Ah, November — that quiet moment before the glitter storm.
Holiday décor starts appearing in stores, you start making mental lists (then losing them), and your inbox is already whispering “Black Friday”.

Let’s make this the year you don’t panic-wrap gifts at 2 a.m. or realize you forgot Aunt Linda until December 23rd.

Here’s your official @behomewithcharly Guide to Holiday Prep Without the Stress — equal parts practical, peaceful, and perfectly imperfect.

🏡 1. Start with Your Space

Before you deck the halls, declutter.

Not in the Marie Kondo sense (though bless her energy), but in the realistic human sense.
Take one room at a time — clear counters, tuck away seasonal décor you’ve outgrown, and make space for the incoming festive explosion.

If your home feels chaotic, your brain follows. Decluttering now means your December self will thank you.

Add soft lighting, turn on a cozy playlist, and make it fun — it’s not cleaning, it’s setting the stage.

✨ 2. Pre-Game Your Guest Prep

Whether you’re hosting for a night or a week, a few small touches go a long way.

• Linens & bedding: Wash and refresh now so they’re guest-ready.

• Entryway: Add a basket for mittens and a mat that actually fits the crowd.

• Spare room: Add a cozy throw and a “welcome basket” with a candle and snacks. (Instant host points!)

And don’t forget about you — book your Elmira Nails & Wellness Spa appointment now. 💅
It’s officially the hottest new self-care spot in Woolwich Township, and they’re already booking up for the holidays. Plus, they sell gift certificates — so if you’re stuck for ideas, you just became everyone’s favourite person. 🎁

🧾 3. Budget Without Breaking the Joy

Gifts, groceries, hosting, travel — it adds up fast.
But here’s the truth: peace of mind comes from planning.

Try the Envelope Method (but make it digital):

• Create separate “holiday” categories in your budgeting app (or a simple spreadsheet).

• Assign rough amounts — gifts, food, décor, events, self-care.

• Stick to it as best you can.

And if you’re planning bigger financial moves, now’s the time to check in with @mortgagewithchar.
A quick rate review or refinance could free up cash flow for a smoother season — and maybe even help you start January feeling ahead, not behind.

🎁 4. The Gift Game Plan

We all know “future you” is the one who ends up panic-buying socks for everyone. Don’t be that person this year.

Here’s a better way:

1. Make your list now.

2. Choose a local-first mindset — Woolwich has incredible small businesses and artisans.

3. Add one “experience” gift (spa day, cooking class, brewery tour) for every two physical items.

Bonus idea: Elmira Nails & Wellness Spa gift certificates are the new “hot ticket.” Perfect for teachers, parents, or literally anyone who survived 2025.

🕯️ 5. Decorate in Phases

If you go from pumpkins to full tinsel overnight, you’ll burn out fast. Try a phased approach:

• Early November: swap textiles (pillows, throws) for winter tones.

• Mid-November: bring out greenery and twinkle lights.

• December: layer in the sparkle — ornaments, candles, the full magic.

This keeps your home festive longer without the “holiday fatigue.”

💌 6. Give Yourself Grace

Perfection isn’t the goal.
Some years your cookies burn. Some years your lights don’t match.
And honestly? That’s the charm.

The best memories aren’t Instagram-perfect — they’re the moments of laughter, chaos, and connection.

If you forget the cranberry sauce but everyone’s laughing around your table, that’s a win.

🎄 7. Think Ahead (Just a Little)

Once the season ends, do your future self a favour:

• Pack decorations by category, not chaos.

• Label the boxes (“Tree stuff,” “Table stuff,” “Misc. sparkles”).

• Make a note on your phone about what worked — and what didn’t.

Trust me, December 2026-you will love you for this.

💫 Final Thought

The holidays can be hectic — but they can also be heartwarming, if you give yourself permission to slow down.

Light the fire. Order takeout. Pour something festive in your mug.
You deserve to enjoy your own home this season — not just decorate it for everyone else.

And if you need help making that home work better for you — financially or otherwise — @mortgagewithchar is just a message away.

