Kingston Real Estate Agents Lynn Wyminga & Lorna Willis : Blog : Latest Blog Posts

What to Expect from a Home Inspection (And Why a Perfect Score Doesn't Exist)

Sun, 14 Jun 2026 15:15:15 GMT

A home inspection is a professional visual assessment of a property's condition — and one of the most important steps in the home buying process. You've found a home you love, your offer has been accepted, and now it's time for the home inspection. For many buyers — and sellers — this step stirs up anxiety. What will the inspector find? Will the deal fall apart? Should the seller fix everything on the list?

Let's take a deep breath and set some realistic expectations, because understanding what a home inspection actually is (and isn't) can make the entire process far less stressful.

What Is a Home Inspection?

A home inspection is a visual assessment of a property's condition at a specific point in time. A licensed home inspector walks through the property and evaluates the major systems and components of the home — not to assign a grade, but to give buyers and sellers an informed picture of what they're working with.

Think of it less like a pass/fail exam and more like a wellness check-up. The doctor isn't looking to declare you perfectly healthy — they're looking to flag anything that needs attention.

What's In the Inspector's Scope?

A standard home inspection typically covers the following:

Structural Components The inspector evaluates the visible foundation, walls, floors, ceilings, and roof structure for signs of movement, settlement, or damage.

Roofing This includes the condition of shingles or other roofing materials, flashing, gutters, downspouts, and visible signs of leaking or deterioration.

Exterior Siding, trim, windows, doors, decks, walkways, grading (how the ground slopes away from the house), and drainage are all assessed.

Electrical System The inspector looks at the main panel, visible wiring, outlets, switches, and fixtures to identify any safety concerns or outdated components.

Plumbing Supply lines, drains, water heaters, visible pipes, toilets, faucets, and fixtures are checked for leaks, corrosion, water pressure, and proper function.

Heating and Cooling (HVAC) The furnace, air conditioner, ductwork, and thermostats are tested to verify they operate as intended.

Insulation and Ventilation Accessible attic and crawlspace areas are inspected for adequate insulation and proper ventilation, which affect both energy efficiency and moisture control.

Interior Walls, ceilings, floors, windows, and doors are examined for damage, moisture intrusion, and proper operation.

What's NOT In the Inspector's Scope?

This is equally important to understand. A home inspector is a generalist — a trained eye, not a specialist. There are many things a standard inspection does not include:

Behind walls, under floors, or above ceilings — Inspectors assess what is visible and accessible. They are not destructive.
Septic systems and wells — These typically require separate, specialized inspections.
Swimming pools and hot tubs — Usually excluded unless specifically added to the inspection.
Chimneys and fireplaces — A basic visual check may be done, but a full chimney inspection requires a certified chimney sweep.
Pests and wood-destroying organisms — Termite or pest inspections are separate services.
Mold and air quality — Unless visible mold is noted, testing for indoor air quality or hidden mold is a separate process.
Underground oil tanks or environmental hazards — Radon, asbestos, lead paint, and similar concerns fall outside a standard inspection.
Appliance warranties or product recalls — Inspectors may note whether appliances function, but they don't research recall status.

If any of these areas concern you, ask your real estate agent about arranging specialized inspections in addition to the standard one.

No House Gets a Perfect Score — And That's Okay

Here's one of the most important things to understand about home inspections: every house will have deficiencies noted. Every single one.

It doesn't matter if the home was built last year or 100 years ago. Whether it's a brand-new construction or a beloved family home that's been meticulously maintained for decades, the inspector will find items to flag. This is the nature of homes — they are living, breathing structures that age, settle, shift, and wear over time.

The goal of a home inspection is not to produce a perfect report. It's to produce an honest one.

The 1% Rule: A Practical Benchmark

So how do you know if what the inspector finds is "normal" or cause for real concern?

A useful benchmark that many experienced real estate professionals refer to is the 1% rule: if the total cost of repairs identified during an inspection comes to less than 1% of the purchase price of the home, the findings are generally within a reasonable range that you can expect to deal with in the next year or two.

For example, on a $500,000 home, that's $5,000 or less in repairs. On a $300,000 home, it's $3,000 or less.

That doesn't mean you ignore the report — far from it. It means you put it in perspective. Some of what gets flagged will be minor maintenance items that any homeowner deals with over time. Caulking around a tub. A slow drip under a sink. A missing weatherstrip on a door. These are normal findings, not red flags.

