Real Estate News & Updates by TVH

Ontario Housing Market Outlook: Early signs of recovery, but headwinds remain

Wed, 13 Aug 2025 20:23:53 GMT

After a turbulent start to 2025, Ontario’s housing market continues to face pressure from high inventory levels, affordability challenges, and weakened buyer sentiment. RBC Economics now projects national home resales will decline by 3.5% this year , with much of that concentrated in Ontario and B.C. The anticipated post-rate-cut bounce has been slower to materialize, with the spring trade war temporarily disrupting the market. However, lower interest rates and easing uncertainty are beginning to draw buyers back in, signaling a slow but steady path to recovery.

Looking ahead to 2026, RBC expects a 7.9% rebound in national home resales, reaching 504,100 transactions. While activity is expected to improve in Ontario, it will still lag behind the pre-pandemic five-year average of 511,000 units mostly due to affordability constraints, reduced immigration targets, and a softer labor market.

Property values in Ontario are projected to see further downward pressure, with modest early-year gains in 2025 offset by price declines in late 2025 and into 2026.

RBC forecasts a 0.7% national price increase in 2025 , followed by a 0.7% decline in 2026 , with Ontario and B.C. leading the drop due to oversupply and intense competition among sellers.

Prices will vary significantly across the country . Balanced supply-demand conditions in the Prairies, Quebec, and parts of Atlantic Canada are expected to support modest price gains in 2025 and 2026. In contrast, Ontario and B.C. will continue to face challenges with imbalances in condo markets in Toronto and Vancouver likely spilling into other segments.

Despite these challenges, improved affordability from lower mortgage rates and softer prices could unlock pent-up demand as conditions stabilize. While recovery may be uneven across regions, Ontario’s long-term fundamentals—population growth, urban demand, and economic diversification—remain strong. Buyers and sellers alike should prepare for a market that’s slowly regaining its footing but will take time to find true balance.

Policy Interest Rate

The Bank of Canada (BoC) paused the Policy Interest Rate on July 30, 2025, balancing the need to contain inflation with supporting economic growth.

The next Interest Rate Announcement is set for Thursday September 4, 2025.

The BoC’s Policy Interest Rate is currently set at 2.75%.

Current Variable Mortgage Rate : 4.30% as of August 8, 2025

Current Prime Rate : 4.95% as of August 8, 2025

Policy Interest Rate : 2.75% as of August 8, 2025

Total Consumer Price Index : 1.9% Inflation as of June 2025

We aim to help you compare rates and terms to find the most suitable mortgage option based on your financial goals and preferences. Whether you’re looking for a short-term rate with flexibility or a long-term rate for stability, our goal is to simplifies your decision-making process.

Guelph Housing Market Update - August 2025

Wed, 13 Aug 2025 20:18:41 GMT

The Guelph real estate market continues to show resilience, especially in the Detached home segment, which remains a key driver of local activity. While overall sales volume dipped—112 homes sold in July, down 11.1% from June and 17.9% year-over-year—pricing in Guelph has held relatively firm. The average sale price came in at $861,321, representing a 6.4% decline from the previous month but still up 2.3% compared to July 2024. Notably, new listings were down sharply, with only 234 properties hitting the market—33.7% fewer than the same time last year—contributing to tight supply and continued competition for well-priced Detached homes. Properties are also taking slightly longer to sell, averaging 27 days on market, which is up by a week compared to last year, but overall, the fundamentals of the market remain strong, especially as buyers look ahead to more favorable borrowing conditions.

Property Segment highlights

Detached homes : $880,083 (↓ 8.15% MoM | ↑ 2.06% YoY)
Townhomes : $774,429 (↑ 2.27% MoM | ↓ 3.89% YoY)
Condos : $597,310 (↑ 11.63% MoM | ↑ 10.85% YoY)

While sales volume has cooled, prices are holding steady—or climbing—in several segments, especially condos. If you’re considering a move, a valuation, or just want to better understand what this means for your property or investment, I’m happy to connect.

Watch the video below for a point of view tour of a 6-bedroom townhome near the University of Guelph!

Policy Interest Rate

The Bank of Canada (BoC) paused the Policy Interest Rate on July 30, 2025, balancing the need to contain inflation with supporting economic growth.

The next Interest Rate Announcement is set for Thursday September 4, 2025.

The BoC’s Policy Interest Rate is currently set at 2.75%.

Current Variable Mortgage Rate : 4.30% as of August 8, 2025

Current Prime Rate : 4.95% as of August 8, 2025

Policy Interest Rate : 2.75% as of August 8, 2025

Total Consumer Price Index : 1.9% Inflation as of June 2025

Guelph Housing Market Update - May and June 2025

Wed, 13 Aug 2025 20:09:26 GMT

The Guelph real estate market showed signs of cautious activity in May and June, as affordability slowly improves across the country. According to RBC Economics, lower interest rates and modest price easing have helped bring Canada's national affordability measure down to 55.1% in Q1 2025 — an improvement from 60.7% a year earlier. However, the path back to pre-pandemic affordability remains long, and buying conditions are still challenging in many cities, including Guelph.

In June 2025, 126 homes were sold in Guelph — a 3.08% dip from May. The average sale price rose slightly to $920,496 , up 1.5% month-over-month, but still down 1.92% compared to June 2024. Segment trends were mixed:

Detached homes : $958,189 (+3.00% MoM / -1.53% YoY)

Townhouses/Row Units : $757,250 (-1.75% MoM / -2.67% YoY)

Apartments/Condos : $535,104 (+4.88% MoM / -8.51% YoY)

The average days on market increased to 24 , suggesting buyers remain selective. Meanwhile, sellers received 98% of their list price on average, reflecting a more balanced but price-sensitive environment.

As interest rate cuts continue to lower ownership costs and buyer confidence potentially grows with broader economic stability, Guelph could see more meaningful engagement later in the year. For now, activity is steady but tempered by ongoing affordability challenges.

Policy Interest Rate

The Bank of Canada (BoC) paused the Policy Interest Rate on June 4, 2025, balancing the need to contain inflation with supporting economic growth.

The next Interest Rate Announcement is set for Wednesday, July 30, 2025.

The BoC’s Policy Interest Rate is currently set at 2.75%.