Because the best gift you can give yourself is peace of mind.
And that starts right at home. 🎄✨

If summer is for adventure, then autumn is for exhale.
There’s something magical about the shift — when the daylight fades a little earlier, the sweaters get a little thicker, and suddenly being home feels like the best plan you’ve ever made.

Welcome to Homebody Season, where we unapologetically cancel plans, fluff the throw pillows, and light the good candles. 🕯️

This isn’t about staying in because there’s nothing to do — it’s about staying in because you’ve built a home worth being in.

🛋️ Step 1: Create a Space That Feels Like a Hug

You don’t need a full renovation to make your home feel softer and more serene. The goal is comfort — but with intention.

• Lighting: Lamps > overheads, always. Warm light instantly makes a room feel inviting. (Pro tip: switch bulbs to “soft white” — it changes everything.)

• Textures: Think cozy layers — throw blankets, chunky knits, faux fur, and natural fibres. You want it to look like your couch is whispering, “stay awhile.”

• Scent: Fall is the season of scent. Try simmering a pot of water with cinnamon sticks, cloves, and orange peels — your house will smell like a Hallmark movie.

• Sound: Create a “Homebody” playlist — mellow acoustics, lo-fi coffee shop beats, or your favourite 90s soft hits. Music is emotional architecture.

Your home should invite you to slow down.

☕ Step 2: Build Little Rituals

Cozy isn’t a thing — it’s a rhythm.

• Morning coffee in your favourite mug, not a travel tumbler.

• A nightly skincare routine that actually feels like self-care.

• Reading by lamplight instead of scrolling TikTok at 1 a.m.

• Taking ten minutes to tidy before bed so you wake up calm instead of chaotic.

The truth is, we romanticize “busy” — but peace? Peace is the real luxury.

🍂 Step 3: Make It Yours

You don’t need a Pinterest-perfect home; you just need your home.

Display things that make you happy — a framed ticket stub, your grandma’s teacup, the plant you’ve somehow kept alive for a year. These pieces tell your story.

And if your home still feels more “meh” than “marvelous”? Don’t panic — a few small investments can help.

• Paint one wall a deep, calming colour.

• Swap out old cabinet hardware for matte black or brushed gold.

• Add plants (even fake ones — zero shame).

If you’re wondering how far to go with home improvements before resale, that’s where @mortgagewithchar can help. You can use the equity in your home to fund small renos that actually pay off later.

💰 Step 4: Mind the Money — Without Losing the Magic

Homebody season can make us spendy — candles, throws, home décor, you name it.
But cozy doesn’t have to mean costly.

Charlotte’s rule of thumb? Follow the 3-2-1 Method:

• 3 small upgrades (new pillows, blanket, lamp)

• 2 indulgences (that fancy candle and a bottle of local wine)

• 1 intentional splurge (maybe a reading chair or that weighted blanket you’ve been eyeing)

And if you’re already planning bigger updates — a basement finish, kitchen refresh, or adding a fireplace — it might be time to look at your mortgage strategy. You might be sitting on equity that could fund your next project smarter (and cheaper).

🕯️ Step 5: Invite People In — or Don’t

There’s power in knowing your limits. Some nights are for hosting pumpkin bread and wine nights. Others are for staying in pajamas with Netflix and a face mask. Both count as “self-care.”

When you do host, go easy on yourself:

• Serve one signature dish (like a baked brie or chili) instead of a five-course meal.

• Ask guests to bring a dessert or bottle of wine.

• Use real candles and paper napkins — no one’s judging.

Remember: your home doesn’t have to be perfect. It just has to be yours.

💫 Final Thought

Homebody season isn’t about isolation — it’s about restoration. It’s the slow, steady joy of living in a space that feels good.

So light the candle. Pour the tea. Leave your phone in the other room.
Let your home remind you that comfort isn’t complacency — it’s care.

And when you’re ready to talk about how your home can work for you financially (hello, refinance, debt consolidation, or renovation loans), @mortgagewithchar is right there beside you.