What You're Actually Looking For

The purpose of reviewing an inspection report is to identify the items that genuinely matter — the ones that affect safety, structural integrity, or involve significant cost. These might include:

Evidence of active water intrusion or foundation movement
Outdated or unsafe electrical systems (knob-and-tube wiring, aluminum branch wiring, overloaded panels)
A failing roof that needs replacement in the near term
A furnace or water heater at end of life
Plumbing with significant leaks or code issues
Structural issues

These are the items worth having a conversation about. Minor maintenance findings? Those are part of owning any home.

The Inspection Isn't a Shopping List for the Seller

One of the most common missteps in the inspection process is treating the report as a checklist of demands to send to the seller. This approach often backfires — it can create friction, derail negotiations, and frankly, it misses the point.

We go into every inspection knowing that all houses need some degree of repair and maintenance. That's not a surprise — it's the reality of homeownership. Asking a seller to fix every minor item flagged in the report is a bit like buying a used car and demanding the seller replace the wiper blades and touch up every stone chip before you'll take delivery.

The more productive approach is to focus your negotiation energy on the significant findings — the ones with real cost or safety implications — and let the routine maintenance items go. A seller who sees a list of 40 items is going to respond very differently than one presented with 3 specific concerns.

A Final Word

A home inspection is a great investment in the buying process. It gives you clarity, protects you from major surprises, and helps you plan for the years ahead as a homeowner.

Go into it expecting to find some things. Go into it knowing that's normal. And use what you learn to make smart decisions — not to chase a perfect score that no home has ever earned.

Note: At time of writing, a home inspection in the Kingston area costs about $500 + HST.

Ready to Find Your Perfect Home?

We would love to help you get there. Whether you're just starting your search or you're ready to make an offer, we are here to guide you through every step of the process — including the inspection.

And when the time comes, we can recommend some excellent local Kingston home inspectors who are thorough, professional, and great at helping buyers truly understand what they're looking at. Having the right inspector in your corner makes all the difference.

Reach out anytime — we'd love to hear from you.

Kingston & Area Real Estate Market Update | May 2026| What is Really Happening?

Thu, 11 Jun 2026 17:03:36 GMT

The May 2026 real estate data is in for Kingston and the surrounding region — and if you've been watching the market closely, you'll recognize the theme: this is a market finding its footing.

Prices are softer than they were a year ago in most communities, inventory is up, and buyers are taking their time. But the picture isn't uniformly cautious. Some communities are showing genuine price resilience. Days on market have stretched, but sale-to-list ratios remain strong in the right neighbourhoods. The market isn't broken — it's rebalancing.

In this month's update, we dig into the numbers for six communities — Kingston, Loyalist Township, Greater Napanee, South Frontenac, Stone Mills, and Gananoque — and we address two significant local factors that are shaping buyer and seller behaviour in ways that go well beyond interest rates: the INVISTA layoffs and the Alto high-speed rail uncertainty.

What's Driving the Market Right Now

1. The INVISTA Layoffs

On June 5, 2026, MPP Ted Hsu confirmed that more than 100 workers had been let go at the INVISTA plant in Kingston — representing over 14% of the entire local workforce at the facility. INVISTA is Kingston's largest private sector employer, and Hsu noted that the impact of cuts at a facility of this size is felt "well beyond the plant gates — by families, suppliers, local businesses, and the broader community."

This is very recent news — it happened after the May data was collected — but it's directly relevant to anyone making a housing decision in Kingston right now. A loss of over 100 jobs at the city's largest employer introduces a degree of employment uncertainty that tends to show up in real estate activity within 60 to 90 days. We'll be watching the June and July numbers carefully.

To be clear: this does not mean the Kingston market is in trouble. Kingston's economy is diverse — the presence of Queen's University, Kingston Health Sciences Centre, CFB Kingston, and a growing technology and government services sector means the city is not dependent on any single employer. But it is a factor, and informed buyers and sellers should have it on their radar.

2. The Alto High-Speed Rail Uncertainty

The federal government's Crown corporation Alto is developing a high-speed rail network linking Toronto and Quebec City — and Kingston is not currently on the official list of seven stations. The mayors of Kingston and South Frontenac have been publicly lobbying for a stop here, and Premier Doug Ford backed routing along the Highway 401 corridor in March 2026.

For most Kingston buyers and sellers, the HSR story is background noise. But for anyone considering rural or acreage properties in Frontenac, Stone Mills, or Lennox and Addington — it isn't.

