Tips for Tobogganing

Always wear a helmet, especially for young children.
Ensure the hill is free of obstacles, such as trees and rocks.
Sled during daylight hours or in well-lit areas.
Dress warmly and wear appropriate winter gear.
Supervise children at all times for a safe and fun experience.

These top tobogganing spots in Guelph offer a range of experiences for sledders of all ages. So grab your sled, bundle up, and enjoy the winter season in one of Guelph’s best tobogganing locations!

The Potential Impact of Tariffs on Guelph's Real Estate Market

Wed, 19 Feb 2025 17:25:13 GMT

With discussions surrounding potential tariffs on Canadian imports, stakeholders in Guelph’s real estate market are evaluating the possible consequences. If implemented, these tariffs could significantly affect housing costs, development projects, and market dynamics in Guelph and the surrounding areas.

Possible Increase in Construction Costs

One of the most immediate impacts of tariffs would be rising costs for construction materials such as lumber, steel, and aluminum. Since a large portion of these materials is imported from the U.S., tariffs could lead to price hikes, ultimately increasing the cost of building new homes.

If material prices rise, builders may pass those costs onto buyers, potentially adding thousands of dollars to home prices. Industry experts predict that if tariffs are introduced, the additional cost per single-family home could range from $10,000 to $25,000.

Potential for Higher Mortgage Rates

Economic uncertainty caused by tariffs could influence the Bank of Canada’s interest rate policies. If inflation rises due to increased costs on imported goods, the central bank may opt to raise interest rates to curb inflation. Higher interest rates would directly affect mortgage rates, making borrowing more expensive for homebuyers in Guelph.

With rising mortgage costs, buyer affordability could take a hit, leading to reduced demand and a slower real estate market. Those looking to purchase a home may need to reconsider their budgets or lock in rates before any potential hikes occur.

Possible Slowdown in New Developments

Developers in Guelph may hesitate to launch new housing projects if tariffs increase construction costs. A more expensive development process could lead to project delays or cancellations, tightening housing supply in an already competitive market.

If fewer homes are built, demand for existing properties could rise, potentially driving up home prices. This would further strain affordability for first-time homebuyers and those looking to enter the market.

Housing Market Uncertainty

Even before any tariffs are imposed, the uncertainty surrounding trade policies can impact market confidence. Buyers and investors may adopt a wait-and-see approach, slowing down transactions and cooling off market activity.

Conversely, if there is speculation that tariffs will push prices higher in the future, some buyers may rush to secure homes before the impact takes effect. This could create short-term market volatility, with a potential surge in demand followed by a slowdown.

How Buyers, Sellers, and Developers Can Prepare

Homebuyers : Consider securing mortgage pre-approvals early to lock in favorable interest rates before any potential hikes. If tariffs are implemented, it could make homeownership more expensive in the long run.
Sellers : Monitor market trends closely. If tariffs lead to increased costs and reduced affordability, selling sooner rather than later might be advantageous.
Developers : Explore cost-efficient alternatives for sourcing materials and streamline construction processes to mitigate potential price increases.

Conclusion

While tariffs have not yet been imposed, their potential implementation could bring significant changes to Guelph’s real estate landscape. Rising construction costs, potential mortgage rate hikes, and a slowdown in new developments could all impact affordability and market stability. Buyers, sellers, and industry professionals should stay informed and prepared to adapt to possible changes in the housing market.

Holiday Activities for ALL Ages in Guelph!

Wed, 18 Dec 2024 15:53:40 GMT

T h e holidays are upon us, and there’s no better time to embrace the joy of the season in Guelph! Whether it’s gliding across the ice at an indoor or outdoor rink, zipping down a snowy hill on a toboggan, marveling at twinkling holiday lights in the park, or enjoying festive family traditions like pictures with Santa or The Nutcracker concert for kids—Guelph is full of holiday magic for everyone.

In this post, we’ll guide you through some of the best holiday activities Guelph has to offer. It’s the perfect time to create lasting memories and enjoy the season’s magic with family, friends, and little ones!

Skating Rinks in Guelph

Exhibition Park Arena

Guelph Gryphons Athletics Centre

Guelph's Downtown Market Square

Tobogganing Hills in Guelph

Holiday Activities to Do With Children

Hudson Smith Group Annual Food Drive: Giving Back, One Pound at a Time!

Tue, 19 Nov 2024 21:18:55 GMT

The holidays are approaching, and it’s the perfect time to come together and give back to our community! Participating in the Hudson Smith Group Food Drive means making a real difference for local families in need while spreading the season's joy. With your donations, matched pound for pound, we can help the Guelph Food Bank deliver essential items to those who need them most. In this post, we’ll share how you can contribute, what items are most needed, and how to make an impact this holiday season. Let’s make 2024 a year of giving and community spirit!

We Need Your Help!

The Hudson Smith Group is back for our second annual food drive! We are collecting donations for the Guelph Food Group and will match your donations pound for pound! Drop your items off at our office, in our food drive bin, at 824 Gordon Street, Guelph, until November 29th! Let’s work together and give back to our community. If you have any questions or need help arranging your donation, reach out to our team!

Last Year's Food Drive

In November 2023, our inaugural food drive was a huge success!

With the amazing support of our community and our pound-for-pound matching initiative, we collected an impressive 1,810 pounds of essential donation items.

Check out some photos from last years food drive...

What Can You Donate?

Most Needed Items:

Canned meat, veggies, and fruit
Dry pasta & pasta sauce
Canned stews
Oatmeal
Cereal
Baby food & diapers (3+)

Regular Needed items:

Juices, coffee, & tea
Adult & children’s toiletries
Diabetic products
Low salt and wheat-free products
Ethnic food options

How to Donate

Drop off donations to the Hudson Smith Group

Our team is accepting donations until November 29th , and you can drop your items off at our office in our food drive bin

If you need help arranging your donation, we are happy to help! Contact us at hudson@hudsonsmith.ca or 519-821-3600

Donate Directly to the Guelph Food Bank

Donations can be dropped off at the Guelph Food Bank warehouse between 9 AM and 4 PM from Monday to Friday

Find them at 100 Crimea St, Unit C12, N1H 2Y6 , or contact them at guelphfoodbank@gmail.com or 519-767-1380

Alternative Drop-off Locations

→ Costco

→ Domenic’s NoFrills

→ Shannon and Richard’s NoFrills

→ Food Basics (Ermosa, Cair & Gordon, Silvercreek)

→ FreshCo

→ Longos

→ Metro

→ Zehrs (Eramosa, Imperial, Clair & Gordon, Hartsland)

Your Ultimate Guide to Early Holiday Shopping: Black Friday Tips, Local Guelph Finds, and Stress-Free Ways to Shop

Tue, 12 Nov 2024 19:35:00 GMT

The holidays are coming, and it’s the perfect time to get a jump start on your shopping! Shopping early means less stress, more time to enjoy the season, and the chance to score great deals during Black Friday and Cyber Monday. Plus, Guelph offers an incredible selection of local shops where you can find unique gifts while supporting our community. In this guide, we’ll share how to shop smart, snag the best Black Friday and Cyber Monday discounts, and make the most of Guelph’s vibrant local shopping scene.

Start Your Shopping Early

With the busiest and most expensive season of the year upon us, it’s crucial to make the most of both your time and your budget! Here's why shopping early is the smart choice:

More Stock, Less Stress

Prices can sometimes rise for certain products due to high demand or scarcity
Shopping early can help to save you money, and ensure that you find what you are looking for!

Avoiding Delivery Delays

Shopping early allows you to have a higher chance of getting items delivered on time and alleviates stress and last-minute shopping.

Budget Friendly

Shopping early allows you to spread out your budget over a longer period, which can help prevent overspending
Starting early can also give you access to early sales and discounts that will help save you money

Avoiding the Chaos

The holiday season breeds long lines, large crowds, and a frenzy of last-minute shoppers. Shopping early lets you skip the chaos and reduce stress, giving you more time to enjoy the season!

Easy Gift Returns

Starting your shopping early allows for easier gift returns, as you will have the time to plan out your shopping and make returns if necessary.

Scoring the Best Black Friday Deals

With Black Friday and Cyber Monday just around the corner, it’s essential to make the most of your shopping strategy! Here’s how to score the best deals:

Start Early

Pre-Black Friday sales are common in the weeks leading up to the event, offering discounts on popular items before the holiday chaos begins—so be sure to sign up for alerts from your favourite retailers to get notified about early access and flash deals

Do Your Research

Make a list of the items you want to buy and prioritize them to avoid impulse purchases that may not be the best bargains; use comparison websites or browser extensions to ensure you're getting the best deal
Be mindful of Black Friday event timings—some deals start at midnight online, while others are in-store only—and remember that Cyber Monday often offers the best discounts on tech, electronics, and online-only products.

Follow Social Media and Influencers

Retailers frequently post flash deals, coupons, and giveaways on their social media accounts, so be sure to follow them for the latest offers
Influencers often share exclusive promo codes, giveaways, or extra discounts that can help you save even more.

Watch Out For Return Policies

Some retailers have special return policies for Black Friday items, so it’s important to double-check the return policy before making a purchase, especially for big-ticket items.

Shopping Local

With the holiday season upon us, it’s the perfect time to support local businesses and make the most of your budget. Here’s a number of local businesses to support in Guelph:

Guelph Farmer's Market Vendors:

Carol's Art
Eastern Woodlands Trading Co
Liz Hales Pottery
Maryhill Organic
Nourish Kitchen
Strictly Organic Gardens
SweetCheeses!
Top Market Meats

Downtown Businesses:

Blue Iris Studios
Buy the Yard Interiors
Cheeky Bambino Baby Boutique Inc.
Dino’s Athletic Direct
Creative Edge
Feather & Foe
Flour Barrel
Grit & Grace
Guelph Tool Library
Guelph Music

Looking for more local businesses? Click here to discover what Guelph has to offer!

Top Fall and Thanksgiving Activities in Guelph & Erin, ON: Hiking Trails, Family Fairs, and Local Festivities

Wed, 02 Oct 2024 19:06:24 GMT

Fall has officially begun, and with it comes a vibrant array of colours and exciting opportunities to enjoy the season. This season is packed with opportunities for adventure, offering everything from scenic nature walks and charming pumpkin farms to fun fall fairs that the whole family can enjoy. Whether you’re searching for the ideal trail to hike or looking for farmers' markets to enhance your Thanksgiving feast, we’ve got you covered with some of the best local spots to fully embrace all that this season has to offer

Guelph is home to a range of trails and parks, making it a perfect place to explore and appreciate the beauty of fall. Here are some must-visit spots:

Each of these spots invites visitors to explore and fully experience the natural beauty of Guelph, especially with the arrival of fall and its vibrant colours. Click here to learn more about the various trails and hiking locations throughout Guelph!

If you’re seeking an outdoor venue filled with fun activities and delicious fall treats, Strom's Farm & Bakery is the perfect destination! With a wide range of activities suitable for all ages, Strom's Farm has something for everyone, including...

Straw Maze
Pedal Carts
Corn Maze & Trail
Low Ropes Course
Wagon Rides
Pumpkin Chuckin'

Fall not only showcases a beautiful palette of warm, vibrant colors but is also famous for its delicious flavors and sweet treats. Strom's Market & Bakery offers an array of baked goods and pumpkin varieties, including...

9 different types of pumpkins (varying in colour and size)
Tarts (6 different flavours)
Cookies (4 different flavours)
Pre-made Pie Crusts
Ice Cream Sandwiches

Strom's Farm and Bakery is open from September 18th to October 31st , providing an excellent spot to enjoy fall activities throughout the season! Additionally, they’re open on Thanksgiving Monday, making it the perfect spot to gather and celebrate with family and friends!

Click here to learn more about Strom's Farm & Bakery

Guelph’s annual Thanksgiving Day race is back on October 14th ! Beginning in 1984, this is Guelph’s oldest family race, and it supports the Guelph General Hospital with donations going to essential patient care equipment!

Six races run consecutively around Exhibition Park, with opportunities for individuals of all ages to participate and join in on the fun! Prices vary depending on the race, but kids race for free in the 100m dash.

Don’t wait! Sign up now to secure your spot for race day! Registration, prices, and race times can all be found on the official website .

Beat The Heat: Top Local Spots to Chill Out this Summer

Thu, 01 Aug 2024 19:20:52 GMT

With summer in full swing, finding ways to stay cool is key . Luckily, Guelph and its surrounding areas offer a variety of refreshing options, from splash pads and pools to tranquil lakes and beaches. Whether you're looking for a quick splash with the kids or a relaxing day by the water, here are some of the best local spots to beat the heat.

SPLASH PAD FUN!

Guelph boasts several fantastic splash pads scattered across the city, making them ideal for a family outing or a quick cool down. You can visit:

Each splash pad offers its own unique features and is a great way for kids to have fun while staying cool under the sun. Click here to learn more about Guelph's splash pads!

POOLS

If you prefer a more traditional swimming experience, Guelph's pools are ready to welcome you. Exhibition Park wading pool offers convenient hours throughout the summer, making it ideal for afternoons of family fun. Market Square boasts extended hours until September, providing ample time for both relaxation and exercise. The Lyon Outdoor Pool and Victoria Road Recreation Centre (Victor Davis Pool) offer additional options for public swims, each with schedules available online. For those in the west end, the West End Community Centre ensures there's a nearby pool for everyone to enjoy.

Click here to learn more about Guelph pools!

LAKES AND BEACHES

For a day surrounded by nature's beauty, head to Guelph Lake Conservation Area. Its main beach provides a picturesque setting for sunbathing and swimming. Nearby, Rockwood Conservation Area offers another serene lakefront experience perfect for picnics and leisurely swims. Pinehurst Lake, Valens Lake Conservation Area and Shades Mills Conservation Area are also popular choices for those seeking a refreshing dip in natural surroundings. Elora Quarry Conservation Area is picture-perfect with its sparkling water (swimming is not permitted).

