If you’re moving, you’ve probably asked: should I buy first or sell first? The answer depends on your budget, risk tolerance, and local market conditions.

Buying First — Pros

• More time to find your dream home.

• Seamless move without interim housing.

Buying First — Cons

• Risk of paying two mortgages.

• Pressure to sell quickly after buying.

Selling First — Pros

• You know exactly what you can afford.

• No risk of double mortgages.

Selling First — Cons

• May need temporary housing.

• Limited time to find your next home.

The Middle Ground: Bridge Financing

This short-term loan lets you buy before selling, giving you breathing room.

Final Word:
Your move should work around your life — not the other way around. Let’s chat about the option that makes the most sense for you.

Top 10 Staging Tips to Sell Your Home for More

Selling your home isn’t just about square footage — it’s about how it feels to buyers. Here’s how to make your home shine.

1. Declutter Like You’re Moving Tomorrow

If you’re not using it daily, pack it up. Bonus: you’ll be ahead for moving day.

2. Light It Up

Natural light is your best friend. Open blinds, swap heavy drapes for sheer ones, and turn on lamps.

3. Go Neutral (But Not Boring)

Think soft whites, beiges, or greys — then add pops of colour with pillows or art.

4. Create a Focal Point

A fireplace, a piece of art, or a statement light fixture can make a room memorable.

5. Add Greenery

Plants and fresh flowers add instant life.

6. Refresh the Front Entrance

This is your first impression — make it count with a tidy porch and a fresh welcome mat.

7. Make the Bedroom Feel Like a Hotel

Crisp bedding, fluffed pillows, and clutter-free nightstands.

8. Edit Furniture

Less is more. Remove oversized or extra pieces to make rooms feel bigger.

9. Show Off Storage

Neatly organized closets say “plenty of space!”

10. Subtle Scents

Fresh-baked cookies are cliché for a reason — it works.

Final Word:
With the right staging, you’re not just selling a house — you’re selling a lifestyle. And yes, I can help you pull it all together.

Ah, fall in Waterloo Region. The leaves change, pumpkin spice takes over every coffee shop, and sellers start asking one question: “Should I list my home now or wait until spring?”

Here’s the truth — fall can be an incredible time to sell, especially if you know how to make your home shine in cooler weather. With the right prep, your listing can grab attention, sell quickly, and maybe even spark a friendly neighbourhood bidding war.

This guide walks you through the must-do’s for getting your home market-ready this season.

1. Boost Your Fall Curb Appeal

First impressions are everything. In fall, your yard can either say “cozy and inviting” or “we stopped trying after Labour Day.”

• Clear the leaves regularly so your lawn looks neat in listing photos.

• Add fall planters with mums, ornamental kale, or small pumpkins for a warm vibe.

• Power wash the front steps and walkway to remove dirt and stains.

• Check exterior lighting — shorter days mean more showings after dark.

💡 Pro tip: A new doormat is a small investment that screams “Welcome home” in every showing.

2. Light It Up Inside

Fall’s shorter days mean less natural light for buyers touring your home.

• Use higher-wattage bulbs in main living areas.

• Add lamps to dark corners for a warm, inviting glow.

• Open blinds and curtains for maximum daylight during showings.

3. Create a Cozy Atmosphere

Buyers want to feel at home, and fall is perfect for leaning into that cozy vibe.

• Throw blankets on sofas or chairs in neutral tones.

• Lightly scented candles in cinnamon or vanilla (nothing overpowering).

• Seasonal décor in moderation — think tasteful, not Halloween haunted house.

4. Handle Seasonal Maintenance Now

A home inspection will catch these issues, so get ahead of them:

• Clean gutters to prevent water damage.

• Service the furnace and replace filters.

• Check caulking around windows and doors for drafts.

• Inspect the roof for missing shingles or damage after summer storms.

5. Stage for the Season

Fall staging is all about warmth and comfort:

• Swap bright summer pillows for warm-toned textiles like rust, mustard, or deep green.

• Use area rugs to make large rooms feel more intimate.

• Showcase multi-use spaces (that spare room can be staged as a cozy reading nook).

6. Professional Photography Is a Must

Fall light is beautiful but tricky — professional photographers know how to capture it. The right angles, lighting, and editing can make your home stand out even more against vibrant autumn backdrops.

Why Selling in Fall Works in Waterloo Region

• Motivated buyers: Many are eager to close before year-end.

• Less competition: Fewer listings mean yours can shine brighter.

• Beautiful backdrops: Autumn colours make for stunning photos and showings.

📲 Thinking of selling this fall? Let’s create your personalized sale strategy. Call Charlotte at 519-575-1804, and let’s get your home market-ready.

