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.”

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

August 29, 2025
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

August 18, 2025
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

August 5, 2025
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.
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