NOTE: Click on the images below to learn more about each lake/beach!

ADDITIONAL

If you're up for a short drive, Bingemans in Kitchener offers a variety of water attractions, including slides and pools, ensuring a day packed with excitement. Click here to learn more!

As temperatures rise, these local spots provide perfect retreats to cool off and make the most of the summer season. Whether you prefer the fun of splash pads, the structured environment of pools, or the tranquil beauty of lakes and beaches, Guelph and its surroundings areas have something refreshing for everyone. So grab your sunscreen, pack a picnic, and enjoy a splashing good time at one of these top local spots!

5 FREE Summer Fun Activities to do in Guelph with Kids!

Wed, 10 Jul 2024 20:09:42 GMT

Hey there! I'm Carly , a local Guelph realtor and mom of two energetic boys who are bursting with summer vacation energy! Like many parents, I know the struggle of keeping them entertained without breaking the bank. Keeping little ones busy all summer can be a challenge, but luckily Guelph offers a treasure trove of options! Here are 5 budget-friendly ideas that are guaranteed to create lasting summer memories:

1. Cool Off at Guelph's Splash Pads!

Looking for free summer activities in Guelph with kids? Beat the heat at one of Guelph's many splash pads! The vibrant Guelph Market Square splash pad offers a central location, while the wading pool at E xhibition Par k provides another refreshing option. Click here to learn more.

2. Unleash Creativity & Play at Riverside Park!

Riverside Park is a Guelph staple and a must-visit for families. This sprawling green space offers something for everyone.Let your kids loose on one of the city's best playgrounds, complete with slides, swings, and climbing structures. Afterwards, unleash their inner artist by painting a rock and adding it to the one-of-a-kind, ever-growing art project – the Snake Train! It's a fun and creative way to leave your mark on the park and be a part of something special. Click here to learn more.

3. Story Time, Crafts & More at the Guelph Public Library!

The Guelph Public Library is a treasure trove of free activities for kids in Guelph. From story time for toddlers to teen workshops, there's always something exciting happening. Check their website for their summer programs!

4. Explore Guelph's Nature Trails!

Guelph boasts ton's beautiful nature trails perfect for family hikes or bike rides. The scenic Hanlon Creek Park Trail offers paved paths and stunning views, while the historic Speed River Trail takes you along the picturesque Speed River.

5. Catch a Free Downtown Concert!

Looking for free things to do in Guelph this summer in the afternoon? Head to St. George's Square for the Noon Hour Concert Series! every friday in June and July. Enjoy a variety of musical performances while the kids dance and play with sidewalk chalk.

Looking for Even More Summer Fun in Guelph?

what should i do this SUMMER?

My FREE Summer Fun Guide in Guelph is packed with tons of ideas to keep your kids happy all season long! From exciting activities and hidden gems to a complete list of local festivals, and there is even a summer bucket list, this guide has it all! Plus, enjoy exclusive free coupons for local spots!

Ready to make some unforgettable memories? Download the guide now!

Happy exploring, and if you have any questions about making Guelph your home (because let's face it, this city is amazing for families!), don't hesitate to reach out!

Written by: Carly Cain, Sales Representative

Navigating the Real Estate Landscape

Fri, 08 Dec 2023 13:38:28 GMT

Navigating the real estate landscape

Welcome to the first instalment of our monthly series dedicated to Baby Boomers and even some Gen X’ers navigating the real estate landscape and embracing lifestyle changes. In this series, we will delve into various aspects of the home-selling journey, offering valuable tips and insights specifically tailored to the unique needs of this demographic.

The decision to sell your home as a baby boomer is often more than a transaction; it's a pivotal moment that marks a new chapter in your life. Whether you're an empty nester looking to downsize, seeking financial freedom, or simply ready for a change, this series

aims to be your comprehensive guide.

In this inaugural article, we'll explore why now might be the right time for baby boomers

to sell their homes. From the emotional aspects of letting go to the practical considerations of market dynamics, we'll cover it all.

Without further ado, let's dive into the first topic:

Embracing Change – Why Now Might Be the Right Time for Baby Boomers and even some Gen X’ers to Sell Their Homes.

As the winds of change sweep through the real estate landscape, many baby boomers are contemplating a significant life decision – selling their homes. While the emotional attachment to a home can be strong, there are compelling reasons why now might be the opportune moment for baby boomers to make this transition.

Empty Nest Syndrome: The kids have flown the coop, and the once vibrant family home might feel a bit too spacious now. Downsizing can not only reduce maintenance costs but also provide a newfound sense of freedom and simplicity.
Financial Freedom: With property values having likely risen considerably from the time you purchased your first home, selling and downsizing can provide a substantial financial windfall. If you are Gen X or Baby Boomer, this is a tremendous opportunity to bolster your retirement savings, embark on new adventures, or even assist your children with their own housing endeavours, while simultaneously simplifying your life.
Maintenance and Upkeep: As homes age, the upkeep and maintenance demands can become more burdensome. Selling your home now could mean leaving behind the hassle of constant repairs and yard work, allowing you to enjoy a more relaxed and maintenance-free lifestyle.
Shifting Market Dynamics: The real estate market is ever-changing, and keeping a close eye on current trends is essential. With high demand and low inventory in many regions, baby boomers may find themselves in a seller's market, potentially fetching an optimal price for their property. Even when the overall market has cooled, as it has over the past 18 months, there are always properties where it doesn’t matter what the market is doing, demand will always remain high with Sellers still fetching a premium for their homes.
Lifestyle Changes: As Gen X or Baby Boomers entering a new phase of life, your lifestyle preferences may evolve. Selling the family home can open the door to new living arrangements that better align with current interests, whether that be a smaller residence, a retirement community, or even a travel-centric lifestyle.

While the decision to sell a home is deeply personal, considering the current market conditions, lifestyle changes, and financial opportunities can help you make an informed choice. Embracing change and seizing the moment might just lead to a more fulfilling and comfortable future.

If you feel you may be ready to embark on a new chapter, explore different living arrangements, or capitalize on the current market dynamics, or, you're a baby boomer that is contemplating the sale of your home, let's have a conversation. Together, we can explore your options, discuss market trends, and create a personalized strategy to maximize the value of your property.

Contact me today to schedule a complimentary consultation. Let's turn the page and

embark on this exciting journey together. Your next adventure awaits!

Written by: Tom Hillson, Sales Representative

Purchasing a Home in the Current Market

Wed, 15 Nov 2023 19:18:37 GMT

The recent market slowdown has created unique opportunities for buyers. With improved conditions for negotiation, decreasing fixed mortgage rates, and the potential to leverage mortgage portability, now is an ideal time to consider

purchasing a home. Let’s explore the advantages of today’s market and how you can make the most of them.

Purchasing a home in the current market

In September there was a lot of talk on the return of the real estate summer slowdown. I addressed the concern and panic among some sellers in my newsletter, and how this shift is an integral part of the ever-evolving real estate landscape. This volume will focus on the advantages of being a purchaser in the current market.

Healthy Market Stability: While the market's pace may have slowed down, it’s important to recognize that this is a sign of a healthy and balanced market. Buyers now have the opportunity to conduct thorough due diligence before finalizing a property purchase. Conditions like financing, inspections, and sale of property are back in play, allowing buyers to make informed decisions.

Fixed Interest Rates: The topic of interest rates has recently experienced day-to-day fluctuations. With the Bank of Canada bond yields decreasing this week, we anticipate a continued reduction in fixed mortgage rates. It's important to note that bond yields and fixed mortgage rates have a direct connection. Meaning when bond yields lower, fixed interest rates decrease. Although lenders have begun to reduce their fixed rates, the decrease is not as significant as the fall in bond yields. Current rates for an insurable 5-year fixed are 5.75%. Lenders rates tend to take the elevator on the way up and the stairs on the way down. Overall this is excellent news for anyone with a mortgage renewal approaching in the near future.

Your Current Mortgage: This is a crucial topic that may determine whether now is the right time to make a move. Some mortgages are portable (check with your mortgage agent to confirm if yours is). If this is the case, you will be able to transfer the remaining balance of your mortgage to another property, while the amount above and beyond is calculated at today's rate. This might be a great time for you to make a move. Why? The majority of purchasers are qualifying their entire mortgage at today's rate. This means that your transferable mortgage enhances the overall affordability. You might be wondering, "What happens when I have to renew my mortgage?" Well, we can't predict the future, but based on reports from the Bank of Canada and major Canadian banks, both fixed and variable mortgage rates are expected to continue to decrease in the foreseeable future.

Strategies for Sellers: After considering the information above, you may be thinking this is a good opportunity. It's important to remember that homes are not selling as quickly as they once were. Now, more than ever, it's crucial to price your property correctly and market it effectively.

Correct Pricing: Analyzing recent sales and market trends to determine a competitive and realistic asking price for your property is crucial in this market. Pricing your home in line with market conditions can help attract more buyers, reduce the time to sell, and make the selling process less stressful.

Staging and Presentation: Having an agent who invests in home staging and presentation is important. A well-staged home can make a significant difference in attracting potential buyers, even in a slower market.

Effective Marketing: Ensure your property is well-marketed, both online and offline. High-quality photos, detailed listings, and targeted marketing strategies can make your home stand out and attract more showings.

Flexibility: Be open to negotiations and flexible with terms. Consider offers that may involve a slightly longer closing period or other concessions to make your property more appealing.

In conclusion, the shifts in the market have opened up many excellent opportunities for individuals and families looking to make a move. With the right strategies and guidance, both buyers and sellers can confidently navigate these changes and successfully transact in the Guelph real estate market.

Here at the Hudson Smith Real Estate Group, we are committed to providing you with the best advice and support for all your real estate needs. We understand the local market intricacies and tailor our services to your unique needs.

If you have any questions about Guelph and the surrounding market, don't hesitate to reach out. We're here to assist you at every step of the journey.

Written by: Mathew Scott, Sales Representative

Real Estate in Guelph -It's the same place we came from

Wed, 19 Apr 2023 18:49:22 GMT

Despite market uncertainties, real estate remains a resilient investment due to the ever-present demand for housing. Rising interest rates and shifting prices may dominate headlines, but the fundamentals of supply and demand continue to drive opportunities. This blog explores why the current market still holds promise for buyers and sellers alike.

Real Estate in Guelph

I am not going to pretend I know what is going to happen, but with so many people asking me, it’s only fair I try. I mean, I have my opinions, and I will continue to make my personal decisions when it comes to real estate and investing based on them – and when my clients ask, I will share how I feel.

So, how do I feel about the real estate market?

Well, actually pretty good.

And how did I feel last month?

Well, pretty good.

What about a month from now?

Yes, pretty darn good.

How can you feel good about something that so many are feeling bad about?

Well, I am not quite sure that the owning of real estate, or the homes people want, or the investments they hope to make have people feeling bad; I imagine it is more about the new interest rates.

Let’s look at the investment of real estate first. Whether you are renting it out or living in it, it is a choice of what to do with your money. For the people that are living in it, it’s great to know that it is an investment, because you have to spend money on housing regardless.

When we look at any investment we always ask ourselves, “Does this make sense?” The simplest way I can look at real estate and answer that question is to say, I have a product and the people that want and need this product are growing, and the availability of this product does not seem to be doing the same.

Describing it this way helps make the most sense to me. I guess I could say the same thing about Coca Cola, but there is Pepsi, Sprite, water, beer, and this Prime drink that my kids won’t stop talking about (don’t get me started). So real estate as an investment makes sense, as there is no alternative to housing.

What about everything I am reading about prices going down?

Well, real estate prices are going down now, since the rates people use to afford them have gone up. When the rates go down, you know the prices will start to climb again.

The market is very healthy – I have been saying this for months.

The reason we’ve noticed some homes not selling is due to the sellers adjusting their price expectations downwards slower than the buyers are. The sellers are still willing to accept the price of a spring ago, but the buyers are the ones calculating the interest rate. When rates go up that quickly, it’s hard for sellers to accept things fast enough, so buyers wait, and one by one new sales prices give data to sellers that say “You see, these are the new prices,” and a reluctant decision takes place by way of a price adjustment and then another sale happens.

In the spring market of 2022 prices rose but when interest rates started to climb prices fell. Although real estate goals still existed, and people still wanted to invest, the falling prices is what grabbed the headlines, so that healthy underbelly lies just below the surface.

Now here we are, in the early part of the year and what can sometimes be the barometer of how our real estate market will perform.

How is it going?

Well, the supply and demand levels have once again tipped in a slight favour of the seller, but buyers armed with a different interest rate are taking a more calculated approach instead of having a fear of missing out.

To conclude, a properly priced home will sell, an underpriced one will sell for over asking, and an overpriced home won’t sell at all. You see, nothing to see here, just a regular old spring market in Guelph.

Thanks for reading, and I thought this quote would be fitting.

“When the market is greedy, I get scared. When the market is scared, I get greedy.”

-Warren Buffet

Rising Home Prices: What Will My Kids Do?

Wed, 19 Apr 2023 18:41:27 GMT

Rising home prices: What will my kids do?

It’s a question I get so often now with home prices rising again and going up as far as they have; “How will my kids afford a home?”

Many families are struggling with affordability while trying to achieve their own real estate goals, so it’s natural that they look further to the future and wonder how the next generations will follow suit.

Well, maybe our kids will be drafted to the NHL, or become a successful doctor like we can only hope, but if they don’t, it’s probably safe to say that they may need help. But what if mom and dad can’t help when they need it? How do we aid in our child’s pursuit of real estate in a decade from now, for property that we can just afford ourselves today? It may be no different than any type of savings plan; figuring out a way to get them “anchored in” earlier.

