CALL CODY Real Estate

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CALL CODY Real Estate Cody St.

Jacques is a Guelph-based real estate advisor behind Call Cody — a modern real estate brand known for strategic pricing, design-led marketing, and disciplined negotiation across Guelph and surrounding communities.

The Girlie-Pops... Every time X a trillion.
10/17/2026

The Girlie-Pops... Every time X a trillion.

Halloween plans around Guelph, Elora and Fergus, sorted. Swipe for the dates worth putting on your calendar. 🎃 ...
10/14/2026

Halloween plans around Guelph, Elora and Fergus, sorted. Swipe for the dates worth putting on your calendar. 🎃


Elora’s free costume parade starts at 6:30 p.m. on October 17. Pets are welcome too. 🧟‍♂️

Strom’s runs its night maze on select evenings through October 30. Bring a flashlight and check your night’s theme before heading out. 🌽

Fergus has the free daytime Street Walk; Market Haunt in Guelph is the 19+ evening option.👻

Start downtown Guelph at noon for trick-or-treating, then head to your own neighbourhood after dark. 🍬

Give your jack-o’-lantern one last night out at the Wellington County Museum on November 1. 🎃

I’ve got the full guide—with more events and planning details—on the blog. Find it through the link in my bio.

🔗https://www.callcody.ca/halloween-events-guelph-elora-fergus-2026/

10/09/2026

Ontario's property tax bills are still based on what your home was worth in January 2016.

The province paused reassessments in 2020 and still won't say when they're coming back. When they do, the city doesn't collect more money. It re-splits the bill.
your home went up more than the average in your city, your share goes up. Less than average, it comes down. And nobody knows which side they're on until the letter shows up. Want a head start?

Look up your current assessment on MPAC's AboutMyProperty site. That's your 2016 value. Compare it to what you think your place would sell for today. Which side do you think you're on?

Sources: The Globe and Mail ¡ MPAC ¡ City of Guelph budget history

GuelphRealEstate

10/05/2026

The Guelph housing market just Spider-Man meme'd itself.

136 sales in September.
136 in August.
136 last September too.

Same number of sales, but not the same market.

New listings were up 23% from August to 365, but still 13% fewer than last year. More homes to look at, but sales didn't rise with them.

Average was about $793K (+1.4% YoY) — but that's because more higher-priced homes sold. The typical home (median) was $745K, down 2% YoY.

Busiest: Pineridge/Westminster Woods and Willow West/Sugarbush/West Acres — 19 sales each.

40 days average to sell right now. If your price is a stretch, buyers will notice.

I broke down every neighbourhood in the full September update on CallCody.ca — link in bio.

City of Guelph resale, leases excluded. Small samples can move averages. Not a valuation or forecast.

A pre-approval today gets you ≈ $10K less than the same pre-approval in August.Same income, same down payment.5-year bon...
10/03/2026

A pre-approval today gets you ≈ $10K less than the same pre-approval in August.

Same income, same down payment.

5-year bond yield went 3.42% → 3.68% in September, even while Bank of Canada held at 2.25%. That pushed fixed rates up.

If you have an active rate hold, you’re still protected at your locked rate until it expires. This is the difference for new pre-approvals, or when your hold lapses.

Full breakdown in slides 2-7 →

Illustrative only. Confirm with your mortgage pro

Why Fixed Rates Rose (Even Though BoC Held)

The Bank of Canada held at 2.25% on Sept 2, but fixed rates still went up. Here's the 60-second Guelph breakdown.

Variable = Prime (4.45%) | Fixed = Bond Yield

Variable follows prime, which moves with the Bank of Canada. Fixed follows the 5-year bond yield. Two different bosses right now.

Bond: 3.42% -> 3.68% in September

Bank of Canada data: 5-yr yield jumped from 3.42% on Sept 2 to 3.68% Sept 28. Driven by oil / inflation worries.

$560k = +$61/mo

Example: $560k mortgage on a $700k Guelph home, 25yr. At 4.20% vs 4.00% = +$61/mo. At 4.40% = +$123/mo. Illustrative only.

Renewing? You can shop

You don't re-qualify to stay. For an uninsured straight switch (no extra borrowing, no longer amortization), lenders don't have to apply stress test. Full blog + calculator - link in bio.

If you're buying or renewing in Guelph or Centre Wellington this fall, the rate on YOUR approval matters more than the rate in the headlines.