The route through this region hasn't been defined. And that uncertainty is creating real hesitation among some buyers and landowners, particularly around the risk of expropriation. Until Alto provides clarity on the corridor, rural properties along potential route paths may face a discount that wouldn't otherwise exist — and some buyers are holding off entirely until the picture becomes clearer.

This uncertainty isn't a reason to panic or to wait indefinitely. But if you're buying or selling a larger-lot or rural property in South Frontenac, Stone Mills, or the Lennox and Addington area, it's a conversation worth having with your agent before you make your move.

3. Inventory Is Up — Significantly

Across nearly every community in this report, new listings are running ahead of last year. In Gananoque, new listings are up 34% year to date. In Kingston, new listings are up modestly but transaction volume is down — meaning more supply is sitting on the market longer. This is one of the biggest structural shifts in this market compared to 2024.

More inventory means more choice for buyers, more competition for sellers, and — when combined with softer demand — longer days on market. The median days on market in Kingston year to date is 23 days, up from 19 days last year. That's not alarming, but it's a meaningful change in the rhythm of the market.

4. Prices Are Softening — But Stabilizing

The Royal LePage Q1 2026 report for Kingston noted that the aggregate home price decreased 6.3% year over year to $727,000 — a meaningful correction from the peak. But the May data suggests that correction is moderating. Kingston's year-to-date average price is down only 2.0% from last year. Napanee's YTD average is up 6.0%. Gananoque is up 5.9% year to date. The free-fall some observers feared has not materialized.

Community-by-Community Breakdown

Kingston

YTD Average Price: $620,299 | YTD Change: −2.0% | 676 sales year to date

Kingston remains the largest, most liquid, and most closely watched market in the region. With 191 sales in May and a median sale-to-list ratio of 97.7% year to date, well-priced properties are still moving and sellers are still getting close to what they're asking.

The year-to-date average of $620,299 is a mild correction from last year — not a collapse. Days on market have stretched to a median of 23 days YTD (up from 19), reflecting a more deliberate buyer pool rather than a distressed one.

The INVISTA news is the key watch item for Kingston heading into summer. We don't yet know how many of those 100-plus affected workers are homeowners, or how they'll respond. But it's a real factor and we'll be reporting on it as the data develops.

For buyers in Kingston: you have more time and more choice than you've had in years. Use it wisely — but don't assume the entire market is slow. Well-priced, well-presented homes in desirable neighbourhoods are still attracting real interest.

Loyalist Township

YTD Average Price: $568,096 | YTD Change: −3.7% | 118 sales year to date

Loyalist Township delivered one of the more interesting data points in this month's report: 20% of May sales closed above asking price — the highest rate in the region. The average sale-to-list ratio was 99.5%. Days on market dropped sharply from 41 in April to 28 in May.

What that says is that Loyalist isn't a slow market — it's a selective one. Buyers know what they want here, and when the right property comes along at the right price, competition is real. The YTD average of $568,096 is down 3.7% from last year, which represents a modest correction in a community that ran very hot during the pandemic years.

For buyers considering Loyalist: don't assume you have the upper hand on every property. Come prepared to move when the right one appears.

Greater Napanee

YTD Average Price: $527,300 | YTD Change: +6.0% | 78 sales year to date

Napanee is the standout on year-to-date price performance in this report. The YTD average of $527,300 is up 6% from the same period last year — the strongest sustained price growth of any community we cover.

May itself was softer, with average prices pulling back from April. But the YTD trend is unmistakably positive, and transaction volume bounced back strongly with 24 sales after a slow April. Napanee continues to attract buyers who want more home and more land for their dollar, and at just over half a million dollars for the average sale, it represents genuine value relative to Kingston and Loyalist.

The Alto rail route uncertainty is relevant here too. If the corridor runs through Lennox and Addington, larger rural properties could face expropriation concerns. If you're considering acreage in the Napanee area, that conversation is worth having with your agent.

Napanee's YTD price growth is the strongest signal in this report that value-conscious buyers have been paying attention — and acting on it.

South Frontenac

YTD Average Price: $594,957 | YTD Change: −12.2% | 84 sales year to date

South Frontenac has experienced the sharpest year-over-year price correction in our report — down 12.2% on the YTD average, with the YTD median down 13.8%. But context is everything here.

South Frontenac was one of the biggest beneficiaries of the pandemic-era urban exodus. Buyers arrived from Toronto and Ottawa in significant numbers, pushing prices up fast and hard on rural properties, waterfront, and larger lots. The correction we're seeing now is largely a normalization of that run-up, not a sign of structural weakness in the community.

