Real Estate Update - August 26 - 2016 by Guelph and District Association of REALTORS®

Volume #7, Issue #33

August 26 - September 1, 2016

l a c o L r You

s g n i t Lis

page 8

Helpful Pre-Listing Home Inspections

TE DA T O S P-T LATE U E Y STA H TH T WI s use o h en/op a c ar. gd

Also: Open Houses & Local Market Stats

Stay Connected! to your local REALTORS® Follow our

feed @_GDAR_ and like our

page at “theRealEstateUpdate”

Read the online edition at www.GDAR.ca — Updated weekly!

Your Local Listings by REAL ESTATE UPDATE

August 26 - September 1, 2016

Guelph & District Association of REALTORS®

$549,000

Publisher The Guelph & District Association of REALTORS®

Production and Creative Design Craig Design • (519) 955-4416 • realestateupdate@gdar.ca

Printed Distribution & Circulation Inquiries J.P. Abbott Distribution Services Ltd. • (519) 821-3206 QUESTIONS or CONCERNS about Distribution: Please call J.P. Abbott Distribution Services Ltd., 519-821-3206 with details.

REAL ESTATE UPDATE is printed & published every Friday and is also available in an online weekly digital edition at www.GDAR.ca. This issue is 8 pages without any inserts and available at convenient pick-up sites.

REAL ESTATE UPDATE is distributed free of charge through “green” outdoor pick up boxes and key distribution partners which include real estate brokerages, retail outlets, restaurants, professional businesses, and community centres throughout Guelph and Wellington County. The publication and all its images remain the property of Guelph & District Association of REALTORS® and its members, and may not be reproduced without written permission of the publisher. The publisher assumes no responsibility for statements or claims made by advertisers. Advertising is exclusive to voting members only of the Guelph & District Association of REALTORS®. The publisher reserves the right to refuse any ad due to content or lack of protocol.

Family Loved for over 20 years OPEN HOUSE: Sat. & Sun., August 27th & 28th from 2-4 PM

33 Brazolot Drive, Guelph …. Amazing south Guelph location, walking distance

to mall and U of G. On a mature tree lined street with a big peaceful backyard; Sits this side-split, 3 bedroom home with 4 bathrooms 2 family rooms, eat-in kitchen with built in pantry and a huge living room/dining combination. What more can you ask for? How about a master big enough to be 2 rooms, complete with ensuite and his and hers closets! Come today for your tour and make your new address 33 Brazolot

Views expressed in any editorial found herein are not necessarily those of the publisher.

Ellen Sorbara, Sales Representative

The trademarks REALTOR®, REALTORS®, and the REALTOR® logo are controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are members of CREA. Used under license.

esorbara@homegrouprealty.ca

Guelph & District Association of REALTORS® 400 Woolwich Street, Guelph, ON N1H 3X1 Phone: (519) 824-7270 Fax: (519) 824-6730 COVER IMAGE by © Iriana Shiyan / Dollar Photo Club

101-75 Farquhar Street • Guelph, ON • N1H 3N4 • 226-780-0202

CONNEX REALTY INC.

Real Estate Brokerage • Independently Owned and Operated Gordon Dawe

Tyler Dawe

Adam Bendig

John Gaida

Sydney Fisher

Michele Dawe

Sales Representative

Broker of Record

106 MAIN ST N, ROCKWOOD, ON N0B 2K0

19 Mohawk Dr., Guelph

519-856-4348 OR TOLL FREE 888-656-4348

Sales Representative

39 Sweeney Dr., Guelph

108 Ridge Rd., Rockwood

NEW LISTING! SPACIOUS SOLID BRICK BUNGALOW IN GUELPH’S EVER POPULAR EAST END

WELL CARED FOR BRICK TOWNHOME IN THE SCENIC VILLAGE OF ROCKWOOD

Sitting on a large freshly landscaped fully fenced ‘shop-sized’ lot in one of Guelph’s most quiet and mature areas (lot 42 by 110). Great layout, Spacious main floor with 1105 sqft all on one level, large living room with massive picture window, 3+1 bedrooms, 2 washrooms, Eat-in Kitchen with large dinette, spacious Fully finished basement with separate entrance, 4th bedroom, laundry room and workshop. Tyler Dawe & Adam Bendig $359,000

