Who doesn’t love a little online shopping—especially when it helps build stronger communities?

The Cornerstone Charity Online Auction is officially open in support of Habitat for Humanity, and everyone is invited to participate. You do not need to be a REALTOR® or attend the golf tournament to bid.

Browse the available items, place your bids and perhaps score something fabulous while supporting an organization that helps local families build strength, stability and independence through affordable homeownership.

It is shopping with a purpose—which means adding one more item to your watchlist is practically community service. Right? 😉

Ready to Start Bidding?

The auction is online, easy to browse and open to everyone.

Visit the Charity Online Auction and place your bids

Please share the auction with your friends, family and colleagues. Every bid helps us raise more in support of Habitat for Humanity.

A three-bedroom home is Coming Soon to MLS® in Ingersoll this Friday for $500,000.

But a listing price is only one piece of the home-buying puzzle. What might purchasing a $500,000 home actually look like once we account for the down payment, mortgage default insurance and estimated monthly payment?

Let’s do the mortgage math.

Our Sample Calculation

To keep the comparison consistent, the estimates below use:

A $500,000 purchase price

A sample interest rate of 4.49%

A five-year fixed mortgage

A 25-year amortization

Monthly mortgage payments

The 4.49% rate is being used strictly as an educational example. Available rates and mortgage products depend on the borrower, property, lender and date of application.

Option One: A 5% Down Payment

For a home priced at $500,000, the minimum down payment is 5%, subject to lender and mortgage-insurer approval.

Purchase price: $500,000

Down payment: $25,000

Base mortgage: $475,000

Estimated mortgage-insurance premium: $19,000

Estimated total mortgage: $494,000

Estimated monthly payment: $2,731

Because the down payment is below 20%, mortgage default insurance would normally be required. The premium protects the lender—not the borrower—and is generally added to the mortgage.

In Ontario, provincial sales tax on the insurance premium cannot be added to the mortgage. In this example, the estimated tax would be approximately $1,520 and would need to be paid as part of the buyer’s closing costs.

Option Two: A 10% Down Payment

A larger down payment reduces both the amount borrowed and the applicable mortgage-insurance premium.

Purchase price: $500,000

Down payment: $50,000

Base mortgage: $450,000

Estimated mortgage-insurance premium: $13,950

Estimated total mortgage: $463,950

Estimated monthly payment: $2,565

The estimated monthly payment is approximately $166 lower than with a 5% down payment.

The estimated Ontario sales tax on the insurance premium would be approximately $1,116, payable at closing.

Option Three: A 20% Down Payment

With 20% down, mortgage default insurance is generally not required.

Purchase price: $500,000

Down payment: $100,000

Estimated mortgage amount: $400,000

Mortgage-insurance premium: $0

Estimated monthly payment: $2,212

This option produces the lowest estimated monthly mortgage payment, but it also requires significantly more money upfront.

Comparing the Three Options

A larger down payment can reduce your mortgage and monthly payment, but putting every available dollar into the down payment is not always the best strategy.

Buyers should also retain enough money for closing costs, moving expenses, immediate repairs and a comfortable emergency fund.

What About Land Transfer Tax?

The regular Ontario land transfer tax on a $500,000 purchase would be approximately $6,475.

An eligible first-time homebuyer may qualify for an Ontario land transfer tax refund of up to $4,000. If the full refund applies, the remaining provincial land transfer tax would be approximately $2,475.

Eligibility requirements apply, and your lawyer will confirm the actual tax and any available refund.

The Mortgage Payment Is Not the Entire Housing Payment

Your monthly ownership budget may also need to include:

Property taxes

Home insurance

Heating and utilities

Maintenance and repairs

Any applicable condominium or association fees

Existing loan, credit card or vehicle payments

This is why mortgage qualification and comfortable affordability are not necessarily the same number.

A lender may approve a particular purchase price, but your personal budget determines whether the resulting payment feels manageable.

How Much Income Would You Need?

There is no single income requirement that applies to every buyer.

Qualification depends on the interest rate used for the mortgage stress test, property taxes, heating costs, down payment, credit history and the applicant’s existing monthly debt obligations.

Two households earning the same income can qualify for very different mortgage amounts because their debts, credit profiles and down payments are different.

The most useful calculation is not, “What is the largest mortgage I can obtain?”

It is, “What purchase price gives me a payment I can comfortably carry while still living my life?”

Let’s Calculate Your Version

These numbers are examples—not a mortgage approval or rate commitment.

If this $500,000 Ingersoll home has caught your attention, I can calculate the numbers using your actual down payment, income, debts and preferred payment schedule.

Send me the word “MATH” for a personalized mortgage calculation before the property hits MLS® this Friday.