Days on market average 52 days — the longest in our report — and transaction volume is down significantly year over year. The Alto uncertainty is most acutely felt here: the mayors of Kingston and South Frontenac have been publicly lobbying for the 401 corridor route precisely because of what a rural routing through Frontenac could mean for land values and expropriation exposure.

For buyers with a long view and patience: South Frontenac offers the most significant opportunity in this report. Prices have come down, sellers are more motivated, and the lifestyle the area offers hasn't changed.

Stone Mills

YTD Average Price: $547,626 | YTD Change: −2.7% | 34 sales year to date

Stone Mills is a small market — 34 sales year to date — which means individual transactions move the averages meaningfully. Month-to-month volatility is high and should be interpreted with that in mind.

The YTD average of $547,626 is down only 2.7% from last year, a relatively mild correction. But days on market are long at 52 days on average, and terminations are rising — 29 year to date versus 20 in the same period last year. Some sellers are listing, not getting what they need, and withdrawing. That's a signal that pricing expectations and market reality aren't always aligned.

The Alto rail uncertainty applies here in the same way as South Frontenac and Napanee. For anyone considering a rural property purchase in Stone Mills, understanding the potential route paths — and what they might mean for specific parcels — is important due diligence.

Gananoque

YTD Average Price: $513,666 | YTD Change: +5.9% | 32 sales year to date

Gananoque had a strong May — 14 sales, double April's volume, with an average price of $582,536. The YTD average of $513,666 is up 5.9% from last year, making it one of only two communities in this report showing positive year-over-year price growth alongside Napanee.

What's driving Gananoque? The Thousand Islands lifestyle continues to attract buyers who made a decision about where they want to live and haven't changed their minds. Recreational and waterfront properties remain in demand. New listings are up 34% year to date, but demand has kept pace with that increased supply.

All May sales closed below asking, with an average SP/LP of 94.2% — so buyers do have room to negotiate. But the overall price trend is still moving upward, which tells you that motivated, informed buyers are still participating in this market.

What This Means for You

If You're Thinking About Buying

• You have more negotiating room than you've had in years in most communities — but it isn't uniform. Loyalist Township is still competitive on the right properties. Kingston's core is still active. Know your target community before assuming you can lowball.

• Rural and acreage buyers in South Frontenac, Stone Mills, and Lennox and Addington should factor Alto rail uncertainty into their due diligence. Not as a reason to avoid these areas — but as something to understand before you commit.

• The INVISTA layoffs are brand new. If you're buying in Kingston and want to wait 60 days to see how that plays out in the market, that's a reasonable approach — though there's no guarantee conditions improve or prices soften further.

• Interest rates have improved meaningfully from their peak. Buyers who've been sitting on the sidelines for affordability reasons should run the numbers again — the picture may have changed more than they realize.

If You're Thinking About Selling

• Pricing accuracy is the single most important decision you'll make. Homes priced to reflect today's market are selling. Homes priced to reflect 2022 are sitting — and often terminating. The data on termination volumes across every community in this report makes that point clearly.

• Presentation matters more than it did when the market was hot. Buyers are comparing more carefully, have more options, and are quicker to pass on homes that aren't showing well. First impressions — online and in person — are everything.

• If you own a larger rural or acreage property in South Frontenac, Stone Mills, or Lennox and Addington, talk to your agent now about the Alto situation. You want to understand how to position your property and how to address buyer concerns before they come up in negotiation.

The Bottom Line

The Kingston area real estate market in May 2026 is a market in transition — softer than it was at the peak, but not in free-fall. Prices are moderating, inventory is growing, and buyers have more power than they've had in several years.

But this is not a market where you can afford to be uninformed. The INVISTA layoffs are a real near-term variable for Kingston. The Alto rail route is a real medium-term variable for rural communities. And pricing — always important — has never mattered more for sellers who want to actually close.

The good news is that for buyers who are ready to act, and sellers who are willing to price honestly, there is a functional market here. Deals are getting done. The right properties are finding the right buyers.

Have questions about what any of this means for your situation? We'd love to talk. Reach out at lwrealty.ca — no pressure, no obligation, just a honest conversation about where things stand.

Top 5 Reasons the Better Homes Kingston Energy Retrofit is Totally Worth the Hassle

Mon, 18 May 2026 15:24:17 GMT

You’ve heard about the Better Homes Kingston Program but wonder if it’s just a bunch of municipal red tape. Here’s why we think it’s worth the effort.