Look, helping your kids prepare for their future is nothing new. RESP’s, Canada savings bonds, and piggy banks are all instruments that have been promoted for years, but I would argue that maybe it’s time we look at some different routes as well. Perhaps that’s buying an investment property. It’s another anchor in the real estate waters that can help position your child years ahead of when they are ready.

I bought an investment property when I was nineteen, long before I even moved out of my parents’ home. Now, I didn’t realize it then, but that early ownership helped put me in a better position for buying my own home when the time came.

“Real estate is a wonderful tool to invest in. This is something more and more families may need to consider. Depending on what age your children are, you can get them almost 2/3 of the way through their mortgage by the time they are ready to go out on their own.”

In contrast to other investment opportunities, real estate has always made the most sense to me for a number of reasons, but here’s just one example of why: if I buy an investment property and it increases in value by 10%, it increases in value by 10% on the total value of the property, not just the down payment, therefore amplifying my return.

“Sure, there is more work in owning a home, but that may be a small price to pay. After all, my kids can’t live in Apple stock.”

Look at how the returns have differed between conventional stock investment and real estate over the past years (see chart below). If a purchased Apple stock share increases in value by 10%, the increase is proportional to the original amount invested, while in comparison, the return on a real estate investment can be leveraged to provide additional investment opportunities.

The reality is, home prices in our lovely city have markedly increased, however, compared to other cities around us, they still offer incredible value. You could look at it and say, ‘maybe our kids will decide to live elsewhere, maybe they have a well-paying job and this conversation is moot anyway’, or just hope prices come down. These seem like low percentage bets.

“Hoping prices come down means that you are betting for something history has already proven wrong.”

Saving for our kids’ futures is nothing new. I feel that home prices have just made it clearer and investing in something we know they will need just seems to make more sense anyway. Time has always been a real estate investor’s best friend, we just need to decide when we start that clock.

What to Do When the Guelph Real Estate Market Frustrates You

Wed, 19 Apr 2023 18:28:37 GMT

What to do when the Guelph real estate market frustrates you

Working hard in the hopes of buying a dream home has always been a common aspirational goal for people looking to enter the real estate market. In today’s hot market environment, however, more people are feeling that dream slip away as housing prices continue to escalate. For those potential buyers growing frustrated with the process, realtor Hudson Smith has some hopeful advice.

“I know it’s easier said than done, but staying patient is important,” said Smith, head of a team of local realtors at the Hudson Smith Real Estate Group. “More homes are always being listed. In fact, every week that count has been going up. This means more options for local and out of town buyers alike.”

Smith acknowledges that the advice buyers are receiving from agents seems to have shifted from what a property is worth to what amount it will take to buy it. As a result, many buyers are looking at home ownership as an unrealistic and unachievable possibility.

“In truth, yes, the challenge is there, but we just need to be creative. There have been many successful buyers in this recent market environment, it just takes a few tries and some unique ideas. Not every home is selling for hundreds of thousands of dollars over asking; those are just the ones that are making headlines.”

“Look, the market is strong, and no one can argue that,” said Smith. “But you also have to look at supply levels. There were 26 detached homes on the market as of this conversation, and we are coming out of an already strong real estate market. There has also been another lockdown to make it a highly attentive market.”

Surprisingly, January has always been a competitive time to buy a house according to Smith. Many unfulfilled real estate searches from the previous year remain active, and buyers have just come through the holiday period when listings are usually at their lowest point. Additionally, a new year seems to ignite the hopes of many buyers looking to achieve their real estate goals. All those realities add heat to the market.

“It only makes sense that the early part of the year will have the most demand, many potential sellers are also waiting to have their gardens mulched in the spring before they list, so homes listed early in the year get an incredible amount of attention leading to a competitive market. On a house with 20 offers, you get one winner and that creates 19 buyers that want the next one even more. That’s when you see prices climb. It will be helpful if we continue to see inventory rise in the months ahead.”

Smith says it’s important as a buyer to continue to educate yourself on market realities and to develop a strategy, with the help of your agent, to help you achieve your goal. Having a plan will leave you feeling more confident in your decisions and ensure you have realistic expectations. That includes taking chances but not ones that will see you paying far too much for the home you want. Communication between you and your agent is the key to success here.

“Many out-of-town purchasers bring a different level of how far they will move value,” he said. “Sometimes, in order to have that accepted offer, you need to be ok with enduring a few rejections first. You have to be ok with taking the chance and going for it, because missed opportunities will sting more than the rejection. But you have to do it within reason. Look at the past sales. Look for value where others are missing it. Eventually you’re going to find what you’re looking for. I’ve been selling homes in Guelph for almost 18 years, and there have always been multiple offers in January and February.”

Five Desirable Guelph Neighbourhoods

Wed, 19 Apr 2023 18:26:53 GMT

Five Desirable Guelph Neighbourhoods

There is no doubt that Guelph continues to be one of the hottest real estate markets in Ontario, and it’s easy to see why. Even though some of the smaller, more idyllic areas have evolved and changed as the city has expanded over the past three decades, Guelph as a whole contains a variety of unique and highly attractive neighbourhoods immediately appealing to new home buyers.

To help buyers discover all the great reasons to consider Guelph as a real estate option, local Realtor Hudson Smith will be publishing a series of ongoing articles that will showcase select neighbourhoods in the area. For this initial article, Smith is focusing on five of the city’s more mature areas.

“October couldn’t be a better time of year to be looking at these neighbourhoods,” said Smith, head of a team of local Realtors at the Hudson Smith Real Estate Group. “With the mature trees and fall colours, these are the kinds of areas you would drive to if you were interested in fall photography.”

ST. PATRICKS WARD

“This up and comer for many years is now more than just a burgeoning area,” said Smith. “The walking score is comparable to some of Guelph’s most expensive real estate with condo development and fresh new commercial components pushing it onto everyone’s map.”

“This is a neighborhood to watch. If you’re a foodie, you know this area well. The patio dining, café’s, local restaurants, small businesses and sporting events are all within walking distance. Guelph Storm games attract a lot of excitement, smiling faces and proud locals to this area of town.”

RIVERSIDE PARK

“This is a nostalgic one for me as this is where I grew up,” Smith said of Riverside Park. “The smell of wood stoves this time of year brings back memories of trick or treating in this stunning neighbourhood. It’s classic north-end Guelph. ”

“This part of town has arguably the most well-groomed landscapes and stunning bungalows in Guelph. It’s no wonder the properties in this area rarely come up for sale, or stick around long when they are on the market. Not to mention, you’re within walking distance to the city’s annual Ribfest, trails by the river, fireworks and a winter wonderland of lights during the holiday season.”

EXHIBITION/ST. GEORGE’S PARK

“Although they’re different sides of downtown, people are drawn here for many of the same reasons,” he said. “Some of the finest old Guelph real estate can be found here, with stunning mature lots that radiate instant curb appeal.”

“The character of the properties you find in this area truly make them unique; much like the community of people themselves. This neighborhood is nothing short of active and family oriented. You’ll find ice skating rinks, tennis courts, free book exchange, community gardens, and Guelph’s newest and most exciting playgrounds.”

KORTRIGHT EAST

“This is the easiest one for me to speak about as I’ve lived here for the last 10 years,” said Smith. “Few areas if any offer such large practical homes on mature lots in one of the best locations already having those two features.”

“This central area of Guelph is home to some of the friendliest neighbours. Since these homes are larger in size, you will find these streets are filled with kids walking to school, learning to ride their bikes, playing hopscotch and challenging their friends to a game of road hockey.”

OLD UNIVERSITY

“As you drive through this neighbourhood, you’ll see the changes that have happened here. Whether it’s drastic renovations or infill projects, this area works for many because of the large mature lots and one of the best walking scores to downtown parks and the university.”

“The boathouse is one of Guelph’s finest attractions. Don’t let the line up scare you, it moves quickly and with every flavour of ice cream available, there’s something for everyone. The trail along the river is a sight to see whether the trees are changing colour in the fall or snow covered in the winter. You can rent canoes and take in the view of the waterfront properties right from the river.”

How COVID-19 Has Changed the Real Estate Industry

Wed, 19 Apr 2023 18:25:43 GMT

How COVID-19 Has Changed The Real Estate Industry

There are many industries still waiting for the dust to settle before determining any lasting effects the COVID-19 pandemic has had on the way their business is conducted. For the real estate industry, however, many of the temporary measures implemented during the crisis are already being incorporated into the way realtors, buyers, and sellers interact.

“COVID has changed the marketing of homes, the showing of homes, dealing with offers, and negotiating offers,” said Hudson Smith, head of a team of local realtors at the Hudson Smith Real Estate Group. “It has changed the landscape dramatically. I think some things were already starting to change and COVID amplified them. Some things are here to stay.”

One of the first areas Hudson’s noticed that’s been transformed by the realities of COVID-19 safety measures, has been the need for agents to up their game when it comes to marketing properties.

“I think sellers post COVID are going to demand, and rightfully so, better marketing for their home. For example, I can remember looking at multi-million dollar cottages in Muskoka and the material was so poor you couldn’t tell what was happening at the cottage. You’d drive there and be so disappointed. Now there’s video, interactive floor plans, drones flying over the property, and better mapping that shows location in relation to schools or amenities. It’s all about getting better information to the buyer. The seller deserves it, and it’s also a better way to qualify buyers prior to them visiting.”

Hudson said that the digital integration of marketing elements like drone footage was necessary given the social distancing measures implemented during the pandemic. This allowed the agents who quickly adopted such methods to stay competitive and connect with potential buyers who were already online searching using their laptops and mobile devices.

“People were not going out as freely, so there was an increased demand on better marketing materials,” said Smith.

“I think a lot of the elements created to deal with the situation were very useful. They help qualify the buyer prior to a site visit which will continue to be important after things like COVID are perhaps behind us.”

Another change embraced by the real estate industry has been the use of various digital and software platforms like BrokerBay, HouseSigma, Cloud CMA, and DocuSign, all of which help realtors and clients alike. These types of programs empower agents and the public by providing more historical sold information available almost immediately, offer more detailed evaluations which can be emailed to clients to view at their leisure – compatible with iPad’s for an extremely user-friendly experience, and help to future proof real estate brokerages.

More importantly, these technologies improve the customer experience for buyers and sellers.

“I like how interactive we’ve become,” said Smith. “The flow of information to all buyers and sellers has been greatly improved and was sorely needed. It’s improving how agents can serve their clients. Now we get information on agents registering with an offer on a home, faster. Through interactive systems, as soon as an offer is registered, all the information goes out to agents.”

Hudson says the entire process of showing a home has been improved, which prior to the recent changes could be a very invasive process with less knowledge of who was going through homes and when.

“Now we know when agents have opened lock boxes, and they are prom pted to give information the moment they leave the house. This provides more information to the sellers to see how the process is going. Having more educated buyers and more educated sellers is a good thing. Agents are a very important part of this process and continue to add a lot of value.”

Guelph Real Estate Advice: Decision Making in a Seller's Market

Wed, 19 Apr 2023 18:24:03 GMT

Decision-Making in a Seller's Market

Not everyone in the process of buying and selling real estate is doing it for the same reason. As a result, Guelph Realtor Hudson Smith has some advice to share that could be helpful in making the right real estate decisions no matter what your motivation may be.

“In the current real estate cli mate, it can feel like we’re in a never-ending seller’s market,” said Smith, head of a team of Guelph realtors at the Hudson Smith Real Estate Group. “With so many different types of buyers and sellers in the market right now, it’s important to follow good advice to ensure you’re achieving your real estate objectives.”

ADVICE FOR FIRST TIME BUYERS

“My advice to first time buyers, whether it’s someone on their own or a couple looking to purchase, is this – get into the market any way you can,” said Smith. “Whether that means buying a one-bedroom condo or a house with an accessory unit to help support the cost of living and price of ownership. I’ve watched fear of downturns and market bubbles hold too many people back year after year.” Smith said that the time you invest in owning a property is much more important than the timing that determines when you buy.

“Don’t overlook the power of time an d the impact it has on the amount of money you have invested. Know what you can afford, but try to get into the market. If you can only afford $1,500 a month for housing but the house you want is $3,000 a month, explore purchasing a duplex where a tenant can help make up the difference between what you can afford and what you owe. I wouldn’t use fear as a reason not to get into this market. If you’re unsure exactly how to find this, an excellent agent can help you. Getting into the market is always the biggest and most important step.”

ADVICE FOR BUYERS LOOKING TO UPGRADE TO A BETTER PROPERTY

Hudson has one primary piece of advice for people looking to climb the property ladder through an upgraded purchase. “It’s very important to be patient,” he said. “Don’t feel like you have to settle.”

Smith said that while it’s important to check all the boxes on the things you want in a property, it’s more important to access the elements at the heart of a smart real estate purchase.

“Always buy the things you can’t change,” said Hudson.

“Look for the right lot size, the square footage of the house, a double car garage. Don’t buy a house for the new kitchen or the finished basement. Buy the things you can’t add yourself or that will be too expensive or time consuming to add later. You can’t change the lot size, but you can always change the glass shower, the hardwood flooring or the bar in the basement.”

ADVICE FOR SELLERS LOOKING TO DOWNSIZE

Smith says people looking to downsize are in a tricky situation, because many times such property owners are tempted to get out of the market altogether and instead choose a smaller rental.

That’s not a wise move according to Hudson. “My advice is to try to stay anchored in the market,” he said. “Don’t overlook the importance of one of the best opportunities to build wealth-tax free in home ownership, no matter where you are or in what stage of life you are at.”

ADVICE FOR PEOPLE LOOKING FOR INVESTMENT PROPERTY

In today’s market, buyers are willing to buy any property regardless of whether it can help them generate income.

