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Last weekend, I spent several days on the road with my son Cameron. Over the course of roughly 900 kilometres, we travelled through three national parks, spent a night in an off-grid cabin, crossed the Continental Divide, experienced 80 km/h winds in Waterton National Park, and watched the landscape change from prairie to mountains and back again.

Somewhere along the way, I found myself thinking about a line from the movie “Ferris Bueller's Day Off”: "Life moves pretty fast. If you don't stop and look around once in a while, you could miss it." As...

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One of the most common questions I hear from homeowners has nothing to do with pricing, interest rates, or where they want to move.

It usually sounds something like this: "Should we buy first or sell first?" It's a fair question. The challenge is that after nearly four decades in real estate, I've seen people succeed doing it both ways. I've also seen people create unnecessary stress doing both.

The mistake usually isn't the strategy. It's choosing a strategy before fully understanding the risks that come with it. For much of the pandemic market,...

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One of the conversations I’m having regularly with sellers right now — and coaching our agents through constantly — is surprisingly simple:

Do you want to be the bride…
or the bridesmaid?

In other words, when buyers walk through your home or scroll past it online, does it become the property they emotionally choose, or the one they compare everything else against before buying somewhere else? That may sound blunt, but it’s becoming one of the defining questions in today’s market because buyers are no longer lacking options. They are comparing...

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One of the more noticeable shifts in our market over the past several months hasn’t shown up in a headline or a Bank of Canada announcement. It’s showing up in the showing activity. Across our Market Centre, agents have been having similar conversations. The number of buyers and Realtors coming from Peel Region and the western GTA feels materially lower than it did during the pandemic migration years, particularly in the $900,000 to $1.3 million range where Wellington County saw enormous outward-GTA demand over the past several years.

In places...

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For the better part of the last several years, real estate has operated at the extremes. There was the period where almost every listing felt urgent and buyers competed emotionally just to secure a property. Then came the sharp correction in sentiment as rates rose, affordability tightened, and many households simply chose to wait rather than make a decision in an uncertain environment. What we’re seeing now feels much more grounded than either of those phases.  Not easy. Not aggressive. Just… more normal.  And ironically, that can feel unfamiliar...

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For much of the past two years, hesitation has shaped the housing market. Buyers hesitated because rates were rising. Sellers hesitated because activity slowed. Many households simply postponed decisions altogether while waiting for conditions to feel more certain. That uncertainty has not disappeared, but over the past several weeks the tone of the market has started to feel different. Not dramatically different. Just steadier.

Open houses have become busier. Showings are improving. Conversations that stalled through the winter are moving forward...

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The Hidden Cost of “Just Trying a Higher Price First”

There’s a conversation that’s come up repeatedly this week in coaching sessions with our agents. They walk their client through the data. The comparables are clear. The strategy makes sense. And then, almost predictably, the hesitation shows up: “What if we just try a little higher first?” It’s not an unreasonable question. In fact, it feels measured. Low risk. Even logical.  Because the assumption is simple—if it doesn’t work, we can always adjust. But in today’s market, that decision isn’t...

When Waiting Turns Into Moving

For the better part of the past two years, the dominant behaviour in the housing market has been hesitation. Buyers waited for rates to stabilize. Sellers waited for stronger conditions. Many decisions were simply pushed forward. That’s why this phase feels different.

Not because confidence has suddenly returned, but because people are starting to move anyway.

Over the past few weeks, activity has begun to pick up in a noticeable but measured way. Showings are improving. Open houses are seeing more traffic. Conversations are easier to start than they were...

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Market Snapshot — Mid April 2026

Inventory continues to build across Guelph and Centre Wellington, with approximately 300 active listings across freehold and condo products.

Average list price: ~$1,100,000
Median list price: ~$950,000
Average days on market: ~40 (median ~25)
New listings: steady week over week

On the sales side, activity is holding, not accelerating:

163 properties sold (March through April 16)
Average sale price: ~$900,000+
Median sale price: ~$825,000
Average days on market: ~31
Sale-to-list ratio: ~97–98%

The pattern remains...

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There’s a lot of attention right now on the proposed HST rebate on new homes. On the surface, it’s simple: “Save up to $130,000.” But here’s the better question:

What if the rebate doesn’t create savings… it just shifts where the money goes? Because in a balanced market like the one we’re in today, that’s usually what happens.

Market Snapshot – March 2026 (Guelph, Fergus, Elora)

Here is what’s actually happening locally.

Guelph:

• 120 sales | 522 active listings

• ~4.4 months of inventory

• Sale-to-list: 97.4%

• Median DOM: 25 days

Centre...