South Guelph 55+ Community Guide
Village by the Arboretum (VBA) Guelph Real Estate & 55+ Community Guide
Village by the Arboretum is a distinctive 55+ active-adult community in south Guelph. Residents own their homes while the land is leased, creating an ownership structure different from both a traditional freehold subdivision and a conventional condominium. This guide explains the homes, land lease, fees, amenities, resale process and lifestyle.
The Key Difference
How does ownership work at Village by the Arboretum?
VBA sits on land owned by the University of Guelph. Reid's Heritage Homes leases the land from the University, and purchasers of the houses own their homes while subleasing the land beneath them. This is why buying in VBA is different from purchasing a typical freehold house.
1
University of Guelph
Owns the underlying land.
2
Reid's Heritage Homes
Holds the head lease and manages the land-lease community.
3
VBA Homeowner
Owns the house and subleases the land on which the house sits.
🏡 Important: understand both the home and the lease
A buyer should review the applicable lease documents, monthly payments, community rules and resale requirements before completing a purchase. Individual documents and circumstances can differ, so buyers should review the current agreements with their real estate lawyer and confirm financing with a lender familiar with leasehold properties.
Community Overview
What is Village by the Arboretum?
Village by the Arboretum is a 55+ active-adult community in south Guelph, adjacent to the University of Guelph Arboretum. The residents' community website describes a 112-acre development with approximately 1,250 residents.
The community includes 497 single-family homes and townhomes, 81 mid-rise condominium units in two buildings, and additional retirement and rental accommodation associated with the Village of Arbour Trails.
🌳 Arboretum Setting
VBA is beside the University of Guelph Arboretum and extensive green space.
🏠 Adult-Lifestyle Housing
Most houses are bungalow-oriented, with townhome and mid-rise options also found in the community.
🤝 Active Community
The residents' association and many activity groups support a strong social and recreational component.
Community Amenities
What amenities are available at VBA?
The Village Centre is the recreational focal point of the community, complemented by outdoor recreation and an on-site medical centre with independently operated health services.
🏊 Indoor PoolPart of the Village Centre recreation facilities.
🏋️ Fitness & GymnasiumIndoor fitness and multipurpose recreation space.
🎾 Outdoor RecreationTennis, shuffleboard, bocce and a putting green.
🎭 Auditorium & Activity RoomsSpace for meetings, performances, clubs and events.
🩺 Medical CentreIndependent medical, pharmacy and testing services on site.
🃏 Clubs & ActivitiesThe residents' site reports more than 90 activity groups.
VBA Real Estate
Village by the Arboretum home prices & market information
For a stable reference point, the original VBA page reported the following full-year 2025 results:
Detached / House Sales
19 sales
Average price: $927,000
Average DOM: 32 days
Condo / Townhouse Sales
5 sales
Average price: $731,000
Average DOM: 53 days
Current Data
Use our regularly updated market and sold-home pages for newer Guelph sales context.
Current Listings
Homes for Sale in Village by the Arboretum, Guelph
Browse current MLS® listings specifically in Village by the Arboretum. This search updates automatically as VBA homes enter and leave the market.
Because VBA is a specialized land-lease community, buyers should understand the applicable lease, community payments and resale requirements alongside the home itself.
Beth & Ryan's VBA Experience
Homes we've represented in VBA
Our experience within this specialized community includes homes we've helped clients buy or sell, along with current VBA listings we represent:
8 Honeysuckle
5 Amberwood Lane
5 Wild Rose Court
Why VBA-specific experience matters
The land lease, monthly payments, age/occupancy requirements and resale process create questions that do not normally arise with a standard Guelph freehold sale. We can help buyers understand what to investigate and help sellers present the community clearly to prospective purchasers.
Village by the Arboretum FAQ
Frequently asked questions about VBA
Because VBA has a different ownership and community structure from most Guelph neighbourhoods, these questions are especially important for prospective buyers and sellers.
Is Village by the Arboretum a 55+ community?
Yes. The current VBA residents' FAQ describes it as an adult-lifestyle community and quotes the sublease as restricting occupancy, to the extent permitted by law, to no more than two adult persons who are 55 years of age or older, unless the landlord gives prior written approval.