Charlotte Ferguson

Mortgage Agent Level 2, Licence M08009211

Dominion Lending Centres National Ltd. #12360

Calculations are estimates for educational purposes and may differ because of interest rates, insurer requirements, lender policies, payment frequency, rounding and individual qualification.

Ingersoll buyers, here is your official little heads-up. 👀

A three-bedroom home is Coming Soon to MLS® this Friday—and it will be listed at $500,000.

I am keeping the address and photographs tucked safely behind the curtain for just a little longer, but I can share enough to help interested buyers get ready.

What We Can Tell You So Far

This Ingersoll home offers:

• Three bedrooms

• One-and-a-half bathrooms

• A desirable corner lot

• Ample parking

• A $500,000 list price

It could be an excellent option for first-time buyers, downsizers, commuters or anyone searching for an attainable home with practical living space.

In other words, you may not need a secret lottery win to get into this one—which is always a refreshing feature in real estate.

Why Consider Living in Ingersoll?

Ingersoll offers a welcoming small-town atmosphere while keeping residents connected to several larger employment and service centres across Southwestern Ontario.

Its location provides convenient access to Highway 401, making it worth considering for buyers commuting toward Woodstock, London and surrounding communities.

Residents can enjoy established neighbourhoods, local shops, community facilities, parks and everyday amenities without giving up convenient highway access.

For buyers who have been searching in larger urban markets, Ingersoll may also offer an opportunity to explore more home for their budget.

Who Might This Home Suit?

With three bedrooms and 1.5 bathrooms, the home provides a flexible layout for a variety of needs.

One bedroom could become a home office, guest room, hobby space or—let’s be honest—the room where unfolded laundry goes to contemplate its future.

The corner lot adds outdoor presence, while ample parking is particularly helpful for multi-vehicle households, commuters and visiting family or friends.

Get Ready Before Friday

If this sounds like it could match your wish list, now is the time to speak with your mortgage professional and confirm your purchasing position.

Having a current pre-approval can help you understand:

• Your comfortable purchase budget

• The down payment you will require

• Estimated closing costs

• Your potential monthly mortgage payment

• Any conditions that may be needed in an offer

Preparation does not obligate you to purchase the home. It simply places you in a stronger position to make an informed decision once the full listing becomes available.

Want the Full Listing First?

The property officially hits MLS® this Friday. At that time, I will be able to share the address, photographs and complete listing details.

Want them delivered directly to you instead of repeatedly refreshing your screen like a tiny real estate detective?

Text me the word “INGERSOLL”, and I will send you the full listing as soon as it goes live.

Charlotte Ferguson
REALTOR®
Magnolia Group Realty
Powered by Royal LePage Wolle Realty

The Bank of Canada held its policy interest rate at 2.25% on September 2, 2026.

No increase. No decrease. Just a good old-fashioned “let’s wait and see.”

While a rate hold may not create the same headlines as a dramatic cut, it still matters if you are considering buying or selling a home in Waterloo Region.

Why Did the Bank of Canada Hold Its Rate?

The Bank is balancing several competing economic pressures.

The Canadian economy has performed more strongly than expected in some areas, but inflation, energy prices and uncertainty surrounding international trade remain concerns. Lowering the policy rate too quickly could add to inflation, while keeping borrowing costs elevated for too long could slow the economy.

For now, the Bank appears prepared to leave its policy rate unchanged while it waits for clearer economic information.

What Does the Rate Hold Mean for Home Buyers?

If you have been waiting for the Bank of Canada to lower rates before beginning your home search, today’s announcement did not deliver that reduction.

However, it did deliver something buyers can use: a little more stability.

An unchanged policy rate can make it easier to plan a budget because variable borrowing costs are not immediately moving higher or lower. It also gives buyers an opportunity to obtain a proper mortgage pre-approval, understand their comfortable monthly payment and shop according to their actual numbers.

It is important to remember that the Bank of Canada’s policy rate does not directly determine every mortgage rate. Variable-rate mortgages are closely connected to lender prime rates, while fixed mortgage rates are influenced more heavily by the bond market.

Translation? One announcement does not tell the whole mortgage story.

Should Buyers Wait for a Future Rate Cut?

Waiting can feel like the safe option, but it is not automatically the better one.

If rates eventually fall, more buyers may return to the market. That could increase competition for desirable homes and place upward pressure on prices. On the other hand, buying before you are financially prepared is never the answer either.

The right time to buy depends on your:

• Income and employment stability

• Down payment and closing costs

• Monthly comfort level

• Housing needs

• Expected time in the home

• Available mortgage options

The goal is not to perfectly time the Bank of Canada. The goal is to make a move that works for your life and your finances.

What Does This Mean for Sellers?

A rate hold provides sellers with a more predictable environment, but buyers are still careful and value-conscious.