So, what exactly is it? Simply put, it's a program designed by the city to actively help you make your home more energy-efficient and climate-friendly. They offer up to $50,000 in low-interest loans to cover upgrades like new insulation, heat pumps, or even solar panels, plus some fantastic rebate options. The goal is to lower your carbon footprint while making your house cozier and cheaper to run.

But is going through the application process actually worth the hassle? In a word: absolutely.

Here are the Top 5 Reasons the Better Homes Kingston Energy Retrofit is Totally Worth the Hassle:

1. They give you the cash upfront. Major renovations are not cheap, but this program offers low-interest loans of up to $50,000 (or 20% of your home's value, whichever is less). Even better, you can actually request 50% of your approved loan funds upfront to pay your contractors. This means you don't have to drain your savings just to get the project moving!

2. You get your very own "Energy Coach" to hold your hand. This is the biggest reason the program isn't a headache. The city provides a dedicated Energy Coach whose entire job is to support you and make the whole process smooth. They will help you plan your retrofit, assist with the paperwork, and even figure out how to stack the most funding possible from all the available programs. You don't have to navigate it alone.

3. Sweet, sweet stackable rebates. If you are a Utilities Kingston natural gas customer, the financial perks get even better because you can qualify for extra rebates. Even if you don't do massive renovations, there is a $600 rebate available just to cover the cost of your required home energy assessment. It's basically free money to find out exactly how you can improve your house!

4. Repayment is completely stress-free. You don't have to worry about setting up another monthly bill. The loan is registered as a Local Improvement Charge, meaning the repayment is simply added to your regular property tax bill. You can choose a repayment term that works for your budget, anywhere from 5 to 20 years. Plus, if you ever want to clear the debt early, you can pay it off at any time with zero financial penalties.

5. A cozier home and cheaper utility bills. At the end of the day, all of this leads to a noticeably better living space. These upgrades will increase your everyday comfort by reducing annoying air drafts and improving your indoor air quality. Long-term, you will be permanently saving money by reducing your utility bills, all while doing your part to slow down climate change by lowering your household emissions.

One quick friendly warning: If you are ready to jump in, just remember the golden rule of the program—do not start any work or pay any contractors until you have received your official Approval to Participate and completed your initial meeting with the Energy Coach. If you jump the gun, your project won't qualify for the funding!

Want to learn more or ready to apply? Check out the Better Homes Kingston Portal and the City of Kingston's application page for all the extra details

Kingston & Area Real Estate Market Update | April 2026 | Is Spring Momentum Finally Here?

Mon, 04 May 2026 20:52:32 GMT

Kingston real estate is gaining momentum this spring. Get the full April 2026 market update for Kingston and area — prices, sales, and expert advice.

Spring Training: A Kingston Homeowner’s Guide to Home Maintenance

Wed, 22 Apr 2026 22:03:13 GMT

As the ice finally retreats from Lake Ontario and City Park turns a beautiful green, Kingston homeowners know the drill. Spring in the Limestone City is beautiful, but it’s also the season where winter’s "parting gifts"—frost heave, salt buildup, and meltwater—can start to cause real trouble.

Whether you are looking to sell this season or just want to protect your biggest investment, a little preventative maintenance now saves a lot of "emergency" money later. Here is your essential 2026 Kingston Spring Maintenance Checklist.

1. The Great Melt: Water Management

Kingston’s spring is notoriously wet, with an average of 12 days of rain in April. Keeping that water away from your foundation is priority number one.

Eavestrough Audit: Clear out the grit and leftover leaves. Ensure your downspouts extend at least six feet (2 metres) away from your foundation. In our clay-heavy soil, "near the house" isn't far enough.
Sump Pump Stress Test: You likely already know whether your sump pump is working - what with all the recent rain - but if not, pour a bucket of water into your sump pit to ensure the pump triggers and clears the water effectively.
Window Wells: Clear out any debris that settled over winter. If you don't have covers, consider adding them to prevent "mini-swimming pools" from forming against your basement glass.

2. The Exterior Scan

The freeze-thaw cycle in Eastern Ontario is brutal on masonry and roofing.

Roofing Recon: You don’t need a ladder for this—grab a pair of binoculars and scan for missing, curled, or "balding" shingles. If you see granules in your gutters, your shingles are reaching the end of their lifespan.
Foundation Check: Walk the perimeter. Small hairline cracks are common, but if you can fit a loonie into a crack, it’s time to call a pro.
The "Limestone Lift": Check your interlock and walkways for frost heave. Tripping hazards don't just hurt—they hurt your "curb appeal" and home value.

