37 Cross Creek Blvd

So the truth is that not many properties have everything buyer’s want and for the price they want to pay.  Buyer’s often adjust their expectations or they don’t buy. This home is simply stunning and every penny of the listing price can be justified.  We are serious when we say that if you come and view this home in person, you won’t want to leave.

The kitchen is by far the best kitchen in any home recently sold.  It is the crown jewel of this property.  Everything else that you notice will simply justify your desire to live here.  What are you not to love?

OUTSIDE:

The exterior and location of this home are the icing on the cake.  The private 1/2 acre property is situated close to the City of Guelph Ontario in Canada.  This is a 45 minute drive to Toronto.  The natural surroundings create a peaceful environment to unwind, or even entertain your friends.  The 500 Year Forest Project, a protected plot of land owned by the Jesuits, is right behind.  Endless trails wind through the forest, the meadows and along the Speed River.

The Saltwater pool and manicured gardens are a delight and easy to manage. Relaxation is the key phrase when talking about this yard.  A gazebo is situated at the rear property line, close enough to have deer wander right up to you without noticing.  Paradise.

INSIDE:

Spectacular is the first word many people use when describing this breathtaking home.  The outside is clearly part of the interior space by use of large floor to ceiling windows and patio door.  There are windows on all sides, yet even in winter with the leaves gone, there is hardly an unobstructed view.

The property has been extensively modernized with engineered 6 inch oak planks, a showcase kitchen, a majestic fireplace, new windows and the list goes on.  There isn’t much question about whether there is value here. red more about this property here: 37 Cross Creek Blvd

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Why?

Well for starters, Stuart Street is a sought after, prestigious street located in the St. George’s Park area of Guelph. The surrounding homes are large, unique and expensive with many notable neighbours.

Next, the lot is 70 x 132, making it wide enough for an estate home if you are so inclined to tear down the existing one and re-build. As it exists, the property is also a good fit for a family looking to get into the neighbourhood at a discounted price and renovate over time.  The house has it’s merits, but admittedly it shows signs of wear and tear and is being sold “as is” so please keep this in mind before you view.

Lastly, this home also fits the criteria for a “flip”.  If you have the right skill set and team, in addition to a good sense of design, this home may be a consideration. The area will support a property value using the existing base structure and similar size, of up to 1.5 million. A demo and re-build could have a significantly higher value. You can clearly see this when you observe the surrounding homes.

So What’s Next?

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5 Tamarack Place, Guelph

Yes this is a real house, and potentially the best one on the market right now.  It isn’t for everyone, but we feel it meets the needs of many home buyers.  In fact some even call it their dream home. The location is the best place to start, being on a family friendly cul de sac, and in close proximity to Holy Rosary and Edward Johnson schools. If you like a walkable community, this home is perfect for you.  With two Tim Hortons close by, liquor store, three grocery stores, postal outlet, restaurants, fast food, hair cutters, and much more all within a 10 minute walk.

So what else is special?  Try the fabulous 120 foot frontage and stunning back yard featuring an unground salt water pool and hot tub.  The outdoor rooms are designed to be an extension of your home. The dining area, the fire area, the relaxation “dock”, the hot tub area and garden area.

Inside this deceiving home, you will find the spacious 1825 sq/ft more than enough for your needs.  The main floor features two living areas both with maple hardwood floors.  The kitchen is delightful with white cabinets, stainless steel appliances and granite counters. The main floor also has 3 exit points to the back yard.

Upstairs, two enormous bedrooms await all with multiple closets and one with a bonus walk-in closet. In the basement a finished recroom and additional bedroom are an unexpected bonus.

We hope this home is your dream home and you can enjoy the many features of this splendid property.

Virtual Tour and Floor Plans

Virtual Tour and Floor Plans

More Info:

www.guelph-real-estate.ca

Book  a Viewing:

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It is no secret that people are migrating from Guelph, Kitchener, Waterloo and Georgetown towards the town of Fergus where homes prices are still reasonable and the quality of life is high.  Invest in this property and reap the rewards.

Contact Andrew directly for more information: 519-830-2891

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You may have visited this home before and not even realized it. 631 Grange Rd was the former model home when this subdivision was first built. A model home is designed to showcase the builders features and upgrades, and this house has them all.  From unique rooms, tray ceilings, vaulted ceilings, skylights, to a walkout basement, the list goes on.  Often model homes get extra bonus features such as an insulated, drywalled garage since this is where the sales office was located.

The property is perched on a prime lot with conservation land flanking it to the right and at the rear.  Controlled by the Grand River Conservation Authority (GRCA), this land is protected and cannot be built on.  The summer months bring with them the full beauty of this treed canopy and wild grass. Privacy is at it’s maximum, creating an oasis in the city.