Homes that are properly prepared, presented and priced can attract strong interest. Homes priced according to wishful thinking rather than current market evidence may struggle.

Today’s buyers are comparing value closely. Condition, location, presentation and pricing strategy all matter.

The Bottom Line

The Bank of Canada’s decision does not mean that the real estate market is standing still—and it does not mean your plans have to stand still either.

If you are thinking about buying, begin with a realistic budget and mortgage pre-approval. If you are considering selling, begin with an updated evaluation of your home and a strategy based on current Waterloo Region market conditions.

Want to know what today’s announcement may mean for your particular move? Let’s look at the numbers, the local market and your goals together.

Charlotte Ferguson
REALTOR®
Magnolia Group Realty, powered by Royal LePage Wolle Realty

The final week of August brought an interesting shift to the Kitchener, Waterloo, Woolwich and Wilmot real estate market. Buyers have fewer active listings to choose from than they did just one week ago, while pending sales moved in the opposite direction.

For the week ending August 31, 2026, there were 1,092 active resale listings, down from 1,174 the previous week. That’s a decline of roughly 7% in just one week.

At the same time, pending residential sales increased from 82 to 87.

So while inventory tightened, buyers were still making moves. 🏡

The Numbers Behind the Market

Here’s how active inventory looked at the end of the week:

• Single detached: 535 active listings, down from 563

• Semi-detached: 37, down from 38

• Freehold townhomes: 52, down from 57

• Condo townhomes: 172, unchanged

• Condo apartments: 296, down substantially from 342

The condo apartment category experienced the largest weekly change, with inventory dropping by approximately 13.5%.

But inventory alone doesn’t tell the whole story.

Homes Are Still Selling Very Close to Asking Price

The average sold-price-to-list-price ratio was 98.54%, compared with 98.62% the previous week.

That tiny movement matters less than the bigger picture: collectively, properties that sold were still achieving very close to their asking prices.

However, that doesn’t mean every seller is receiving multiple offers or selling above list.

Quite the opposite.

Of this week’s reported sales:

73.6% sold below list price.
21.8% sold over list price.
4.6% sold at list price.

That is an important distinction for anyone thinking about selling.

Pricing a home artificially low in the hope of creating a bidding war is not automatically a winning strategy in today's market. Buyers have become more selective, and thoughtful pricing from day one matters.

What About Multiple Offers?

They haven't disappeared.

There were 19 properties sold over asking price this week, compared with 24 the previous week.

But the size of those over-asking sales is also worth watching.

Of the homes selling above list price, most sold for less than $100,000 above asking, and there were no reported sales $100,000 or more above list this week.

The market can absolutely still reward an exceptional property with strong presentation, location and pricing. But we're not in a market where sellers should simply assume a bidding war will do the heavy lifting.

A Different Market Depending on What You're Buying

One of the most useful numbers in this week's report is months of inventory.

Single-detached homes sat at approximately 3.3 months of inventory, while condo apartments were considerably higher at 9 months.

That's a pretty dramatic difference.

It also illustrates why broad headlines such as "It's a buyer's market" or "The market is heating up" rarely tell you enough.

Your market depends on what you're buying or selling, where it is, its price range and what you're competing against.

What This Means for Waterloo Region Buyers

For buyers, there is opportunity here.

You generally have more negotiating room than buyers experienced during the frenzy of previous markets, particularly in segments carrying higher inventory.

That can mean time to complete proper due diligence, compare properties and negotiate price or terms rather than feeling pressured to simply throw everything at an offer and hope for the best.

But good homes can still attract attention quickly.

The goal isn't necessarily to wait for a "perfect" market. It's to understand your particular piece of the market and build your strategy around it.

What This Means for Sellers

For sellers, this week's numbers send a fairly clear message:

Price matters.

With nearly three-quarters of reported sales occurring below asking price, launching too high and planning to "test the market" can work against you.

Buyers can see competing inventory, recent sales and price reductions. A strong launch strategy needs to consider all three.

Presentation, preparation, marketing and pricing need to work together from day one.

Thinking About Making a Move?

Whether you're wondering what your current home could sell for, trying to decide whether now is the right time to buy, or simply want to understand what's happening in your neighbourhood and price range, I'm happy to dig into the numbers with you.

Because the headline tells us what's happening across the market.

Your numbers tell us what your next move should be.

Market statistics based on the Royal LePage Wolle Realty Weekly Market Update for Kitchener/Waterloo/Woolwich/Wilmot, week ending August 31, 2026. Market conditions vary by property type, location and price range.

The Magic Shower Spray That Makes Soap Scum Surrender

Welcome to Grime & Shine, a new little corner of Homeowner Hacks with Charlotte dedicated to cleaning tricks that actually make a difference.