Current Variable Mortgage Rate : 4.30% as of July 7, 2025

Current Prime Rate : 4.95% as of July 7, 2025

Policy Interest Rate : 2.75% as of July 7, 2025

Total Consumer Price Index : 1.7% Inflation as of May 2025

15-Unit Apartment Building Walkthrough: Fast & Insightful

Fri, 23 May 2025 13:12:17 GMT

In this video, I walk you through the essentials of evaluating and buying a 15-unit apartment building in Guelph. From assessing building systems and financing options to spotting red flags during due diligence, this tour is packed with practical advice for both new and experienced investors. If you're serious about scaling your real estate portfolio, this is a must-watch.

✅ What to look for in a 15-unit apartment building

✅ How to evaluate income, expenses, and cap rates

✅ Tips for financing multi-family properties

✅ Red flags to avoid during due diligence

Understanding how to analyze and purchase larger income properties is crucial for scaling your real estate portfolio and building long-term wealth.

�� Looking for a multi-family property analysis spreadsheet? Send me an email and I’ll share mine!

�� Learn more about Ontario's landlord-tenant regulations: https://tribunalsontario.ca/ltb/

8 Unit Apartment Building Walkthrough

Tue, 13 May 2025 19:05:44 GMT

In this video, I walk you through the essentials of evaluating and buying an 8-unit apartment building in Ontario. From assessing building systems and financing options to spotting red flags during due diligence, this tour is packed with practical advice for both new and experienced investors. If you're serious about scaling your real estate portfolio, this is a must-watch.

�� Want my multi-family analysis spreadsheet? Just shoot me an email.

�� Learn more about landlord-tenant rules: LTB Ontario

March 2025 Sales Market Update

tvh@cbn.on.ca (Tom Van Horne) — Tue, 13 May 2025 18:58:39 GMT

As we move into spring, the Guelph real estate market continues to demonstrate stability amid a backdrop of national headlines, including the federal budget release, ongoing tariff discussions, and anticipation around the upcoming Canadian election.

Sales activity in March remained consistent year-over-year, reflecting steady demand supported by Guelph’s strong local economy, high quality of life, and strategic proximity to major urban centres. Inventory levels remain relatively balanced, with approximately 2.5 to 3 months of supply in Guelph and around 4 months in Wellington County.

Consistency was not the cause in other markets across Ontario as: “March saw more homebuyers retreating to the sidelines amid growing tariff threats—waiting to see what will happen to our economy next. This drove home resales down materially for a second straight time in many markets—reaching cyclically lows in southern Ontario, which is especially vulnerable to trade turbulence.” (RBC Economics)

This environment presents opportunities for both buyers and sellers, with market conditions expected to gradually pick up as we head into the spring selling season.

KEY INSIGHTS

Sales Volume:

Buyer activity picked up compared to the same period last year, though sales remained slightly below the five- and ten-year Q1 averages. This suggests cautious optimism among buyers, driven by stabilizing interest rates and improved inventory levels. The market continues to lean toward balanced conditions, giving buyers more breathing room while maintaining strong fundamentals for sellers.

Sales Price:

Home prices in Guelph continued their gradual upward trend in early 2025. The average sale price rose modestly year-over-year, while the benchmark price remained mostly flat. Detached homes held their value particularly well, supported by consistent demand. Meanwhile, townhomes and condos saw more variability, with some softness in pricing depending on location and condition. Overall, pricing reflects a stable market with mild appreciation, though buyers remain value-conscious.

Average Days on Market:

Homes in Q1 took an average of 28 days to sell, up slightly from last year. This reflects a return to more typical market conditions, where buyers are taking time to evaluate options and sellers must price competitively. Well-presented, move-in-ready homes are still moving quickly, but the days of immediate bidding wars are largely behind us—at least for now.

Monthly Supply of Homes:

Inventory levels in Guelph continued to improve, with months of supply creeping up to 2.4, compared to 1.8 during the same quarter last year. This increase means more choice for buyers and a more balanced playing field. While we’re not in a buyer’s market, conditions are certainly more favorable than in previous years—particularly for those shopping under the $800,000 mark.

Advice for Tenants:

For renters, Q1 brought a slight uptick in rental listings, especially in purpose-built rental buildings and new basement units. With more inventory on the market, renters may have a bit more negotiating power—but not for long. Demand for quality rentals near the university, downtown, and key transit routes remains high. If your lease is up soon, start your search early and be prepared to move quickly on well-priced units. Also, consider locking in a longer lease if stability is important, as rent prices could climb later in the year if mortgage rates drop and more buyers re-enter the ownership market.

Guelph Housing: Cash Flow Breakdown for Parents Buying Student Rentals III

Tue, 13 May 2025 18:51:43 GMT

Episode 3 of a 3-part weekly series where I break down real investment property purchases in Guelph.

Each week, I’ll analyze a different property, covering the numbers, cash flow potential, and key takeaways for investors.

In this third video, I walk through a recent purchase, breaking down the price, rental income, expenses, and return on investment. If you’re thinking about investing, this is a great way to see what’s working in today’s market!

Stay tuned for next week’s breakdown, and let me know if you’d like me to analyze a property for you.

Guelph Housing: Cash Flow Breakdown for Parents Buying Student Rentals II

Tue, 13 May 2025 18:46:56 GMT

Episode 2 of a 3-part weekly series where I break down real investment property purchases in Guelph.

Each week, I’ll analyze a different property, covering the numbers, cash flow potential, and key takeaways for investors.

In this second video, I walk through a recent purchase, breaking down the price, rental income, expenses, and return on investment. If you’re thinking about investing, this is a great way to see what’s working in today’s market!

Stay tuned for next week’s breakdown, and let me know if you’d like me to analyze a property for you.

Guelph Housing: Cash Flow Breakdown for Parents Buying Student Rentals

Tue, 13 May 2025 18:41:23 GMT

I’m kicking off a 3-part weekly series where I break down real investment property purchases my clients have made in Guelph. Each week, I’ll analyze a different property, covering the numbers, cash flow potential, and key takeaways for investors.

In this first video, I walk through a recent purchase, breaking down the price, rental income, expenses, and return on investment. If you’re thinking about investing, this is a great way to see what’s working in today’s market!

Stay tuned for next week’s breakdown, and let me know if you’d like me to analyze a property for you.

Understanding Accessory Dwelling Units (ADUs) in Guelph

Tue, 13 May 2025 14:26:38 GMT

As housing needs evolve, many homeowners in Guelph are exploring Accessory Dwelling Units (ADUs) as a way to maximize their property’s potential. Whether you're considering adding a basement apartment, an in-law suite, or a separate accessory dwelling, it’s important to understand the zoning bylaws and registration requirements.

What is an Accessory Dwelling Unit (ADU)?