Spacious Foyer With Slate Floor To Welcome Your Guests, Beautiful Living/Dining Rooms With Cathedral Ceilings, Beaded Corners, Hardwood Floors, Gas Fireplace, & Walkout To Patio. Bright Eat-In Kitchen With Potlights, Granite Countertops & Walk-In From Garage. Main Floor Laundry, Office & Master Bedroom With Walk-In Closet, 3 Piece Bath & Crown Mouldings. 2nd Floor Features 2 More Bedrooms, A Loft & 4 Piece Bath. Michele & Gord Dawe & Sydney Fisher $459,900

2357 SQ. FT. - PROFESSIONALLY LANDSCAPED

Every once in awhile a home comes up for sale that virtually checks off every box on your list...well this is one of those!! Extended kitchen cabinets with granite counters & stainless steel appliances, pillard dining room, 2 pc bath, living room with double sided gas fireplace, built in cabinets & massive cathedral ceilings followed by a wall of windows overlooking a gorgeous professionally landscaped backyard. Dinette with sliding doors leading out to a covered porch perfect for BBQ’s. Tyler Dawe & Adam Bendig. $924,900

LARGE 1 BEDROOM (possibly 2) Country Property for Rent. $1,500/month inclusive. References & past tenancies required. Call Gord or Michele.

122 Main St. S., Rockwood

104 Colonial Crt., Burlington

219 Alma St., Rockwood

COMMERCIAL BUILDING INCLUDING A 3 BEDROOM HOME

Unique building on high traffic Main St in Rockwood. 2100 sq. ft. in total, store front, office, 3 entrances plus 3 bedroom with renovated kitchen & large dining room with hardwood floors. Cozy living room with french doors & a walkout to 26’ x 18’ deck. 2nd floor with 3 bedrooms plus sitting room, spacious master bedroom with skylight & walkout to 5.10’ x 9.4’ deck, 1-2 piece bath & a 1-4 piece bath. Lower level has 2 workshops, furnace room & storage plus walkout to parking. Michele & Gord Dawe.$349,900

PRIME LOCATION JUST SOUTH OF LAKESHORE!! Fall in love with this spectacular 3+1 bedroom, 4 bathroom, 3045 sq.ft. home located on a quiet court. Almost half an acre close to Lake Ontario with the luxury of your own in-ground pool, landscaped gardens & a fully fenced private backyard. To see this beautiful property please check out the Virtual Tour at: www.myvisuallistings.com/pfsnb/212194. Gord Dawe & Sydney Fisher $1,699,900

VILLAGE SERVICE, COMMERCIAL ZONING Well maintained bungalow on Alma St.S., in the heart of the Village of Rockwood. 200 Ft Frontage. John Gaida $535,000

August 26 - September 1, 2016

Your Local Listings by REAL ESTATE UPDATE

1499 Gordon St., Guelph • 519-837-1300

Guelph & District Association of REALTORS®

238 Speedvale Ave. W., Guelph • 519-836-6365

782 Tower St. S., Fergus • 519-787-0203

Independently Owned and Operated Brokerage

w w w. r e m a x c e n t r e . c a PRIOR to buying

$339,000

67 GRANDRIDGE CRESCENT

or selling is when important decisions are made.

Direct:

519-830-9728

$315,000

82-30 IMPERIAL RD S OPEN HOUSE: SAT., AUG. 27 1-3PM

FREE Online Home Appraisal FAST!

Talk to experience... talk to Pat. Pat Prior

WHAT’S YOUR HOME WORTH?