And we're starting in one of everyone's favourite places to clean.

The shower.

Said absolutely no one ever. 😂

Soap scum, hard-water spots and that cloudy film on shower doors can make a perfectly clean bathroom look decidedly not clean. Before you start attacking it with every bottle underneath the bathroom sink, there's a ridiculously simple homemade cleaner worth trying.

✨ Charlotte's Magic Shower Spray

You need just two ingredients:

1 cup Original Blue Dawn dish soap
1 cup white household vinegar

That's it.

Combine equal parts in a spray bottle and gently swirl to mix.

How to Use It

Spray the mixture generously over your shower doors, tub or vinegar-safe shower surround.

Let it sit for about 20–30 minutes so it has time to loosen soap scum and buildup.

Then wipe with a non-scratch sponge or microfibre cloth and rinse very thoroughly with warm water.

The Dawn helps cut through greasy soap residue while the vinegar helps tackle mineral buildup.

And suddenly the shower you've been avoiding all week looks considerably less terrifying. ✨

For Stubborn Buildup

If you've got particularly stubborn soap scum, give the cleaner time to work before reaching for more elbow grease.

That's actually one of my favourite cleaning lessons:

Let the cleaner do some of the work.

Spraying something and immediately scrubbing like you're trying to erase evidence isn't always necessary. 😂

⚠️ One Important Warning

Vinegar is acidic, so this isn't an everything-everywhere cleaner.

Do not use it on natural stone such as marble, limestone or travertine, and check the manufacturer's recommendations if you're unsure about your shower material or finish.

And never mix vinegar with bleach or bleach-containing cleaners.

When experimenting with any homemade cleaner, test a small inconspicuous area first.

💡 Charlotte's Tip

Keep a labelled spray bottle of your shower mixture handy and use it periodically before the buildup gets out of control.

Because there's a huge difference between:

"I'll quickly clean the shower."

and

"I have apparently begun an archaeological excavation of my shower door."

A little regular maintenance wins every time. 🧽✨

The Grime & Shine Recipe

1 part Original Blue Dawn
1 part white household vinegar

Spray. Let it sit. Wipe. Rinse thoroughly.

Simple, inexpensive and definitely worthy of a spot in the Homeowner Hacks cleaning cupboard.

Next up on Grime & Shine: Your dishwasher has a filter. Yes, really. And we're going to talk about what's living in there. 😳

Before the Fall Rain Arrives, Walk Around Your House

We spend a lot of time worrying about water inside our homes.

Leaky faucets. Sump pumps. Basement moisture. That mysterious puddle beside the washing machine that immediately makes you reconsider every financial decision you've made since 2003.

But one of the best ways to prevent water problems inside your house is actually to start outside.

As summer winds down, take ten minutes and walk around the perimeter of your home.

You're looking for one simple thing:

Where will the water go when it rains?

Because if the answer is "toward my foundation," we have some work to do.

Your Yard Should Send Water Away From the House

The soil immediately surrounding your home should generally slope away from the foundation rather than toward it.

Over time, soil settles.

Gardens get changed.

Mulch gets added.

Landscaping gets rearranged.

Suddenly, an area that used to drain beautifully may be directing rainwater right toward your basement wall.

Ontario maintenance standards similarly emphasize grading and drainage that prevent ponding, erosion and water entering a building.

Look for the Low Spots

Walk slowly around the house and pay particular attention to areas where:

• Soil has settled beside the foundation

• Water collects after rain

• Mulch is piled unusually high

• Walkways have shifted

• Downspouts empty

• Basement windows or window wells are located

If you already know there's a spot where a miniature Lake Ontario appears every time it rains, put that area at the top of your list.

Check Your Downspouts

Your eavestroughs collect an enormous amount of water from your roof.

The downspouts then have one very important assignment:

Get that water away from the house.

Make sure extensions haven't been knocked off by lawn equipment, moved during landscaping or buried beneath an enthusiastic hosta.

CMHC recommends cleaning eavestroughs and testing downspouts for proper drainage as part of fall maintenance.

Watch Your House During the Next Rainstorm

This might be my favourite homeowner inspection trick because Mother Nature does most of the work.

When we get a decent rainfall, grab an umbrella and take a walk outside.

Look for:

• Overflowing gutters

• Water pouring beside the foundation

• Downspouts backing up

• Large puddles

• Water travelling toward the house instead of away from it

Yes, your neighbours may wonder why you're wandering around your property in the rain staring at gutters.

That's okay.

You'll be the neighbour with the dry basement.

Don't Forget Window Wells

If you have basement window wells, check them too.

Remove leaves and debris and make sure water isn't collecting inside.

If you notice recurring water accumulation, damaged drainage, cracking or anything else concerning around the foundation, that's when it's worth getting professional advice rather than simply throwing another bag of soil at the problem and hoping for the best.

