Good morning,

 

We hope this email finds you well and that your summer is off to a great start! As we progress into July, we wanted to check in with a quick update on what’s been happening in the Waterloo Region real estate market, and share a few insights on what we’re seeing as we look ahead.

 

Things are moving, but at a different pace than years past. June brought a more balanced market, with more inventory, slightly longer days on market, and buyers taking their time to make decisions.

 

 

 

The overall average sale price across all residential property types was $780,293, down 1.1% from June 2024 and 1.2% from May.

 

 

The market is still adjusting to today’s economic landscape. Interest rates, affordability, and buyer confidence are all playing a role. Many people are watching to see what happens at the Bank of Canada’s next rate announcement on July 30. If we see another cut, it could help boost activity, especially among first-time buyers and those who’ve been waiting on the sidelines.

 

Here in Waterloo Region, though, the fundamentals remain strong. Our local economy is diverse, demand for housing is steady, and the region continues to be a desirable place to live, work, and invest.

 

If you're thinking of selling, it’s important to remember that pricing, product, presentation, and patience all matter. Trust the process. Homes are selling, it’s just taking longer, and strategy matters more than ever.

 

If you’re curious about your home’s current value or have any questions about timing, financing, or what’s happening in your neighbourhood, feel free to reach out. We are always happy to discuss and help however we can.

 

 

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When it comes to listing photos, first impressions aren’t limited to the front of the house. A well-prepared backyard can add real value to your home’s presentation - especially online, where buyers form opinions in seconds.

 

If you're preparing to list this summer, here are some simple but impactful ways to make sure your outdoor space is photo-ready:

 

Open the patio umbrella: If you have an outdoor dining area, open the umbrella. It adds visual interest to the space, softens harsh sunlight, and gives the impression of a relaxing, livable backyard. Small lifestyle cues like this help buyers imagine themselves enjoying the space.

 

Declutter and tidy every corner: Photos pick up everything - especially outside. Put away garden tools, toys, garbage bins, pet gear, and seasonal décor. Trim overgrown plants, mow the lawn, sweep patios, and hose down surfaces. Wipe down outdoor furniture and clean glass railings or windows if they’re in view. The goal is a clean, open, well-kept look.

 

Style with neutral accents: A few carefully chosen pieces can elevate your backyard’s look in photos. Think neutral cushions on patio chairs, a clean outdoor rug, or a small table setting. A couple of potted plants or lanterns can make the space feel inviting. Just keep it simple - avoid bold colours or anything too personal.

 

Make the pool pop: If your home has a pool, it’s a major selling feature so show it off. Uncover it, ensure the water is sparkling clean, and take time to skim, vacuum, and wipe down the surrounding area. Store away any cleaning equipment to keep the space looking polished and inviting.

 

Turn on exterior lighting: Exterior lights add warmth and depth to outdoor photos. Turn on porch lights, landscape lighting, and wall sconces. Check that the bulbs match and fixtures are clean. Lighting helps outdoor spaces feel more welcoming, especially if the photos are taken in the early evening.

 

Consider twilight or evening photos: If your yard has ambient lighting, a fire pit, or a well-lit pool, ask your photographer about a twilight shoot. Evening shots can make the home feel cozy and elevated - perfect for showcasing outdoor living areas in a different light.

 

Time it right: The time of day matters. North-facing yards often look best in the morning. South- or west-facing yards may benefit from afternoon or early evening sun. Harsh midday light can create strong shadows and make photos feel flat, so your photographer will usually time the session for the best results.

 

Your backyard is an extension of your home - and in the summer, it’s often the highlight. Whether you’re showcasing a quiet patio, a poolside retreat, or space to entertain, staging it thoughtfully for photography can have a big impact on your listing.

 

If you’re thinking of selling and want personalized advice on getting your outdoor spaces photo-ready, we’re always happy to help. Let’s make every photo count.

In a hot market, timing often takes a backseat to urgency. In a slow market, sellers feel pressure to wait for the “right moment.” But in a balanced market like we’re seeing now in Waterloo Region - timing becomes more nuanced. Buyers are active, but they’re taking more time to make decisions. Inventory has increased, but we’re not seeing an overwhelming flood of listings. This creates opportunities, but it also means sellers need to be strategic and realistic. 

 

In short: the best time to list is when it makes sense for you - not just the season or the headlines. Here’s what to consider if you’re on the fence about listing now or holding off.

There’s no one-size-fits-all “best time” to sell. Buyers are looking year-round - and homes are selling in every season. The real question is: does this timing work for you?

If your goal is to:

…then waiting might not provide any real advantage. Interest rates are still higher than we’ve seen in the past, but they’ve started to stabilize. Buyers are adapting, and many are re-entering the market with realistic expectations. If you wait, you might miss the current window of motivated buyers - or delay progress on your next step.

 

In a seller’s market, demand outpaces supply. In a balanced market, activity moves more evenly and shifts can happen monthly, not just by season. Ask:

Micro-trends in your specific neighbourhood can matter more than national headlines. A local market analysis will give you clearer answers than general advice.

 

In a balanced market, success depends less on when you list, and more on how you list.

The best outcomes come from properties that are priced correctly, show beautifully, and are marketed strategically. That all starts with your decision to commit to the process.

Ask yourself:

Once you’re ready, the rest is about positioning. A skilled agent will guide you through pricing, staging, photography, marketing, and negotiations to maximize your outcome - regardless of the month.

 

In a balanced market like this one, there’s always activity. People are buying and selling every day - it just takes the right strategy and a plan that aligns with your personal goals.

 

If you’re wondering whether now is the right time to sell, let’s chat. We’ll walk you through what’s happening in your area, compare your options, and build a plan that works for you - whether that means listing now or preparing for the right moment. We’re here when you’re ready.