Moving Up in Real Estate
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.
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.
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.
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