Why Do This Now?

Late August is perfect because you still have plenty of workable weather to correct small landscaping or drainage issues before fall brings heavier leaf debris, cooler temperatures and eventually winter.

Water management is one of those gloriously boring homeowner jobs that nobody posts before-and-after photos of.

But preventing water from reaching your foundation in the first place is much more appealing than dealing with a wet basement later.

💡 Charlotte's Tip

The next time it rains, don't just look out the window.

Look down.

Where is all that water actually going?

Your roof, gutters, downspouts, grading and landscaping should all be working together to move water away from your home.

Ten minutes with an umbrella can teach you an astonishing amount about your house.

And if you happen to jump in a puddle while you're out there, that's simply a highly technical drainage assessment. ☔😂

This week's Homeowner Hack: Walk the perimeter, find the low spots, check the downspouts and watch what happens during the next good rainfall.

Your basement may never know you did it.

That's exactly the point.

For a handy seasonal reference, CMHC’s Fall/Winter Home Maintenance Tips covers drainage, eavestroughs, outdoor plumbing, weatherstripping and other jobs worth tackling as summer winds down.

Don't Wait for the First Cold Night to Find Out Your Furnace Isn't Happy

We're still firmly in summer mode. The patio furniture is out, the gardens are doing their thing, and I'm certainly not suggesting anyone start talking about snow yet.

But late August is actually a very smart time to give your heating system a little attention.

Why?

Because the first chilly night of fall is exactly when thousands of other homeowners discover their furnace has also apparently decided it would like the season off.

A few simple checks now can help you head into fall knowing your home's heating system is ready when you finally reach for that thermostat.

Start With the Easiest Job: Check Your Furnace Filter

Pull your furnace filter out and take a look.

If it's visibly dirty, dusty or clogged, it's probably time to replace or clean it according to your furnace manufacturer's instructions.

A dirty filter restricts airflow, which means your heating and cooling system has to work harder to move air through your home.

Natural Resources Canada recommends regularly inspecting, cleaning or changing HVAC filters and notes that dirty filters can increase energy costs and potentially damage the system.

Homeowner hack: Before throwing the old filter away, take a photo of the size printed on the edge.

Future-you standing in the Canadian Tire aisle staring at approximately 47 filters that all look identical will be very grateful.

Give Your Vents Some Breathing Room

We've all done it.

A sofa gets moved.

A basket gets tucked into a corner.

Someone decides the floor register is apparently the perfect location for a dog bed.

Walk through your home and make sure both your supply vents and return-air grilles are clear.

Your HVAC system needs to move air freely throughout the house to work properly.

While you're there, give dusty grilles and registers a quick vacuum.

Five minutes. Done.

Check the Area Around Your Furnace

Your furnace room should not slowly become the household storage unit.

Keep the area around heating equipment clear, particularly of combustible materials.

If you've spent the summer piling boxes, paint cans, cleaning products or miscellaneous "I'll deal with that later" items nearby, now is a good time to relocate them.

And yes, I realize "I'll deal with that later" is practically an official homeownership storage category.

Check Your Thermostat

Switch your thermostat to heating mode briefly and raise the temperature enough to call for heat.

Listen.

Does the system start normally?

Does warm air eventually come through the vents?

Does anything sound—or smell—unusual?

A little dusty smell the first time the furnace runs after sitting unused can happen, but persistent burning smells, unusual noises or a system that won't start deserve professional attention.

Then turn the thermostat back down. We're not heating the house in August just for fun.

Look at Your Outside Vents

If your furnace has exterior intake or exhaust pipes, make sure they're unobstructed.

Leaves, vegetation, nests and other debris can accumulate around them.

Add this spot to your winter mental checklist too: once snow arrives, these vents need to remain clear.

Consider Booking Your Heating-System Service Now

Natural Resources Canada recommends having a licensed and insured HVAC contractor perform pre-season checkups and specifically suggests planning heating-system maintenance as fall approaches.

Depending on your equipment, manufacturer and maintenance schedule, late summer can be an excellent time to book before HVAC companies hit their first-cold-snap rush.

A qualified technician can inspect components homeowners shouldn't be attempting to service themselves.

While You're at It: Test Your Alarms

Heating season also means it's a good time to think about carbon monoxide safety.

Health Canada recommends maintaining fuel-burning appliances properly and having working certified carbon monoxide alarms adjacent to sleeping areas. Smoke alarms should also be tested regularly according to the manufacturer's instructions.

Pressing the test button takes seconds.

Ignoring the alarm because "I'm pretty sure it's fine" isn't a maintenance strategy.

Charlotte's Tip 💡

Home maintenance is much easier when we do things before they become emergencies.