Want me to run your number? Link in bio to book + full blog

10/02/2026

Bank of Canada held at 2.25%... so why did fixed rates go UP in September? 👇

Fixed doesn't follow the Bank. Fixed follows the bond.
I did the Guelph math: +0.20% = +$61/mo and -$10k buying power on a $560k mortgage.

Full breakdown carousel drops tomorrow morning at 9:30am - follow so you don't miss it. Blog link in stories.

Are you locked in from August or renewing this fall?

09/25/2026

**Country living, without giving up convenience. 🌾**

Welcome to **4333 Concession 11, Puslinch**—a private one-acre retreat surrounded by open farm fields, minutes from Guelph, Cambridge and Highway 401.

🏡 Approximately 2,175 sq. ft. above grade
🛏️ 6 bedrooms
🛁 4 bathrooms
🍽️ Two full kitchens
🔥 Two gas fireplaces
🏊 In-ground pool, pergola and stamped-concrete patio
🚗 Attached two-car garage plus a detached shop
🌳 Unobstructed countryside views

The fully finished lower level offers an in-law/nanny suite with its own kitchen, living area, bedrooms and bathrooms. Major updates—including the roof, HVAC, septic system and generator—have already been completed.

**Offered at $1,724,900**
**MLSÂŽ X13818684**

**OPEN HOUSE:** Sunday, September 27 from 2–4 p.m.

Want the full details or a private tour? Send me a message.

09/15/2026

Legal fourplex, no rezoning required — Guelph Council made that call back in December 2024. Most low-density lots (single detached, semi, or townhouse) can now legally hold up to four dwelling units.

Here's the part that actually decides value: the bylaw gives permission, not approval. Zoning, servicing, fire code, and permits still have to work for your specific lot. A documented, completed unit is worth more than permit-ready plans — which are worth more than someone just saying "the city allows four units."

Whether you're eyeing a mortgage-helper unit or wondering what your basement's actually worth, reach out and we can work through it together.

Property-specific zoning and construction matters should be confirmed with the City of Guelph and appropriate qualified professionals.

09/11/2026

Canada's trade war just took another turn — and it's already showing up in real estate numbers, right here in Ontario.

Tariffs, job losses, a Bank of Canada that might be getting more hawkish... it's a lot to process.

But depending on where you live, what you own, and what industry you're in, the story looks completely different right now.

My honest take: this isn't a crash story. It's a confidence story — and until that confidence comes back, I think prices keep grinding lower, not the other way around.

Genuinely curious: if you're holding off on a move right now, is it because the numbers don't work for you — or because you're nervous about what the next six months looks like?




How Many Units Can You Build?Guelph’s zoning rules now create more opportunities for additional dwelling units—but the a...
09/04/2026

How Many Units Can You Build?

Guelph’s zoning rules now create more opportunities for additional dwelling units—but the answer is not the same for every property. A basement apartment, interior conversion, addition, or detached backyard home may be possible depending on the zoning, lot, existing buildings, parking, and servicing. Swipe through for the important details buyers and sellers should understand before assigning value to that potential.

The Short Answer

Up to four dwelling units may be permitted on many low-density residential lots in Guelph. However, that is a city-wide planning permission—not automatic approval for every property. The applicable zone, lot dimensions, existing house, parking arrangement, servicing capacity, entrance locations, and proposed construction must still comply with the relevant requirements. The correct answer always begins with the specific property address.

What Changed?

Guelph approved its new Comprehensive Zoning Bylaw in 2023. Much of it came into force in 2024, while certain provisions remained subject to appeals. The City also expanded additional-unit opportunities on low-density residential properties in 2024. In 2026, a partial Ontario Land Tribunal settlement resolved 57 appealed provisions dealing with matters such as building lengths, parking rates, buffer strips, and bicycle parking. That provides more clarity—but some appeals remain, and every proposal still requires property-specific verification.

What Could the Property Support?

Depending on the property, additional housing could take several forms:

• A basement apartment
• Another unit within the existing house
• A detached backyard home
• An addition or reconfigured building The best option depends on the existing layout, available lot area, access, setbacks, parking, services, construction costs, and how the finished project would function.

A large basement or backyard may look promising, but physical space alone does not confirm that the project can be approved.

The Property Still Has to Work

Before relying on additional-unit potential, check more than the general zoning permission. The property must work from several perspectives:

• Ap

Address

824 Gordon Street
Guelph, ON
N1G1Y7

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