An Accessory Dwelling Unit (ADU) is a self-contained residential unit that is secondary to the primary dwelling. ADUs are often known as Garden Suites, basement apartments, or in-law suites.

Zoning Regulations for ADUs

ADUs are subject to zoning regulations regarding maximum sizes, parking requirements, and building setbacks.

Where ADUs are Allowed:

Residential zones: RL.1, RL.2, RL.3, RM.5
Mixed-use zones: MOC and D.2 (on lots with single detached, semi-detached, or on-street townhouses)

Where ADUs are not Allowed:

Cluster townhouses (RL.4, RM.6 zones)
Houses with more than two dwelling units (e.g., triplexes, fourplexes)

For single detached dwellings, a total of four dwelling units are permitted per lot. This includes:

Up to three ADUs within the primary dwelling, or
Up to two ADUs within the primary dwelling plus one separate ADU in an accessory building, or
One ADU in the primary dwelling plus up to two ADUs in an accessory building.

For semi-detached dwellings, duplexes, and townhouses, up to three dwelling units are permitted per lot.

Building Regulations for ADUs

ADUs within the Primary Building:

Must be smaller in floor area than the primary dwelling unit.
Requires a 1.2m wide unobstructed pedestrian access to a separate entrance.
Exterior stairs to upper floors are not permitted in front or side yards.

ADUs in a Separate Accessory Building:

Maximum size: 80 sq. m (861 sq. ft.)
Two ADUs allowed per building (max floorplate: 90 sq. m)
Cannot cover more than 30% of the yard (including all accessory buildings)
Maximum height: 6.1m (measured to the roof midpoint)

Setback Requirements:

Interior side/rear yard (1 storey or 2 storey without windows): 1.2m - 1.5m (depends on zoning)
Interior side/rear yard (2 storey with windows): 3m
Exterior side yard (corner lots): 4.5m - 6m
Distance from main dwelling: 3m

For clarification on zoning regulations, contact Zoning Services at zoning@guelph.ca or call 519-837-5615.

Applying for an ADU Permit

The building permit application process involves several steps:

Permit Application – Submit electronically via the Guelph Permit and Application System.
Drawings Submission – Provide scaled floor plans showing room sizes, fire separations, exits, and window placements.
Additional Documents – Submit a Schedule 1 Designer Information form or declare homeowner responsibility.
Fee Payment – Pay applicable permit and registration fees.
Inspections – Schedule inspections at various construction stages, including a final electrical inspection.

Minimum Building Code Requirements

Room Sizes and Windows

Ceiling Height Requirements

Minimum ceiling height: 6'5"
Bulkhead minimum height: 6'1"

How to Register an ADU in Guelph

All accessory dwelling units must be registered with the City of Guelph under the Small Multi-Unit Residential Registration Bylaw.

For New ADUs:

A building permit is required before construction begins.
The owner or an authorized agent must apply for this permit.

For Existing ADUs:

If an ADU was built without a permit, the current owner must still obtain a building permit to ensure compliance with safety standards.

Registration Fees

In addition to the building permit fee, there is a one-time registration fee that varies based on the unit’s status and whether the property is owner-occupied:

New ADU (owner-occupied): $160
New ADU (not owner-occupied): $320
Existing ADU (owner-occupied): $320
Existing ADU (not owner-occupied): $640

Note: Creating an ADU may impact your property taxes. For tax-related inquiries, contact the Municipal Property Assessment Corporation (MPAC).

Final Thoughts

Adding an ADU to your property can provide extra income, housing for family members, or increased property value. The City of Guelph currently has a drastic need for student housing and it will be interesting to see if this “middle housing” strategy can combat the massive demand. It is still unclear if having a 12-16 bedroom property would really work with students, but the potential cashflow and gross rental income is attractive to consider.

For more details, visit guelph.ca/building or contact the city’s building department for guidance.

Should You Buy a House in 2025? (3-minute need to know)

Tue, 18 Feb 2025 22:00:05 GMT

As we enter the half-way point of Q1 2025, many prospective homebuyers are wondering: Is now the right time to buy a house? The answer, as always, depends on a mix of market conditions, personal financial situations, and long-term goals. Let’s break down the key factors influencing the housing market in 2025 and whether buying a home makes sense for you.

Market Conditions: Where Are We Headed?

The Evolving Role of Interest Rates in Home Affordability

Interest rates have played a pivotal role in housing affordability over the past few years. Following a period of elevated rates designed to curb inflation, experts anticipate a gradual decline beginning in 2025. Should mortgage rates ease to approximately 3.5% for a five-year fixed term—with variable rates trending slightly lower—monthly payments will become more manageable, enhancing both affordability and buyer demand.

As history has shown, declining rates typically fuel price appreciation—a dynamic that has repeated itself time and again in the housing market.

Market Outlook: Price Trends & Inventory

Home prices in Guelph and surrounding areas have remained resilient, with moderate single-digit growth projected for 2025. While certain markets, such as parts of Hamilton, may experience price corrections, areas with strong job markets and limited housing supply are expected to see continued appreciation, with year-over-year gains in the range of 4-6%.

On the supply side, historically low inventory levels have challenged buyers, but an increase in new construction and seller activity could provide more options in the coming months. If more homes enter the market, buyers in Guelph and nearby areas may face less competition than in previous years—an advantage that may not persist in the long term.

However, high-quality properties with superior square footage, larger lot sizes, and prime locations continue to attract strong demand, often receiving multiple offers, including cash bids. For buyers, securing the right property now could prove to be a strategic move before market conditions shift again.

Is It the Right Time for You?

Your Financial Readiness

Before jumping into the market, assess your financial health:

Do you have a solid down payment saved?
Is your credit score strong enough for a favorable mortgage rate?
Can you comfortably afford monthly payments, property taxes, and maintenance?
The New First Home Savings Account is a great tool for saving for that first property be it investment or principle residence.

If your financial foundation is strong, buying in 2025 could be a smart move, especially if rates decline and home prices continue to appreciate.

Navigating Market Shifts: Federal Programs & Long-Term Strategies for Home Buyers

New federal initiatives, such as the First Home Savings Account and updated Canadian Mortgage and Housing Corporation (CMHC) regulations allowing for minimum down payments on homes up to $1,500,000, aim to address affordability challenges in today’s market. These programs provide much-needed support for buyers looking to enter the market or move up the property ladder—especially in a landscape where elevated home prices have sidelined many prospective purchasers.

Tom’s Final Thoughts: Should You Buy in 2025?

