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

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 and 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 capital into your property and create cash flow on your own.”

Your Guide to the Holiday Season in Guelph

By Hudson Smith • December 3, 2025
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

November 14, 2025
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.

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

By Hudson Smith • November 12, 2025
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
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