A lot of homeowners assume that once November hits, they should wait until spring to sell. Sometimes that is the right call. But I have sold plenty of homes in Guelph in the late fall and early winter, and for the right seller it can work very well. If you are weighing whether to list before the holidays, here is my honest take.  First, the numbers. The Guelph market has been running at a slower pace than a few years ago, but prices have held steady. In August the average sale price in the city was around $767,000, roughly flat compared to last year, and sales were actually up a little. Homes are taking longer to sell than they did in the busy years, often five or six weeks. That tells me two things. Buyers are out there, and they are being careful. The buyers who search Guelph real estate listings in November and December are usually serious. They are relocating for a job, their lease is ending, or they have already sold and need somewhere to land. You will see fewer casual lookers, and the people who book showings tend to be ready to act. There is also less competition from other sellers, since many people pull their homes off the market or hold off until spring. Fewer listings can mean more eyes on yours. Pricing is where most sellers win or lose right now. In a slower market, buyers compare everything. They know what the home down the street sold for, and they can see how long every listing has been sitting on MLS and realtor.ca . A home that is priced right from day one gets attention and can still sell quickly. A home that is priced high tends to sit, and then it usually needs a price drop, which often leads to a lower final number than if it had been priced properly from the start. I would rather have an honest pricing conversation with you up front than watch your home go stale. Presentation matters just as much. Fall light is softer and days are shorter, so we schedule photos for the brightest part of the day and turn on every light in the house. Keep the walkways clear of leaves and snow, because the first impression starts at the curb. Inside, a warm and clean home feels inviting on a cold evening. A few simple seasonal touches are lovely, but keep holiday decorating light so buyers can picture their own life in the space. Timing also works in your favour in a few practical ways. Many sellers want to close in January or February, which gives buyers time to plan around the holidays. We can also be flexible with showing times, and there is no rule that says your home has to be on the market through Christmas week. A short break over the holidays is common and does not hurt your chances. Over nine years and more than 185 transactions, the biggest lesson I have learned is that there is no perfect season to sell. There is only the right plan for your home and your life. Some of my smoothest sales have happened in November, because the seller was prepared and the price was right. If you are thinking about selling before the holidays, or you just want to know what your home might be worth in today's market, reach out. My teammate Hudson Smith and I at Coldwell Banker Neumann can walk you through recent sales on your street, how your home compares to current MLS listings in Guelph, and whether now or spring makes more sense for you.

Winter in Guelph has a way of sneaking up on people. One week you are raking leaves, and the next you are digging out the car at 7 in the morning. A little preparation in October and November saves a lot of stress, and money, once the snow arrives. Here is what every Guelph homeowner and renter should have on their list.  Let's start with the rule that catches the most people off guard every year. From December 1 to March 31, overnight parking is not allowed on most city streets in Guelph between 2 a.m. and 6 a.m., including downtown, unless a sign says otherwise. The restriction exists so plows can clear the roads. A ticket is $40, and if the city has declared a significant snow event, the fine doubles to $80 and your vehicle can be towed at your expense. If you have guests staying over, or you occasionally need the street, you can apply for an exemption through the city's online parking portal. Each home can get up to 12 exemptions per calendar year, and each one covers up to two vehicles for two nights in a row. Keep in mind that exemptions are not guaranteed during a storm, so always have a backup plan. Signing up for the city's snow and plow alerts is an easy way to stay ahead of it. This parking rule is also something I talk about with buyers all the time. If you have two or three vehicles, the size of the driveway suddenly matters a lot more in January than it did in July. When you are touring homes this fall, look closely at how many cars the driveway actually fits, whether there is a garage you can use, and whether the street is a busy snow route. Now for the house itself. Book a furnace service before the first cold snap. Technicians get busy fast once the temperature drops, and a quick tune up can catch small problems before they turn into a no heat emergency on a February night. Change your furnace filter while you are at it, and test your carbon monoxide and smoke alarms. Next, head outside. Clean your gutters and downspouts once most of the leaves have fallen, and make sure the downspouts direct water well away from the foundation. Shut off and drain your outdoor taps so they do not freeze and crack. Put away the garden hose, and cover or store patio furniture and the barbecue. Take a walk around your home and look at the windows and doors. If you can feel a draft, new weatherstripping or a bead of caulking is an inexpensive fix that makes a real difference on your heating bill. It is also a good time to check your roof from the ground for missing or lifted shingles, and to test your sump pump if you have one by pouring a bucket of water into the pit. Finally, get your snow plan in place. Stock up on salt or ice melt before the first storm empties the store shelves, and make sure your shovel and snowblower are ready to go. If you hire a snow removal company, book early, because the good ones fill their routes by November. If you are planning to sell in the winter or early spring, all of this work pays off twice. A home that has been well cared for through the cold months shows better and gives buyers confidence. And if you are thinking about buying, I am always happy to help you look past the surface and understand how a house will really hold up through a Guelph winter.