Do I own the home at VBA?
For the house/townhome portion of VBA, purchasers own the physical home but not the underlying land. The land is owned by the University of Guelph and is subleased through the community's land-lease structure.
Is there land transfer tax when buying a VBA house?
Generally, no Ontario land transfer tax is payable on the purchase of a VBA house under the current land-lease structure. VBA's current buyer information says a purchaser receives a new 20-year sublease at resale. Under Ontario's Land Transfer Tax Act, a lease or transfer of a leasehold interest is exempt from land transfer tax when the unexpired term, including renewals or extensions, cannot exceed 50 years. In practical terms, VBA buyers own the house but do not acquire the freehold land beneath it. Buyers should still have their lawyer confirm the tax treatment for their specific transaction and current sublease documents.
Is VBA a condominium?
The single-family and townhome land-lease portion is not a conventional condominium corporation. VBA also contains separate mid-rise leasehold condominium buildings, so buyers should confirm the legal structure of the specific property they are considering.
What do the monthly VBA payments cover?
The existing community information describes payments supporting shared community costs such as snow removal, landscaping, road/street maintenance and operation of the Village Centre. The exact current amount and inclusions should be confirmed for the specific property and current lease.
Do the monthly payments maintain my house like condo fees?
Not generally for the house itself. The homeowner remains responsible for home components such as the roof, windows, doors and HVAC. Exterior work may also need to comply with community appearance guidelines.
Can I get a mortgage on a VBA home?
Leasehold ownership can affect lender requirements and available financing. Buyers should speak with a lender or mortgage professional familiar with VBA or leasehold properties before making financing assumptions.
What happens when a VBA home is sold?
The current VBA resale information says the landlord must be involved in the sale and consent to it, with the buyer taking on the applicable lease obligations. The landlord may also request information about a proposed buyer's financial capability. Sellers and buyers should review the current lease and resale requirements with their lawyer and real estate representative.
Can a VBA home be rented out?
The published lease excerpt says assignment, subletting or parting with possession requires prior written landlord consent. Anyone considering renting or subletting should rely on the current lease and obtain appropriate legal advice rather than assuming ordinary freehold rules apply.
How large are homes in VBA?
The residents' FAQ says the average house is about 1,300 sq. ft., ranging from roughly 1,045 sq. ft. townhomes to approximately 2,200 sq. ft. bungalows or two-storey cottage-style homes. It notes that most houses are two-bedroom bungalows.
Why is there an entrance gate?
The VBA residents' FAQ says controlled access operates from 9:00 p.m. to 6:00 a.m.; vehicles can freely enter at other times.
Do VBA residents still pay City of Guelph property taxes?
Yes. The residents' FAQ states that VBA residents pay normal city taxes while also paying community charges for services not maintained by the City, including items such as snow removal, street cleaning and road maintenance.
What amenities are included in the community?
The Village Centre includes recreation and activity space, with an indoor pool, fitness facilities and gymnasium. Outdoor amenities include tennis, shuffleboard, bocce and a putting green, and the community has many organized clubs and activities.
Where is VBA located?
Village by the Arboretum is in south Guelph beside the University of Guelph Arboretum, between the broader Old University and Kortright East areas and close to Stone Road amenities.
Is VBA a life-lease community?
The existing Beth & Ryan VBA guide distinguishes VBA from a life-lease community: for the house portion, the resident owns the physical home while leasing the land beneath it.
Important: This page is a practical real estate guide, not legal or financing advice. Lease terms, payments, rules and lender requirements can change or differ by property. Buyers and sellers should rely on the current agreements and obtain advice from their lawyer, lender and other appropriate professionals.
Buying or Selling in VBA
Work with Guelph REALTORS® who understand the community
Village by the Arboretum has details you simply do not encounter in most Guelph transactions. Whether you're considering a move into VBA or preparing to sell a home there, we can help you understand the market, the process and the questions that need to be answered.
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Written and reviewed by Beth & Ryan Waller, Guelph REALTORS® and Sales Representatives with Keller Williams Home Group Realty. Updated October 2026.