3. Mechanical "Spring Cleaning"

Now that the furnace has finished its marathon 6 (or 7)-month run, it’s time for some TLC.

A/C Prep: Clear away any protective covers or debris from your outdoor AC condenser. Check the fins for damage. Pro Tip: Don’t wait until the first 30°C day in June to find out it’s broken—test it for 10 minutes in May.
Filter Swap: Replace your furnace filter (regularly!). After a winter of closed windows, it’s likely packed with dust and pet dander.
Hose Bibs: Turn your outdoor water back on and check for leaks. If you forgot to disconnect your hose in November, there’s a chance the pipe burst inside the wall—watch for leaks inside the basement when you first turn the nozzle outside.

4. Safety First

We call these "the basics," but they are life-savers.

Alarms: Test your smoke and Carbon Monoxide detectors.
Dryer Vents: Clean the lint from the exterior vent. A clogged vent is a major fire hazard and makes your dryer work twice as hard. This one is no joke, a friend once had a dryer fire from poor lint maintenance.

DIY Hero or Call the Pro? Knowing Your Limits

In a city of handy DIYers, it’s tempting to try and tackle every item on the spring checklist yourself. However, some "savings" can actually cost you thousands in future home value if not done correctly. Here is how to decide:

The Weekend Warrior (DIY)

These are tasks that require time and sweat, but low technical risk:

Gutter Cleaning: If you’re comfortable on a ladder, this is a classic Saturday chore.
A/C Surface Cleaning: Gently vacuuming the external fins of your unit and clearing away brush.
Window and Screen Repair: Replacing a torn screen or recaulking a window frame is a great skill to master.
Landscaping & Mulching: Great for curb appeal and requires no permits!

The "Phone a Friend" (Hire a Pro)

If these go wrong, they impact your home’s structural integrity or safety:

Roofing Repairs: If you see missing shingles, don't just "patch" them. A professional roofer will check for underlayment damage that can lead to attic mold.
Electrical & Gas: In Ontario, any significant work on your furnace or electrical panel should be done by a licensed TSSA or ESA technician. (Plus, you'll need those receipts for your disclosure when you sell!)
Foundation Cracks: If you see horizontal cracks or active leaking, call a structural engineer or a basement specialist. A DIY "quick-fix" sealant usually just hides a larger problem.

Realtor’s Insider Tip: Keep a "Home Manual" (a simple binder or digital folder). Save the receipts for any professional work done this spring. When it comes time to sell, being able to prove that your roof was inspected or your A/C was serviced by a pro builds massive trust with potential buyers and can lead to a faster, firmer sale.

The Bottom Line for Kingston Sellers

If you’re thinking of listing your home this spring, these maintenance tasks aren't just chores—they are value protectors. In a competitive market, a home that shows "pride of ownership" through well-maintained systems and a dry basement always commands a premium price.

Thinking of making a move this spring? We’d love to walk through your home with you and point out which repairs will give you the best Return on Investment (ROI) before you hit the market.

Frontenac Islands Life

Tue, 14 Apr 2026 19:55:09 GMT

Howe, Simcoe, and Wolfe Islands are all in Frontenac Islands Township on the St. Lawrence River, part of Frontenac County. The township’s council consists of the mayor, deputy mayor, 1 councillor representing Howe Island, and 2 representing Wolfe Island.
(Looking for info on Amherst Island in Loyalist Township? Check out our About A.I. page)

HOWE ISLAND

Howe Island is 31 km 2 and 13 km long and is the fourth largest of the Thousand Islands. The population in 2011 was 602, expanding in the summer months.

There are no schools or retail stores on Howe Island, but it is connected by 2 ferries, one on either end.

FERRIES:

Howe Island’s cable ferries are $8 (return single car visitor fare, only paid when going TO the island):

The Howe Islander (County Ferry) on the west end goes to the mainland east of Kingston (15 cars) and runs 24 hours a day.
The Township Ferry on the east end of Howe Island (2991 Howe Island Drive) takes 3 cars and goes to the mainland west of Gananoque side. It runs its 3 minute crossing from 6:30 AM to midnight. 30 min break daily at 11:15am and 7:15 pm. Regular maintenance occurs on the 1st and 3rd Wednesday of every month between 11:00 a.m. and 1:00 p.m.
There is an unofficial website that has queue cams at www.howeferries.ca
The official Frontenac Island Ferries info can be found here.

AMENITIES:

KFPL Library Branch
Fire and Rescue team
A portion of the Great Lakes Waterfront Trail
St. Philomena’s Catholic Church
Curbside garbage and recycling pickup

ANNUAL EVENTS:

A one-day outdoor music festival in July called Rockin’ The Rock.