Freehold End Unit townhome. Three bedrooms/master with walk-in closet. Kitchen with breakfast nook, dining area and living room. Basement has 3pcs, laundry and large great room with wet bar. Walk out to private yard. DEBBIE KURT* 519-766-6384

Guelph Homes .com Guelph’s Definitive Real Estate Website

www.mantonteam.com

3 Bed, Finished Basement, Backs Onto Greenspace

www.kristinandanita.ca

STEVE DAWKINS** 519-827-8434

RE/MAX REAL ESTATE CENTRE INC.

visit ROrehomegroup.ca search ‘ramonaostrander’

Ramona Ostrander*

Watch Team Video At

www.kristinandanita.ca

Perceptive and transparent service my standard; compelling communication & discerning action my tools for deliberate results. 519-837-1300

Please visit remaxcentre.ca

NOW AVAILABLE

EVERY FRIDAY! PICK IT UP AT OVER 230 LOCATIONS WEEKLY!

*Sales Representative

**Broker

Your Local Listings by REAL ESTATE UPDATE

August 26 - September 1, 2016

Guelph & District Association of REALTORS®

HomeLife Power Realty Inc. Brokerage

INDEPENDENTLY OWNED AND OPERATED

1027 GORDON STREET, GUELPH (At Kortright Road)

519-836-1072

www.homelifeguelph.com www.homelifepower.ca Toll Free: 1-888-932-3548 homelife@homelifeguelph.com SEVERAL BUYERS LOOKING FOR A STONE GATEPOST & WHITE GATE Invest in yourself for only $35,000. A turnkey established operation is for the offing. The “E-Ride” business will go far in this economic atmosphere of conservation and eco sensitive industry. Everything is included for you to build upon an up and coming clientele. So, if you have small electric motor skills and an entrepreneurial spirit, then please, give me a call. Contact JANE HASTINGS

RIVERSIDE PARK CONDO $259,900 One owner family home, quality built by Deira, plaster interior walls, 100 ft lot backing onto park. LOCATION PLUS, library, bank, gym, grocery & drug stores, separate, public & high schools all within a 5 minute walk. 3 bdrm, 3 bath, freshly painted & very tastefully appointed. DON MCLAUGHLIN

Newly renovated spacious two bedroom 1.5 bath apartment with a great view of the park from the relaxing balcony. All new flooring, new kitchen counter and backsplash, new bathroom fixtures and all freshly painted. Keep downsizing to a minimum. Plenty of space in this unit. Secure under building parking. BRYAN MARQUESS 519 830 2756

Welcomes you to this 61 acres property. The long Maple treeline driveway leads you to the 1800 SQ.FT. home with barn and a garage with workshop. The 8” & 10” plank hardwood flooring through out you rarely see anymore with a newly renovated family room with cork flooring, wooden log beams and a wood burning stove you just must see. This property is a rare find. Wraparound screen in porch so you can sit outside and enjoy the well kept manicured lawns. Come and see what rural life is all about. GLENN STANLEY & CARL A. LEYBOURNE

3 bedroom, 2 bath up to $375k, semi or detached in the Lourdes school region, flexible closing. If you are considering selling your home and it fits any of the above, please contact

DEBBIE ASKIN at 519-766-2710

OPEN HOUSE: Sat., 1:00-2:30 PM

I HAVE

INVESTORS FAMILY GROWING AND LOOKING FOR LOTS OF BEDROOMS? This is the place! Plenty of space here as this home boasts 5 bedrooms plus office, all above grade ! With formal dining room and eat in kitchen with separate living room and finished basement too. Close to schools and shipping and coffee shops plus park and just 5 minutes to Guelph Lake. This may be the one ,so call me and come have a look today! Call ANDREAS KRAUSE at 519-836-1972

... that are looking for Residential, Commercial and Investment – Income properties. Please call HUGH PELOSO 519-822-6110

131 SEVERN Lovingly maintained, 1739 sq ft, 2 br, 2 bath, (ensuite), Pidel custom built all brick bungalow in good neighbourhood of east end Guelph. Double garage with asphalt driveway – beautifully landscaped – large wooden deck and tiered gardens – basement unfinished – ample privacy as property is bounded by park land at side and read of house. Come and view. Well worth a look. Asking $579,000. Host: CARL A. LEYBOURNE

Where else in Guelph will you find a detached under $400K!! Look no further than 210 Country Club. Cozy little 2 storey with stunning backyard. Perfectly located in the northend, tucked away from the busy streets but still close to all amenities! CHRISTIANNE CHILD and TERRA WHITEe

LOOKING FOR A Country Building Lot Maltby Road – Arkell Rd and general area.