I'd much rather discover in August that the furnace needs attention than discover it at 11:30 p.m. on the first freezing night of October while wearing three sweaters and trying to convince the dog that cuddling is now mandatory.

So here's this week's Homeowner Hack:

Check the filter. Clear the vents. Test the thermostat. Check your alarms.

You can probably do the homeowner portion in less than 20 minutes.

Then go back outside.

Summer isn't over yet. ☀️🏡

Your Late-Summer HVAC Checklist

• Check or replace the furnace/HVAC filter

• Vacuum return-air grilles and registers

• Move furniture and belongings away from vents

• Clear clutter away from heating equipment

• Briefly test the thermostat and heating system

• Inspect exterior intake and exhaust vents

• Test smoke and carbon monoxide alarms

• Book professional heating-system maintenance if due

You've saved your down payment.

Excellent.

Now let's talk about the other money.

One of the biggest surprises for first-time buyers is discovering that buying a home comes with expenses beyond the down payment and monthly mortgage payment.

None of this means buying a home is a bad idea. It simply means your budget should include the whole purchase, not just the part that gets most of the attention.

Your Deposit and Down Payment Aren't Necessarily the Same Thing

This causes confusion for many first-time buyers.

The deposit is submitted in connection with your Agreement of Purchase and Sale and ultimately forms part of the money you contribute toward the purchase.

Your total down payment may be considerably larger.

Understanding when funds are required is important because real estate transactions involve actual deadlines, not "I'll transfer it sometime next week" deadlines.

Legal Fees

You'll need a real estate lawyer to complete your purchase.

Ask for an estimate ahead of time and find out what is included so you can incorporate the expected legal costs and disbursements into your budget.

Land Transfer Tax

Ontario buyers may have land transfer tax payable on their purchase.

Eligible first-time buyers may qualify for available rebates, but you should still understand how the calculation applies to your specific purchase rather than assuming there will be no cost.

Adjustments on Closing

Your lawyer may also calculate adjustments for expenses the seller has already paid.

For example, if property taxes have been paid beyond the closing date, your portion may be adjusted on closing.

Moving Costs

Even the DIY version of moving costs money.

Truck rental. Boxes. Packing materials. Pizza for everyone who was foolish enough to answer your text that morning.

If you're hiring professional movers, get quotes early.

Insurance

You'll need to arrange appropriate home insurance, and your lender will typically require confirmation of coverage before advancing mortgage funds.

Don't leave this until the night before closing.

Utility and Service Costs

Depending on the property, you may have costs associated with setting up or transferring utilities and services.

Once you own the home, you'll also need room in your monthly budget for electricity, gas, water, internet and other household expenses applicable to the property.

Immediate Home Expenses

Here's the sneaky category.

You move in and suddenly discover you need:

• curtains

• garbage cans

• a lawn mower

• a ladder

• shelving

• snow shovels

• basic tools

• approximately 47 other things nobody mentioned

You don't need to buy everything on Day One.

But having a small post-closing cushion makes those first few months much more comfortable.

Condo Buyers Have Another Number to Consider

If you're buying a condominium, monthly condominium fees become part of your ongoing housing costs.

You should also understand what those fees include, review the status certificate and consider how the condo's financial position may affect you as an owner.

The Goal Isn't to Scare You

It's actually the opposite.

Buying your first home feels much less intimidating when you know what to expect.

Before we start touring homes, I want my buyers to understand their realistic purchasing budget, expected closing costs and what homeownership may look like after they get the keys.

Because qualifying to buy a home and being comfortable owning that home are two different things.

And we're aiming for both.

Charlotte Ferguson, REALTOR®
Finding Home With Charlotte

You're thinking about selling.

You look around your house and suddenly notice everything.

The dated bathroom. The flooring you've been meaning to replace since approximately 2019. The kitchen cabinets. The paint colour your sister politely described as "interesting."

And then comes the question:

Should we renovate before we list?

Sometimes, yes.

Sometimes, absolutely not.

The goal isn't to make your current home perfect. It's to determine which improvements, if any, are likely to help you sell more effectively.

Start With the Buyer

Before spending money, think about the likely buyer for your property.

A buyer shopping for an entry-level home may happily accept an older kitchen if the house is clean, functional and priced appropriately.

A buyer considering a substantially higher-priced property may have different expectations.

The neighbourhood, property type, competition and price range all matter.

Fix Problems Before You Add Pretty Things

If your budget is limited, functionality usually deserves attention before aesthetics.

A leaking faucet, broken door handle, damaged drywall, loose railing or visibly neglected maintenance item can make buyers wonder what else hasn't been looked after.

That $3,000 decorative project may be far less valuable than dealing with ten small unfinished repairs.