Smith says the key to buying property for investment purposes is to identify ways the property can be adapted to generate revenue. “For instance, you can buy a house and add a secondary suite,” said Smith. “With Guelph’s new laws you can build carriage houses with top floor apartments.”

“Look at ways you can put ca pital into your property and create cash flow on your own.”

Setting the Right Listing Price A Key to Maximizing the Sale Price of Your Home

Wed, 19 Apr 2023 18:22:04 GMT

Please find Hudson’s article below as featured on Guelph Today!

Overpricing could backfire as Guelph real estate market hits buyer fatigue, says head of local real estate group.

You don’t have to have much experience in the real estate market to know that listing your house in a seller’s market increases your chances of maximizing your sale price.

That fact has been driving Guelph’s hot real estate market for the last couple of years and has made it challenging for buyers who see competitive bids driving up the cost of purchasing a home.

According to some real estate experts, however, there are signs the market has capped out, which means having a proper pricing strategy could make all the difference when it comes to selling. Read on to learn how to maximize your home sale price.

“In a market with a trajectory like we’ve seen here, it’s very common for list prices to follow sale prices upwards,” said Hudson Smith, head of a local team of Guelph Realtors at the Hudson Smith Real Estate Group. “As we see the market top out, which we have in a number of cases, there’s a barometer established now. People who set their list price based on the most recent sale prices are being challenged. In isolated instances, there are properties where we scratch our heads and go, ‘Wow, that sold for a lot of money’. But we’re seeing buyer fatigue. People are being pickier.”

Hudson said there are many different factors for what he perceives to be a stabilization in Guelph’s real estate market, especially with the busy summer months for real estate on the horizon.

While he doesn’t believe that COVID-19 changed the market in any significant way, Smith says it did create a highly focused consumer group who were excited to set real estate goals and had the time to see them through. He sees that changing as pandemic restrictions ease in Ontario.

“I think as we come out of the lockdown, people will be distracted with other activities,” he said. “This is listing season as well, so there’s more supply coming up than before. People can only ignore high sale prices for so long before they decide to list their home. We have a market on an upswing creating more supply. All of these factors could distract what has been a completely undistracted audience of people. What we’re seeing is the need to have a proper pricing strategy when listing. You only have a short window of opportunity to maximize your sale price, so you want to be sure you’ve set the right list price for fast sale.”

If you’re considering marketing your home and your primary goal is maximizing sale price rather than just a quick sale, Hudson says the key is listing your property at a price where the majority of potential buyers see the value.

He says when a market is on the verge of topping out, many people make the mistake of listing their house based on the eventual sale price of similar houses recently sold.

In such instances, Smith says sellers are really setting a price based on the willingness of just one buyer eager to pay more than everyone else, instead of recognizing that 10 to 15 interested buyers felt the price was too high. Thats’ why it’s important to maximize your home sale price with the help of a realtor.

“When prices stop rising, it’s more important than ever to set the right listing price,” he said. “The market won’t lie to you. Your goal is to get a large cross-section of people through to see your house so you have a high conversion rate, which means for a certain number of people through the property, you have a percentage of people actively pursuing the purchase. To do that, they have to see the value. It’s like paying $50,000 for a pool, then adding $50,000 to your list price and expecting someone to pay full value.”

In such an instance, Hudson says a smarter strategy would be to raise the value $25,000 to attract people looking to buy a home with a pool. “You’re creating a better audience because more people will see the value, and when they do, the market for your home starts to rise upwards.”

Ultimately, the market is driven by demand, and Smith says he’s been seeing the first few price drops in a long while as sellers adjust their list price to attract buyers. However, he says there’s no need for sellers to panic.

“We are seeing more homes selling for less than they’re asking, but not all. We’re still seeing lots of multiple offer scenarios. We still have a strong out-of-town audience. It’s simply more important to price where the majority of your audience recognize the value.”

Given the volatility in the market, Smith says there’s one important factor sellers need to consider: it’s never been more important to use a professional Realtor to maximize your sale value.

“You still have to have a really good agent working for you. Calls have to be made quickly. To an out-of-town buyer, street names like ‘Baltic Avenue’ and ‘Boardwalk Street’ would mean the same thing, because they don’t know anything about the area. Your marketing material has to be key. You have a limited amount of time to foster the best environment you can, and using a realtor is the best way to do that.”

The Handshake

Wed, 19 Apr 2023 18:19:57 GMT

It’s funny, the things you miss…

A handshake. It means different things to different people, and it has always been important to me. This new working climate has taken away many things, but that part I miss the most.

I still almost extend my hand each time I meet a new client, work with a past one, run into a friend or even pop by my dads’ yard to catch up. It’s a symbol for me of trust and one I learned very early.

I remember working many summers with my father in Toronto. It was a unique business; managing parking lots and property management downtown. Although real estate related, the business was different than what I do today, but the strengths of what made my father successful transferred well to my career many years later…establishing relationships, building a reputation for working hard and most importantly, not letting down the people who trust you.

I didn’t appreciate the real success my dad had until years later, but it wasn’t anything related to money, it was how he treated everyone he worked with and how they treated him back.

I remember so vividly he and I driving from location to location, me probably complaining about working on Saturday, and him jumping out of the truck with such enthusiasm each time we pulled up to meet someone. He might have had a joke, or a “Hey, how are ya”, or maybe it was just getting straight down to the work at hand, but a handshake always came first. It didn’t matter whether he worked for you, worked with you, or you worked for him. When he met you, the first thing he always did was extend his hand.

The handshake. Person after person.

As years followed, I was the one driving and meeting people just like he did, and I always made sure the shake came first.

I knew it was important, but early on I probably didn’t know why. It may have become just a habit. But I did notice the word trust was said a lot. When people were referring to my dad, it came up time and time again. People seemed to put a lot into the handshake and it was my dad’s way of saying they could count on him. Sure, there might have been bigger companies than his, but I soon realized that the people he worked with didn’t care about that.

I started to realize what made him different, and what people wanted most. It was someone they could depend on.

When I began my real estate career nothing changed. The work with my dad all those years left me with many things that made working in this industry almost seamless. Helping many different people, a competitive landscape, and of course building relationships. (The commutes a lot better too, lol.)

It’s funny, as my kids started to get bigger (prior to the pandemic of course), I even started to pick up on them shaking hands. I would introduce them to someone and a “Nice to meet you” would come out at the same time. It was hard not to smile. Look, you may shake hands with someone for different reasons, but one will not argue that there is a feeling that usually goes with it. My dad taught most things in life by his actions, and shaking someone’s hand was his way. Everyone trusted him, and he did everything he could to not let them down.

I know its that first step for me in building any relationship.

The pandemic has changed how business is d one in many ways. Zoom meetings, Docusign, and remote working where possible. The personal touch has been removed from a business that really relies on it. Some things may be changed forever, but of all the things I look forward to when this pandemic is over, you can be sure if you are meeting me, we are shaking hands first.

Strong Sellers Market Making Home Buying in Guelph Challenging

Wed, 19 Apr 2023 18:19:01 GMT

Please find Hudson’s article below as featured on Guelph Today!

Market conditions mean buyers need to work closely with agents.

Buying a house may be the biggest investment people make. So, is it surprising then, with the uncertainty of 2020, the global pandemic has only had a positive impact on Guelph’s real estate market – especially for sellers.

What was already a strong market in 2019 was only amplified going through 2020. If early indications stay true, it may be even stronger in 2021 according to local real estate professional, Hudson Smith.

“I think many of the reasons we thought the market would slow down are the very reasons it got stronger,” said Hudson Smith, 16 year Guelph realtor.

According to Hudson, there are three primary reasons for the ongoing strength of the real estate market in Guelph and the surrounding area.

Although the effects of the pandemic have increased property value making it more of a seller’s market, it has created a very competitive environment for buyers The lack of supply has both buyers and real estate agents trying to make sense of where the market is headed in terms of prices. Compounding the issue in a market like Guelph is the fact more out-of-town buyers are targeting our city as the place they want to be.

“I think that Guelph was always considered an affordable option just down the highway a number of years ago,” said Hudson. “But then the secret got out that we weren’t just the next affordable city, we were an amazing community and a great place to raise your family. It seems everyone knows Guelph is just a wonderful place to live.”

Given the competitive realities of trying to buy a home in a strong seller’s market, Hudson has some advice for people hoping to buy locally or move to Guelph.

“Keep a list of your goals and try to stay objective. Too often we can get swept up in the competitiveness, and the ‘fear of missing out’ can lead to a bad decision. Think about it, in a market like this people often buy on a street that may be busier than they like, a single garage when they know they need a double or 1 less bedroom than they think they need, just because they feel the next house won’t be there. In short, they settle. Making an offer in a multiple offer scenario, the best decision you can make is on an offer where you are happy if you get the home, and happy if you lose it, too. This will always lead to good decisions that you feel secure about, and excited about moving forward.”

Should I Wait Until Spring? (2021)

Wed, 19 Apr 2023 18:17:26 GMT

Should I Wait Until Spring?

Does that title sound familiar? It should, as I believe I have written this same title before.

However, the content of this article is completely different. I can’t ignore the fact like Groundhog Day, this is the time of year I get these types of questions all of the time. My answer just happens to be different this year, and worthwhile to explain why.

Look, no one puts more confidence in our Guelph real estate market than me. I have invested in this market for 25 years and I hope to continue to do so for the next 25 years. I know I always use this line, yet it’s true and relevant; real estate isn’t about timing, it’s about time IN.

What is there not to feel great about here in Guelph?

New development moves at a snail’s pace keeping the pressure on resale. If you never have to drive anywhere, you probably have a hard time appreciating how close to everything Guelph really is. A University town, with old charm, and an up and coming buzz. I love it here, and the secret has been out for a few years now. What was once an affordable option west of Toronto, is now a household name for its community feel with no lack of convenience. And here we are in another amazing year.

What will turn that around? Low interest rates? Too much supply? Not right now.

But in complementing our great market, I’m getting away from the big question people are asking, “Should I list now?”.

Well, that depends. Have you found a house yet? That’s the harder part if you are buying and selling, and definitely the one you should accomplish first. Look, whenever you do find that perfect home, you will be buying and selling in the same market. So, it really doesn’t matter, but for people that have found their home and are closing on it next year in 2021, this is very important.

Of course, the knee jerk question to a 2021 closing in February, March, or April, is “Will I list in the new year?”, “Why should I try to sell my house now when the hope is still to get in before Christmas?”.

I know why you would think that, for goodness sakes, that is the advice I have given before! What’s different now? The buyers are different, and I am a believer in always working with the things we know. The market is great right now, that can’t be disputed, and more often than not, a buyer is willing to flex on things like a closing date to get the house they want.

The market has been a competitive landscape all year, and this could be the fever pitch.

To sum things up, traditionally waiting to sell your home in the new year is a great idea. It’s a way of tapping into an audience where the criteria is all the same. However, the strength of the real estate market right now should not be ignored. If you are targeting to close on a home this year or early next, right now is the time. Buy ers are more than willing to wait; they’ve already waited this long. As always, for any real estate questions, call me anytime, I’m always up for a chat.

Guelph real Estate: Why Working With the Right Realtor is More Important Than Ever

Wed, 19 Apr 2023 18:12:59 GMT

Please find Hudson's article below as featured on Guelph Today!

Local realtor, Hudson Smith explains why representation matters, especially in a hot seller’s market

You’re about to list your house for sale in Guelph’s hot real estate market. The question you’re pondering is, “Why do I need to use a realtor in Guelph when I know my house is going to sell?’

You wouldn’t be the first person who felt they didn’t have to use the services of a professional realtor to list their home in a seller’s market. However, if your goal is to maximize the sale price of your property, working with the right realtor is still your best strategy.

“Working with the right realtor could be more important than ever because the needle can be moved that much more,” said Hudson Smith of the Hudson Smith Real Estate Group. “Think about a tough market. You need the right realtor because the goal is just to sell. That’s going to happen anyway. In a strong market, the question is who can create the best selling atmosphere so the price gets pushed to its highest point. That way, a seller has no doubt they’ve reached their highest point of value in a way that brings the least amount of stress to their life.”

Despite the uncertainty that COVID-19 has brought to almost every industry, the real estate market in Guelph has remained hot. There are multiple reasons for that according to Smith.

“I think we’ve always had a great location, but for years it seemed like we flew under the radar,” he said. “Then in 2016 and 2017, it seemed like the secret was out. Not only were we an affordable option for buyers looking west of Milton, but people started to realize it’s also a wonderful place to live. It’s a university town, it’s a great distance to cottage country, to the U.S., and to the GTA. Guelph has the right feel and the right location. Once the secret was out it had a compounding effect.”

Visit the Hudson Smith blog for current insights on Guelph real estate

One of the primary effects has been an influx of buyers from the GTA, which has helped to drive the market and escalate sale prices. Smith says those conditions make it critical for sellers to work with the right realtor.

So how do you determine who the right realtor is given the highly competitive nature of the real estate sales industry?

“It’s a delicate balance,” said Smith. “You want someone that’s busy but not spread thin. You want someone that has name recognition, you see them around, but it’s not just based on perception. Referrals are an excellent place to start. Who can you talk to that can give you honest feedback about their working experience with that realtor? Not just, ‘hey it went well, we think we got good results.’ If you’re hearing glowing reviews of a realtor and the value they brought to the process, you’ll be able to identify that when you’re talking to people who have used them.”

Given the new realities of life in a pandemic, using a professional realtor is also a way to ensure the necessary precautions are being taken to ensure the safety of buyers and sellers according to Smith.

“An extra requirement to expect from your realtor is to make sure they’re making a conscious effort to stay safe. That means making sure sellers have a safe atmosphere when they come home, and that buyers have a safe atmosphere when they come in. Whether the market’s good or bad, the person that you choose to represent you in the sale of what might be the most expensive thing you own, has to bring value.”