Because being home should feel cozy in every way — emotionally and financially. 💛

Featuring Heidelberg • Conestogo • St. Jacobs • Elmira • Breslau

When you picture the ideal balance of small-town charm, rolling countryside, and quick access to city life — you’re probably imagining Woolwich Township.
Stretching just north and east of Waterloo, this beautiful pocket of Ontario is made up of five distinct communities — Heidelberg, Conestogo, St. Jacobs, Elmira, and Breslau — each with its own personality, but all sharing that unmistakable “you belong here” feeling.

It’s a place where you can stop at a farm stand for local honey, spend an afternoon wandering boutique shops, and still make it to your downtown meeting on time. It’s calm, connected, and community-minded — a rare combination that has made Woolwich one of the most desirable areas in Waterloo Region for homeowners, families, and retirees alike.

✨ Heidelberg & Conestogo: Storybook Serenity

Just a short drive northwest of Waterloo, Heidelberg and Conestogo are what rural dreams are made of.

Heidelberg is famous for its namesake tavern — The Olde Heidelberg Restaurant — where schnitzel, pretzels, and pints have been served with hometown pride for over a century. It’s the kind of place where your server remembers your order, and every meal feels like a local tradition.

Conestogo, meanwhile, brings all the nature vibes. Nestled along the Grand River, this hamlet offers quiet streets lined with charming century homes, and the Conestogo River Trail, a peaceful walking path that feels miles away from everything. When the snow falls, locals trade hiking boots for snowshoes, and families gather for winter walks followed by coffee at the nearby café.

Homes here range from renovated farmhouses to newly built family dwellings with deep backyards and scenic views — a dream setup for those who crave peace without isolation.

🛍️ St. Jacobs: Artisan Heartbeat of Woolwich

No Woolwich spotlight would be complete without St. Jacobs, the township’s beating heart and creative centre.

Best known for the St. Jacobs Farmers’ Market, this iconic destination draws visitors from across Ontario. From fresh produce to hand-crafted furniture to the smell of apple fritters wafting through the air — it’s impossible not to feel the energy of this place. But beyond the market, St. Jacobs’ village core is packed with charm:

• The Stone Crock Bakery is a local legend for pies and pastries.

• The Artisans of St. Jacobs features handmade goods that make perfect gifts.

• Block Three Brewing delivers craft beer and cozy vibes in equal measure.

And during the holidays? The whole village sparkles. From twinkling window displays to horse-drawn carriage rides, St. Jacobs turns into a real-life snow globe. It’s also a wonderful area for homeowners who want to be close to culture while keeping that tight-knit community feel.

🌸 Elmira: The Heartbeat of Home

If you’re looking for warmth, familiarity, and a true sense of belonging — Elmira is where you’ll find it.

This is the township’s largest community and home to the Elmira Maple Syrup Festival, one of the sweetest (literally) annual events in Canada. Thousands of visitors flood the town each spring for pancakes, maple taffy, and that unbeatable small-town energy.

But Elmira is more than a festival stop. It’s growing fast — with excellent schools, well-maintained parks, and new developments that still respect the town’s heritage. It’s the kind of place where kids can ride bikes safely, neighbours wave hello, and you’ll know your mail carrier by name.

And if you’re ready for a little you time (and who isn’t?), the newest addition to the downtown strip has everyone talking: Elmira Nails and Wellness Spa. 💅

Bright, modern, and absolutely gorgeous inside, it’s quickly become the go-to self-care spot in Woolwich. Whether you’re popping in for a manicure, a massage, or just a few moments of calm, the team there knows how to make you feel cared for. And here’s your pro tip: they sell gift certificates, which means your Christmas shopping list just got easier.

Add this to your local errands route, and trust me — your week will instantly feel more balanced.

🏘️ Breslau: Country Roots, City Reach

Just east of Kitchener, Breslau offers something many families crave — a peaceful, suburban setting with quick access to everything.

Minutes from Highway 7 and the airport, this fast-growing community combines modern developments with green spaces, family-friendly parks, and scenic walking trails. You’ll find playgrounds buzzing with laughter, soccer fields in constant use, and neighbours who actually know each other.

