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