BUSINESS FOR SALE $159,900 I HAVE BUYERS LOOKING FOR HOMES * in Guelph-Eramosa or Puslinch up to $600,000 * near Downtown or Stone/College up to $450,000 w registered unit * bungalow in Waterloo-Wellington up to $700,000 * near Skyway Drive, Guelph Airport WILL LENSSEN, 519-830-4799 Visit www.willen2sell.com

LEGAL TORONTO DUPLEX W/BACHELOR APARTMENT Freshly renovated, close to parks & transit hub. Separate meters and more – this will not last. Just 5 minutes north of High Park in up & coming Junction neighbourhood. Call ANDREAS KRAUSE to view and for full particulars 519-835-0120

This Thai Express is a franchise chain of quick service restaurants serving Thai cuisine across Canada. It is the one of two restaurants in Guelph which it is located in a busy commercial plaza of convenient south-end. This restaurant has been running for over 3 years with stable clienteles and income. Lease is until the year of 2023 with 1240 square feet premises and $3616/M of rent. It is great for a family business. To be your own boss, work for yourselves. LISA CHOU

Great Investment Opportunity for Investors or perfect for first time home buyers. 2 Bedroom unit with upgraded kitchen, private balcony overlooking to pond/green space. This unit is currently rented for $1200/Month plus utilities to great tenants. Must See! MANI MATTU

COLIN MACDONALD, Broker 519-836-1072 or direct 519-212-0776

I AM SEARCHING... I have an active Buyer looking for a 4 bdrm 2 storey home with walk out basement, pool would be great, large private backyard in Guelph.

NEED AN APARTMENT FAST? Available Immediately. Bright and cheery 2 bedroom lower level unit with separate entrance and large windows. Convenient north-east location. Includes 1 parking space. $1225 per month including heat and hydro. Act fast and call ANDREAS KRAUSE today 519-835-0120

Maria Annable

Sales Representative

Debbie Askin

Haosen Cai

JACKIE HARRISON

Christianne Child

Sales Representative

Carl A. Leybourne

Colin MacDonald

Bryan Marquess

Sales Representative

Broker

Lisa Chou Broker

Mani Mattu

Sales Representative

Baz Durzi

Sales Representative

Don McLauglin

Sales Representative

Nitsa Eliopoulos

Sales Representative

Sean Myslik

Sales Representative

Natasha Gosse

Sales Representative

Hugh Peloso

Sales Representative

Jackie Harrison Broker

Rob Pigozzo

Sales Representative

Jane E. Hastings

Sales Representative

Sarah Rubenstein

Sales Representative

Susan Kenny

Sales Representative

Gasper Russo

Broker of Record

Great backsplit backing onto Strathallan Park. Spacious yard with Firepit, Shed with Hydro and gated access to park. 3 bedrooms, 2 bathrooms, updated main floor and single car garage with house access. Mechanicals all under 7 years old. What more could you want? TERRA WHITE and CHRISTIANNE CHILD

Andreas Krause Broker

Glenn Stanley

Sales Representative

Harold Lee Broker

Nancy Vallance

Sales Representative

Will Lenssen

Sales Representative

Terra White

Sales Representative

Your Local Listings by REAL ESTATE UPDATE

August 26 - September 1, 2016

HomeLife Power Realty Inc. Gasper Russo, Broker of Record for HomeLife Power Realty Inc., would like to congratulate everyone for a

Guelph & District Association of REALTORS®

Picture Yourself Here!

135 Union Street West, Fergus • $495,000

HIGHLY SUCCESSFUL 2015.

CONGRATULATIONS

Special recognition for the following national aware winners, who represent the top 3% of all HomeLife “Sales Representative and Brokers” in Canada.

