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.

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

Thinking about selling a Guelph home with a basement apartment? Before calling it “legal,” “registered,” or even factori...
08/28/2026

Thinking about selling a Guelph home with a basement apartment? Before calling it “legal,” “registered,” or even factoring the income into your asking price, make sure the paperwork supports the claim.

A strong pre-listing review should look at:

✅ Municipal permits and inspections
✅ Occupancy or registration records
✅ Electrical documentation
✅ Fire and building-code considerations
✅ Insurance and lender treatment
✅ What must be disclosed to buyers

An undocumented apartment doesn’t automatically make a home unsellable—but uncertainty can affect buyer confidence, financing, negotiations and ultimately value.

I’ve put together a full guide explaining what Guelph sellers should check **before listing**.

🔗 Read it through the link in my bio.

Have questions about how a basement apartment could affect your sale?...Call Cody.

Is Guelph a buyer’s market right now? Not quite—but buyers have more leverage than they did a year ago.**July’s numbers ...
08/25/2026

Is Guelph a buyer’s market right now? Not quite—but buyers have more leverage than they did a year ago.**

July’s numbers point to a **balanced market with a buyer-leaning edge:**

🏡 **149 sales**, down 11.3% year over year
📊 **43.3% sales-to-new-listings ratio**
💰 **$764,108 average sale price**, down 1.8%
📍 **$720,000 median sale price**, down 2.6%
⏳ **40 average days on market**, up from 32 last July

For buyers, that can mean more time to compare homes, complete proper due diligence and negotiate—but the best properties can still move quickly.

For sellers, strategy matters more than ever. Homes priced for today’s market are selling. Homes priced around last year’s expectations are more likely to sit and require reductions.

The headline is simple: **Guelph isn’t one single market.** Results vary significantly by neighbourhood, property type, condition and price range.

🔗 Read my full Guelph market breakdown through the **link in my bio**.

Thinking about buying or selling? **DM me “GUELPH”** with your neighbourhood or property type, and I’ll help you understand what these numbers mean for your move.

Save this post for later and share it with someone trying to make sense of the market.

08/15/2026

Overpricing your home can kill the showing before it ever happens. Think about seeing a $45,000 sticker on an entry-level sedan. You probably don’t negotiate—you visit the next dealership. Homebuyers behave the same way. They compare your property with everything else their budget can buy, and if the value feels disconnected, many simply keep scrolling.

Pricing properly isn’t giving your home away. It’s earning attention, creating competition and protecting your negotiating leverage. Would your current asking price earn the test drive?

08/13/2026

Guelph just secured $33.4M to expand wastewater treatment capacity — and city planners say it clears the way for roughly 4,400 new homes by 2031.
Here's what that number actually means: spread over five years, that's capacity for about 880 new homes a year. For context, Guelph broke ground on only 531 new homes in all of 2025 — the lowest total since 2011.
So this isn't just an infrastructure story. It's a real shift in how much housing this city is now capable of building.
But capacity isn't construction. Those units still need approvals, financing, and buyers ready to purchase them. If demand comes back, this supply lands right when Guelph needs it. If it stays soft, don't expect that number to hit on schedule.
And where those homes actually get built matters just as much as how many — concentrated growth in specific pockets of the city can reshape neighbourhoods and shift resale competition in ways a headline number doesn't capture.
Following up on the water-supply piece from my last video soon — meeting with the City to get more context, update coming once I have it.
What do you think — is Guelph ready to grow this fast, or does the rest of the city need to catch up first?

08/12/2026

Guelph home prices barely moved in July. But three numbers tell you what actually changed:
Detached homes: 19 days to sell → 26 days.
Semis & townhomes: 27 days → 50 days.
Condos: 44 days on average.
Prices held. Patience is what buyers and sellers are actually negotiating with now.
What's your neighbourhood looking like? Drop it below.

08/07/2026

Canada has a new national housing developer — and it's not a company.
Toronto just landed $2.7 billion and 5,600 new rental homes this week. Most of that is financing for private builders. Some of it puts government on city-owned land as the landlord.
Before you assume where I land on this — I'm pro-building, all the way. We need way more supply, and I've said that on this page for a long time.
But if government's taking on a bigger role in housing, it should have to answer the same questions any landlord does. Toronto's own Auditor General just reported more than half the city's public housing stock is rated poor or critical. One building sat empty for 18 years while 100,000+ people waited for a unit.
This isn't just a Toronto story — Build Canada Homes has a national mandate, which means Guelph's turn is a matter of when, not if.
So genuinely — how comfortable are you with government financing, owning, building, and in some cases operating your city's housing supply? Step in the right direction, or a bigger problem down the road?

08/07/2026

New listing in Kortright Hills — 1 Teal Drive. Six bedrooms, three and a half baths, and over 3,500 square feet finished across three levels, including a primary ensuite with a freestanding soaker tub and a basement that adds two more bedrooms plus its own bathroom. Then there's the backyard — an inground pool, a hot tub, and a gazebo-covered seating area, all set on a corner lot with extra yard space to spare. This one's got a lot going on. DM me for a private showing.

Address

824 Gordon Street
Guelph, ON
N1G1Y7

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