Are There Still Bidding Wars?

Are there still bidding wars?

Well, considering I’m preparing an offer on a property that has 5 offers today, the easy answer is ‘yes’!
However, it’s worth pointing out, the term “bidding wars” is often thrown around with a lack of understanding.
Multiple offers or competing offers are probably more accurate descriptors.
I think the term “bidding wars” leaves the consumer with the impression that there may be a back and forth between buyers who essentially out-duel one another with bids until the winner prevails! Not quite exactly how it goes, but let’s have look at the market in front of us, and I can explain what has changed and what has stayed the same.

I have been selling real estate in Guelph for 15 years now – wow, it sounds long even saying it! Although I look at the year between 2016 and 2017 as the most aggressive seller’s market I have seen in that time…

There have always been multiple offers.

If something was priced right, people bid. Simple as that. The difference was just how far people pushed. During my second year in real estate I was on the unsuccessful end of 27 multiple offer scenarios. What happened? Was I just not any good at what I was doing? No, I do not believe that to be the case. Rather I perhaps had an unrealistic approach to the growth patterns of real estate and failed to realize that real estate always makes us looks silly. What looks expensive one year looks like a great deal the next year.

There is a conditioning we go through with anything which holds any value.
For example cars, houses, vacations etc. where it takes time to get used to what something costs now, but then we readjust and have an easier time paying for it.

My father was in the parking lot business – yes, paid parking lots in Toronto. He rented pieces of land and operated them as public parking lots. I worked for him every summer, and this was my first lesson in “supply and demand”. As the parking lot filled, the prices would change. I can still remember the look on the first customer’s faces that drove in when I had turned the sign to a make-shift $20. That seems to be a bargain now.

So why have there been “bidding wars”, as people loosely call them, for all this time?

Well frankly we just have never had enough supply and the city’s population has been growing.

That year when I learned a hard lesson about how many times my clients would want to buy a house, someone else would be there too. Homes weren’t selling for 50k over, but they would go for asking price or in some cases 5-10k over, which seemed so aggressive at the time. “They overpayed!” we would say in the office the next day, trying to make ourselves feel better and smarter. But I soon realized that with Guelph’s consistent increasing value, that “extra” 5-10k paid was more than made up in a year, and the new owners could relax and start to enjoy their purchase which in a short time would be seen as a bargain.


Let’s put things in perspective:

Over asking price, under asking price, or just asking price really doesn’t matter…

Depending on what the property is worth. If I price a 500k house at 400k and it sells for 515k, did it really go for 115k more than it should? No, it’s our perception that says that. You do have to acknowledge that in order to be successful in a multiple offer scenario, you in most cases have to pay the most. Sure, conditions and closing date factor in on the sellers decision, but more often than not the dollar is what they pay attention to the most.


Have I clearly explained what is happening in our market? I think so. Really nothing has changed. Sure, compared to a couple years ago people are not paying that much over what the asking price is, but I have seen some houses go for 100k over this year, and I have seen others go for 100k less. What was the difference between them? How they were priced and supply and demand conditions.


Whether or not there are bidding wars shouldn’t be the determining factor of why you get in or get out of the market.

Remember real estate is always about “time in”, not timing. I know I have said that before but I love the thought. It has helped me understand how to get the most out of my real estate investments – “buy then wait”.


Conclusion

Now, it’s important to always make offers based on facts and data. It’s not a guessing game. Although properties may go up from where they were before, there are patterns to any market and your realtor should be able to help you understand them. Frankly, if you are waiting to buy because you don’t want to be in a bidding war, you may be waiting a while or end up with a house no one wanted. Remember too, when deciding what price to pay, put a price down where you are happy if you get it and happy if you lose it. You can’t go wrong if you are feeling good no matter what. Take reassurance out of buying a property that others want too. It’s already proving itself as a good investment.

Why Spring is the Perfect Time to Buy a House (And How to Make the Most of It)

By Lauren Hinchliffe • April 8, 2025
Spring is here, and with it comes blooming flowers, longer days—and the busiest season in real estate. If you're thinking about buying a home, now might be the perfect time to make your move. Here's why spring is such a hot time for home buyers and how you can navigate the season successfully. 🌼 Why Spring is Prime Time for House Hunting 1. More Inventory to Choose From As the weather warms up, so does the housing market. Sellers who’ve been waiting out the winter are now ready to list, meaning more homes hit the market in spring than any other season. That gives buyers more options—and a better shot at finding their dream home. 2. Perfect House-Hunting Weather Let’s be honest: no one wants to tour homes in freezing temps or icy roads. Spring’s mild weather makes weekend open houses and afternoon showings more enjoyable and easier to schedule. 3. Ideal Timing for Families For families with kids, buying in the spring allows time to close the deal, move, and get settled before the next school year starts. It’s a natural timeline that fits many lifestyles. 4. Homes Show Better There’s something about green lawns, blooming gardens, and sun-drenched windows that makes a home feel more inviting. Homes often look their best in spring, which helps buyers visualize living there. 🌿 Tips for Buying in a Competitive Spring Market 1. Get Pre-Approved First Spring means more buyers, and that means competition. Getting pre-approved for a mortgage shows sellers you're serious and gives you a leg up in multiple-offer situations. 2. Act Fast (But Smart) Desirable homes can go under contract in days—or even hours—in spring. If you see something you love, be ready to act. But don’t skip inspections or rush decisions. Fast doesn't mean careless. 3. Work with a Local Agent A good real estate agent will help you navigate bidding wars, spot red flags, and find homes that might not even be on the market yet. Local knowledge is gold in a busy season. 4. Know Your Must-Haves vs. Nice-to-Haves Spring can be overwhelming with so many options. Make a list of what you need in a home versus what you want. That helps you stay focused and avoid decision fatigue. 🌸 Final Thoughts Buying a house in the spring has its challenges, but it also offers big opportunities. If you’re prepared, flexible, and working with the right team, you can take advantage of the season’s energy and find a place you’ll love to call home. Whether you're a first-time buyer or looking to upgrade, spring is your season to bloom in a new space. 🌷

Why There’s Never Been a Better Time to Buy a Condo in Guelph (Especially After That Winter!)