Fall might be the best season in Guelph. The trees along the Speed River turn, the air cools off, and the city fills up with festivals, shows, and markets. If you are looking for things to do in Guelph over the next two months, here is a local's guide to what is coming up. One of the tastiest events of the season is the Guelph Butter Tart Festival on Thursday, October 8 at the University of Guelph. Local artisan bakers bring their best versions of Canada's favourite pastry, and admission is free. Go early, because the popular tables tend to sell out, and bring a box to take a few home for the Thanksgiving weekend that follows. If live music is more your thing, the River Run Centre has a strong lineup downtown. The Guelph Symphony Orchestra opens its season on October 17 with a Tchaikovsky and Sibelius program, and Menopause The Musical returns on October 24. The River Run is one of the best reasons to spend an evening downtown, and there are plenty of restaurants within a short walk for dinner beforehand.  Hockey season is back too. The Guelph Storm play their home games at the Sleeman Centre, right in the heart of downtown. A Storm game is an easy and affordable night out for families, and the atmosphere on a busy Friday night is hard to beat. Halloween in Guelph offers everything from spooky to family friendly. Look for the Wicked Witches Halloween Market at the Royal Canadian Legion Branch 234 on October 23, a free evening of vendors and seasonal fun. On Halloween night itself there is a costume party at the Guelph Farmers' Market, and local breweries and venues around town host their own themed events. For trick or treating, older neighbourhoods like the Old University area and the streets around Exhibition Park are known for going all out with decorations. Do not forget the Guelph Farmers' Market on Saturday mornings. It runs year round, and fall is when the tables are loaded with squash, apples, root vegetables, and baked goods. It is one of the best ways to feel connected to this city, and a great first stop for anyone new to Guelph. For time outside, the University of Guelph Arboretum is spectacular when the leaves change. The trails are easy to walk, well marked, and quiet on weekday mornings. Guelph Lake Conservation Area and the trails along the Speed and Eramosa Rivers are also beautiful in October, and a walk through Riverside Park is a simple way to enjoy the colours without leaving the city. As November arrives, the city turns its attention to the holidays. The Fair November Craft Show runs from November 12 to 15 at the University Centre on campus, with more than 95 vendors and free admission. It is a great place to find handmade gifts and support local makers. On November 11, Remembrance Day ceremonies take place across the city, a meaningful moment for the whole community. One of the things I love most about living and working in Guelph is that there is always something happening, no matter the season. If you are thinking about making Guelph home, fall is a wonderful time to visit and get a feel for different neighbourhoods. I am always happy to share what I know about where to live, what to do, and what is available on the market right now.