Your offer’s been accepted — cue the happy dance! 🎉 But between now and move-in day, there are still a few important steps. Let’s break it down.

1. Deposit & Paperwork

Once your offer is accepted, you’ll submit your deposit (usually within 24 hours) and your REALTOR® will make sure all paperwork is signed, sealed, and delivered.

2. Home Inspection

If your offer included an inspection, this is when you’ll bring in the pros to double-check for any hidden issues.

3. Finalizing Your Mortgage

Your lender will review the property details, your paperwork, and your financials to give the final thumbs-up.

4. Lawyer’s Work

Your lawyer will handle the title search, prepare documents, and make sure everything is ready for closing day.

5. Closing Day

Funds are transferred, the deed is registered, and you get the keys. Sometimes this happens mid-day, sometimes at 5 PM — it’s all part of the process.

Final Word:
The process can feel overwhelming, but I’ll be there for every call, every update, and every “what does this mean?” moment — all the way to your new front door.

Finding your dream home is exciting, but here’s the truth — even the prettiest house can feel “meh” if the neighbourhood isn’t a good fit. So, how do you spot a great neighbourhood before you move in? Here are my go-to tricks.

1. Visit at Different Times of Day

Morning school drop-offs and Friday night hangouts tell different stories. Swing by early, mid-day, and after dark to see the real vibe.

2. Check the Vibe

Are people out walking dogs? Are kids riding bikes? Or does it feel like a ghost town? The little things can tell you a lot about how friendly and active the area is.

3. Talk to Locals

If you see a neighbour gardening or someone walking their dog, say hi. Most people will happily give you the scoop on what’s great (and what’s not) about living there.

4. Look for Future Development Plans

That empty field could be a future park… or a massive retail development. Check the city’s planning department for projects in the works.

5. Test Your Commute

Google Maps is your new best friend. Pop in the address at rush hour to see how long you’ll really spend on the road.

Final Word:
Finding the right neighbourhood is just as important as finding the right house. I can help you check both off your list — and yes, I know all the secret pockets of Waterloo Region worth exploring.

An uptick in activity could be the start of a broader recovery, according to a new market analysis

By Jonalyn Cueto

11 Aug. 2025

A new report from RBC Economics indicates that confidence is slowly improving across Canada’s housing markets, with home sales gaining momentum as earlier economic fears begin to fade. However, the recovery has not been enough to stabilize falling prices in affordability-challenged areas where a high volume of inventory has accumulated.

According to early reports from local real estate boards for July, the MLS Home Price Index continued its decline in the Toronto and Vancouver areas, as well as other Southern Ontario and Lower Mainland markets. These are regions where active listings have reached historically high levels, and buyers are facing stretched affordability.

While the increase in resales is helping to rebalance supply and demand, it has yet to ease the downward pressure on prices. In the Toronto area, for example, home resales jumped 13% from June and 10.9% annually, but the MLS HPI still fell 5.4% from a year ago. Similarly, Vancouver’s MLS HPI was down 2.7% in July year-over-year.

In contrast, prices have remained comparatively stronger in most markets across the Prairies, Quebec, and the Atlantic regions, supported by tight supply-demand conditions. The July data reveals that home resales increased in Calgary, Edmonton, Regina, and Saskatoon, building on gains made in June. The report notes that while Calgary’s composite MLS HPI fell 3.9% from a year ago, the price adjustment is expected to be short-lived as supply and demand are considered to be largely in balance.

Overall, the report suggests that a broad market recovery is expected to get back on track across Canada as confidence builds further. While diverging price trends are likely to continue for the foreseeable future, RBC Economics analysts project that these trends could narrow later this year or next.

The rebound in sales activity is viewed as a crucial step toward rebalancing the market and eventually easing the downward pressure on prices, especially in the country’s most expensive metropolitan areas.

What are your thoughts on the recent findings? Share your insights in the comments below.

Central bank makes crucial call amid inflation fears and gathering storm clouds over Canada's economy

By Fergal McAlinden

04 Jun. 2025

The Bank of Canada has opted against cutting interest rates in June, holding its benchmark rate steady amid concern over a potential inflation uptick in the months ahead.

The central bank said on Wednesday morning it was leaving the overnight rate, which leads variable mortgage rates in Canada, unchanged at 2.75% – the second time in a row it’s kept rates at their current level after also holding in April.

The decision had been viewed as a close call by observers, although expectations ticked in the direction of a hold after last week’s gross domestic product (GDP) reading showed the economy had performed better than expected in the first quarter.