Breslau is also a commuter’s dream. Downtown Kitchener, Cambridge, and Guelph are all within 20 minutes — making it ideal for professionals who want a quieter lifestyle without giving up convenience.

Housing options range from starter homes to larger executive properties, with price points that remain competitive compared to similar city suburbs.

🏡 The Woolwich Lifestyle

Here’s what draws people to Woolwich again and again:

• Community roots: You can feel it in the fundraisers, the local parades, and even in how the grocery store cashier asks about your day.

• Outdoor living: Rivers, trails, and fields are everywhere — whether you love kayaking, cycling, or sunset walks.

• Local love: There’s a deep respect for small business here. From the family-run farm stalls to cafés and spas, every transaction feels personal.

• Value for money: Homes here tend to offer more space for less cost compared to city cores — all while staying within a 15-minute drive of Waterloo.

🏠 For Buyers (and Dreamers)

If you’ve been thinking about trading city noise for that peaceful pace of small-town living, Woolwich is your perfect middle ground.

And here’s where @mortgagewithchar comes in — I can help you run the numbers, compare current rates, and see what kind of home you could comfortably afford in today’s market. From down payment options to bridging loans for a simultaneous sale and purchase, I’ve got the mortgage side covered so you can focus on finding “the one.”

Whether it’s your first home or your fifth, understanding your budget before you start shopping is the best gift you can give yourself — second only to that post-closing spa day at Elmira Nails and Wellness, of course. 😉

✨ Final Thoughts

Woolwich Township isn’t just a place — it’s a feeling. It’s Sunday drives with no agenda, kids playing street hockey, neighbours dropping by with zucchini from their gardens, and quiet nights under an impossible number of stars.

You don’t have to give up city life to have peace and space; here, you get both.
And when you’re ready to make your move, I’ll be here — to help you explore, connect, and bring the financial side into focus through @mortgagewithchar.

Because home isn’t just where you live — it’s where you feel right. And Woolwich feels just right. 🌾

Buying or selling a home already comes with enough moving parts — coordinating agents, lenders, lawyers, inspectors, movers, and everyone in between. So what if you could simplify things and save money, time, and stress?

That’s exactly what happens when you work with me on both sides of your move — as your REALTOR® through BeHomeWithCharly and as your Mortgage Agent through MortgageWithChar. One person, two hats, total alignment. 🏡💡

Here’s why “one stop shopping” isn’t just convenient — it’s smart business for your biggest investment:

1. Streamlined Communication
You won’t be juggling messages between your REALTOR® and your mortgage broker. I know your budget, your goals, your must-haves, and your deal timeline — because I’m managing both. That means fewer delays, faster approvals, and no crossed wires.

2. Stronger Negotiation Power
Understanding the financial side of your deal helps me position your offer or listing for maximum advantage. Whether it’s crafting a competitive offer or pricing your home for peak return, having mortgage insight baked right in gives you a serious edge.

3. Smarter Strategy
When I help you buy, I’m not just thinking “get you the house” — I’m thinking “get you the right house with the right financing structure.” When I help you sell, I’m already planning how to line up your next mortgage so the transition is smooth and cost-effective.

4. Faster Turnaround Times
With both sides under one roof, we skip the endless waiting for replies or signatures. I can coordinate your financing and real estate milestones in real-time — meaning less “hurry up and wait,” and more “let’s make this happen.”

5. One Trusted Relationship
Buying or selling a home is deeply personal. You deserve someone who gets the full picture — not just the property details or the loan numbers. I’m here to guide you through it all, from showings to signing, with the same care start to finish.

Bottom line: When you work with me, you’re not hiring two professionals who hope to stay in sync — you’re getting one who already is.

Ready to simplify your next move (and maybe even enjoy it)? Let’s chat about your goals and build a plan that covers everything — from “For Sale” to “Sold” to “Welcome Home.”

Hi friends — Charly here! If you’re thinking “I’d love to refresh my space,” or maybe prepping to sell and want your home to shine, here’s what the design world says will be in for 2026. Think earthy, warm and comfortable with a splash of chic.