SIMCOE ISLAND

Simcoe Island is 6 km long and 1.5 km at its widest point. The population in 2017 was 82. It is accessible by on-demand cable ferry (scroll down for details) from Wolfe Island.

WOLFE ISLAND

Wolfe Island is is 124 km2 and 29 km long, and is the largest of the Thousand Islands. The population is 1400, doubling or tripling in the summer months.

FERRY:

Wolfe Island Ferry from downtown Kingston. Schedule and island side dock information may change, so check the MTO website to be sure.

AMENITIES:

Fire Department
Post Office open 6 days/week
A medical clinic, including appointments 2 days a week, walk-ins Thursdays, and Lifelabs pickup
2 elementary schools: Marysville P.S. and Sacred Heart C.S.
KFPL Library Branch
Community Centre including a skating rink
3 churches: Anglican, Catholic, and United
Fargo’s General Store which carries groceries, LCBO outlet, and a little bit of everything
Big Sandy Bay beach, wetlands and woodlands
Riverfront Golf Course
4 mapped bicycle routes
Wolfe Island Boat Club (rent lasers, kayaks, paddle boards, canoes)
Several places to eat and drink
Several small businesses and shops
A seasonal food, art and products market at Wolfe Island Commons
Old House Museum (open weekends)
Waste transfer site (including organics) open 2 or 3 days/week, depending on the season

ANNUAL EVENTS:

A two-day music festival in August called the Wolfe Island Music Festival
Wolfe Island Classic 5K 10K and kids 1-mile races in July

Frontenac ISLANDS & AMherst Island Properties

March Madness? A Real Look at the Kingston & Area Housing Market

Tue, 07 Apr 2026 20:49:39 GMT

First-time buyers are driving the Kingston real estate market in March 2026. See the latest prices, days on market, and sales data for Kingston & area — plus what the new HST rebate and buyer programs mean for you.

The New HST Rebate: A Game-Changer for Kingston’s Housing Market

Thu, 02 Apr 2026 16:43:46 GMT

Kingston buyers gain from Ontario’s new HST rebate—but resale sellers may face new challenges.

How the OPHI Program Can Help Indigenous Homebuyers in Ontario

Sun, 22 Mar 2026 19:07:54 GMT

As realtors who have helped many Indigenous families find homes, we wanted to share a program that can make homeownership attainable. If you are an Indigenous person living in Ontario dreaming of owning your own home, the barrier is often saving up for the down payment. Fortunately, the Ontario Priorities Housing Initiative (OPHI) Homeownership Program, administered by Ontario Aboriginal Housing Services (OAHS), is designed to help turn that dream into a reality.

Whether you are looking to buy your first home or need help repairing a home you already own, here’s what you need to know about how this program can support you.

What is the OPHI Homeownership Program?

The OPHI Homeownership Program helps low-to-moderate-income, off-reserve Indigenous renters and first-time buyers purchase affordable homes. The program provides financial assistance of up to 10% of the home’s purchase price to help cover your down payment and closing costs.

The best part? The funding is provided as a forgivable loan. This means that traditional interest is not charged on the assistance, and if you live in the home as your sole and primary residence for 20 years (and maintain valid home insurance), the loan is forgiven in its entirety.

Who is Eligible?

To qualify for the homeownership funding, you must meet a few key criteria:

Indigenous Identity: The primary applicant must self-identify as an Indigenous person (First Nations, Métis, or Inuit). You do not need to provide a status card or proof of identity—self-identification is all that is required.
First-Time Buyer: You must be a renter in Canada buying your first home, and neither you nor your partner can currently own a home or real estate.
Location: You must be purchasing a home off-reserve in Ontario, outside of the Greater Toronto Area (GTA). If you live in or want to buy in the GTA, you will need to apply through the Miziwe Biik Development Corporation instead.
Income Limits: Your combined gross household income must be at or below the 2024 60th income percentile (for a single person) or the 70th income percentile (for two or more people) for your specific city or region.
Mortgage Ready: You must be able to qualify for and obtain a conventional mortgage from a bank or lender.

Note: The program gives priority to individuals escaping situations of domestic violence, people currently residing in social or affordable housing, and renters who are losing their home because their landlord is selling the property.

What Kind of Home Can You Buy?

You can use the funds to buy a resale or newly built home, including detached, semi-detached, townhouses, condominiums, row houses, or even mobile homes (as long as you will also own the land).