CHAIRMAN’S CLUB

PRESIDENT’S CLUB

AN EXCEPTIONAL STONE CHARMER OPEN HOUSE: Saturday, Aug 27th from 1–3 pm

Lisa Chou

Jackie Harrison

Broker

PLATINUM CLUB

This custom home for OB Brown of Beatty Bros. in 1943 was built to a very high standard; the architectural millwork and hardwood doors, all nod to Art Deco Style. A new complementary addition in 1992 accommodates a mudroom and large kitchen with cathedral ceiling and skylights. French doors access an expansive deck, landscaped, low-maintenance gardens and backyard. This property has it all - Picture postcard good looks, wonderful entertaining spaces, an ideal central location with easy access to commuting corridors of Guelph, K-W, Cambridge and the GTA, plus a very welcoming and sunny disposition. No need to go any further... MLS ® #30535832

Meredith M. Dorion, Sales Representative Office: (519) 843-1365 Direct: (519) 803-7929 meredith@royallepage.ca www.meredithdorion.com

Andreas Krause

Christianne Child

Broker

840 Tower Street South, Fergus, ON, N1M 2R3

$869,000

Sales Representative

SILVER CLUB

Will Lenssen

Harold Lee

Sales Representative

Debbie Askin

Sales Representative

Broker

BRONZE CLUB

Mani Mattu

Sales Representative

Jane E. Hastings

Terra White

Rob Pigozzo

Sales Representative

Bryan Marquess Broker

HomeLife Power Realty Inc., Brokerage*

Fabulous “Charleston” Raised Ranch! OPEN HOUSE: Sunday, August 28th from 2:00-4:00 PM

116 Market St., Everton …. Bungalow on 1.35 acre beautifully manicured just 15 minutes from Guelph. The picturesque village of ‘Everton’ is so pretty, it feels like you are in cottage country. This home has been updated and exceptionally well maintained since new. and approximately 2900 sq ft. finished top to bottom with quality materials and workmanship. ‘Barzotti” maple shaker cabinets and quartz counter tops in kitchen and new granite counter tops in the main bath and ensuite. 2 staircases to lower level and lg. main level laundry/ mudroom. Multi level decking with walkout from kitchen and master bedroom to hot tub. 500 trees planted on this property when built 1998 and are now mature and have a walking trail through to the back of the lot. 24x24 ft. garage. Stop by for a tour this Sunday!

Linda Breese, Sales Representative

linda@lindabreese.com

519-836-1072 *Independently Owned and Operated

101-75 Farquhar Street • Guelph, ON • N1H 3N4 • 226-780-0202

Cell: 519-241-0630

August 26 - September 1, 2016

Your Local Listings by REAL ESTATE UPDATE

Guelph & District Association of REALTORS®

127 Metcalfe St., Elora 519.846.SOLD (7653) 135 St. David St.S., Fergus 519.843.SOLD (7653)

www.EdgeRealtySolutions.com * Sales Representative ** Broker *** Broker of Record OPEN HOUSE

OPEN HOUSE

SATURDAY, AUGUST 27th 1:00-3:00 PM

SATURDAY, AUGUST 27th 10:30 AM-12:00 PM

SUNDAY, AUGUST 28th 12:00 -1:00 PM

SATURDAY, AUGUST 27th 12:00-1:00 PM

420 Union St E, Fergus Host: Sharon O’Shea* MLS® 30536358 $549,900

101 Isabella St, Arthur Host: Jim Coffey* MLS® 30533823 $279,999

36 Highland Rd, Fergus Host: Carolyn Sullivan* MLS® 30535649 $329,900

340 Garafraxa St, Fergus Host: George Mochrie*/Amanda Lirusso* MLS® 30523287 $449,900

Successful turnkey furniture and home decor consignment store for sale. Call Penny Maxwell* MLS® 30516439 $19,000

Established restaurant at the ‘entrance’ to Elora, Ontario’s most beautiful village! Call Paul Martin*** MLS® 30526323 $99,900

BUY YOURSELF A JOB! Busy Elora catering business for sale. Includes all fixtures and chattels. Call Rob Woods** MLS® 30532168 $137,500