Paint Can Still Be Magic

Paint remains one of the simplest ways to dramatically change how a home feels.

You don't necessarily need to paint every room beige, either.

The objective is to create a home that feels clean, cohesive and easy for buyers to imagine themselves living in.

If one particularly bold room is going to dominate every showing, however, it might be time for the roller.

Be Careful With Kitchens and Bathrooms

These are expensive rooms to renovate.

A complete kitchen renovation immediately before selling can be risky because you're choosing finishes for a buyer you've never met.

You might spend $40,000 creating your dream kitchen only to have the next owner walk in and start planning how they're going to change it.

Smaller improvements can sometimes make more sense: updated hardware, lighting, paint, grout, caulking or fixtures.

Flooring Depends on the Situation

Damaged or heavily worn flooring can affect the overall impression of a home.

But replacing flooring throughout the entire house immediately before listing isn't automatically the right answer.

We need to compare the cost of doing the work against the likely effect on marketability and sale price.

Don't Renovate Based on HGTV Mathematics

If you spend $20,000 on renovations, that does not automatically mean your home becomes worth $20,000 more.

Real estate doesn't work that neatly.

Some improvements help a property sell faster. Some help it photograph better. Some reduce buyer objections. Some may contribute to value.

And some simply cost you money.

Ask Before You Spend

One of the smartest things a homeowner can do is have a REALTOR® walk through the property before starting the pre-sale renovation spree.

I would much rather tell you:

"Don't spend $12,000 on that."

than arrive after the work is finished and wish we had spoken first.

Preparing a home for sale is about spending strategically, not making everything new.

Sometimes the best renovation decision you can make before selling is knowing when to put the hammer down.

Charlotte Ferguson, REALTOR®
Finding Home With Charlotte

Why September Is an Interesting Time to Buy

September has always felt a little bit like a second January.

Summer holidays wind down. Kids go back to school. Calendars come back to life. We start cooking actual dinners again instead of declaring that chips and something from the barbecue count.

And for some buyers, September is also when the house hunt gets serious again.

Spring traditionally gets a lot of attention in real estate, but the early fall market can offer buyers an interesting window of opportunity.

Here's why.

The Summer Distractions Are Over

Summer is wonderful, but it can be chaotic.

Vacations, cottages, weddings, kids' activities, long weekends and beautiful weather can make house hunting slide down the priority list.

By September, routines return.

For buyers who spent the summer casually watching REALTOR.ca, this is often the point when the conversation changes from:

"Maybe we'll move..."

to:

"Okay. What can we actually buy?"

That's an important shift.

Sellers May Be More Motivated

Not every seller who lists in September is in a hurry, of course.

But some properties on the market in early fall were originally listed during the summer. If a home hasn't sold, the seller may be more willing to have a serious conversation about price, conditions, closing dates or other terms.

That doesn't mean every listing suddenly becomes a bargain.

It means we look at how long the property has been available, its pricing history, comparable sales and the seller's situation where we can determine it.

Sometimes the opportunity isn't finding a cheaper house.

It's negotiating a better deal.

There May Be Less Buyer Competition

The spring market can bring a lot of buyers out at once.

September can feel different.

Some buyers purchased earlier in the year. Others put their plans on hold. Families hoping to move before the school year may already be settled.

That can potentially mean fewer buyers competing for certain properties.

And fewer competing buyers can give you something incredibly valuable:

time to think.

Imagine that.

Buying a house without feeling like you're competing in an Olympic event.

You Can Actually See How the House Handles Real Life

There is something useful about viewing homes once summer starts fading.

You're more likely to notice how much natural light the house receives when the days aren't endlessly sunny.

You may see how the yard drains after rain.

You can start thinking realistically about entrances, mudrooms, garages, storage and where approximately 47 pairs of wet boots are going to live.

A house can feel very different in September than it does on a perfect June afternoon.

The Neighbourhood Is Back to Normal Too

This is one of my favourite reasons to house hunt in September.

Schools are operating. Traffic patterns return. Kids are outside. Commuters are commuting. Activities resume.

In other words, you're getting a better picture of what the neighbourhood may actually feel like during your everyday life.

If you're considering a home, visit the area at different times.

Morning.

After school.

Dinner time.

Evening.

You're not just buying the house.

You're buying your Tuesday morning there too.

But Don't Buy Just Because It's September

There is no magical month when every buyer should purchase a home.

The right time to buy depends on your finances, your plans, your comfort level and what is actually available.

I'd much rather see someone buy the right home in November than rush into the wrong one in September because someone told them fall was a good time to buy.

Real estate should work around your life.

Not the other way around.

Thinking About Buying This Fall?

You don't have to be completely ready before we start talking.

In fact, I'd rather have that conversation early.