1. Vibe Check: Bye-bye cold grays; hello warm greige, clay and nature tones.

2. What the Big Brands Are Picking:
   • Benjamin Moore — Silhouette (rich espresso-charcoal) for 2026.
   • Sherwin-Williams — Universal Khaki (soft tan-beige) for 2026.
   • Dulux — “Rhythm of Blues” trio (Mellow Flow, Free Groove, Slow Swing) reflecting depth and calm.

3. How You Can Use These at Home:
   • Wall overhaul: choose one of the trending neutrals (like Universal Khaki) to refresh your main space.
   • Accent focus: use a richer tone (like Silhouette) on a feature wall, cabinetry or shelving.
   • Statement pieces: incorporate one of the blue-tones from Dulux in a smaller area (entry, powder room) for a subtle wow.

4. Bonus Tip:
   Pair these colours with natural textures (wood, stone, linen) and warm metallics (brass, bronze) for a cohesive look. Skip ultra-cool whites and stark greys — the warm era is officially here.

Whether you’re styling for yourself or prepping your home for listing, using 2026’s trends smartly can make a big difference. Want help choosing a palette, getting paint quotes or staging for maximum impact? I’m happy to help.

Message me and let’s pick the perfect colour plan for your home!

Hey! Charly here. Jumping into the real-estate world (buying your first home, selling your current one, or both) can feel overwhelming. Let’s break down the essentials so you know what you’re getting into — no fluff, just real talk.

1. Sellers – don’t overprice, don’t under-prep.
   • Overpricing = fewer showings = lower offers over time.
   • Prep matters: fresh paint, lighting, declutter = more interest.

2. Buyers – get your ducks in a row.
   • Pre-qualify + know what you’ll compromise on (and what you won’t).
   • When you find “the one”, you wanna move — not dig through paperwork.

3. Timeline & costs – let’s zoom in.
   • Think about: closing dates, move-out/move-in logistics, inspection contingency.
   • Sellers: know transfer tax, legal fees, realtor fees. Buyers: factor in inspection, possible upgrades.

4. Why having an agent matters.
   • I’ll walk you through listings, interpret the fine print, negotiate with clarity.
   • You get support — from feeling excited to handing over keys.

Real estate doesn’t have to be scary. With the right moves and the right partner, you can make big decisions with confidence. Wanna talk through your goals for the next 6-12 months? I’m ready when you are.

Slide into my DMs or book a free chat about what your next move could look like.

Hey there — Charly here from BeHomeWithCharly. If you’ve been mulling over putting your house on the market, I totally get it — selling can feel huge. The good news: you don’t have to wait for “perfect.” Here’s why listing now is worth a serious look.

1. Homes have gained value.
   Across Canada, benchmark home prices have doubled in many regions over the past 10 years. That indicates that sellers today are sitting on tangible equity.

2. Inventory is lean, interest is still there.
   While markets are cooling, the fact remains: many buyers are looking and good homes are getting attention. Having your house out there now puts you ahead of more competition.

3. You pick when, you pick how.
   Instead of letting the market dictate your timing, listing now means you choose when you step out. You lock in control.

4. How to prepare smartly:
   • Price it right — aggressive pricing gets attention.
   • Clean, declutter, spark some “wow” moments (fresh paint, good lighting).
   • Use a REALTOR® who will market the right way (professionally, creatively, across all platforms).

No waiting game necessary. If you feel ready, we can get your home positioned for success — now. Curious what your home is worth? Let’s chat and map it out.

DM or text me today for a no-obligation chat and home evaluation.

Waterfront homes are already high on the dream list — but what if they could pay you back while you enjoy them? With the right mortgage structure and short-term rental plan, a home like this one on Quirke Lake offers both lifestyle and smart financial returns.

This listing is shared courtesy of Oak Realty Ltd. and with full permission from the Sellers. Below, we’ll walk through a sample mortgage scenario (based on a $1,000,000 purchase), and project realistic Airbnb income potential based on local market rates and occupancy trends.