Updated, Beautifully Maintained Century Home Charming, will steal your heart! 3 bdrm, 2 bath, 1400 sq.ft. Call Bruce Johnston* MLS® 30535154 $424,900

Great Lot! Private Setting! On Lake Belwood! 40 ft wraparound deck ...lots of room for those summer barbecues • 3 bdrm, 1 bath, 960 sq.ft. Call Lynn Glapski* MLS® 30525331 $329,900

This is one of the most unique buildings in Elora. Possibilities are endless here! 4 bdrm, 3 bath, 3612 sq.ft. Call George Mochrie*/Amanda Lirusso* MLS® 30521566 $725,000

Vacant building lot on 27 acres located between Fergus and Guelph Call Paul Robinson* MLS® 30522676 $429,000

Build your dream home! 7+ acres along the Grand River Call Paul Martin*** MLS® 30529006 $429,900

THINKING OF THINKING OF BUYING A HOME? BUYING A HOME?

When you’re buying a home you need pertinent facts about the house, the neighbourhood and the community. example, When you’re buying a home you need pertinentFor facts about the is the asking price too high?and Was house everFor a grow-op? house, the neighbourhood thethe community. example, Is well water andWas safethe for house drinking? Can you build is the asking pricepotable too high? ever a grow-op? a Are youand allowed out the basement? Issecond the wellstorey? water potable safe to forrent drinking? Can you build a second storey? Are you allowed to rent out the basement? There are countless questions when it comes to buying a house, knows how to fiitnd the answers. They do the and your There areREALTOR countless®questions when comes to buying a house, ® homework so that you can make decision—and get knows how an to fiinformed nd the answers. They do the and your REALTOR the best possible homework so thatoutcome. you can make an informed decision—and get the best possible outcome.

REALTORS is a trademark controlled by the Canadian Real Estate Association. Used under license. WE DO THE HOMEWORK is a trademark of the Ontario Real Estate Association. REALTORS is a trademark controlled by the Canadian Real Estate Association. Used under license. WE DO THE HOMEWORK is a trademark of the Ontario Real Estate Association.

PREPARED BY: CLIENT: TRIM SIZE:

RYAN EDWARDS OREA GUELPH ASSOCIATION 10.375"W X 5.85"H

PREPARED BY: CLIENT: TRIM SIZE:

RYAN EDWARDS OREA GUELPH ASSOCIATION 10.375"W X 5.85"H

COLOURS:

CMYK

THINKING OF

August 26 - September 1, 2016

Your Local Listings by REAL ESTATE UPDATE GUELPH

214 Speedvale Avenue W. T: 519.821.6191 TF: 800.475.2251 speedvaleoffice@royallepage.ca

Guelph & District Association of REALTORS®

GUELPH

848 Gordon Street T: 519.824.9050 gordonoffice@royallepage.ca

GUELPH

ShowCase of Homes, Stone Road Mall royalcity@royallepage.ca

ROCKWOOD

295 Alma St. Unit 1 T: 519.856.9922 rockwoodoffice@royallepage.ca

www.royalcity.com

COMING SOON! 28 Serena Lane

9.3 ACRE LOT IN ROLLING HILLS

51 Cassino Ave, Guelph - Sat. & Sun., Aug. 27th & 28th, 2:00-4:00 PM

Perhaps the largest and most private estate building lot in the City. 346 feet of frontage. Ideally treed, with open space and pond/wetland area that abounds in nature. You can enjoy solitude yet also enjoy the convenience of restaurants, the Galaxy Cinema, schools and shopping minutes away. The best of both worlds. John Clark* & Lorna Ronald*. $875,000

AFFORDABLE TOWNHOME

CUTE AND CHARMING BUNGALOW IN A MATURE NEIGHBOURHOOD

This affordable, updated 3 BR home offers approximately 1,350 sq. ft. of living space with 2 baths, hardwood floors and enclosed yard. The home has been repainted from top to bottom (including trim and doors) in neutral colours. The white kitchen comes with the appliances, the hardwood has all been refinished and new carpet in hallway and up the stairs. Make this your home. John Clark* & Lorna Ronald*

