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.”
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.
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.
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.