The location itself is also prime in another way.  Being close to schools, children can safely walk to some of the best schools in the City.  Parks are just steps away, and the choice is unlimited.  Remember when you were a kid?  You played outside at the park or in the woods.  You rode your bike, or walked to the store to buy bubble gum or hockey cards? This neighbour brings that all back for you kids to enjoy!

Inside this home is beautiful.  It doesn’t have the bling of newer more current homes, but it is certainly inspiring and envious. If you are a modern decor person then, you can “trick out” this home with ease, after all location is the beginning and end of all real estate conversations… The soaring ceilings in the impressive entrance way are unique and create a magical first impression for guests.  The traditional, yet open floor plan blends the two design concepts wonderfully.  Take in the views from the large windows soaking in the beauty of the forest.

The bedroom level at 631 Grange Rd features 4 large bedrooms, three of which have walk-in closets.  A loft area is ideal for a lounge room or an open concept office.  The main floor also features an office with a closet, making it flexible for a 5th bedroom.

In the basement create your dream in a large open area with a walkout to the back yard.

Visit Guelph-Real-Estate.ca for more details.

Book A Viewing:

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The first thing we were shocked at, was that there is an in-ground swimming pool at this 49 Rhonda Road complex.  We like to think that we know a lot about Guelph real estate, but here is one thing we didn’t know.  Well now we do. So how about that, what a great place for a young family?

This beautiful property is a first time home buyer’s dream. An end unit townhouse located in Guelph’s west end is conveniently situated near major shopping, bus routes, and parks.

Inside your senses are awakened by the ambience of a well cared for home. With abundant light filling the space from front to back a warm, homey feeling captivates you. Rich hardwood floors under foot and a renovated kitchen are the first things you will notice.

The remaining features will also impress with 3 bedrooms 1.5 baths and a finished basement for extra lounging space. Did you know that 49 Rhonda Road has an inground community swimming pool? What a great feature for the kids. A family home through and through all at an affordable price.

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Some Guelph homeowners may be shocked

We often talk about who the bread winner is in a family and for many families both parents are working.  These days, if you are a home owner, there is a third bread winner and you might not even know it.

Some Guelph homeowners may be shocked to learn that in 2016 their home earned more money than they did!  In 2016 the median sales price of a detached home in Guelph rose an astonishing $51,600!  For semi-detached and townhouses the increase was 10% or roughly $31,000. CMHC predicts that in 2017, house prices will rise another 10%.

If you are thinking about cashing out and buying your forever home or refinancing for that renovation project you’ve dreamed about, now might be the time to act. Give us a call or email and we can get you started in the right direction.

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The 2017 Guelph real estate market has started with a bang!  As more and more sellers race to take advantage of this opportunity, will this be the bubble burst that many have talked about? Or will the supply of eager buyers continue to devour any listings that hits the market?

“…will the supply of eager buyers continue to devour any listings…”

We have already seen a 1250 sq/ft condo townhouse sell for a whooping $441,6000 on Gordon St.  That is nearly $100,000 more than last year.  Or how about a 1400 sq/ft detached house on Moss Place for $500,000?

Are You Ready to List?

Whether you are ready to list your home or not quite ready, NOW is a great time to discuss it.  What strategy, will you take?  When will you list? What price? What marketing plan will get the most buyers?  These are all important questions, but the most important question, is what will my net profit be?

Don’t let the bubble burst before you have the inside scoop.

To find out how you can score the highest net profit contact us right now.

Every year we help people just like you navigate through the Guelph real estate market.  We give honest, up-to-date, and relevant insight.  We have your interests in mind and are NOT in it to just make a quick buck.  We invest in you.  When you are comfortable enough to reach out for a free consultation, please do so with confidence.

2016 Year End Market Stats

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This article was originally published by Places4students.com with comments added by DNA Homes specifically about the Guelph student housing market.

While it’s difficult to predict the future, one thing is for certain – the student housing market will continue to grow. How exactly it will grow and evolve is something a bit more difficult to predict.

By looking at current and forecasted trends, it is possible to paint a picture of what the future might hold for the student housing industry. Here are a few predictions being discussed.

1). The amenity race will come to an end

At some point, purpose-built student housing professionals will simply run out of ideas when it comes to one-upping the competition with unique amenities. They will also identify some luxury amenities that aren’t attracting residents and determine the additional cost may not be worth it. Campus Advantage agrees, and predicts that the end of the amenity war is in sight. Campus Advantage stated that location is the most important amenity; far more important than the bells and whistles stuffed into luxury buildings.

How Does This Apply to Guelph? Guelph has recently had the first “experiment” completed. The purpose built building on Gordon Street sold out before completion, yet as we write this comment eight units are currently on the market as resale units and NOT for the price you might have imagined. While other properties in Guelph have increased by an average of 13.2% in 2016 alone, a 978 Square foot, 3 bedroom unit at 1291 Gordon St has only increased by 5.8% since September 2013!