We can look at what homes are selling for, talk about neighbourhoods, establish your wish list and figure out what your realistic next steps should be.

Then, when the right house appears, you're not starting from zero.

You're ready.

Charlotte Ferguson, REALTOR®
Finding Home With Charlotte

The July numbers are in, and the market is giving us a pretty clear message:

Things are moving more slowly — but they are still moving.

Across the Cornerstone Association of REALTORS® market areas, 1,518 homes sold in July 2026. That represents an 11.0% decrease from June and an 11.3% decrease compared with July 2025.

Summer often brings a seasonal slowdown, but this July was particularly quiet. According to Cornerstone, only July 2022 saw fewer July transactions over the past decade.

So, what does that mean here at home?

Kitchener-Waterloo Benchmark Price: $633,300

For Kitchener-Waterloo, the MLS® Home Price Index composite benchmark price for July was:

$633,300

That represents:

• 1.3% decrease from June 2026

• 5.5% decrease from July 2025

That year-over-year change matters, but it doesn't mean every home in Waterloo Region has suddenly lost 5.5% of its value.

The HPI benchmark tracks a representative home and helps us understand overall market direction. Individual property values can behave very differently depending on neighbourhood, property type, condition, upgrades, lot, price range and current competition.

And right now, those differences matter a LOT.

Buyers Have More Negotiating Power

For buyers who spent the last several years feeling like they had to make a decision before they even finished walking through the kitchen, this market feels very different.

Homes are taking longer to sell.

Across Cornerstone's markets, the average property spent 38 days on market in July, compared with 34 days in June and 36 days in July 2025.

That slower pace can give buyers something incredibly valuable:

Time.

Time to compare properties.
Time to review the numbers.
Time to complete due diligence.
And, depending on the property, potentially more room to negotiate price, conditions, closing dates or other terms.

That doesn't mean every seller is desperate to negotiate — far from it.

Well-priced homes in desirable locations can still attract serious attention.

But buyers generally have more breathing room than they did during the frenzy of previous markets.

Sellers: Pricing Has Become the Strategy

This is probably the biggest conversation I'm having with sellers right now.

The strategy of “Let's start high and see what happens” is increasingly risky.

Buyers have options, and they are comparing those options carefully.

When a property enters the market noticeably above where buyers perceive its value, it can sit.

And once a listing accumulates days on market, buyers start asking questions:

What's wrong with it?

Sometimes the answer is absolutely nothing.

It was simply priced incorrectly when it launched.

In today's market, your first days on MLS® are valuable. Strong presentation, accurate pricing, professional marketing and a clear launch strategy matter.

The goal isn't simply to list your home.

It's to position it to sell.

Inventory Is Actually Coming Down

Here's where the July numbers get interesting.

Cornerstone reported 3,139 new listings in July.

That's:

• 16.4% fewer than June

• 15.0% fewer than July 2025

Total inventory also declined:

• 5.0% month-over-month

• 9.6% year-over-year

At the end of July, Cornerstone's market areas had approximately 4.6 months of inventory.

So while sales have slowed, the number of homes coming onto the market has slowed as well.

That creates a more nuanced market than simply calling it a "buyer’s market" or "seller’s market."

Real Estate Is Hyper-Local Right Now

This might be the most important takeaway from the July report.

A benchmark for Kitchener-Waterloo cannot tell you exactly what is happening with a detached home in Elmira, a condo in Uptown Waterloo, a townhouse in Kitchener or a rural property outside the city.

Even two neighbourhoods a few kilometres apart can behave differently.

Cambridge, for example, recorded a July benchmark price of $662,100, down 6.3% year-over-year.

Kitchener-Waterloo was $633,300, down 5.5%.

Those are useful indicators — but they're starting points, not property valuations.

So… Should You Buy or Sell Right Now?

There isn't one answer.

For buyers:
This market may offer opportunities that simply weren't available when competition was intense. Negotiating power, conditions and selection can all work in your favour.

For sellers:
Homes are absolutely still selling, but pricing and positioning matter more. Buyers are informed, cautious and willing to wait for the right property.

For homeowners who aren't planning to move:
Don't panic over a headline or a single percentage. Your home's value depends on what comparable properties are actually selling for in your specific neighbourhood.

And that's really the story of the July 2026 market.

The market hasn't stopped. It's become more selective.

Whether you're thinking about buying, selling, refinancing or simply wondering what your home might be worth today, start with the numbers that actually apply to your situation.

Because your neighbourhood isn't an average — and neither is your home.

Statistics are based on information from the ITSO MLS® System and the Cornerstone Association of REALTORS® July 2026 Market Update. Multiple MLS® Systems operate within Ontario, and no individual MLS® System can be guaranteed to include every property listed or sold within a given area. Statistics are intended to illustrate overall market trends.