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.”
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. 🌷
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 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!