This 3 bedroom home with detached garage offers many possibilities. Make wonderful family home on a 50x100 lot, or a 2-unit investment property. Don’t miss out, call for you private viewing. 519-824-9050 ext 211 or Ask for Christine Hass*. $299,900

JUST LISTED! 8 Coopers Court

FAMILY HOME ON CONSERVATION 2,900 sq. ft. home on a quiet cul-de-sac with double garage, two-level deck with gazebo and pergola, and walk-up basement, backing onto conservation in the south end of Guelph. You’ve been looking and you’ve just found it. John Clark* & Lorna Ronald*. $949,000

UPDATED OPEN HOUSES Visit gdar.ca/open-houses for “Up-to-the-Second” Open House listings from local REALTORS®

JUST LISTED! 101 Riverview Drive

AN ESTATE HOME Immaculate, completely renovated 3,400 sq. ft. estate residence overlooking Riverside Park, with an abundance of private outdoor space in the huge backyard with deck and mature trees. This is the home that you’ve been yearning for. John Clark* & Lorna Ronald*. $1,399,000

97 Couling Crescent

SO MUCH SPACE

TH I E W GS! T DA T I N e s O IS us T L P U EST -ho Y n STA E L AT /ope TH ar.ca gd

Virtually brand new on a premium upgraded, huge pie-shaped lot. The main floor family room and great room feature beautiful hardwood floors, and the great room has a cozy gas fireplace. The kitchen has numerous features, including with white cabinetry, granite counters, glass backsplash, stainless appliances, 5x5 pantry, and breakfast bar. The yard is the ultimate canvas to finish to your family’s liking and make this a backyard oasis. Can’t find a new home with enough space indoors or outside? This is the one.. John Clark* & Lorna Ronald*. $749,900

Visit www.royalcity.com for more great homes.

NO SIGN-UPS.. JUST CLICK AND VIEW! †

Licensed Assistant *Sales Representative **Broker ***Broker of Record

August 26 - September 1, 2016

Your Local Listings by REAL ESTATE UPDATE

Guelph & District Association of REALTORS®

e s u o H n e p O ! e e r n o i l n M O s g Listin Open Houses! Saturday, August 27 Image: © Stock Photo Secrets

Helpful Pre-Listing HOME INSPECTIONS One of the questions we get asked more and more is what makes a pre-listing home inspection helpful in today’s competitive market? So here are three key points that will help to identify the significant gains for our buyers and sellers. 1) You stand to earn a return far closer to your initial asking price. When a buyer invariably performs his or her own inspection, should he or she find undisclosed flaws, you stand to lose more money off your initial asking price than you might assume. In fact, for every flaw a buyer finds in a home that would cost $1,000 to fix, you stand to lose $3,000 – $5,000 off of your asking price. In truth, the average buyer doesn’t really know what it would cost to fix a given issue, yet flaws that are not made apparent to a buyer before their own inspection is performed are seen as far more egregious than those disclosed beforehand, even if you bring an issue to their attention and make known that you won’t fix it. 2) You become the most knowledgeable person about your listing. It may seem selfevident, but a pre-listing home inspection report will make you the most educated person on a listing. Yet, sellers often fail to see the value of being completely aware of a home’s condition before trying to sell it. While a seller might be legitimately ignorant of a home’s flaws, that ignorance is no excuse to initiate the selling process blind to a home’s condition. By having a pre-listing inspection performed, you can be the authority on your property, conveying both credibility and expertise to a buyer. 3) You gain considerable leverage in the negotiating process. Beyond connoting competence and professionalism, by having a pre-listing home inspection performed before placing your property on the market, you also stand to gain considerable leverage once the negotiating process begins. With certain home inspectors, for example, you are given a full report on the condition of the property, leaving you to determine which changes are worth fixing on your own, and which are better left to the future owners. Many changes that need to be made are inexpensive, affording a seller the opportunity to nip them in the bud before they can become known to others. If you find some issues that would cost more to fix than you care to spend, you can get your own direct quote from a respected home repair professional. You can then pass these quotes onto a prospective buyer, saving them time by giving them an accurate upfront assessment of their potential costs. This can be accomplished by leaving the quotes with the hard copy of the completed inspection that includes pictures sitting on the table at an open house or a viewing, allowing the buyer to peruse at their leisure. This will go a long way to helping a potential buyer feel confident in a purchase.