Guelph goes to the polls on Monday, October 26, 2026. Voters will choose a mayor, city councillors, and school board trustees, and this year the mayor's seat is open since Cam Guthrie announced in March that he would not run again. Whether you have lived here for decades or just got the keys to your first place, here is a plain guide to how voting works and why it matters to your home. Let's start with the dates. Election Day polls are open from 10 a.m. to 8 p.m. If that day does not work for you, advance voting runs from October 10 to 15 at City Hall, and then from October 16 to 18 at multiple locations around the city. Vote by mail is also available. Voter information cards were set to go out by the end of September, so keep an eye on your mailbox. Who can vote? You need to be a Canadian citizen, at least 18 years old, and either live in Guelph or own or rent property here. The spouse of a property owner in Guelph can vote too. That means if you own a rental or a cottage property in the city but live somewhere else, you may still be eligible to vote in Guelph as a non resident owner. Here is something new this year that catches a lot of people. This is the first Guelph municipal election that uses the voters list from Elections Ontario. If you moved recently, bought a new home, or changed your name, your information may not be current. The easiest fix is to visit guelph.ca/vote , where you can confirm your ward, check your voter details, find your voting location, and see the full list of certified candidates. Guelph has six wards, and councillors are elected by ward. Each voter can choose up to two council candidates in their ward. If you are not sure which ward your street falls in, the city's website has a lookup tool. It only takes a minute, and it is worth doing before you head out. If you want to hear from the people running before you decide, there are chances to do that. The Guelph Chamber of Commerce is hosting a Mayoral Candidates Q&A on Wednesday, October 7 at The Guelph Estate. Local news outlets will also be covering the ward races closely over the coming weeks. So why should homeowners pay close attention? Because city council makes many of the decisions that land right on your doorstep. Council sets the municipal portion of your property taxes each year. It approves zoning changes and new housing developments, which shape how your neighbourhood grows. It oversees roads, snow clearing, water and wastewater, transit, parks, and garbage collection. School board trustees, meanwhile, help guide decisions about the schools that so many families consider when choosing where to buy. Renters have just as much at stake. Housing supply, transit routes, and neighbourhood planning affect rents and daily life for everyone who calls Guelph home. Turnout in municipal elections is often low. In 2022, fewer than three in ten eligible Guelph voters cast a ballot, so every vote carries real weight. My one piece of practical advice as a local realtor is this. If you bought or moved this year, take five minutes now to confirm your details at guelph.ca/vote . New homeowners are the people most likely to show up at a poll and find their information is out of date. A little prep now makes voting day easy. Whoever you support, I hope you get out and vote. And if you have questions about your home, your neighbourhood, or the Guelph market after the election, I am always happy to chat.

Most people think of spring as the season to buy a home. I get it. The gardens are coming in, the listings pile up, and everyone seems to be out at open houses. But after nine years in this business and more than 185 transactions, I can tell you that fall is often the smarter time to look at houses for sale in Guelph. Here is why, and what you should know before you start.  First, a quick look at where the market sits. August was a slow month for sales across the region, but Guelph held up better than its neighbours. There were 135 sales in the city, which was actually up about 6 per cent from August of last year. The average price landed around $767,000, which is roughly flat. So prices have not dropped off a cliff, but sales are still well below where they were a few years ago. That combination is good news if you are buying. What does that mean in plain terms? You have more choice and more time than buyers did during the rush of 2021 and 2022. Homes are sitting on the market longer, often somewhere around five or six weeks. We are also starting to see offers come in on homes that have been listed for a while, which tells me buyer activity is beginning to pick up. If you have been waiting on the sidelines, the window where you have real negotiating room will not stay open forever. Fall also brings a different kind of seller. The people who list in October and November usually need to move. They have a job starting somewhere else, a new build closing, or a family change that will not wait for spring. Motivated sellers are more open to conditions like a home inspection or financing, and they are more willing to talk about price and closing dates. That flexibility is worth a lot. There is also less competition from other buyers. Once school is back in and the holidays start creeping onto the calendar, a lot of people put their search on pause. That means fewer bidding situations and a calmer pace. You can actually take a second look at a house without feeling rushed into a decision on the spot. One of my favourite reasons to shop in the fall is that you get to see a house in real weather. A spring showing on a sunny afternoon can hide a lot. In October you can see how the furnace kicks on, whether water pools near the foundation after a rainy week, and how the driveway and walkways will handle the cold months ahead. You learn more about a home when the season is testing it. If you are starting your search, my advice is simple. Get your mortgage approval sorted before you book showings so you know exactly where your budget sits. Make a short list of what you truly need, like bedrooms, parking, and school area, and a separate list of what would be nice to have. Then pick two or three neighbourhoods that fit your life. The south end, Kortright Hills, the Old University area, and the east end all offer something different, and the right fit depends on your commute, your family, and your budget. Working with a local realtor in Guelph matters more in a market like this one. The listings you see online are only part of the story. Knowing which homes have been sitting, which sellers are motivated, and what similar homes on the same street actually sold for is how you avoid overpaying. That local knowledge is what I bring to every buyer I work with, alongside my teammate Hudson Smith at Coldwell Banker Neumann. If you are thinking about buying this fall, or you just want to see what is out there right now, I would be happy to walk you through the current houses for sale in Guelph and talk about what makes sense for you. No pressure, just an honest conversation about your next move.