Guelph’s catalogue holds 28 records; this is the one that answers the most questions before a buyer has to ask any. Northside, by Granite Homes at 824 Woolwich St in North Guelph, is Now Selling from $438,676 — the minimum verified from-price in the city — and its record carries a price basis, two deposit tracks, two closing tracks, priced incentives and eight floor plans. It also carries the words “tax-free”, which do more work than any other words on the page. This breakdown takes the record apart in the order a buyer meets it. The record was cross-checked against Granite’s official Northside portal during research; the two agree.
The price, and what “tax-free” means on this record
The from-price is $438,676, recorded on a tax-free-guaranteed basis — the only record in the catalogue on that basis. The record’s own price note states the mechanism: Granite guarantees the 13% HST rebate credit for eligible purchasers, so the tax-free figure is the purchase price — Granite’s Estimated Tax Free Price. Read against the rebate stack, the difference from an after-rebate price is structural: an after-rebate builder nets an estimate of one program out of the sticker and the buyer’s entitlement settles the difference later, while here the builder guarantees the whole 13% credit, so the figure is the price rather than a price minus an estimate.
The record carries its own comparator: the same Terrace Level B home lists at $494,990 with full HST. One home, two list prices, $56,314 apart — and which of the two a buyer pays is decided by the guarantee’s eligibility terms in the builder’s documents. “Eligible” is the load-bearing word of this record: the guarantee is Granite’s program, on Granite’s conditions. This record reports it; it does not extend it, and neither does this post.
Two deposit tracks
The record publishes a deposit structure for each of its two collections, and they are different shapes of money:
Deposit structure — Northside, Guelph
Price verified 2026-11-03
Northside · Granite Homes · Guelph · from $438,676
Block D: 5% on firming + 5% at 60 days from firming · Move-In Ready: $10,000 deposit
Run the preconstruction track at the from-price: 5% of $438,676 is $21,933.80, so Block D asks $21,933.80 on firming and the same again at 60 days — $43,867.60 (10%) inside sixty days of firming, scaling with whatever the actual unit price is. The Move-In Ready track is a flat $10,000 that does not scale at all. Same community, same builder: a percentage ladder for the homes not yet built, a fixed cheque for the homes already standing.
Two closing tracks
Block D closes in Summer 2027. The Move-In Ready collection closes as soon as 30 days. Northside is one record sitting on two shelves at once — it appears on this catalogue’s closing-soon shelf on the strength of the 30-day track, and in 2027 planning on the strength of Block D. A buyer reading only the community name and the from-price would miss that the cheaper question — “when could I actually move in?” — has two unrelated answers here.
Incentives on record
- Development charges capped at $0 — a $0 cap, the form the census in Development charges, capped or silent groups first.
- Free parking space, $25,000 value — Terrace Level B homes receive 2 years of free leased parking instead.
- 2 years of condo fees covered, $4,500 value.
- Free appliance package, $8,250 value.
- Granite Homes extended warranty program.
- Block D purchasers pay no occupancy fees for a limited time — no end date is stated on the record.
Every value above is the record’s own. Incentives are the line in any record most likely to have changed since it was published; confirm the current terms before relying on one.
The plans on record
Eight floor plans are structured on this record, all 2-bedroom, running 869 to 1,135 sq ft. That makes Northside a single-size community on the record: the per-bed question that needs a whole table in some cities answers itself here. Guelph gets no per-bed table yet — the catalogue’s rule is four qualifying records in a city, and Northside is Guelph’s one — but for this project the plan range is the useful fact, and it is narrow enough to state in a sentence.
The honest gaps
- The tax-free guarantee’s eligibility conditions live in Granite’s purchase documents, not in this record. The record states that the program exists and what it promises; who qualifies is the builder’s determination.
- The comparator is one named home (Terrace Level B). Prices for the other plans sit above the from-price and are per-plan figures — the project page and the builder’s current list carry them.
- The occupancy-fee relief for Block D is published without an end date. Treat “a limited time” as exactly that, and ask what the limit is before signing.
The worksheet will take the deposit track of your choice and lay it against the closing track — which is, in the end, the whole decision this record asks a buyer to make.