While market fluctuations can create uncertainty, history has shown that time in the market consistently outperforms attempts to time the market. By prioritizing affordability and ensuring your purchase aligns with a sustainable, long-term strategy—whether as a primary residence or part of a broader investment plan—you position yourself for lasting success, regardless of short-term conditions.

The decision to buy a home in 2025 will depend on a combination of market conditions and personal circumstances. If interest rates drop, inventory increases, and your financial situation is stable, buying could be a smart move.

Thinking about buying in Guelph and surrounding area in 2025? Reach out to discuss your options and develop a strategy that fits your goals!

POLICY INTEREST RATE

The Bank of Canada (BoC) lowered the Policy Interest Rate on January 29th, 2025, balancing the need to contain inflation with supporting economic growth.

The next Interest Rate Announcement is set for Wednesday, March 12, 2025.

The BoC’s Policy Interest Rate is currently set at 3.00%.

Guelph Student Rentals: Everything You Need to Know

Fri, 31 Jan 2025 21:09:12 GMT

UNDERSTANDING STUDENT RENTALS IN GUELPH

A Categorical Analysis

This analysis focuses on student rental properties categorized by the number of bedrooms, price ranges, and parking considerations, providing insights into expected cash flow, appreciation potential, and additional factors for each type.

7-8 Bedrooms: Detached Cash Cow

Description: Large detached homes often featuring a legal 1, 2 or 3-bedroom basement apartment. Premium locations such as Old University, South End or Downtown.
Price Range: $1,050,000 - $1,300,000+.

Key Features: High rental income potential due to home size and location. Close Proximity to the university and transit.

Expected Cash Flow: High rental income from multiple tenants. Expect $7,700-$8,800 gross monthly. Cashflow in excess of $1,500+ per month.
Expected Appreciation: Strong appreciation due to premium location and high demand for quality student rentals. Potential for further value addition through renovations or legal upgrades.
Additional: Maintenance costs can be significant due to property size. 4-8 parking spaces available can be critical for some tenants. Often sought by investors focused on long-term cash flow and appreciation. Corner Lots can be priced at a premium.

5-6 Bedrooms: Detached or Large Semi-Detached Home

Description: Mid-sized detached or large semi-detached homes in good locations, particularly in the South End.
Price Range: $750,000 - $1,050,000

Key Features: Moderate rental income with slightly lower investment cost compared to larger homes.

Expected Cash Flow: Expect $5,500-$6,600 gross monthly. Expected Cash Flow in excess of $750+ per month. Steady rental income; fewer tenants compared to larger properties. Demand typically driven by student groups or families.
Expected Appreciation: Good appreciation potential due to location. Attractive for resale as both rental and family home.
Additional: Maintenance costs manageable compared to larger homes. Adequate parking often available. Flexibility to rent to students or small families.

4-5 Bedrooms: Semi-Detached Home

Description: Mid-sized semi-detached homes in good South End locations or Downtown.
Price Range: $600,000 - $750,000

Key Features: Affordable option for investors, offering a balance of income and expenses.

Expected Cash Flow: Reliable rental income with lower operating costs. Popular with smaller student groups or young professionals.
Expected Appreciation: Moderate appreciation, particularly in high-demand neighbourhoods. Potential for value addition through minor upgrades.
Additional: Limited parking could be a challenge in certain neighbourhoods. Easier to manage and maintain compared to larger properties.

2-3 Bedrooms: Semi-Detached Homes to Apartments

Description: Smaller properties including semi-detached homes or apartments in good South End locations or Downtown.
Price Range: $400,000 - $650,000

Key Features: Entry-level investment properties with lower capital requirements.

Expected Cash Flow: Modest rental income due to fewer tenants. Appeals to individual students or small families.
Expected Appreciation: Slower appreciation compared to larger properties. Suitable for first-time investors or those looking for lower-risk options.
Additional: Minimal parking requirements. Attracts tenants looking for privacy or smaller spaces. Potential for short-term rentals or conversion to owner-occupied housing.

Each category of student rental offers unique benefits and challenges, from cash flow potential to long-term appreciation. The choice of investment depends on budget, management capacity, and investment goals. The premium on parking, location, and property size plays a critical role in the performance of these properties.

Looking to INVEST in student rentals or find the perfect place to LIVE in Guelph?

Download The Ultimate Guide to Moving to the University of Guelph for expert insights on housing, key rental timelines, and local tips to make your transition smooth!

How the Bank of Canada’s Interest Rate Shift Could Impact the Housing Market

Fri, 31 Jan 2025 20:28:58 GMT

On January 29, 2025, the Bank of Canada announced a 25 basis point reduction in its policy interest rate, bringing it to 3.0%. This decision marks the sixth consecutive rate cut since June 2024, reflecting the central bank's ongoing response to evolving economic conditions.

A Brief History
Over the past decade, Canadian interest rates have experienced significant fluctuations. Between 2015 and 2018, the Bank of Canada raised its policy rate from 0.5% to 1.75% as the economy strengthened, leading to a moderation in housing sales following a period of high demand.

In 2020, during the global pandemic, the Bank slashed rates to a historic low of 0.25%, spurring an unprecedented surge in home sales and price growth due to more affordable borrowing costs. Housing prices peaked in 2022, but rising inflation prompted the Bank to aggressively increase rates, reaching a high of 5.0% in early 2024. These sharp increases significantly reduced sales volumes as affordability challenges grew for Canadians. By late 2024, the policy rate had been reduced to 3.25%, with the housing market remaining relatively subdued compared to the activity seen over the past decade.

Recent Developments
The latest rate cut to 3.0% comes amid potential economic challenges, including the threat of a 25% tariff on Canadian imports proposed by the U.S. administration, set to take effect on February 1. This external pressure has contributed to economic uncertainty, influencing the Bank's decision to lower rates.

Future Outlook
Building on this historical perspective, Canada's 25-year average Policy Interest Rate stands at approximately 3.5%, reflecting a balance between the ultra-low rates of the 2010s and the higher rates of the late 1990s and early 2000s. If history serves as a guide, we can anticipate a return to more typical sales volumes, with most forecasts projecting a steady rise in home prices as the 2020s draw to a close.

This evolving landscape presents strategic opportunities for buyers and investors ready to navigate a cautious but improving environment. With the current policy interest rate stabilizing and inflationary pressures easing, market conditions are expected to gradually shift toward a more balanced state over the next five years. This balance will likely result in moderate but consistent growth in home prices, increased market activity, and improved affordability as income levels align more closely with housing costs.