•

— ARTICLE SUBMITTED BY DON DELL, R.H.I., PILLAR TO POST HOME INSPECTORS —

2016

PRICE

TIME

ADDRESS

REPRESENTATIVE

BROKERAGE

$279,999

10:30-12:00 PM

101 Isabella Street, Arthur

Jim Coffey

Edge Realty Solutions

$299,900

2:00-4:00 PM

51 Cassino Ave., Guelph

Christine Hass

Royal LePage Royal City Realty

$315,000

1:00-3:00 PM

82-30 Imperial Rd. S., Guelph

Anita Van Rootselaar

Re/Max Real Estate Centre Inc. Edge Realty Solutions

$449,900

12:00-1:00 PM

340 Garafraxa Street, Fergus

George Mochrie & Amanda Lirusso

$495,000

1:00-3:00 PM

135 Union St. W., Fergus

Meredith M. Dorion

Royal LePage RCR Realty

$549,000

2:00-4:00 PM

33 Brazolot Drive, Guelph

Ellen Sorbara

At Home Group Realty, Inc.

$549,900

1:00-3:00 PM

420 Union St. E., Fergus

Sharon O’Shea

Edge Realty Solutions

$579,000

1:00-2:30 PM

131 Severn Drive, Guelph

Carl A. Leybourne

HomeLife Power Realty Inc.

Open Houses! Sunday, August 28

2016

PRICE

TIME

ADDRESS

REPRESENTATIVE

BROKERAGE

$299,900

2:00-4:00 PM

51 Cassino Ave., Guelph

Christine Hass

Royal LePage Royal City Realty

$329,900

12:00-1:00 PM

36 Highland Road, Fergus

Carolyn Sullivan

Edge Realty Solutions

$549,000

2:00-4:00 PM

33 Brazolot Drive, Guelph

Ellen Sorbara

At Home Group Realty, Inc.

$869,000

2:00-4:00 PM

116 Market Street, Everton

Linda Breese

At Home Group Realty, Inc.

You’ll find even more Open Houses at gdar.ca/open-houses

Sold by a REALTOR® MLS® Market Analysis

CITY OF GUELPH

CENTRE WELLINGTON TOWNSHIP

TOWNSHIPS OF PUSLINCH AND GUELPH-ERAMOSA

Number of Homes

Includes detached, semi-detached, townhouses, & apartment units

Sold Year-to-Date

2016

1,630

2016

294

2016

2015

1,590

2015

287

2015

2016 Trending: Up 3% from 2015

2016 Trending: Up 2% from 2015

156 151

2016 Trending: Up 3% from 2015

Average Sales Price Average Sales Price Average Sales Price Year-to-Date

Year-to-Date

Includes detached, semi-detached, townhouses, & apartment units

2016

$405,556

2015

$367,316

2016 Trending: Up 10% from 2015

Home Selling

2016

$388,066

2015

$359,860

2016 Trending: Up 8% from 2015

Home Selling

2016

$677,792

2015 $532,486 2016 Trending: Up 27% from 2015

Home Selling

Indicators (previous month)

Includes detached, semi-detached, townhouses, & apartment units

Months of Inventory

# Days on Market

2016 Trending: Seller’s Market

Months of Inventory

# Days on Market

2016 Trending: Seller’s Market

Months of Inventory

# Days on Market

2016 Trending: Seller’s Market

Updated July 31, 2016. Sales information has been drawn from sources deemed reliable, but accuracy and completeness of the information is not guaranteed. The Guelph & District Association of REALTORS® does not assume any responsibility or liability, and all numbers should be independently verified.