Why Is the Real Estate Market So Busy?

Tue, 18 Apr 2023 19:43:41 GMT

Why is the real estate marketing so busy?

Think about it, if I locked you in a room with the same food for a month, what is the first thing you would do when you got out?

Eat the same thing? Of course not; you would want something totally different – or at least hot sauce? As I struggle through a bad metaphor, I think you get it. Through COVID-19, people were forced to isolate themselves as much as they could where they lived, and aside from anyone affected economically, people decided to make some changes!

I made a Facebook post awhile ago when I was isolating my own family, mentioning that if you hadn’t booked a pool company yet, you’d better, because people who had this goal and procrastinated would be doing it.

Guess what, I was bang on.

I have no crystal ball, but as any family would through COVID, we identified everything we would like to change about our home. We even crunched numbers on buying something else even though we love where we are. Maybe a farm to spread out more, or renovate a farmhouse with a cool addition, build new on a piece of land… give ourselves more room outside.

I have always loved the investment side of real estate and wrote more than enough articles about the value of your principal investment and the great tax advantage that comes by making money through it.

But this time of self-isolation was compounded. We were home everyday, all day. Don’t get me wrong, we also appreciated the things we had during our “lockdown”. We have great neighbours who we talked to from a distance (and spent a good deal of time getting the kids to buy into the distancing thing). We appreciated that we had a pool, and have used it more than ever before.

There is a shift going on, and as life gets to this new normal, real estate is a big part of it

Renters are becoming owners, condo owners may be looking for something with a backyard, and some people with backyards are putting pools in them or moving to houses with pools or with enough space to put a pool in. People without elbow room want more. I see it the other way, too.

As much as I thought I had it all right with people wanting to change aspects of their homes through this, I thought cottages and vacation properties would be tougher sells. I couldn’t have been more wrong!

Traveling abroad may not even be on a person’s radar right now, but driving to one of Ontario’s amazing beaches, campgrounds or even to Northern Ontario might now top the list. I am a sucker for the rock, tree, and water combo myself. Some people are starting to save for, or beginning to buy places they can drive to, and enjoying all the toys that go with it!

My family and I were fortunate enough to purchas our own little cozy cottage paradise last year, and it sure has been a nice option and change of scenery for us, especially with the lack of kid’s activities going on right now. Driving up there recently, my wife Amy, caught me in a RARE moment of an impulse buy… sure, we’ve talked and dreamed of it before, but this stretch of gorgeous weather had us talking Jetski’s, and we pulled into the first marina we saw to tease ourselves a little. SOLD OUT! Everything was sold. They still had a few tubes left to pull behind the machines, but the machines to pull them were gone. And all the kijiji ads for used Jetski’s I had looked at in weeks prior had turned into wanted ads.

This type of denial and unavailability of items wasn’t new to us either, since during the early parts of COVID we saw all the things we wanted to entertain ourselves at home sell out first.

Workout equipment, dollar blades for kids, even kids golf memberships sold out as local courses opened up. And let’s not all forget the toilet paper shortage in March!

What am I rambling about?! Well, I guess I’m getting to this. I think Canada, Ontario, and Guelph (as I know it best), are doing great. I’m sensitive to anyone experiencing difficulty through this chapter, and wish everyone well, but I’m also proud how we Canadians have adapted, lived for the moments we’ve had, and as the gorgeous weather has arrived people are going for it. Whether it’s finally getting into home ownership or buying that cottage they’ve always dreamed of. Families are spending more time together and that is a great thing. Boy, I miss my kids sports, but being able to fish with them more has been a blessing.

Although things are different right now, it could also be great for our fine province too.

Sure, people will travel again, but I can guarantee more people are camping, cottaging, golfing, fishing and hosting bbq’s by their new pool in their bubble of 10 a lot more.

I hope everyone is doing something they love this summer, and if you are going after your real estate goals, feel good about it. It’s never been more important. And if you do come across a used Jetski, how about a heads up?

Stay safe everyone, and never hesitate to reach out for a chat.

-Hudson Smith

COVID-19 and Guelph Real Estate

Tue, 18 Apr 2023 19:40:19 GMT

COVID-19 and Guelph real estate

Questions you may be asking.

I would like to start by saying I hope everyone is safe and healthy and doing their part to help the world get back to the freedoms we are accustomed to so we can once again live fuller lives.

In this tailored world of self isolation and social distancing, a lot of people may have put real estate goals on hold out of choice, or perhaps financial uncertainty, or just from being unsure of what they can and can’t do.

I’ve tried to answer these questions as best I can below, keeping in mind this is new territory we are all navigating through, but I do think better days are ahead. I think we will all be surprised at how soon we are looki ng back on this stressful time and feeling more lucky and grateful than we ever have before.

I will not pretend to be an expert on something I have never lived before or experienced. I do however, like to concentrate on what I know, and confirm my instincts with facts. Real estate is very important to people.

I know economic pressure will be felt, but the demand will still be there. Who knows what extended amounts of time spent at home will do either? Will people make commitments to their real estate goals more than before? Tough to say, I know for my family we have recognized some changes we would like to make given the amount of time we have recently spent inside our house.

In short, our team is doing the same thing we always have; trying to give valuable info to clients so they can make informed decisions.

We want to be viewed as community leaders in how we do our business and the support we give to others. I have always considered myself to be in the relationship business and want that mindset to continue with our clients looking to us for the thing we value most. Trust.

Stay safe everyone, and never hesitate to reach out for a chat.

-Hudson Smith

A Mom's Lesson

Tue, 18 Apr 2023 19:38:18 GMT

A mom's lesson

The current COVID-19 pandemic has allowed me the opportunity to self-reflect on my past years in real estate.

As many of you know, I’ve been selling real estate for the past 7 months but my appreciation for the industry started when I was a kid.

Throughout my childhood, I can remember my mother, who is an architect, would highlight her unsolicited opinions about the features and design flaws of homes during our neighbourhood walks.

Main topics included exterior/interior design, locations and window sizes.

The first two topics I would shrug off because they were relatively self explanatory but it took me a while to fully grasp why she constantly mentioned window sizes. When bringing clients through a home they’ll first look at the location, then they’ll look at the exterior/interior design with little to no consideration for window sizes.

Why does window size matter, though?

The larger the windows the more natural light into the house, and this will create a more open an airy feel. Ask yourself, would you rather live in a dark, cold home (I imagine a flat in London), or a bright, airy home like you would see on an island? I’m going to guess you chose the bright and airy home. The reasoning behind this is because the sunlight plays a major role in our mental well-being.

It has been proven that sunlight:

Increases Vitamin D levels
Improves mood
Results in higher sleep quality
Creates stronger bones
Lowers blood pressure

Yes, every client has their own wants and needs in a home but these are often replaced once they have a better understanding of how a house can affect their health. I’m not recommending you don’t buy a house unless it’s covered in windows.

I’m saying that next time you look at a property don’t be distracted by the paint and decor, but pay attention to the bones of the house.

The flooring, paint, and decorating are generally affordable and easy to alter upon purchase however, taking down walls and adding more windows becomes a costly project. When my mother was preaching window sizes to me as a young boy it was going in one ear and out the other, but now I credit my mother for building the foundation for my love of homes.

Thank you, Mom.

Written by: Mathew Scott

Should I Wait Until Spring to Sell?

Tue, 18 Apr 2023 19:34:47 GMT

Should I wait until spring to sell?

A far too common fall question, and a great one to ask.

After all, the most common fallacy in real estate is that the spring market is stronger. But is it? Well, what are we ranking the strength by? The number of sales or the number of buyers?

Sure, the lion’s share of volume may be turned over in the spring, but if you are a seller does that turnover necessarily mean it’s the best time to list?

Look, when deciding to list your house, forget when most of the houses sell. Instead focus on when the most amount of buyers shop with the least amount of choice.

It’s important to understand that there are really only two big buyer cycles in a real estate calendar year: buyers who want to get in before summer, and buyers that want to get in before Christmas. These two time periods probably influence buyers more than anything else except for, “that house finally hitting the market.”

Make no mistake, this is not a complete hard and fast rule. There are always exceptions.

Homes will sell at Christmas this year, and homes will sell in August, or on Thanksgiving. There is a buyer for everything. To really put the odds in your favour as a seller though, you should look to these two seasonal patterns when deciding the right time to list.

For example, if you need a March closing and you list in October or November, the majority of your purchasing audience is already hoping to buy a Christmas tree for your house. Is that everyone? No, but how can you expect to get the most value for your home with a watered-down audience where only a portion of them can accommodate your closing? January and February can be an excellent time to list.

Many don’t realize this, but several buying decisions are made when we spend those special times at home.

The Christmas tree branch is blocking the TV, or the foyer is too crowded for guests arriving, or there isn’t enough parking for your guests. Maybe it’s a combination of that and too much eggnog, but the fist slams down and someone comments, “maybe after the holidays we start looking for a home.”

By the same token, most buyers looking for a property approaching December will eventually lose optimism that they will be able to purchase and be settled before the holidays. With Christmas music and the obligations of the holidays moving to the forefront of everyone’s lives, the supply of new listings slows as we work our way through December. Ultimately, the search is back burnered until the holidays are over. Trust me, I have these conversations with my buyer clients every year.

Think about how many buyers can be ready to go just after New Year’s Eve; you have everyone who put their search on hold only to pick it up again into the new year, plus the new buyers who have made the decision over the holidays to move.

People start to connect or reconnect with Realtors about their needs after life gets normal again, which means a large buyer audience is ready for houses to hit the market in the new year.

This cycle is echoed throughout the summer as well.

Buyers lose hope that their purchase will happen before summer and decide to get out camping one last time, or start to get those back to school to-do lists checked off.

And after Labour Day? Same thing as after New Years.

Buyers who were not able to fulfill their goals before the end of summer pick up where they left off, and new buyers who went for one too many swims at other people’s homes start to focus on their next house – a decision made over the holidays.

These first two cycles of the year, after New Years and post Labour Day can be some of our strongest selling periods. Supply levels are not quite caught up yet and buyers are ready to fulfill their goals.

Now, I must finish by saying if you need to list approaching some of the less vibrant times of year I’ve described above and you don’t have the luxury of timing it better, feel free to throw this article right over your shoulder.

Guelph’s strong market usually offers success to sellers year-round.

This article isn’t meant to discourage, but rather to answer that common question “when is the best time to list”. If the option is there, it’s worth considering.

And if you can’t list at the times above?

So when people ask me “Should I wait until spring to sell”, after 16 years of selling homes I have come to realize it’s the smaller efforts that often have the biggest impact.

Truthfully, I have made my career out of always doing just that. My clients co unt on it regardless of the season.

How Do You Choose a Realtor?

Tue, 18 Apr 2023 19:33:18 GMT

How do you choose a realtor?

Let’s face it, choosing a Realtor has become a process.

Well, maybe that’s not the case if you’re lucky and already have a Realtor that you’ve established a great relationship with and trust. Yes, trust. Remember that. We will come back to that very important word.

Walking into vote a short while ago I got thinking about perception.

Both front runners in this election (in fact, most of the faces of the other parties) sound like they have good ideas on ways to continue to build Canada and improve the lives of its citizens. So if they all have mostly good ideas, and their advertising and commercials all paint powerful messages, it would be fair to say that the public’s perception of them is the tool they use to get a fair portion of their votes.

Most decisions in life are made this way –

from what you decide to eat to where you decide to shop, and from what you watch on TV to who will help you to sell your house.

Advertising sends a specific message to us and creates a specific perception of how we view a product or person. Though essentially just coffee houses, there’s a big difference in what comes to mind when you see a Tim Horton’s ad versus a Starbucks ad.

If advertising is just pushing perception without offering anything concrete to back up reputation, how can you be sure of any of your choices?

How do you get the person that will really help you reach your goals? In my case, how do you choose your Realtor?

Good question. Now we are getting somewhere!

Do you look for experience? Can too much make them hard headed and do they still work as hard as when they first started? Do you want someone who is hungry and enthusiastic, great out of the gate? Maybe they’d lack experience and miss something? How about marketing? Many Realtors have become very tech-savvy and are great at creating an online audience, but does the screen time not match up to the people skills when face to face is needed? Or what about your “people” people; some people are just great with face to face meetings, but do they lack the know-how needed to engage an important online audience?

Posing all of these questions might not be making it any easier on you. You may quickly run back to making those perception based decisions again.

Like any profession, there are just people that are naturally good at what they do, but most of all, they are good at what they do because people trust them. People trust them because they have earned it. Of all the good experiences I have had in this business, none have filled me with more satisfaction than that one line – We trust you, Hudson.

I didn’t start with experience, I had no marketing budget to even create any sort of perception, and to be real here, my kids are teaching me how to use Instagram. But when I walk into a room my first goal will always be to build trust. Without that as a fundamental starting block, all you have to go on is perceptio n anyways.

11 Things I've Learned About Investing In Real Estate

Tue, 18 Apr 2023 19:26:29 GMT

Eleven things I've learned about investing in real estate

I can remember my first experience with real estate investing – walking through the first house I ever bought: a townhouse in the north end.

$86,000 seemed like an awful lot of money back then, but the fact that my dad was so excited about real estate investing reassured me that, at 19 years old, this was the best thing I could do with the $10,000 I had saved.

I originally had a car in mind, but a house was the first thing my dad invested in when he had the money. Looking back, that purchase was motivated more by making him proud than how I would have imagined it was going to positively change my life. The purchase happened quickly. At first, I didn’t understand the investment part but was mostly excited about owning something.

Twenty-four years of real estate investing and a portfolio shaped by that first purchase, I’ve sure learned a lot.

Now I’ve managed to get to a position where I treat every day managing them like a separate job and less of a hobby. After years of talking to others about owning real estate and the investment side of it I have refined my view on it and love to share what I have learned. I am far from the only investor in town and learn something new all the time. I welcome anyone to share their views.