For buyers, this period offers the chance to secure properties in a less competitive market, while investors can benefit from steady long-term appreciation and more predictable returns. As inventory levels stabilize and borrowing conditions become clearer, the housing market is poised to transition into a healthier equilibrium, where both supply and demand operate in tandem to support sustainable growth.

Data Source: Bank of Canada
For more info on the history of the key interest rate follow this link to the Bank of Canada website: A history of the key interest rate - Bank of Canada

For more info on understanding the policy interest rate follow this link: Understanding our policy interest rate - Bank of Canada

Guelph Market Update September 2024

Fri, 15 Nov 2024 23:09:37 GMT

The Guelph real estate market continues to demonstrate stability as we move through the month of August. Inventory levels have gradually increased, providing buyers with more options, yet the market remains competitive with well-priced homes selling quickly.

First-time buyers and investors are particularly active, drawn by Guelph's strong local economy, proximity to major urban centers, and excellent quality of life. Detached homes and townhouses are seeing the most interest, while the condo market remains healthy with stable prices.

As we approach the fall season, market conditions are expected to remain favorable for both buyers and sellers, though potential interest rate adjustments could influence future activity. Overall, Guelph's real estate market continues to be a dynamic environment with opportunities for growth.

Key Insights

Understanding the real estate market goes beyond a surface-level view, requiring a close examination of key metrics like Average Days on Market, Average Sales Price, Average Sales Volume, and Monthly Supply of Homes. These insights are essential for identifying market trends, gauging buyer and seller behavior, predicting future shifts, and making informed decisions.

Sales Volume: The sales volume in Guelph has remained relatively stable throughout 2024, with a slight uptick in activity during the spring and summer months. However, overall transactions have seen a modest decline compared to previous years, reflecting a cautious buyer market.

Sales Price: Home prices in Guelph have continued to show resilience despite fluctuating market conditions. The average sale price has seen a gradual increase, driven by strong demand for detached homes and a limited supply of new listings. Price growth has been particularly notable in sought-after neighborhoods and for properties with unique features.

Average Days on Market: Properties in Guelph have generally been selling faster in 2024, with the average days on market decreasing. Well-priced and desirable homes have been moving quickly, often within a few weeks, as buyers aim to secure their preferred properties before interest rates or other economic factors shift.

Monthly Supply of Homes: The monthly supply of homes in Guelph has remained tight throughout 2024, contributing to the competitive market environment. The supply has struggled to keep up with demand, leading to a seller’s market in many segments. Limited new construction and fewer new listings have further constrained the inventory

Advice for Tenants: For tenants in Guelph, it's crucial to stay informed about the rental market trends and manage expectations in light of the evolving real estate landscape. Given the tight housing supply and increasing home prices, rental demand is likely to remain high. Tenants should consider securing leases sooner rather than later to avoid potential rent increases or shortages. Additionally, exploring different neighborhoods and rental options may help find more favorable terms. Staying aware of local tenant rights and potential rent control measures can also provide leverage in negotiations with landlords.

Policy Interest Rate

The Bank of Canada (BoC) has lowered the Policy Interest Rate by 25 basis points on September 4, 2024, balancing the need to contain inflation with supporting economic growth.

The BoC’s Policy Interest Rate is currently set at 4.25%.

Interest Rate Table Overview

Our interest rate table provides a comprehensive view of current mortgage rates across various terms. The table outlines:

Rate: The interest rate offered for each mortgage term.

Term Options: The different loan durations available, such as 1-year, 5-year, or 10-year terms.

This table helps you compare rates and terms to find the most suitable mortgage option based on your financial goals and preferences. Whether you’re looking for a short-term rate with flexibility or a long-term rate for stability, the table simplifies your decision-making process.

*In collaboration with Guiding Star Mortgage Group

The Anatomy of a Rental Property

Thu, 22 Aug 2024 14:28:49 GMT

Rental properties come in many shapes and sizes, all with different benefits. For us, we like to focus on single family, or small multifamily homes (1-3 units) when analyzing and looking for our next deal. When you’re an investor, it’s important to identify your niche, this allows you to develop a common operating procedure. A rental property for us has three major criteria that we look for in identifying our next investment.

NICHE CRITERIA

➢ Cash Flow

➢ Strong Rental Market

➢ Student, or Professional, or Long-term tenant

You’ll see that we identified three criteria above, let’s put them together in a sentence to create our niche rental property.

THE NICHE:

Multi-family Student Rental property, in a strong rental market,

that generates a monthly cash flow of $750.

Now that we’ve got the anatomy for what we’re looking for, let’s break down the other pieces that make up the process side of things. It’s important to be specific when identifying your niche, let’s continue the discussion and look at how we analyze the first piece of criteria: Cash Flow.

CASH FLOW ANALYSIS

This is arguably the most important factor in defining your rental property’s anatomy. Most investors will be able to identify a good market and a nice property but, don’t forget to perform your cash flow analysis. Running the numbers on your rental property doesn’t need to be complicated. An excel spreadsheet and an hour of your time can go a long way in having a standardized template for analysis. Once you’ve got your template, analyzing a property that meets your cashflow criteria shouldn’t take longer than a few minutes. Here’s a look at how we analyze our properties:

In our opinion, every rental property anatomy should come with a cash flow analysis, project plan, and an idea of what your hold period and exit strategy will look like. These are documents that will make your rental property strategy much less complicated, especially if you’re investing with partners.

Now that we’ve clearly defined some pieces that make up the anatomy of a rental property. Let’s look at how real estate investing can create, as well as generate wealth.

THE FOURT WAYS AN INVESTMENT PROPERTY GENERATES WEALTH

Real estate investing allows investors to create, as well as preserve, their wealth through the income producing property. There are four main ways that this happens, let’s take a deeper look at each one below.

➢ Debt Paydown

This is what happens when the mortgage payment is paid as per the assigned schedule with the bank. When you collect rent cheques to pay down your mortgage, this is how wealth is created. If you look at the amortization schedule to the right you can see how over a 5-year period you can generate strong returns just by having rental income pay your mortgage for you.

➢ Sweat Equity

This is the process of adding value to your property through a renovation strategy. This is your project plan, and the hard yards you have to put in sometimes (especially in competitive markets) to make your investment make sense.

➢ Cash Flow

We looked at a cash flow analysis earlier. This is the amount of money left over each month after all of your expenses are paid and you have also made your mortgage payment.

➢ Appreciation

In real estate refers to the increase in the value of a real estate property over a period of time. One of the goals of investing in real estate is to get a positive return on the investment when the investor decides to sell the property in the future.