By Lauren Hinchliffe • March 25, 2025
Let’s face it—this past winter was one for the books. Between the endless snow, sky-high heating bills, and driveway shoveling marathons, it’s no wonder so many people are rethinking the whole “detached home” thing. Enter: the condo lifestyle. Whether you’re a first-time buyer, investor, downsizer, or just tired of winter maintenance headaches, Guelph’s condo market is having a moment—and it’s one you don’t want to miss. Why Condos Are a Smart Investment Condos have long been a solid choice for investors, but right now, they’re looking even better: Affordability: Compared to detached homes, condos offer a more accessible price point—without sacrificing location or quality of life. Rental Demand: With Guelph’s growing population and strong university presence, condos are in high demand for renters. That’s steady income for investors. Low Maintenance: No snow shoveling, no lawn care. Your time is yours—and your property is professionally managed. In a city like Guelph, where the balance of urban convenience and small-town charm draws people in from all over, condos represent an opportunity to own real estate in a desirable, growing market. What Sets Guelph Condos Apart What makes Guelph’s condo scene unique? It’s not just the buildings—it’s the lifestyle. Many of the city's newer and well-maintained condo developments are located close to parks, trails, downtown restaurants, and transit. And unlike big-city towers, Guelph condos often offer more space, quieter buildings, and a stronger sense of community. Plus, let’s talk about the amenities . Some of the standout features we’re seeing in the best condo buildings right now include: Modern fitness centres (say goodbye to that separate gym membership) Rooftop terraces with BBQs and lounge areas Party rooms and guest suites for entertaining Secure underground parking (a must after this winter!) On-site property management for peace of mind Featured Condos We Love If you’ve been on the fence, this spring is the time to explore. Here are a couple standout units we’re currently featuring: ✨ 1502-150 Wellington St. E 2 bed, 2 bath | 1,347 sq ft | $819,900 This bright and spacious corner unit has sweeping sunset views from the 15th floor, open-concept layout, and top-tier finishes. Located steps from the river and downtown—ideal for professionals or retirees looking for walkability, peace, and luxury. ✨ 806-160 Macdonell St. 2 bed, 2 bath | 1,098 sq ft | $699,900 This suite blends comfort and style with an open layout, fireplace, and private balcony with panoramic city views. Enjoy top-tier amenities and unbeatable downtown convenience—just steps from the GO Train, shops, and trails. Looking for something different? We have access to several other great units across Guelph—from trendy one-bedrooms for young professionals to larger suites perfect for downsizers who still want room to host family. The Bottom Line After the winter we just had, it’s no surprise people are looking for simplicity, convenience, and lifestyle—all things that come standard with condo living. And with Guelph’s condo market offering strong long-term value, now really is the perfect time to invest. Whether it’s your next home or your next rental property, there’s opportunity here—and we’d love to help you find it. Curious what’s available? Let’s chat or book a showing—you might be surprised at how easy condo living (and investing) can be.

Spring Cleaning Checklist: A Room-by-Room Guide to a Fresh Start

By Lauren Hinchliffe • March 14, 2025
Spring is the perfect time to refresh your home and get rid of the dust and clutter that may have built up over the winter months. A thorough spring cleaning not only makes your home sparkle but also improves air quality and creates a more peaceful living environment. To make the process easier, here’s a room-by-room checklist to help you stay organized and efficient. General Cleaning Tips for Every Room Open windows to let in fresh air. Dust from top to bottom, including ceilings, light fixtures, and baseboards. Wipe down walls, doors, and switches. Vacuum and mop floors, paying special attention to corners. Declutter and donate unused items. Living Room Dust and polish furniture. Wash or vacuum curtains and blinds. Clean light fixtures and ceiling fans. Wipe down electronics and remote controls. Shampoo or steam clean carpets and rugs. Clean under and behind furniture. Kitchen Deep clean appliances (oven, refrigerator, microwave, dishwasher). Wipe down cabinets and countertops. Discard expired pantry items. Scrub sink and faucet. Clean and organize drawers and utensil holders. Mop and sanitize floors. Bathroom Scrub and disinfect toilet, sink, and bathtub/shower. Wash or replace shower curtain and bath mats. Clean mirrors and light fixtures. Wipe down cabinets and discard expired toiletries. Scrub grout and reseal if necessary. Bedroom Wash all bedding, including pillows and comforters. Rotate and flip the mattress if applicable. Declutter closets and donate clothes you no longer wear. Dust and polish furniture. Clean under the bed and in corners. Home Office Organize paperwork and shred unnecessary documents. Dust and disinfect keyboard, mouse, and desk. Wipe down bookshelves and organize files. Clean office chair and vacuum under desk. Outdoor Spaces Sweep porches, decks, and patios. Clean outdoor furniture and cushions. Wash exterior windows and doors. Check and clean gutters if needed. Tidy up garden beds and trim overgrown plants. Spring cleaning may seem like a big task, but tackling it one room at a time makes it much more manageable. Use this checklist to stay on track and enjoy a fresh, clean home as you welcome the new season!
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