Statistics Canada said on Friday (May 30) that the economy expanded by 2.2% in the opening three months of the year, higher than the 1.7% growth expected by economists, even though that was spurred in large part by US buyers rushing to bring in exports ahead of the Trump administration’s tariff wave.

Meanwhile, core inflation measures remained sticky in April despite a drop in the headline consumer price index (CPI) to 1.7%. Core prices, which exclude volatile food and energy costs, were up by 0.4% compared with March, an unwelcome sign for the central bank as it looks to avoid a repeat of the sharp 2022 uptick in inflation triggered in part by rate cuts.

While the Bank’s benchmark rate has fallen seven times since this time last year, it’s clearly moved into a wait-and-see mode as it weighs up how the trade war sparked by those Trump tariffs impacts the Canadian economy in the months ahead.

US trade policy has been marked by unpredictability and shifting language since Trump first pushed ahead with huge levies on Canadian imports in the first quarter, but analysts have highlighted the potentially huge threat they could pose to Canadian jobs this year.

This week, the Organisation for Economic Co-operation and Development (OECD) said it was expecting Canada’s growth forecast to slide to 1% this year and 1.1% in 2026, and economists still anticipate Bank of Canada cuts before the end of the year despite today’s hold.

The OECD expects the Bank’s policy rate to hit the 2.25% mark in 2025 through cuts totalling 50 basis points, while other observers including Bank of Montreal (BMO) economists believe it will fall to 2%.

The central bank will be keeping a keen eye on economic data including the inflation and growth outlooks between now and its next decision, scheduled for July 30 – when it’ll also release its Monetary Policy Report, signalling how it’s assessing on the economic landscape looking ahead.

Nearly 30% of Canadians planning to retire by 2026 will not fully own their homes, survey reveals

By Candyd Mendoza

27 May 2025

A growing number of Canadian retirees are heading into their retirement years still carrying mortgage debt.

Nearly three in 10 Canadians (29%) planning to retire in 2025 or 2026 expect to continue making mortgage payments on their primary residence even after they exit the workforce, according to a new survey by Royal LePage, conducted by Leger.

Just a decade ago, only half as many senior households had mortgage debt. Statistics Canada data shows that 14% of households with income earners aged 65 and over had a mortgage in 2016, up from 8% in 1999.

“The benefits of entering retirement as a homeowner with a paid-off mortgage are clear: more disposable income, insulation from interest rate changes, and even the emotional security that comes from knowing you'll always have a place to live,” said Phil Soper, president and CEO of Royal LePage. “In the era of rotary phones and station wagons, burning your mortgage was the economic finish line. Today's retiree reality is much more nuanced.”

While 45% of survey respondents said they already have their mortgage paid off and another 6% plan to do so before retiring, a large portion are preparing for retirement while still servicing debt. Among those planning to retire in the next two years, 46% said they intend to downsize their home within two years of leaving full-time employment, while 47% said they have no plans to do so.

“Home price appreciation over the past 25 years has been a double-edged sword for today's retirees,” Soper said. “On one hand, it has delivered unprecedented financial gains. On the other, this generation is far more likely to have carried mortgage balances that would have been unimaginable to their parents or grandparents.”

Additionally, retirees are more likely to have helped their children achieve homeownership, further influencing their own financial paths in retirement. Despite no longer drawing traditional employment income, many are managing their expenses with the help of part-time work, investment income, or a working spouse.

“While previous generations may have viewed mortgage-free retirement as the only option, today’s retirees tend to be more open-minded,” said Soper.

Canada’s average retirement age has risen to 65.3 in 2024, up from 64.3 in 2020, according to Statistics Canada. At the same time, many Canadians are entering the housing market later in life, another factor increasing the likelihood of carrying mortgage debt into retirement.

 A 2023 Royal LePage report showed that only 24% of first-time homebuyers were under 30, while 33% were aged 30–34, and 43% were aged 35 or older. In 2021, only 33% of first-time buyers were over 35, indicating a clear shift toward delayed entry into homeownership.

“While previous generations may have viewed mortgage-free retirement as the only option, today's retirees tend to be more open-minded,” said Soper. “Traditional employment income may have dried up, but many are still comfortably managing their expenses and servicing mortgage payments, with income from investments, part-time work, or a working spouse.”

Read next: Redefining retirement: How older Canadians are changing the game

Soper added that the overall experience of retirement has changed considerably over the past several decades.

“Compared to their grandparents, today’s retirees are enjoying about 50% more years after turning 65. They’re working longer, staying active, and in many ways, continuing the lives they led during their working years – just without the job,” he said. “With people buying their first homes later and working longer, it’s increasingly common for Canadians to carry a mortgage well into retirement, often by choice rather than necessity.”

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