What to Do When the Guelph Real Estate Market Frustrates You
What to do when the Guelph real estate market frustrates you
“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.”
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.