Scenario: Buying at $1,000,000 with 20% Down

Add estimated taxes, insurance, maintenance = $65,000–$70,000/year carrying cost

Rental Income Possibilities

Using conservative rates for a high-end lakefront short-term rental in Elliot Lake:

Assuming 30% operating costs (management, utilities, maintenance), you’d net around $52,000/year — more than covering the majority of annual ownership expenses.

Lifestyle + Financial Flexibility

Even if you only rent it out part-time, this property gives you options:

• Use it as a family cottage and rent it during peak weeks

• Run it full-time as an investment and block off time for personal use

• Live in it seasonally while earning income the rest of the year

With 5 bedrooms, a sandy shoreline, a full walkout basement, and over 3,000 sf of usable space, this home ticks all the boxes for guests and owners.

Final Thoughts

Quirke Lake is a destination in every season. And with the right mortgage + short-term rental strategy, this home — shared with permission by Oak Realty Ltd. and the Sellers — could be a savvy move for your financial future and your lifestyle.

📩 Want to explore financing or Airbnb income strategies?
Reach out to us at athomewithchar.com or mortgagewithchar.com — we’ll help you crunch the numbers, explore local licensing, and decide if this is the lakefront opportunity for you.

Imagine waking up to mist rising off the lake, hearing loons call at dusk, and swapping congested commutes for forest trails, shoreline walks, and the quiet hum of nature. That’s life at Quirke Lake, in Elliot Lake — not just a summer escape, but a home for all seasons.

This exceptional lakefront property, listed courtesy of Oak Realty Ltd. and shared with permission from the Sellers, is a rare opportunity to live the waterfront lifestyle year-round. With over 3,000 sq ft of finished space, a custom builder’s touch, and direct access to pristine Quirke Lake, this home isn’t just a retreat — it’s a launchpad for your new everyday.

The Home That Works Every Day

Thoughtfully designed and built with comfort in mind, this 5-bedroom, 3-bath bungalow features:

• 10 ft tray ceiling in the great room

• Exquisite custom Europa kitchen cabinetry

• A separated primary wing with ensuite and walk-in

• Lower level with wood stove and rec space

• 780 sq ft heated garage

• Beautiful outdoor living with dock, patios, fire pit, and a sandy lake bottom

This property is more than picturesque — it’s purpose-built for full-time living, with energy efficiency and smart flow throughout.

Why Elliot Lake Works as a Year-Round Home

🌳 Four Seasons of Action

• Winter: Elliot Lake is known for its incredible snowmobiling trails (270+ km groomed), plus ice fishing, skating, and cozy cabin vibes.

• Spring/Fall: Transition seasons are gorgeous — perfect for hiking, photography, and tranquil time outdoors.

• Summer: Quirke Lake is ideal for boating, fishing, paddleboarding, and swimming off the private dock.

🗺 Local Highlights

• Winterfest, Uranium Heritage Days, and Lumberjack Days celebrate community spirit and small-town fun

• Arts on the Trail showcases local creatives throughout the region

• Don’t miss nearby gems like Mississagi Provincial Park, Miners Memorial Park, or Sherriff Creek Wildlife Sanctuary

🛍 City Services Close By

• 15 minutes to downtown Elliot Lake for shops, groceries, dining, and healthcare

• Nearby schools, parks, and community programs round out the lifestyle

Final Word

With natural beauty in all directions, this Quirke Lake property — presented with permission by Oak Realty Ltd. and the Sellers — offers the opportunity to slow down and settle in. Whether you’re retiring in comfort, relocating from the city, or just saying yes to a new rhythm of life, this is the kind of home that turns every season into something special.

📩 Ready to schedule your private showing? Connect with Charlotte today.

🍂 Is the Fall Real Estate Market Still Hot in Waterloo Region? Let’s Look at the Data.

It’s a question we’re getting daily in our DMs, open houses, and coffee line chats:
👉 “Is the fall market still strong?”
👉 “Should I wait until spring to list or buy?”
👉 “Is now really a good time to make a move?”

Short answer? YES, but with a few key caveats.

Let’s break down what’s actually happening in the Waterloo Region real estate market this fall—and why it might be the sweet spot for savvy buyers and sellers.

📉 First—What’s Happening with Prices?

