🏡 Old University: Charm and Character Close to Downtown

Tucked between the Speed River and the University of Guelph, Old University is one of Guelph’s most sought-after and storied neighbourhoods. With tree-lined streets, mid-century homes, and a walkable location close to both campus and downtown, it offers a rare blend of character, convenience, and community.


If you’re looking for a neighbourhood with soul—and not just square footage—Old University may be exactly what you’re after.


🌳 A Neighbourhood Steeped in History

The name “Old University” comes from its proximity to the original University of Guelph campus, and the neighbourhood's roots date back to the early to mid-20th century. Many of the homes here were built in the 1940s to 1970s and reflect a mix of classic red brick bungalows, charming story-and-a-halfs, and larger custom homes.


It's a place where homeowners plant roots for decades—and where curb appeal isn't manufactured, it's authentic.


🏫 Why People Love Living Here

1. Walkability & Location

Old University is just a short walk to:

  • Downtown Guelph – cafés, restaurants, and shops
  • University of Guelph – great for faculty, students, or professionals
  • Royal City Park and the Speed River Trails – perfect for runners, dog-walkers, or a quiet stroll

2. Top-Rated Schools

Families are drawn to the area for strong public and French Immersion options like:

  • John McCrae Public School
  • École King George (FI)


3. Architectural Character

This isn’t a subdivision of copy-paste houses. Here, no two homes are exactly alike. The mature trees, wide streets, and mix of house styles give Old University an established charm that newer neighbourhoods simply can’t replicate.


☕ Lifestyle & Community

Living in Old University means being close to:

  • Downtown coffee shops like Red Brick Café & Kanoo Coffee
  • The Boathouse Tea Room along the river
  • The University Arboretum – a local favourite for peaceful nature walks

The community vibe is laid-back, intellectual, and neighbourly. You’re just as likely to see professors biking to class as you are to see kids playing soccer in the yard. It’s a neighbourhood with real personality, not just polished edges.


💰 Real Estate Snapshot

Homes in Old University range from modest bungalows to fully renovated family homes, often sitting on large, mature lots. Inventory tends to be limited—and when homes hit the market, they’re snapped up quickly.

Home Style

Typical Price Range

2-bed bungalow

$850K–$1M

3–4 bed family home

$1M–$1.5M+

Renovated custom builds

$1.5M–$2M+


💡 Pro Tip: Many homes in this neighbourhood have unfinished basements with potential, or are suitable for modest upgrades that dramatically increase value.


🏁 Final Thoughts

Old University is one of those rare neighbourhoods where location, character, and community all intersect. Whether you’re raising a family, downsizing with style, or just want to walk to downtown and the trails, this area has timeless appeal.


📩 Interested in buying in Old University or selling your home there? I’d be happy to help you explore what’s available—or position your home to stand out in this high-demand pocket of Guelph.


Let’s find you a home that has both story—and stories to come.

Selling or Buying a Home During a Divorce

By Wilson Li • December 10, 2025
Selling or Buying a Home During a Divorce A Supportive Real Estate Guide for Guelph Families