Below is some counsel borne from a couple decades of real estate investing – the good, bad (not much), and ugly (mostly toilet fixing) experiences, and I hope you enjoy the read.

Are There Still Bidding Wars?

Tue, 18 Apr 2023 19:23:27 GMT

Are there still bidding wars?

Well, considering I’m preparing an offer on a property that has 5 offers today, the easy answer is ‘yes’!

However, it’s worth pointing out, the term “bidding wars” is often thrown around with a lack of understanding.

Multiple offers or competing offers are probably more accurate descriptors.

I think the term “bidding wars” leaves the consumer with the impression that there may be a back and forth between buyers who essentially out-duel one another with bids until the winner prevails! Not quite exactly how it goes, but let’s have look at the market in front of us, and I can explain what has changed and what has stayed the same.

I have been selling real estate in Guelph for 15 years now – wow, it sounds long even saying it! Although I look at the year between 2016 and 2017 as the most aggressive seller’s market I have seen in that time…

There have always been multiple offers.

If something was priced right, people bid. Simple as that. The difference was just how far people pushed. During my second year in real estate I was on the unsuccessful end of 27 multiple offer scenarios. What happened? Was I just not any good at what I was doing? No, I do not believe that to be the case. Rather I perhaps had an unrealistic approach to the growth patterns of real estate and failed to realize that real estate always makes us looks silly. What looks expensive one year looks like a great deal the next year.

There is a conditioning we go through with anything which holds any value.

For example cars, houses, vacations etc. where it takes time to get used to what something costs now, but then we readjust and have an easier time paying for it.

My father was in the parking lot business – yes, paid parking lots in Toronto. He rented pieces of land and operated them as public parking lots. I worked for him every summer, and this was my first lesson in “supply and demand”. As the parking lot filled, the prices would change. I can still remember the look on the first customer’s faces that drove in when I had turned the sign to a make-shift $20. That seems to be a bargain now.

So why have there been “bidding wars”, as people loosely call them, for all this time?

Well frankly we just have never had enough supply and the city’s population has been growing.

That year when I learned a hard lesson about how many times my clients would want to buy a house, someone else would be there too. Homes weren’t selling for 50k over, but they would go for asking price or in some cases 5-10k over, which seemed so aggressive at the time. “They overpayed!” we would say in the office the next day, trying to make ourselves feel better and smarter. But I soon realized that with Guelph’s consistent increasing value, that “extra” 5-10k paid was more than made up in a year, and the new owners could relax and start to enjoy their purchase which in a short time would be seen as a bargain.

Let’s put things in perspective:

Over asking price, under asking price, or just asking price really doesn’t matter…

Depending on what the property is worth. If I price a 500k house at 400k and it sells for 515k, did it really go for 115k more than it should? No, it’s our perception that says that. You do have to acknowledge that in order to be successful in a multiple offer scenario, you in most cases have to pay the most. Sure, conditions and closing date factor in on the sellers decision, but more often than not the dollar is what they pay attention to the most.

Have I clearly explained what is happening in our market? I think so. Really nothing has changed. Sure, compared to a couple years ago people are not paying that much over what the asking price is, but I have seen some houses go for 100k over this year, and I have seen others go for 100k less. What was the difference between them? How they were priced and supply and demand conditions.

Whether or not there are bidding wars shouldn’t be the determining factor of why you get in or get out of the market.

Remember real estate is always about “time in”, not timing. I know I have said that before but I love the thought. It has helped me understand how to get the most out of my real estate investments – “buy then wait”.

Conclusion

Now, it’s important to always make offers based on facts and data. It’s not a guessing game. Although properties may go up from where they were before, there are patterns to any market and your realtor should be able to help you understand them. Frankly, if you are waiting to buy because you don’t want to be in a bidding war, you may be waiting a while or end up with a house no one wanted. Remember too, when deciding what price to pay, put a price down where you are happy if you get it and happy if you lose it. You can’t go wrong if you are feeling good no matter what. Take reassurance out of buying a property that others want too. It’s already proving itself as a good investment.

The Tim Horton's Drive Thru: Death of a Salesman

Tue, 18 Apr 2023 19:22:15 GMT

The Tim Horton's drive thru: death of a salesman

The decline of social interaction …

We have created a world of valuing connections with likes and emoji’s …

never having to actually connect with anyone.

We might as well live on other sides of the country for the amount of face to face interaction we have. Why is it that everyone is “connected” but people have never felt more lonely. We measure our worth on likes and shares as opposed to real life relationships and human connection.

My line of work in Real Estate is unique and my approach is just as unique in this day of age.

Actually, not unique, it’s more like the way things used to be.

I walk into Tim Hortons to order my coffee every morning, avoiding the drive thru. Cathy greets me and already has my usual regular poured before I even get to the counter. She smiles, as do I, and we wish each other a good day.

For years at the bank, the tellers have reminded me as I waited in line with an average age of 65 years old customers, “You know, we have online banking”. I always respond with “Oh I know, I just prefer to come in and deal with you here”. I have sold 4 homes to one teller that used to work there. And another just called me with some real estate needs of her own. “How did you hear of me?” I asked. “You were always so nice to everyone at the bank when you came in” she answered.

This approach isn’t for business; it’s just how I like my life to be.

My job isn’t about sales either, it’s about relationships. The sales just happen to be a byproduct of a lot of great relationships.

Sure, we still market online heavily with posts of pretty pictures, sold signs, and staged pictures of beautiful homes. This is the direction the majority of realtor marketing has gone. Videos of me, talking about the industry or weighing in on the important things that help a house sell.

At the end of the day, I know where my business comes from …

it comes from reaching my hand out and greeting a new client, or a friend, or both. It’s about meeting with someone face to face and having a conversation in person.

Seeing the expression on a client’s face when they react to an offer, or sharing house for sale that happens to be a client’s dream home. This is the true measure of a relationship, not a smiley emoji.

I want real life experiences.

Technology has given us the ability to keep our social connection together, but unfortunately on a very watered down level. It has also given salespeople the ability to work with more people than they should. Let me repeat that: it has also given salespeople the ability to work with more people than they should.

Salespeople, Realtors and anyone who has made technology a priority (and the more is better mindset) over genuine human connection has been spread a little too thin to give 100% to each and every client.

Conclusion

It was so long ago, but Jerry Maguire certainly had it right. Less clients more attention. He realized at the end of the movie that not only was his job exactly how he wanted it, his life was too.

Moving Up in Real Estate

Tue, 18 Apr 2023 19:17:19 GMT

Loving real estate is easy.

From sipping wine and watching Netflix, to opening Christmas presents with the kids; the comforts of home are recognized by us all.

The feeling you get when you get to sleep in your own bed after being away probably has more to do with being home than the bed itself. We find comfort in where we live. Let’s face it; “home sick” isn’t an exaggeration. From family traditions to making memories, home is where we create many of our special memories.

So why do I keep pushing goodness to the side and bringing up the investment part?

Everyone must think I’m a cold-hearted business man. I’m all heart, I can assure you, and as I write this article I think of all the special memories I’ve made in my own home. But, after investing in real estate for 24 years, I am very aware of not only my fondest memories for where I live, but the outstanding investment in the homes I’ve lived in. While I have been investing in real estate for all those years in the hopes of creating a balanced portfolio, I have also tried other forms of gaining a return on my money. There is no sugar coating it. Nothing comes close. When I factor in that my house is one of the few investments I can have that’s tax free, it’s a stratospheric difference.

I work with many different clients, and often clients selling at the retirement age…

It’s amazing how many people have the majority of their net worth tied up in their principle residence, which couldn’t be in a better spot. It’s a completely insulated tax shelter. But did they make the most of it? Did they live in a home just below what they really wanted so they could match their company RRSP investment program ?Maybe they always wanted a pool but never had one because the fear of being “mortgage poor”. Let’s face it, we all have financial restrictions for what we can and can’t afford.

However, I think we all know we probably waste a little too much money here and there that could likely make up the difference from going from one house to another. Not to mention over time your house value rises (always has), therefore you are creating a larger tax free return.

Think about this for a second:

Guelph has historically been a city you can count on for a return on investment in real estate. Yearly appreciation in home values have averaged at 7.23% a year over the last 10 years (see table below) in detached homes.

To make things easier and to use a whole number let’s just play with this scenario: using a 5% appreciation this year, the numbers below are the tax free income essentially being built into your equity in the home:

500,000- 25k

600,000- 30k

700,000- 35k

Going into a 700k home saves the owner 35k a year tax free. Let me ask you this; how many people can save 35k a year? Tax free?

It impossible. So many people are in such a hurry to pay down their mortgage because that is the true way to get wealthy and to not have debt, and in doing so they live below their comfort level for this goal, while in the meantime they limit the compounding properties of owning a better home, and getting more enjoyment out of the place they spend most of their time in.

A home doesn’t have to be big to be special, but you cannot ignore the importance of the investment.

Make smart decisions with your money, protect your family and make the most out of what you have, but look deep into the numbers.

Conclusion

Buying the house you want, may not be risky at all, in fact it may be the best investment you ever made.

Dog Days of Summer from a Realtor Perspective

Tue, 18 Apr 2023 19:14:29 GMT

‘Sell in May and go away’

has always been a quote referring to the stock market stability in the summer months. But in real estate? This summer has been an inconsistent one in Guelph’s market, many realtors will attest to that.

Sure, the real estate areas of consistent influence are still selling well with multiple offers in some cases.

That’s always been the way; the absent supply levels and steady demand keep these neighbourhoods well-insulated. In other areas, things have not been as easy. That especially rings true with certain neighbours in Guelph and the new subdivisions that were climbing at a meteoric clip, are now left with more supply and a water downed buyer base.

The worst thing you can give a seller’s market, is “choice”.

These areas warmed up through much of 2016/2017 riding high on an out of town influence. Then as things returned to normal, many sellers refused to let their new expectations get out of the way for traffic (amount of showings) and feedback and adjust their prices accordingly to better reflect the changing conditions. The fact is, the market is still healthy, and there is still value to be had when you have the right agent working for you. The sellers that were able to get deals done in June benefited from a still warm market, but a price change at the end of July can sometimes mean a September sale.

It’s not just the buyer population that affects the market.

Let’s face it- this has been a hall of fame summer, with the first steady rain coming in the first week of August, everyone with a destination in mind ran and enjoyed the beautiful weather. Beaches were packed and phones at our office soon went quiet.

The writing was on the wall.

Just look at instagram/facebook and tell me what kind of posts you are seeing? People are either coming from a vacation, going to a vacation or on a vacation.

I know what you are thinking; “Boy, Hudson, thanks a lot”

Hey, I’m not being hard on our market, in fact, my tone is about to change.

The fact is Guelph has some consistencies that always keep things relatively strong. And they can be compounded after a period of time in which summer vacation and good weather typically leads to less activity. We never have enough supply, and the houses that have sat in the quieter areas should expect things to turn around nicely after Labour Day. Let’s face it, more people shop for homes when life is normal, with kids at school and everyone back to work / checking realtor.ca every chance they can.

Holiday seasons are big decision makers as well.

How many people will be thinking about a house with a pool after a summer like this? Or a lot big enough for one? Or a better yard for hosting BBQ’S? These holiday seasons can be slow, but also tremendous motivators.

Thinking about moving?

There is more choice for the buyers and more buyers for the sellers ahead in the coming months so get out there and enjoy the weather.

You may never see a real estate market accommodate your holidays as well as this one.

Hudson

hudson@hudsonsmith.ca

519-821-3600

Hudson Smith Real Estate Group

Coldwell Banker Neumann Real Estate B rokerage

My Journey in Real Estate and What I've Learned

Tue, 18 Apr 2023 19:12:42 GMT

My journey

'When I started in real estate it was hard to know what to expect. When I walked into the office on day one, agents were buzzing all over, phones were ringing, faxes were coming in and of course houses were being sold. No phone calls were for Hudson Smith, no faxes had my name on them, and no houses that first day were sold by me.'

The real estate atmosphere can overwhelm agents very easily. It’s easy to feel like this business belongs to others and that it will be very hard to be a part of it.

Although there are no expectations for agents in the early stages, most agents start to feel like, “everyone already knows an agent”, “what was I thinking”, my “friends have already bought homes”, “my family isn’t moving”, Boy, the way our minds race when we are trying to get started! But what most agents don’t realize, or what gets lost when trying to step foot into this fast moving business is that it’s not a sprint, rather, it is a marathon.

What I've learned

You need a plan, and you need to know how you are going to stand out.

How do you become relevant in an industry that doesn’t know who you are?

You need to have a plan, but at the root of it, you need to break the job into simple tasks, and execute them better than anyone else. One foot in front of the other. If someone calls, call them back right away. Meeting someone? Make sure you are on time. Showing a house? Learn as much about the house and the neighbourhood sales as you can. Selling a house? Make sure the pictures are great, and the sign is up when you say it will be. Make sure feature sheets are there before the first showing, make sure……. hey, there’s a lot to do for this one, but that’s not my point. At the end of the day you need to add value, or why would you stand out? Why would clients come back?

I pride myself on always doing more.

I pride myself on knowing as much as I possibly can, and I pride myself on adding more than the client expects.

From the day the call comes in to years after the transaction is complete, I want my clients to know my commitment to their needs. Whether clients buy or sell, that’s not important to me. The relationship and trust between us is what I value most. I came into this business with a plan. I wanted people to know I was in real estate. I wanted people to know I was going to work hard for them. And I wanted them to know I would not let them down. Over the years I have added experience and a skill set that continues to help me help my clients more.

I continue to learn more and work hard so I can add the value I know they need, and what makes me relevant.