RENTAL MARKET ANALYSIS

The last piece of our real estate investment anatomy that we will explore in this post is the rental market analysis. That is, how to identify a strong enough rental market to plant your investment seed. This doesn’t need to be complicated but it is something you should be able to quantify as well as qualify. Let’s look at things like:

➢ Vacancy Rates

A strong rental market will have a vacancy rate at about 5%, this is to say that of all rental property’s and homes available, only about 5% of them are vacant. A good risk management strategy and investment strategy will consider these numbers.

➢ Minimum Wage

When identifying rental markets, a good indicator is affordability. The way you identify if the rental rate you want to charge is affordable is to take a look at minimum wage in the province of Ontario. The average person spends about thirty percent of their income on shelter so take that into consideration as well.

➢ Employment Rates

Jobs are a good indicator of a strong rental market. If there are plenty of employment opportunities in the city you’re investing in, you’ll likely find good tenants. Another indicator of this can be Universities and Colleges, as students will come in seeking education to get those jobs.

➢ Immigration

Understanding where the flow of people coming into the country helps to identify a strong rental market.

Your rental market analysis does not need to be overly robust, but it is something you should include in the anatomy of your rental property. We like to use the factors above as well as talk to people who have had experience investing in these markets in the past.

CONCLUSION

The anatomy of each rental property may be a little bit different but, having an understanding of what goes into each one can help. Let’s review one more time what we covered today.

➢ Anatomy of a Rental Property

The criteria that makes up your investment. This is defined for us as the niche, this is when we talk about the cash flow analysis, rental market conditions and the tenant profile.

➢ The Four Ways Real Estate can Generate Wealth

These four pieces are very important to monitor as this will be how you generate, create and preserve your wealth.

➢ Rental Market Analysis

Understanding the city where you are planting your investment is crucial. We identified some key factors in making this decision, take a look at vacancy, employment, and wage rates during this decision.

In conclusion, each rental property is different. They will all contain their own opportunities, strengths, weaknesses, and threats and it’s important to identify and analyze the anatomy of each rental property you consider. Understanding how these properties work is the way to truly gain a more comfortable risk tolerance for what can be a great investment.

Guelph's Hottest Neighbourhoods for Investing

Thu, 22 Aug 2024 14:05:16 GMT

Guelph, Ontario is a popular city in southern Ontario with a thriving real estate market. Here are some of the hottest neighbourhoods in Guelph for investing:

1. Downtown Guelph: The downtown area is a popular choice for investors due to its proximity to amenities, public transportation, and the University of Guelph. Properties in this area tend to appreciate quickly and are in high demand.

2. St. Georges: This neighbourhood is just east of downtown and features a mix of older homes and newer developments. It's close to the University of Guelph and has a high walkability score, making it attractive to students and young professionals.

3. Arbor Creek: This neighbourhood is located just north of downtown and features a mix of single-family homes and townhouses. It's close to the Speed River and has a high demand for rentals, making it a great option for investors.

4. Pleasant Ridge: This neighbourhood is located just west of downtown and features a mix of older homes and new developments. It's close to the Guelph Public Library and has a high walkability score, making it attractive to families and young professionals.

5. Skyway West: This neighbourhood is located just west of downtown and features a mix of single-family homes and townhouses. It's close to the Guelph-Johnston Public School and has a high demand for rentals, making it a great option for investors.

6. Eastview: This neighbourhood is located just east of downtown and features a mix of older homes and new developments. It's close to the Guelph Public Library and has a high walkability score, making it attractive to families and young professionals.

7. Gordon Street: This neighbourhood is located just south of downtown and features a mix of single-family homes and townhouses. It's close to the Gordon Street Public School and has a high demand for rentals, making it a great option for investors.

When investing in real estate in these neighbourhoods, consider factors such as:

Rental Semand: Look for areas with high rental demand, especially near universities, hospitals, or other major employers.

Amenities: Neighbourhoods with amenities like parks, public transportation, shops, and restaurants tend to be more desirable.

Proximity to Schools: Families with children often prioritize neighbourhoods with good schools nearby.

Zoning: Check the local zoning regulations to ensure that your investment property can be used as a rental or flipped for resale.

Appreciation: Research the neighbourhood's appreciation rate to ensure that your investment will increase in value over time.

Keep in mind that real estate investing always carries risks, and it's essential to do your due diligence before making an investment decision. Consult with TVH Real Estate Group, your trusted real estate agents or financial advisor to determine the best investment strategy for your goals and budget.

Capital Gains Tax Hike

Thu, 22 Aug 2024 13:33:46 GMT

Finance Minister Freeland has introduced significant changes to the capital gains tax. The new policy aims to increase taxes on capital gains for individuals who make more than $250,000 from selling stock or property other than their primary residence.

Currently, 50% of capital gains profits are taxed, compared to 100% of employment income.

Under the new proposal, this will remain the case for the first $250,000 of capital gains income. However, for income above that level, the taxable amount will rise to 66.6%. This means the tax-exempt portion for capital gains exceeding $250,000 will be reduced to one-third. The lower exemption will also apply to businesses for all capital gains, not just those over $250,000.

This change is expected to generate $19.4 billion for the government over the next five years.

The additional capital gains taxes will likely reduce business capital spending, which is already at a low point, exacerbating Canada's productivity challenges. Higher taxes on capital gains also disincentivize investment in residential rental real estate, an area that requires more robust funding.

The effects of the tax hike will extend beyond investors to average Canadians. For instance, individuals who bought a condo or cottage for retirement, recreation, or additional income may rush to sell before the June 25th deadline. This surge in inventory could lead to a significant drop in prices, benefiting buyers.

However, the opposite scenario could also occur. The tax hike might prompt investors and homeowners to delay selling , causing a sharp decline in supply and driving prices higher . Faced with rising prices and limited options, some buyers might choose to postpone their purchases. Sellers could also set higher asking prices to offset the tax hike, making homeownership unaffordable for many, especially first-time buyers.

The higher inclusion rate will also affect those who inherit property. Taxpayers who are gifted a property or inherit one and then sell it could face the higher capital gains tax rate. If the capital gains from selling a gifted or inherited property exceed $250,000, the seller could end up paying more in taxes.

The increased capital gains inclusion rate will impact those planning to sell valuable properties with lower cost bases, altering the economics of real estate investment in rental properties. This sector needs more generous funding, and the new tax policy could hinder its growth.

The proposed capital gains tax hike will have widespread implications, affecting not only investors but also regular home buyers, sellers, and inheritors. As the market adjusts to these changes, it will be crucial for Canadians to stay informed and consider the long-term impacts on their financial planning and real estate investments.