How to Get Pre-Approved for a Mortgage in Guelph

By Wilson Li • November 26, 2025
How to Get Pre-Approved for a Mortgage in Guelph If you're thinking about buying a home in Guelph, one of the smartest first steps you can take is getting pre-approved for a mortgage. It’s more than just a number — it’s a key to unlocking your home search with confidence, especially in a competitive market like Guelph’s. Here’s a step-by-step guide to help you get pre-approved and ready to shop for your new home. 1. Understand What Pre-Approval Really Means Getting pre-approved means a lender has reviewed your financial situation and is willing to lend you a certain amount of money for a home purchase. It’s not a guarantee of financing, but it’s a strong signal to sellers that you’re a serious, qualified buyer. A pre-approval will give you: A clear price range for your home search An estimate of your monthly payments Confidence when making an offer A competitive edge in a multiple-offer situation 2. Gather Your Financial Documents To get started, you’ll need to gather the following: Recent pay stubs (or proof of income if self-employed) Two years of T4s and/or tax returns Bank account statements A list of current debts and monthly payments Government-issued ID Having these documents ready can speed up the process significantly. 3. Check Your Credit Score In Canada, lenders typically want to see a credit score of at least 600–680 to qualify for a mortgage with a good interest rate. You can check your credit score for free through services like Equifax, TransUnion, or Borrowell. If your score is lower than expected, consider taking a few months to improve it before applying. 4. Connect With a Mortgage Professional In Guelph, you can choose between working with: A bank or credit union , which often offer bundled services and products if you’re already a customer. A mortgage broker , who can shop around with multiple lenders to find you the best rate and terms. A good local mortgage broker or advisor can guide you through the pre-approval process and help explain any terms you don’t understand. 5. Complete the Pre-Approval Application Once you've chosen your lender or broker, you’ll fill out a mortgage application. This includes details about your employment, income, assets, debts, and the kind of home you’re hoping to buy. Most applications can be done online and processed in just a couple of days. 6. Get Your Pre-Approval Letter If your application is approved, you’ll receive a pre-approval letter outlining: The amount you can borrow The interest rate (typically locked in for 90–120 days) Any conditions or next steps This letter is gold when you're ready to put in an offer — it shows sellers you’re prepared and qualified. 7. Stick to Your Budget Just because you’re approved for a certain amount doesn’t mean you should max it out. Work with your realtor to find a home that fits your budget and lifestyle comfortably — including extra costs like property taxes, home insurance, and utilities. Final Thoughts Getting pre-approved is one of the most important — and empowering — steps in your home buying journey. In a market like Guelph, where homes can sell fast and competition is strong, being prepared can make all the difference. Need help connecting with a trusted local mortgage broker or want to talk about your home search goals? I'm happy to help!

🕰️ Should You Wait to Buy a Home? What to Consider in Today’s Market

By Wilson Li • November 19, 2025
🕰️ Should You Wait to Buy a Home? What to Consider in Today’s Market It’s the question nearly every potential buyer is asking: "Should I wait to buy a home, or should I make a move now?" With interest rates still high, talk of a potential market shift, and affordability concerns top of mind, it’s no surprise that buyers are feeling cautious. But the right decision isn’t one-size-fits-all. Let’s break down what’s happening in the Guelph (and Ontario) housing market in mid-2025—and whether waiting is the smart move for you . 📉 Interest Rates: Still High… But for How Long? As of now, interest rates remain elevated compared to pre-2022 levels. But the Bank of Canada has signalled potential rate cuts by late 2025 or early 2026 , depending on inflation trends and economic growth. Waiting could mean: ✅ Lower monthly payments if rates drop ❌ More buyers re-entering the market = more competition and higher prices 🧠 Tip: Some buyers are using short-term fixed rates now, then planning to refinance once rates improve. 🏠 Prices Have Stabilized In many markets, including Guelph, home prices have cooled off from their early-2022 highs. While they’re not cheap, prices have levelled , and there’s more balance between buyers and sellers. Buying now could mean: ✅ Less competition ✅ More time to negotiate and include conditions ❌ A slightly higher monthly payment (but possibly a better price) If prices begin to climb again in 2026—as many experts expect— waiting could cost more in the long run , especially if rates don’t drop significantly. 📦 Inventory Is Higher, Giving You Options More listings are sitting longer, and buyers have more time to think. It’s a welcome change from the frantic pace of recent years. Today’s market lets you: Take time for inspections Include financing and sale-of-home conditions Avoid bidding wars in many segments 🏷️ In short: You’re buying in a calmer, more thoughtful environment right now. 💡 So… Should You Wait? Here’s how to decide: ✅ Buy Now If... You’ve secured a rate you can afford You’re tired of renting or want to build equity You’ve found a home that fits your lifestyle and budget You want to lock in a price before demand rises again ⏳ Wait If... Your job or income situation is uncertain You’re not emotionally or financially ready for the commitment You’re hoping to make a very competitive or cash-heavy offer in the near future You want to build your down payment a little more 🏁 Final Thoughts There’s no perfect time to buy—but there is a right time for you . The key is to weigh the pros and cons based on your personal goals, finances, and lifestyle. 📩 Still unsure? Let’s have a no-pressure conversation. I can walk you through what’s happening in the Guelph market right now, help you understand your buying power, and explore options that make sense—whether you’re ready today or next year.
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