Guelph Home Buyers Have More Room to Negotiate in 2026
Guelph home buyers have more room to negotiate in 2026. In September, 88% of freehold homes in the City of Guelph sold under their list price, up from 78% in September 2025.
If you're buying or selling in Guelph, that shift matters. We walked through the numbers so you don't have to, and we'll tell you what we think they mean for your next move.
How many Guelph homes are selling under asking price in 2026?
In every month of 2026, at least 67% of Guelph freehold homes sold under list price, and the share has climbed since the spring.
September was the highest month of the year. Since May, the share of homes selling under list price has risen or held steady every month.
2026 vs. 2025: Guelph sellers are less firm on
price
Sellers aren't as firm on their asking price as they used to be. In 2025, we saw a similar ramp-up in homes selling under list price starting in May, but at significantly lower rates. In 2026, the share was higher in eight of nine months and level in May.
The discount hasn't changed, but you're more likely to get one
The average sale price in Guelph was 98.5% of list price in 2025 and 98.2% in 2026, so the size of the typical discount has barely moved.
What has changed is how often it happens. A home that sells for 98.2% of its list price sells about 1.8% below asking. On an $800,000 list price, that's roughly $14,400, and in 2026 you're more likely to see that kind of discount than you were a year ago.
That's what we mean by a negotiable market.
What this means for Guelph home buyers and sellers
If you're buying
If there's a home you like that's slightly above your budget, don't count it out. But don't wait for a price decrease either, because that will just drum up more competition. Instead, work with an agent to negotiate and see what's possible.
A word of caution: this doesn't mean a $1 million home will now sell for $850,000. The data shows a small average discount that's more common than it was last year.
If you're moving up or right-sizing
Keep these market dynamics in mind when setting your list price. The vast majority of homes are selling under list price, and buyers are expecting it. Flexibility and a strong negotiation partner will be an asset in this slower market.
Questions about the Guelph market?
Want to talk through what this means for your plans, or see more local data? Let's grab a coffee. We're always happy to chat.
Data source: Habistat powered by REALM, freehold homes in the City of Guelph, January to September 2025 and 2026.
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