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Original Article by Guiding Star Mortgage Group Available Here

Current Mortgage Rate Environment

Fri, 16 Aug 2024 19:27:23 GMT

Fixed Rates are seeing a slight pause in reductions and in some cases rise to rates due to Canadian bond yields starting to climb once more, after seeing them drop to their lowest point of the year last month.

Government of Canada bond yields, which influence fixed mortgage rates, have surged over 30 basis points (0.30%).

As of Tuesday, the 5-year GoC bond yield hit a two-week high, breaking above 3.60%, while the U.S. 10-year Treasury yield also reached its highest point since mid-June. Several factors contribute to this turnaround:

Political uncertainty in the USA, elections and the poor performance of Biden in that latest debate.

US federal reserve uncertainty to commit to rate drops. This inflationary trend is likely to delay rate relief for variable-rate mortgage borrowers. While a rate cut from the Bank of Canada was previously expected in July, forecasts now suggest a cut is more likely in September.

In summary, rising bond yields indicate that the recent trend of declining mortgage rates may

pause or reverse, depending on future inflation rates and economic conditions.

Securing rate holds and pre-approvals, which lock in rates for 90-120 days, is crucial during this period of volatility. For pre-construction, rate holds are available for 6 to 12 months, providing added stability.

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Original Article by Guiding Star Mortgage Available Here

Your Dose of Real Estate for July

Thu, 25 Jul 2024 21:33:19 GMT

Today’s Interest Rates

From March 2022 to July 2023, Canadians experienced a total of 4.75% in interest rate hikes from the Bank of Canada, equivalent to 19 consecutive 0.25% increases over just 16 months. Now, we can celebrate the second 0.25% rate decrease in as many months. Variable rate mortgage holders will see either lower payments or reduced amortization periods, providing welcome interest rate relief.

Bank of Canada Interest Rate Announcement Schedule

Wednesday, January 24, 2024*

Wednesday, March 6, 2024

Wednesday, April 10, 2024*

Wednesday, June 5, 2024

Wednesday, July 24, 2024*

Wednesday, September 4, 2024

Wednesday, October 23, 2024*

Wednesday, December 11, 2024

* Monetary Policy Report published

Guelph Market Update

Sales activity may have declined from last June but saw a surprisingly strong surge compared to recent months. This could be due to buyers capitalizing on great deals or interpreting the Bank of Canada’s rate cut as a signal that rates are stabilizing. Regardless, our inventories remain above average, offering prospective buyers a level of choice not seen in several years.

If you have any questions or need further information, please don't hesitate to contact me.

Our Mortgage Rates

5 Essential Tips for First-Time Homebuyers

Tue, 19 Jul 2022 14:11:32 GMT

Congratulations on considering buying your first home in Guelph! Here are our 5 essential tips to help you navigate the process:

1. Get pre-approved for a mortgage: Before starting your home search, get pre-approved for a mortgage to understand how much you can afford. This will also give you an idea of your budget and help you make informed decisions. You can apply for pre-approval through a bank, credit union, or online mortgage broker.

2. Research, research, research: Guelph has a competitive real estate market, so it's essential to research neighbourhoods, schools, and amenities to find the right fit for your needs. Consider factors like commute time, public transportation options, nearby parks, and community events.

3. Work with a reputable real estate agent: A good real estate agent can guide you through the buying process and help you navigate any challenges that arise. Look for an agent who is familiar with Guelph's market and has experience working with first-time homebuyers.

4. Be prepared for closing costs: In addition to your down payment, be prepared to pay closing costs, which can range from 2-5% of the purchase price. These costs include things like title insurance, appraisal fees, and lawyer fees. Make sure to factor these costs into your budget.

5. Don't rush into it: Buying a home is a significant decision, and it's essential to take your time. Don't rush into a purchase just because you're excited about the process. Make sure you've considered all aspects of homeownership, including maintenance costs, property taxes, and insurance.

Additional tips:

Consider the condition of the property: Guelph has many older homes, so be prepared for potential renovation costs or needed repairs.

Research local zoning laws: If you're interested in a particular neighbourhood or property type (e.g., a house with a backyard), research local zoning laws to ensure they align with your needs.

Keep an eye on interest rates: If you're planning to finance your purchase with a mortgage, keep an eye on interest rates and consider locking in a rate if possible.

By following these tips, you'll be well-prepared to navigate the home-buying process in Guelph and find your dream home!

Guelph's History: How it Impacts the Real Estate Market

Tue, 05 Jul 2022 13:59:34 GMT

Guelph, Ontario has a rich history dating back to the 18th century, which has played a significant role in shaping the city's development and influencing its real estate market. Here are some key historical events and factors that have impacted Guelph's real estate market:

Indigenous Peoples and European Settlement

The area now known as Guelph was originally inhabited by the Attawandaron Nation, a subgroup of the Neutral Nation. In 1827, the British government established the town of Guelph as a military settlement, and it was named after King George IV of the United Kingdom.

Agricultural Heritage

Guelph's early economy was centred around agriculture, with many farmers settling in the area. This agricultural heritage has had a lasting impact on the city's real estate market, with many original farmsteads still standing and being restored today.

Railway and Industrialization

The arrival of the Grand Trunk Railway in 1855 brought significant changes to Guelph, facilitating trade and commerce. The city's industrial sector grew, and new residential areas developed to accommodate workers.

University of Guelph

Founded in 1964, the University of Guelph has played a crucial role in shaping the city's real estate market. Student housing, apartments, and commercial properties have been developed to cater to the growing student population.

Immigration and Post-War Growth

Following World War II, Guelph experienced rapid growth due to immigration from Europe and other parts of Canada. This influx of new residents led to an increase in housing demand and the development of new neighborhoods.

Suburbanization

As Guelph grew, suburbanization became more prominent, with many residents moving to newer areas outside of the city centre . This shift led to the development of new communities, such as Stonebridge and The Meadows.

Conservation Efforts

In recent decades, Guelph has made a concerted effort to preserve its natural heritage. The conservation of areas like the Speed River and Guelph Lake has enhanced the city's recreational spaces and natural beauty, making them attractive features for potential buyers.

Revitalization Initiatives

Downtown Guelph has undergone significant revitalization efforts in recent years, with projects like the reconstruction of Wyndham Street and the development of the Market Square area. These initiatives have contributed to increased property values and a more vibrant downtown atmosphere.