Technology has helped, but it’s also made it easy to get spread too thin. It’s made it easy to forget the small things. The things that will make you stand out the most. A handshake will be remembered more than a text anyway.

No, I didn’t sell a house my first day in the office.

I sold one my second day.

Hudson

hudson@hudsonsmith.ca

519-821-3600

5 Tips to Sell Your Home Fast

Mon, 10 Apr 2023 19:57:15 GMT

How can you sell your home fast?

Follow these five tips and you’ll be one step closer to that sale. If you’d like to speak about any of the points above or how we can use them in the selling of your home, contact me today at (519)821-3600. I’d be happy to speak with you.

5 Must Haves When Looking for a Realtor

Mon, 10 Apr 2023 19:54:43 GMT

Choosing a reliable estate agent can be similar to finding a good date.

Some look great at the onset, but I find they lose their attractiveness shortly thereafter. With this in mind, I’ve found it’s important to do the research before buying or selling a home. The more I’m informed, the more likely I am to find the right real estate agent that fits my needs.

With the city of Guelph expanding at a rate of about 700 people per year, the market is in prime condition. However, as a home owner, it’s important to know into whose hands I’m placing my home. The following contains five “must have’s” I’ve found to be necessary when searching for a realtor.

There’s No Place like Home

When it comes to buying or selling a home, it’s important to know exactly what you’re getting into. Surprises are unwelcome and disadvantageous. Make sure the agent hired is capable to handle the one place called home.

Should You Sell or Renovate?

Mon, 10 Apr 2023 19:53:14 GMT

Are you contemplating whether to sell your property or upgrade it?

When factoring in all of the expenditures of moving, some folks decide that it may be easier to renovate their existing home rather than starting the search for a new one.

Starter homes were never meant for long-term living, but rather than relocating some families have decided to add on to their formerly cramped homes with additions, or even starting from scratch on the same plot of land. These options for upgrading are not without their flaws, and before starting a costly renovation it’s important to look at the pros and cons of relocating and renovating.

Buying a Home.

Buying a new home isn’t always cut and dry. If you can expect to sell your current home for $400,000 dollars to upgrade to a $700,000 home, the upgrade fee will be more than an easy $300,000.

You will need to factor in the percentage that is paid out to the realtors as well as the land transfer fees. After everything you will have legal fees that need to be paid out and the small expenditures along the way like repairs to your existing home and staging fees. Your cost to upgrade can climb almost $50,000 based on what city you live in.

Building from Scratch.

Demolishing your current home and building something that is customized to your tastes and needs is an attractive idea. But remember, you’ll be relying on builders and contractors to stay on track and in the mean time you’ll need to find a place to live and store your furniture.

A quality contractor can build a house with all of the amenities for approximately $300 per square foot for a 2400 square foot home. But again you’ll need to factor in architectural fees, landscaping, hydro, plumbing, labour, and materials. Going for high-end finishings can add a whopping price tag to your end game and end up costing almost $790,000.

Building an Addition.

Building an addition has some of the same positives as building from scratch, but again many of the same negative factors, like finding alternative living arrangements and dealing with contractors. You could do an addition that would double your floor space for half the price of building from scratch.

Final Decision.

In the end, pack ing up your things and moving to a new house is the least expensive option, and building from scratch is the most expensive. Working with the right team of realtors, you can find the right home for your family needs within your budget and price range. However, don’t let this turn you off renovating. The right upgrades can add tons of value to your next home.

The Perfect Home

Mon, 10 Apr 2023 19:48:20 GMT

Finding your dream home: balancing must-haves and trade-offs in your search

When searching for your perfect home it’s important to ask yourself about your lifestyle, desires and needs. When you consider your ideal home, figure out what aspects you’re willing to bend on (doesn’t need to have a front deck) and what you cannot compromise on (needs a fenced in area for the dog).

Some of your necessities may contradict one another, so make sure to look objectively and critically at your must-haves. If one of your must-haves is lots of natural light streaming in your windows, the heavily treed heritage neighbourhood may not actually be the best fit.

Sometimes when you fall in love with a house it can be hard to keep emotions out of your search, especially when you’re hoping a house will feel like home. Just keep your must-haves and trade-offs in mind to insure that you’re making a good decision for your family.

Ask yourself these 10 questions to help narrow down your house search.

Do you want a detached house, row house, duplex, townhouse, or a condo?
Do you enjoy landscaping and maintaining a yard?
Do you plan on travelling often?
Are you the type that entertains or has houseguests often?
Is a lot of natural light a necessity?
Are you able to handle repairs?
Would you survive a renovation?
Are you comfortable with the notion of a condo board making decisions and rules about your home that will affect you?
Is easy access to public transportation important to you?
How close do you want to be to your neighbours?

4 Rules for Getting Top Dollar From Your Home

Mon, 10 Apr 2023 19:43:59 GMT

A guide to maximizing value and minimizing stress

T he process of selling your home is never an easy one and will often involve significant time, energy, and money . You’ll need to figure in the costs for any pre-list repairs and preparations, moving your own items out of the home, and staging costs. Not to mention, the process of making your new house your own again. Many hours will be put into packing and unpacking, touching up the old home, and the hunt for your new home. After understanding how much time and money you will be putting into selling your home, find out how you can get the most out of your sale, so you can recoup what you put into the home during your prepping.

Guelph Residential Property Values Are On the Rise

Mon, 10 Apr 2023 19:38:18 GMT

Guelph real estate on the rise

What are you doing for the summer? Are you looking to sell your home? Area you wanting that dream home that you have always wanted?

Well now is the time to buy!

Guelph property values in 2013 have steadily been on the rise and continue to grow. Now is a good time to invest in your dream home or even that vacation home that you have always wanted. Let’s take a look at the history and growth of Guelph.

History of Guelph

The city of Guelph was founded in April 1827, on St. George’s Day. They held a ceremony of the felling of a large maple tree. Guelph is known to be one of the first towns planned in Canada and chosen as the main location for a British development firm, the “Canada Company.” Guelph was named after the British royal family, sometimes called “The Royal City.”

If you are like most you want the best for your family and want to be comfortable where you live. Guelph can be that place for you. There are some that say, “Good things happen in Guelph.” It is also known that Guelph is gaining its reputation for water and solar technology.

There are lots of things to do all year round and even more during the summer months. During the summer Guelph seems to thrive more as the children are out of school and families are more united. There are lots of summer camps for the children to attend, lots of scenery to see and areas to explore in the Guelph area.

Come check our Guelph today and check out our beautiful scenery, history and more. You will enjo y it here. Come and make it your new home!

Climbing the Property Ladder

Mon, 10 Apr 2023 19:35:33 GMT

Climbing the property ladder

This is about an interesting conversation I had with a close friend of mine recently. He was considering buying a bigger home, and I thought I might share it with you. He has a family and is trying to make the right decision for them, and wonders if upsizing is the right thing to do, and whether it is a necessary risk. Let’s just assume for yourself, it’s the only tax-free investment you have. There are actually some tax-free savings accounts options out there but in theory, this is the only investment where no one is coming at you with hat-in-hand, asking for a piece. It’s where you spend the most time. This family loves to entertain and have people over. They spend tons of time in their home, and don’t have the elbow room they want. I asked my friend if he had any other savings, and how he was building for his financial freedom down the road. What everyone should consider for their family is what they are doing to ensure a future where they are able to help out if their kids decide to go to university or want to start a business when they are older. For most, it’s not much. There is not enough preparation in the early stages of life to make sure that the building blocks are in place to build a higher net worth and some financial stability for the future. Generally, most have a tendency to make the investment in other areas of their life. People want a new car, new stereo, hardwood flooring, want to go on vacation and whatever the case may be, they make it work. But not enough do the same with their house, the most important and chances are, the most expensive asset they will ever own. Make that work first. You’ll find that everything else is easier. I always have a level of cautiousness when I work with buyers, but I always encourage them to think of the level of success of people in their lives, whether it was buying stock or gambling on a new business venture, and consider how those people who have invested in their houses are doing.

Should I buy more real estate?

I think for most, it’s a good move. There is a limit obviously in what you should buy and how much you should buy, but for this particular family and for many others I work with, the question shouldn’t just be ‘Can I afford a little more?’ but sometimes it should be ‘Can I afford not to do this?’ I think it’s an important piece of where you’re going in life to make sure that you are investing the right amount into your principal residence.

Advice for First Time Buyers

Mon, 10 Apr 2023 19:32:33 GMT

Pre-Qualification: Meet with a mortgage broker and find out how much you can afford to pay for a home.

Pre-Approval: While knowing how much you can afford is the first step, sellers will be much more receptive to potential buyers who have been pre-approved. You’ll also avoid being disappointed when going after homes that are out of your price range. With Pre-Approval, the buyer actually applies for a mortgage and receives a commitment in writing from a lender. This way, assuming the home you’re interested in is at or under the amount you are pre-qualified for, the seller knows immediately that you are a serious buyer for that property. Costs for pre-approval are generally nominal and lenders will usually permit you to pay them when you close your loan.

List of Needs & Wants: Make 2 lists. The first should include items you must have (i.e., the number of bedrooms you need for the size of your family, a one-story house if accessibility is a factor, etc.). The second list is your wishes, things you would like to have (pool, den, etc.) but that are not absolutely necessary. Realistically for first-time buyers, you probably will not get everything on your wish list, but it will keep you on track for what you are looking for.

Representation by a Professional: Consider hiring your own real estate agent, one who is working for you, the buyer, not the seller.

Focus & Organization: In a convenient location, keep handy the items that will assist you in maximizing your home search efforts. Such items may include:

One or more detailed maps with your areas of interest highlighted.
A file of the properties that your agent has shown to you, along with ads you have cut out from the newspaper.
Paper and pen, for taking notes as you search.
Instant or video camera to help refresh your memory on individual properties, especially if you are attending a series of showings.

Location: Look at a potential property as if you are the seller. Would a prospective buyer find it attractive based on school district, crime rate, proximity to positive (shopping, parks, freeway access) and negative (abandoned properties, garbage dump, source of noise) features of the area?

Visualize the house empty & with your decor: Are the rooms laid out to fit your needs? Is there enough light?

Be Objective: Instead of thinking with your heart when you find a home, think with your head. Does this home really meet your needs? There are many houses on the market, so don’t make a hurried decision that you may regret later.

Be Thorough : A few extra dollars well spent now may save you big expenses in the long run. Don’t forget such essentials as:

Include inspection & mortgage contingencies in your written offer.
Have the property inspected by a professional inspector.
Request a second walk-through to take place within 24 hours of closing.
You want to check to see that no changes have been made that were not agreed on (i.e., a nice chandelier that you assumed came with the sale having been replaced by a cheap ceiling light).

All the above may seem rather overwhelming. That is why having a professional represent you and keep track of all the details for you is highly recommended. Please email me or call me directly to discuss any of these matters in further detail.

How to Negotiate with Sellers

Mon, 10 Apr 2023 19:23:06 GMT

Buying a home is one of the most important purchases most people will make. In order to make the right decision the first time, potential buyers need to be prepared. Consider the following before starting negotiations:

Be prepared Research the housing market in the target area. Once you have information about the general area, focus on the particular property and seller. Look for answers to questions such as:

1. Why is the homeowner selling? (If they’re moving because they find the area undesirable, you might want to consider this issue.)

2. How long has the home been on the market? (If it has been on the market for a long time, perhaps there are negative facts about the property that you need to know.)

3. How much did the seller pay for the home compared to the current asking price? (If the seller paid more, find out why. Was it a general real estate trend, or did property values in that particular neighborhood go down?)

4. What is the seller’s time frame for selling and moving? Does it fit within your needs?

5. Are there any defects in the home or problems with the surrounding neighborhood? (For example, is the roof so old that it will likely leak during the next storm? Is there a new construction project in the area that will lead to major traffic congestion?)

As the potential buyer, you want the advantage. While you want answers to all your questions to the seller, reveal very little about your circumstances. Do not give the seller personal information such as your income, the maximum you are able to pay for a down payment or the home, or when you want to move. Make sure that your agent knows not to reveal any such information to the seller or his/her agent.

Also, do not let the seller see how much you want the property. If you appear desperate or overly enthusiastic, the seller then has the stronger bargaining position. When meeting with the seller or listing agent, keep your emotions in check.

Establish a Timeline Find out if the s eller needs to have the sale closed sooner rather than later. If the seller is feeling pressured to sell, use that to your advantage in negotiating. Even if you, the buyer, are the one with the deadline for purchasing a home, don’t let yourself be rushed into making concessions or a purchase you may regret later.

Getting the Best Rates for Your Mortgage

Mon, 10 Apr 2023 19:21:51 GMT

Naturally, you want to get the best deal for the least amount of money. This holds true for mortgage rates as well.

A lower interest rate means a lower monthly mortgage payment, which can save you money in the long run. Also, it is easier to qualify for a lower payment than a higher one.

You basically have two routes to finding the best rate. The first is to do all the research on your own. The second is to use a mortgage broker.

Do-It-Yourself

With the advent of the Internet, much of this information is readily available online. Once you have educated yourself sufficiently about real estate loans, all it takes is the time and energy to sift through online resources to find the information you need.

Rates change quickly. That great rate you find today might not be there tomorrow. Once you find the rate you are looking for, submit a loan application and lock in that rate.

Some sources for interest rates on the Internet include:

Bank Rate Monitor ( http://www.bankrate.com )

E-Loan ( http://www.eloan.com )

When comparing loans, make sure that you’re comparing loans of the same type. For example, you find that “Loan A” for a 30-year loan has a much lower interest rate than “Loan B” (also for 30 years). Upon further inspection, you find that “Loan A” is technically an adjustable rate mortgage. Its payment is based on a 30-year amortization, but becomes due through either payment or refinancing at the end of 5 or 7 years. These are frequently referred to as a 5-year or 7-year fixed-rate mortgage. While both said “30-year”, they are not the same type of loan.