Our advice at the time these units were built was to avoid them! Some of our reasons were: too many students in one area will mean noise and chaos; noise and chaos will mean added security will be required; added security will mean higher condos fees which affects profit; rents are too high for the current market; guaranteed rent will only last so long then students will not pay $675 per bedroom any more; and finally, long bus stop line ups. Other issues which we did not predict were, bad cell phone reception, and building material flying off the sides.

Having said all that, the extra amenities that this building has to offer, which is impressive, is not only costly, but not desired by as many students as once thought. Rents have decreased from $675 per bedroom, to as low as $490 per bedroom. Hopefully the next purpose built buildings will get the balance right! We have our eyes on Solstice 3.

2). Student housing centralization will be the focal point.

This point should come as no surprise. With location being the most important aspect of student housing for developers and students alike, we’ll continue to see centralization around campuses. Housing located miles away from campus will become increasingly less desirable as more properties become available in close distance to campus. Many college and university towns are now seeing high-rise purpose-built student developments being built and it is enabling a higher volume of students to live near campus. Axiometrics demonstrated that there is a direct correlation between proximity from campus and higher rent levels, leasing velocity and occupancy. As the saying goes – location, location, location!

How Does This Apply to Guelph? Although it is true that location, location, location are the three rules of real estate, University of Guelph students view location as being close to the bus stop rather than proximity to the university. For a variety of reasons, walking to school has become taboo. This could be related to harsh winter weather, time constraints, or even convenience.

3). A rise in middle-market student housing will take place.

Middle-market or student-competitive housing is increasingly attracting the attention of major student housing players like The Scion Group. There has been lots of discussion in the media about luxury student housing, but there hasn’t been much talk about middle-market student housing. This will likely gain more attention as its profit margins have shown to be impressive; often better than profit margins of newer purpose-built projects. Eventually, the novelty of luxury student housing will wear off and more communities will see an increase in middle-market housing.

How Does This Apply to Guelph? The Guelph student housing market has seen an up tick in luxury student rentals, but there is still an over whelming desire for the well-kept middle of the road detached house or townhouse. Students love to live in a great home, but budget is a factor. Most students are willing to pay more for a nice place, but they have a cap. Not everyone drives BMW or Mercedes to school.

4). Less on-campus housing developments and more P3 partnerships.

Building on-campus housing is incredibly expensive, as well as staffing and maintaining it. For this reason, many colleges and universities haven’t built a lot of new on-campus accommodation during the past decade. Many that have, entered into some form of P3 partnership with a private developer to help ease the cost. It’s fair to predict that moving forward, the majority of new on-campus housing developments will be financed in some way by a public-private partnership.

How Does This Apply to Guelph? We are seeing the 3rd party partnerships and even private investments take place right now. The corner of Gordon St and Stone Rd, is a property to watch.

5). A decline in single-family student homes.

There will likely always be a market for students wanting to share a three or four bedroom house to save on rent, but our predictions lead us to believe that fewer students will inhabit single family homes in the future. As far back as 2013, this trend was already taking shape. In a 2013 J Turner Research surveyed over 7,000 students and found that only 13% of respondents indicated a single-family home was the style of building they would most like to live in. Mid-rise apartments came in first with 38%, followed by community cottage/townhouse at 33%. With an increase in purpose-built student housing communities directly surrounding campuses, it is foreseen that more students will move out of single-family homes in coming years.

How Does This Apply to Guelph? Although I am not armed with any statistics for this one, experience tells me that students prefer a nice place to live, regardless if it is a townhouse, apartment or detached house. If it is close to the bus, and nice, they want it. I would say given a choice, with everything else being equal, students would prefer a detached house. Statistically speaking I would suggest that more students live in townhouses, mainly because there are more of them, and their locations are conveniently located next to bus routes.

6). A rise in micro-unit student housing.

This trend is already starting to take shape. One example is the micro-apartments project that is underway at the University of British Columbia. In response to a lack of student housing and increasing rental rates, this new project aims to help provide students access to affordable housing. It’s reasonable to predict that other cities with extremely competitive rental markets boasting higher rents may introduce micro-unit student housing nearby major campuses.

How Does This Apply to Guelph? We are not seeing anything in the Guelph student housing market that indicates micro-units will be arriving anytime soon. Unfortunately students will have to accept sub par accommodations in order to cut costs. There is always a market for crappy rooms for cheap rent, we just don’t like to participate in that end of the market. Although it is the students choice in where they live, we feel landlords should have a responsibility to provide a better standard of quality. This is one sector of the student market that we see a positive improvement in. Landlords are starting to care for their properties. There are fewer and fewer slumlords.

If you liked our comments please added your comment below. we would love to hear from you.

Here’s the link to the original article: places4students.com

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