Across Kitchener, Waterloo, and Cambridge, we’re seeing more price stabilization than sharp increases or dramatic drops. The market has cooled off from the chaos of 2021–2022, but that’s actually a good thing.

🏡 Average sale price (detached homes): Holding steady
🏙️ Condo market: More balanced with better buyer opportunities
📉 Days on market: Slightly higher than spring but still competitive

Translation: Buyers have a bit more breathing room. Sellers still have leverage—if they price strategically.

🔥 Inventory Is Up (But Not for Long)

Fall typically brings a flurry of motivated sellers who want to close before the holidays. That means:

• More selection for buyers

• More comparables for sellers to price confidently

• A brief window before winter slowdown hits

💡 Pro tip: If you're buying, you’ll see less competition than in spring. If you're selling, the buyers out there are serious.

💰 Interest Rates & Mortgage Moves

While rates remain higher than the pandemic lows, they’ve held steady recently. Lenders are offering competitive fixed-rate terms—and many buyers are opting to get into the market now and refinance later when rates drop.

👀 Cue Charlotte over on @mortgagewithchar doing happy dances over 3-year term flexibility.

🚨 Why Waiting Might Cost You

Some buyers and sellers are still clinging to the idea that spring will bring a better market. But here’s what we’re seeing:

• More listings in spring = more competition

• More buyers = potential bidding wars

• Winter prep = added costs (staging, snow removal, etc.)

If you’re ready now, fall is your friend. 🍁

🧠 Final Thoughts from Your Favourite REALTOR®

The fall market in Waterloo Region is smart, strategic, and underrated. Whether you're moving up, downsizing, or buying for the first time, this season could be your golden window.

We’ll bring the coffee, the comps, and probably a few dad jokes (I can’t help myself). You bring your questions—we’re ready when you are.

📲 Charlotte Ferguson – 519-575-1804

You found the perfect house, made an offer, and it was accepted—amazing! 🎉 But when closing day rolls around, there’s a surprise waiting for you… that jaw-dropping chandelier you fell in love with? Gone. Vanished. Replaced by a basic builder-grade light fixture from 2004. 😬

So what actually stays with the house when it sells in Ontario? And what’s fair game for the seller to take with them? Let’s break it down.

🧾 Fixtures vs. Chattels: What’s the Difference?

In Ontario real estate, the big distinction is between:

🔩 Fixtures – These are items that are physically attached to the home. Think:

• Light fixtures

• Built-in appliances

• Wall-mounted shelves

• Curtain rods
  Fixtures typically stay with the home.

📦 Chattels – These are movable items not attached to the property. Think:

• Furniture

• Area rugs

• Freestanding appliances (like a portable AC or countertop microwave)

• Curtains themselves (not rods)

Chattels usually leave with the seller—unless otherwise agreed in writing.

🛑 Gray Areas (AKA: Where Fights Happen)

Some items blur the line and lead to last-minute drama:

• Mounted TVs (does the bracket stay or go?)

• Smart home tech (like video doorbells or thermostats)

• Outdoor sheds or playsets

• Garage shelving units

• Decorative mirrors that look built-in

That’s why your REALTOR® should always clarify what’s included in the Agreement of Purchase and Sale. If you love it, list it.

🛋 Pro Tip for Buyers:

If there's something you assume will stay, don’t assume—ASK.
We always include a detailed list of inclusions and exclusions so you’re not left with surprises (or suddenly shopping for a washer and dryer the day you move in).

📦 Pro Tip for Sellers:

Want to take something with you? Tell us upfront.
If you plan to keep that antique dining room chandelier or built-in espresso machine, we’ll flag it from day one. The clearer the listing, the smoother the sale.

🏁 The Bottom Line

Every sale is different—but your expectations shouldn’t be a mystery.
A strong, clear agreement = happy buyers and sellers. And that’s what we’re all about.

💬 Thinking about listing your home? Touring open houses? Let’s make sure the only surprise on closing day is how smooth it went.
We’ve got your back from “For Sale” to “Welcome Home.”

Charlotte Ferguson – 519-575-1804
@behomewithcharly @mortgagewithchar