Ask the lender for a statement detailing all fees associated with the loan. Factors such as “points” (loan fee), interest rate and “garbage fees” (extra fees which some lenders charge) can vary greatly from one lender to another.

Mortgage Broker

If you do not have the time or experience to “do it yourself,” look for a qualified mortgage broker that can assist in finding the right mortgage for you. Ask friends and associates who have refinanced or purchased recently if they have a broker they can recommend. You’ll want to find a broker who is energetic, flexible and knowledgeable about finance and loans and someone who has your best interests in mind.

The Home Sale: Securing the Deal

Mon, 10 Apr 2023 19:20:36 GMT

Ready to close the deal? Maybe not.

Sometimes unforeseeable issues arise just prior to closing the sale. Hopefully, with negotiation, most of these have a workable solution. Unfortunately, this is not always the case. But don’t panic. Another buyer might still be found who is willing to accept the house as is.

Imagine that your prospective buyers are a couple with young children. They envision your unused attic as the perfect playroom for the kids but, before closing the deal, they request an inspection to see if it’s safe and also if they will be able to install a skylight to provide natural light to the new space.

This inspection reveals that under the shingles that are in good condition is a roof that will only last another year or two. The prospective buyers immediately balk, not wanting to incur the time and cost of replacing the roof. Their plans were to move in and only have to spend time and money renovating the attic. The additional cost of the new roof, they say, is just too much.

At this point, you sit down with the prospective buyers and calmly discuss the situation and how it can be solved to the benefit of all. First, you agree to get another professional opinion on what really needs to be done. Inspectors are only human, and are not infallible. Once the extent of the damage is agreed upon, you can jointly decide what to do about it. While the buyers hadn’t planned on that expense, you show them that instead of a limited roof life that they would get with most existing homes, they’ll have a new worry-free roof that won’t cost them in repairs for the next decade or so. Since the roof wasn’t in as good shape as you had thought, you agree to lower the purchase price to help offset the cost of the new roof.

By negotiating calmly and looking at all possibilities, what could have been a “deal breaker” can be turned into a win-win situation for both the buying and selling parties. In other cases, the most workable agreement for both parties might be for the deal to be called off. The seller can always find another buyer and the buyer can always find another home.

To protect yourself against last minute “b uyer’s remorse,” make sure the purchase contract anticipates and closes as many loopholes as possible after all known defects have been fully disclosed.

You've Opened Escrow, Now What?

Mon, 10 Apr 2023 19:20:27 GMT

What comes next?

Congratulations, you are on your way to owning your very own home! Follow these suggestions (and your realtor’s advice) so that escrow and settlement with go as smooth as possible.

You will be asked for a down payment on the home you are purchasing. You can choose to put down as much or as little as you want (depending on your mortgage), but remember, the more you put down toward the total price of your home, the less time it will take you to pay off and the less your mortgage payments will be every month.

During this period of purchasing your home, you are going to need an escrow or settlement company to act as an independent third party so that you know when and who to give your money to get the deed to your new home. The escrow or settlement company will hold your deposit and coordinate much of the activity that goes on during the escrow period. This deposit check may also be held by an attorney or in the broker’s trust account. Make sure that there are sufficient funds in your account to cover this check.

The deposit check will be cashed. Assuming the sale goes through, this money will be applied to the purchase price of the home. If for any reason the sale is not consummated, you may be entitled to receive all of your deposit back, less standard cancellation fees. In certain instances, the seller may be able to retain this money as liquidated damages. Prior to executing a purchase contract, it would be wise to speak with your counsel regarding whether or not it is your best interest to have a liquidated damages clause as part of the contract.

The period that you are “in escrow” is often 30 days, but may be longer or shorter. During this time, each item specified in the contract must be completed satisfactorily. By the time you have opened escrow, you have come to an agreement with the seller on the closing date and the contingencies. Each contract is different, but most include the following:

Inspection contingency: this should be completed as soon as possible after the contract to purchase is signed as unsatisfactory results of the inspection may mean that you will want to cancel the contract.

Financing contingency: once the contract is signed, you have a period of time to secure funding. If, for any reason, you are unable to secure funding during the period of time granted to you by the contract (and the seller will not provide a written extension of time), you must decide whether you want to remove the contingency and take your chances on getting a loan. You may choose to cancel the purchase contract.

A requirement that the seller must provide marketable title.

With an attorney or title officer, review the title report. The title must be “clear” to ensure that you do not have legal issues regarding your ownership.

Check into local and state ordinances regarding property transfer and make sure that you and/or the seller have complied with them.

Secure homeowner’s insurance. This will probably be required before you can close the sale. Due to such requirements as special fire and earthquake insurance, obtaining this insurance may require a lengthy period of time. It would be in your best interest to apply for insurance as soon as possible after the contract is signed.

Contact local utility companies to schedule to have service turned on when you close escrow.

Schedule the final walk-through inspection. At this time, you should make sure that the property is exactly as the contract says it should be. What you thought to be a “permanently attached” chandelier that would come with the property might have been removed by the seller and replaced with a different fixture entirely.

You’ve made it! Once the sale has closed, you’re the proud owner of a new home. Congratulations!

Risks of Remodeling Without a Permit

Mon, 10 Apr 2023 19:19:40 GMT

Navigating the permit process: a crucial step in home modifications

Most cities require that homeowners obtain a building permit before making modifications to their residence. Which modifications require a permit vary by city. Also, some cities are more vigilant than others in enforcing permit laws.

In order for the homeowner to receive a permit, the homeowner or his/her designee are required to file plans and pay fees to the city. In addition, the improvements are given a value. If they increase the value of the property, this may result in an increase in property taxes. Inspections are often required, and this means having to schedule and then wait for inspectors to approve the work to be done. This process can be time consuming and inconvenient in the short run. It is for this reason that some homeowners skip the permit process.

If a permit is needed and you fail to get one, the city may discover this at some time in the future and getting a permit retroactively can frequently be significantly more expensive and much more problematic than having obtained the permit before work commenced. If work is not done in accordance with city procedures or if the inspector is unable to determine if the work has been done properly, the homeowner could be required to open walls, tear up floors, so that the inspection may take place. In addition, by law, work not permitted where a permit was required must be disclosed to any prospective purchaser. This may cause the owner to discount their sale price or perform costly or time-consuming repairs before title can be transferred.

For prospective buyers of a property, save yourself the future hassle and loss of money by researching whether all work on the premises has been done according to code and with the proper permits. You may obtain these permits by going directly to Building & Safety in the municipality in which the property is located or by hiring a “permit puller” who will research the permits for you.

Traversing the Pitfalls of Home Inspection

marketing@hudsonsmith.ca (Hudson Smith) — Mon, 10 Apr 2023 19:18:25 GMT

What is a CMA and Why Do You Need One?

Mon, 10 Apr 2023 19:16:05 GMT

What is a CMA? why do you need one?

CMA is real estate shorthand for “Comparative Market Analysis”. A CMA is a report prepared by a real estate agent providing data comparing your property to similar properties in the marketplace .

The first thing an agent will need to do to provide you with a CMA is to inspect your property. Generally, this inspection won’t be overly detailed (she or he is not going to crawl under the house to examine the foundation), nor does the house need to be totally cleaned up and ready for an open house. It should be in such a condition that the agent will be able to make an accurate assessment of its condition and worth. If you plan to make changes before selling, inform the agent at this time.

The next step is for the agent to obtain data on comparable properties. This data is usually available through MLS (Multiple Listing Service), but a qualified agent will also know of properties that are on the market or have sold without being part of the MLS. This will give the agent an idea how much your property is worth in the current market. Please note that the CMA is not an appraisal. An appraisal must be performed by a licensed appraiser.

The CMA process takes place before your home is listed for sale. This is a good assessment of what your house could potentially sell for.

CMAs are not only for prospective s ellers. Buyers should consider requesting a CMA for properties they are seriously looking at to determine whether the asking price is a true reflection of the current market. Owners who are upgrading or remodeling can benefit from a CMA when it’s used to see if the intended changes will “over-improve” their property compared to others in the neighbourhood.

Types of Mortgages

Fri, 31 Mar 2023 12:52:58 GMT

Fortunately for buyers, there are a variety of mortgages to choose from.

It is in your best interest to investigate each of them to determine which is the best for your situation. You probably won’t qualify for all of them. In fact, you may only qualify for one. But if you do qualify for more than one, you may save yourself money (and worry) in the long run if you do your homework before signing on the dotted line.

Fixed Rate Mortgages

Consider a fixed rate mortgage if either of the following describes you:

You plan on living in your new home for many years, and/or
15-Year Fixed-Rate:
Pay off the loan in half the time of a 30-year loan.
Equity builds up more quickly than in a 30-year loan.
Payments are higher (which may be a problem if you lose your job or become unable to work).
20-Year Fixed-Rate:
Pay off the loan in 2/3 the time of a 30-year loan.
The overall interest paid is considerably less than for a 30-year loan.
30-Year Fixed-Rate:
The most common choice, especially for first-time homebuyers, as it’s the easiest of the fixed-rate loans to qualify for.
Monthly payments are lower than for 15-year and 20-year loans. This can prove especially helpful if you do not have a lot of “padding” between the amount you can afford to spend and the monthly payment for your desired property.
More desirable if you plan on staying in the same home for years, since equity builds more slowly than for shorter-term loans.
For income tax purposes, this term provides the maximum interest deduction. You are not a risk-taker and prefer the stability of knowing how much your payment will be each month. Since most home loans are for a period of 30 years, if you want a payment you can count on for that long of a period of time, a fixed rate mortgage may be what works best for you. Once your loan amount and interest rate are calculated and locked in, a fixed rate mortgage will guarantee that you will have the same payment over the life of the loan. Making extra payments to principal will allow you to pay your loan off sooner. This may not always be the best choice, however. If interest rates are very high at the time you take out your loan, with a fixed rate mortgage you’ll be stuck with that high interest for the life of the loan (unless you choose to refinance). Conversely, if interest rates are very low, you’ll come out the winner with interest rates that will stay low no matter how high interest rates go in the future. The following are the advantages and disadvantages of the varying lengths and terms of fixed-rate mortgages:

Adjustable-Rate Mortgages (ARMs):

If you are more comfortable in taking a risk with your money or if interest rates are very high at the time you take out your loan, an adjustable-rate mortgage (ARM) may be the solution for you. You might also choose this type of loan if your planned ownership of the property is short-term or if you expect your income to increase to cover any potential rise in the interest rate.

Generally, the interest rate when you take out your loan will be lower than a fixed-rate mortgage. Please note that this is true initially, not necessarily long-term.
Since an ARM rate rises and falls depending on the prevailing interest rate, your mortgage payment will rise and fall accordingly. If your income is not sufficient to cover the highest possible payments, then this option is not for you. On the positive side, the lower initial payments will allow you to qualify for a larger loan than if you choose a fixed-rate. The downside is that your payments will increase if/when the rates go up.
Typically, ARM interest rates are tied to a specific financial index (such as Certificate of Deposit index, Treasury or T-Bill rate, Cost of Funds-Indexed Arms or COFi, or LIBOR [London Interbank Offered Rate]) and your payment will be based on the index your lender uses plus a margin, generally of two to three points. Get the formula used by your lender in writing and make sure you understand what it means.
Fortunately, the amount an ARM can increase is limited. There are “caps” on how much your lender can increase your rate, both for a period of one year and for the life of the loan. Plan ahead, and have your lender calculate what the maximum payment would be if your rate went to the highest amount allowed by the cap for your particular mortgage. If you are not confident you’ll be able to pay that amount on a monthly basis, perhaps you should reconsider this type of loan.

Convertible ARMs:

If neither the fixed-rate or the adjustable-rate mortgage seems like the best option, perhaps the convertible ARM will be right for you. This alternative combines the initial advantage of an ARM with a fixed rate after a predetermined number of years. Obviously, this type of mortgage has more advantages when the initial interest rate is low and the future rate is not guaranteed.

Government Loans: Another mortgage option available to some people is a government loan, providing that you meet the qualifications for these loans.
VA Loans: Veterans may qualify for a loan from the Veterans Administration. There is a limit on the amount you can borrow, so this option works best for those buying a lower priced home.
FHA Loans: The Federal Housing Association offers loans to lower-income Americans. Look for the phrase “FHA approved” when looking at ads for homes.

What I Love About Guelph Real Estate

marketing@cbn.on.ca (WebFarm Support) — Mon, 28 Mar 2022 13:38:08 GMT

What do I love about real estate?

Well I’m glad you asked.

First off, I love that when I sell my house, I get everything. Nothing is taxed. Think about that? If your real estate property goes up 100k in value, you get every penny, not one cent goes to tax.

How long will it take you to save 100k, a long time right? So I can do that in my home, improve where I live, play, have fun, play with my kids, watch movies….essentially where I spend most of my time.

Don’t get me wrong, my house is my home, it just happens to be one of the most productive investment vehicles I own!

That’s just the tax free part, think about how much more your real estate can make you this way:

If I invest 100k dollars in stock, and it goes up 5% in one year(about on par with the current appreciation of Guelph real estate), I make 5k (taxed).

Now if I put 100k down on a house, I can buy something for 500000(bank requiring 20 % down), and it goes up up 5%, I make 25k dollars. Yes, I make the increase on the TOTAL amount of the real estate, not what I’ve invested!! Amazing right!

Don’t forget either, if its a rental, there are tenants paying down the principal, so there you have another rate of return, and if there’s cash flow after the bills are paid… I think you see where I’m going with this.

It’s not easy to see why I like real estate, its easy to understand why I love it!

If you are look ing to maximize your real estate portfolio (or want to start building one), contact me and let’s discuss how to get real estate working for you and your future.