Good Morning,

 

The spring market has officially wrapped—and while we’re not seeing the same pace as previous years, there’s still plenty happening across Waterloo Region. Inventory is up, prices have softened slightly, and buyers are approaching the market with much more caution.

In many ways, things are starting to feel more like the “pre-COVID” market. Offers with conditions (including the sale of a buyer’s property) have become common again, and buyers are taking their time—reflecting a shift back to fundamentals and away from the frenzied, no-conditions pace of a few years ago.

 

 

In May, 675 homes were sold across Waterloo Region through the MLS® system—a 9.3% decline compared to May 2024, and 26.2% below the 10-year average for this time of year. It’s not a lack of inventory holding the market back—it’s a lack of buyer confidence, as people navigate ongoing concerns around job security, inflation, and the broader economy.

Average sale prices across all property types dipped 3.6% year-over-year to $789,154, though they held relatively steady month-over-month (+0.8%). 

 

 

 

There were 1,663 new listings in May—a slight increase (↑ 1.4%) over last year, and well above the 10-year average. However, with an average days on market now at 24 (up from 16 in May 2024), homes are sitting longer, and competition is less intense.

 

So, is the market crashing? Not quite. But it has cooled. Buyers have options, and sellers need strategy. Now more than ever, preparation, pricing, and presentation make all the difference—and having an experienced team in your corner matters.

 

The good news? Waterloo Region remains one of the strongest places to invest in Ontario. Our tech sector, educational institutions, and lifestyle amenities continue to drive long-term demand. As always, we’re keeping a close eye on the trends so you don’t have to.

 

If you’re planning a move, curious about your home’s value, or just trying to make sense of this shifting market—we’d love to chat. Reach out anytime or reply to this email. We're always here to help.

 

 

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There’s a strange limbo that comes with selling your home. You're living in a space that’s no longer just yours, but not quite someone else’s yet. For families with kids, pets, or even just a busy schedule, keeping a home “showing ready” can feel unrealistic. But it doesn’t have to be chaotic. With a few thoughtful adjustments, you can keep your home functional and marketable.

 

The goal isn’t to strip your home of warmth or charm. It’s to give potential buyers enough visual space to imagine themselves in it. Start by putting away about a third of what you typically have out. Not just clutter, but furniture, decor, and anything that visually crowds the room. Keep things clean and simple, with soft textures and neutral tones wherever possible. Think calm, not cold.

 

Anything you won’t need in the next month? Pack it. Seasonal clothing, off-duty kitchen tools, stacks of paperwork—get them out of sight. Use this time to get ahead of the move. Label your boxes, store them neatly, and reclaim that breathing room. A lighter home feels more spacious, and that space translates to value in the eyes of buyers.

 

No one lives in a show home. But you can make your daily routines easier to manage.

Use decorative bins, baskets, or storage ottomans to corral clutter. Group daily-use items into trays or lidded boxes—especially in kitchens and bathrooms—so you can tidy quickly before a showing.

 

Designate one out-of-sight space for overflow: a drawer, a closet, a basement shelf. Keep it contained, and don’t worry if it’s not “picture perfect”.

 

If you have pets, it helps to have a plan in place for showings. Whether it’s a walk with a friend or family member or a quick trip to daycare, having a routine ready makes it easier on both you and them. Before each showing, tuck away beds, bowls, litter boxes, and toys to keep things looking polished and fresh.

 

With kids, it’s all about keeping it simple. A small, go-to bin of toys that’s easy to scoop up and stash can make all the difference. Under-bed storage, baskets, or built-in drawers work wonders for creating a space that still feels lived-in but tidy.

 

Make your bed in the morning, leave out your ceramic mug and linen napkins if they look nice on the table. Cook your meals, live your life, just be a little more curated in the way you move through the space.

 

Selling your home isn’t about pretending. It’s about presenting—making space for someone else’s story without erasing your own.

 

Looking to sell without the stress? Let’s create a plan that fits your home, your lifestyle, and your timeline. Thoughtful marketing starts with how you live, not just how you list.

There’s something about the shift into summer that makes you want to breathe new life into your space. You’re not looking for a full makeover—just a reset. A way to make your home feel lighter, calmer, and more lived-in in the best possible way. 

 

These subtle styling updates do exactly that—just elevated, effortless changes that make a difference.

Start with the windows.
If you’re still living with heavy curtains, it’s time to let them go. Swapping them for light linen panels does more than brighten a room—it adds softness, texture, and movement. They catch the light in all the right ways, and they instantly make a space feel more open and breathable.

 

Strip the bed, rebuild with intention.
Crisp white bedding is the foundation. Add a textured throw—maybe a lightweight knit or washed linen—and two or three relaxed pillows in layered neutrals.

 

Take a second look at your walls.
One well-placed piece can shift the entire mood of a room. Right now, art with coastal undertones, soft abstract forms, or quiet botanicals is having a moment. These aren’t statement pieces—they’re subtle layers that add depth without noise.

 

Every room needs a little green.
Whether it’s a tall floor plant in a corner, a cluster of stems in a ceramic vase, or a single branch on a bedside table, greenery adds life. Real or faux, what matters is fullness and placement. Go for pieces that feel sculptural and intentional.

 

Fill the gaps with function.
Not everything has to be decorative. A bench at the foot of the bed, a woven basket in the living room, or a low stool in the entryway adds dimension and purpose. These are the pieces that make a home feel collected over time, not thrown together in a weekend.

 

You don’t need to start over. The beauty is in the small changes—and in how your home makes you feel when you walk through the door.

Backyards often steal the spotlight in summer showings. It’s easy to be swayed by a well-styled patio or fresh landscaping—but smart buyers know to look beyond surface appeal. A great outdoor space should be both beautiful and practical, with the right balance of privacy, usability, and potential.

 

Whether you’re envisioning weekend barbecues, quiet mornings with coffee, or room to add a pool or garden later on, here’s what to pay attention to:

 

A well-positioned yard creates a sense of retreat, even in the heart of a neighbourhood.

Look for solid fencing, mature trees, or strategic landscaping that creates natural screening from neighbouring homes. While full seclusion isn’t always possible, even subtle elements—hedges, elevation, or corner lots—can make a noticeable difference in how the space feels.

 

How a yard receives light throughout the day affects everything from comfort to usability.

South- and west-facing yards typically receive more sun, which can be ideal for gardening or outdoor entertaining. East-facing yards offer gentle morning light and cooler afternoons. North-facing yards tend to receive more shade and may stay damp longer.

Consider what matters most to you—whether it’s planting conditions, heat management, or how the space will be used during different times of day.

 

Outdoor space should feel like a natural extension of the home. Note where and how you access the yard. Is there a walk-out from the kitchen or family room? Is it easy to bring food outside, supervise children, or entertain guests? Backyards that are directly connected to the main living areas tend to be used more frequently and add more practical value to everyday life.

 

A visually appealing backyard is only as useful as its layout allows. Flat, open areas are more flexible for future upgrades—such as pools, gardens, or play areas—while over-landscaped or tiered yards can limit how the space is used. Take note of how much usable square footage is available, how the space is divided, and whether there’s room to grow into it. If you have plans for specific features, ensure the yard’s size, orientation, and zoning allow for them.

A backyard is more than a “nice-to-have”. It plays a defining role in how a home is lived in and enjoyed. The best outdoor spaces offer a thoughtful blend of privacy, light, access, and long-term potential—regardless of size or style.

 

When touring homes this season, focus on how the space actually works. A well-considered yard will add lasting value, both to the property and to your lifestyle.