These historical events and factors have had a lasting impact on Guelph's real estate market:

Affordability

Guelph's strong agricultural heritage has contributed to relatively affordable housing prices compared to other major cities in southern Ontario.

Residential Density

The city's compact size and mix of old and new neighbourhoods have created a high residential density, making it easier for people to live close to amenities and public transportation.

Amenities

The university, parks, and cultural attractions have drawn new residents to Guelph, creating a thriving community with a high quality of life.

Infill Development

As older homes are renovated or replaced, developers are building new infill projects that cater to modern tastes and needs.

Historic Preservation

Efforts to preserve historic buildings have maintained Guelph's character and charm, making it an attractive place for people who value heritage architecture.

Understanding Guelph's history is essential for real estate investors and buyers alike. Recognizing how these historical factors have shaped the city can help you make informed decisions about which neighbourhoods to invest in or where to buy a home.

Toronto Arrows x TVH Real Estate Group

Thu, 17 Feb 2022 14:49:58 GMT

TORONTO, ON – The Toronto Arrows are pleased to announce a partnership with the Tom Van Horne Real Estate Group for the 2022 Major League Rugby season. Tom Van Horne, notably a former Toronto Arrows player who represented the club on the pitch in the 2018-2020 seasons, is a Real Estate Sales Representative and Real Estate Investment Manager located in Guelph, Ontario.

“The Arrows are thrilled to partner with TVH Real Estate Group for our 2022 Major League Rugby season,” said Rahul Srinivasan, Toronto Arrows Director of Partnerships. “Tom’s leading real estate sales organization is focused on creating the best possible experience and financial returns for their clients across Ontario. Moreover, we are very happy to partner with a former Arrows player and have no doubt that Tom will deliver the same passion and leadership for his clients that he’s known for within the Arrows extended family.”

The Arrows kicked off their fourth campaign in North America’s top-flight professional rugby league with a road match against the Seattle Seawolves on February 6, and will host 2021 MLR Championship finalists Rugby ATL for the team’s home opener on April 2, representing the club’s first regular season game in Toronto in 1,035 days.

ABOUT TORONTO ARROWS RUGBY FOOTBALL CLUB

Established in 2018, the Toronto Arrows Rugby Football Club is Canada’s first and only professional rugby union team.

Competing in Major League Rugby, the team is equipped to compete against top-tier North American professional club teams, providing emerging Canadian talent with enhanced and more frequent opportunities to hone their skills at an elite level. For more information, follow them on Instagram @torontoarrows or visit www.torontoarrows.com .

ABOUT TOM VAN HORNE REAL ESTATE GROUP

The Tom Van Horne Real Estate Group is a real estate sales company servicing Guelph and the surrounding areas. The company offers residential real estate sales solutions, real estate investment management services, and mortgage advice.

Tom Van Horne is currently the Set Piece Coach for the University of Guelph Men’s rugby team, and serves on the Board of Directors for the Brantford Harlequins Rugby Football Club. For more information, follow TVH Real Estate Group on Instagram @tvhrealestategroup or visit www.tvhrealestategroup.com.

Real Estate News & Updates by TVH

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Guelph Housing Market Update - August 2025

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Guelph Housing Market Update - May and June 2025

Policy Interest Rate

15-Unit Apartment Building Walkthrough: Fast & Insightful

8 Unit Apartment Building Walkthrough

March 2025 Sales Market Update

As we move into spring, the Guelph real estate market continues to demonstrate stability amid a backdrop of national headlines, including the federal budget release, ongoing tariff discussions, and anticipation around the upcoming Canadian election.

Guelph Housing: Cash Flow Breakdown for Parents Buying Student Rentals III

Episode 3 of a 3-part weekly series where I break down real investment property purchases in Guelph. Each week, I’ll analyze a different property, covering the numbers, cash flow potential, and key takeaways for investors.

Guelph Housing: Cash Flow Breakdown for Parents Buying Student Rentals II

Episode 2 of a 3-part weekly series where I break down real investment property purchases in Guelph. Each week, I’ll analyze a different property, covering the numbers, cash flow potential, and key takeaways for investors.

Guelph Housing: Cash Flow Breakdown for Parents Buying Student Rentals

I’m kicking off a 3-part weekly series where I break down real investment property purchases my clients have made in Guelph. Each week, I’ll analyze a different property, covering the numbers, cash flow potential, and key takeaways for investors.

Understanding Accessory Dwelling Units (ADUs) in Guelph

Should You Buy a House in 2025? (3-minute need to know)

Guelph Student Rentals: Everything You Need to Know

UNDERSTANDING STUDENT RENTALS IN GUELPH A Categorical Analysis

How the Bank of Canada’s Interest Rate Shift Could Impact the Housing Market

On January 29, 2025, the Bank of Canada announced a 25 basis point reduction in its policy interest rate, bringing it to 3.0%. This decision marks the sixth consecutive rate cut since June 2024, reflecting the central bank's ongoing response to evolving economic conditions.

Guelph Market Update September 2024

The Guelph real estate market continues to demonstrate stability as we move through the month of August. Inventory levels have gradually increased, providing buyers with more options, yet the market remains competitive with well-priced homes selling quickly.

The Anatomy of a Rental Property

Guelph's Hottest Neighbourhoods for Investing

Guelph, Ontario is a popular city in southern Ontario with a thriving real estate market. Here are some of the hottest neighbourhoods in Guelph for investing:

Capital Gains Tax Hike

Current Mortgage Rate Environment

Fixed Rates are seeing a slight pause in reductions and in some cases rise to rates due to Canadian bond yields starting to climb once more, after seeing them drop to their lowest point of the year last month.

Your Dose of Real Estate for July

5 Essential Tips for First-Time Homebuyers

Congratulations on considering buying your first home in Guelph! Here are our 5 essential tips to help you navigate the process:

Guelph's History: How it Impacts the Real Estate Market

Guelph, Ontario has a rich history dating back to the 18th century, which has played a significant role in shaping the city's development and influencing its real estate market. Here are some key historical events and factors that have impacted Guelph's real estate market:

Toronto Arrows x TVH Real Estate Group

Episode 3 of a 3-part weekly series where I break down real investment property purchases in Guelph.

Each week, I’ll analyze a different property, covering the numbers, cash flow potential, and key takeaways for investors.

Episode 2 of a 3-part weekly series where I break down real investment property purchases in Guelph.

Each week, I’ll analyze a different property, covering the numbers, cash flow potential, and key takeaways for investors.

UNDERSTANDING STUDENT RENTALS IN GUELPH

A Categorical Analysis