The purchase price of the home cannot exceed the average market value for your specific city or region. For example, the maximum purchase price in the City of Greater Sudbury is $486,609, while in the City of Hamilton it is $883,824. Additionally, if you are buying a resale home, a home inspection by a licensed professional is required.

Already Own a Home? The "Ontario Renovates" Component

If you are already a homeowner, OPHI also offers an Ontario Renovates component to help improve your living conditions.

Home Repairs: Low-to-moderate-income Indigenous homeowners can receive a forgivable loan of up to $25,000 to repair their homes to acceptable standards or improve energy efficiency (such as fixing roofs, heating systems, plumbing, or electrical systems). This loan is forgiven over a 10-year period.
Accessibility Modifications: If you are a senior or a person with a disability, you can receive up to $5,000 as a grant (which does not require repayment) to make accessibility modifications like installing ramps, handrails, or chair lifts.

Application Process

Get Pre-Qualified: Because you must secure a mortgage, start by visiting a financial institution or lender to get a mortgage pre-qualification letter.
Gather Your Documents: You will need two pieces of photo ID, your Notice of Assessment from the Canada Revenue Agency, and recent pay stubs or proof of income for everyone in the household over age 18.
Application & Details: Find all of the details and complete the OPHI Homeownership application on the ontarioaboriginalhousing.ca website. For more information, or to get help with your application, you can reach out to the Ontario Aboriginal Housing Services directly at 1-866-391-1061 ext. 816.

Just starting the home buying process? We are here to help, and can recommend some local mortgage brokers as well. Contact us and let’s get you started.

Welcome to Stone Mills, Ontario: Affordable Rural Living Near Kingston

Fri, 20 Mar 2026 21:59:04 GMT

Discover Stone Mills, Ontario—rural living near Kingston with charming villages, larger properties, and a strong sense of community.

Your Path to $37,500: Unlocking the 2026 Kingston-Frontenac Home Ownership Program

Wed, 18 Mar 2026 14:32:52 GMT

Discover how first-time home buyers in Kingston and Frontenac County can get up to $37,500 in down payment assistance with the 2026 Home Ownership Program

Living in Amherstview, Ontario: Lakeside Life with City Convenience

Sat, 14 Mar 2026 20:36:00 GMT

If you are looking for a family-friendly community that balances the tranquility of Lake Ontario with a 5-20 minute commute to Kingston, Amherstview offers an established feel that appeals to growing families and retirees alike, providing neighbourly feel with easy access to regional amenities, the 401, and CFB Kingston.

It is the most populous community (>9,000) in Ward 3 of Loyalist Township, a part of Lennox & Addington County. Loyalist township's council consists of the mayor, deputy mayor, and 5 councillors, 3 of whom represent Ward 3.

Schools & Services

Amherstview Public School (JK-8), 70 Fairfield Boulevard
Fairfield Elementary School (JK-8), 59 Kildare Avenue
Our Lady of Mount Carmel Catholic School (JK-8), 97 Park Crescent
Amherstview Fire Hall, 363 Amherst Drive

Recreation & Community Hub

Amherstview is the heart of Loyalist Township recreation, and the community is anchored by the W.J. Henderson Recreation Centre, a bustling hub for all ages, which houses:

New Aquatics Centre: We are all eagerly anticipating the Barr Homes Aquatics Centre opening later in 2026!
Brookland Homes Arena: A local staple for hockey and skating, home of the Amherstview Jets and Loyalist Skating Club.
L&A County Library - Amherstview Branch: Events, programs, tech talks, books, and more.
Gord Downie Chanie Wenjack Legacy Space: A reconciliation-focused hub for Indigenous education through art exhibits, storytelling, language programming, and cultural workshops.

But that’s not the only Township location for recreation in Amherstview, there’s also 2 baseball diamonds, 3 soccer fields, and the fitness classes at the Leisure & Activity Centre, plus more options at:

247 Fitness Amherstview a 24 hour gym with full range of equipment, classes, and personal trainers
Rhythm Dance Centre for recreational and competitive dance classes
Jazzercise group fitness classes for all levels incorporating dance cardio with strength training
Amherstview Golf Club whose mission is to provide a quality golf experience … at a fair price

Why We Love Amherstview

What makes Amherstview stand out (other than its strong sense of community) is its accessibility & amenities. Located on the scenic Loyalist Parkway (Hwy 33/Bath Road), you are perfectly positioned between the urban energy of Kingston and the historic lakeside charm of Bath. But you don't have to leave the neighbourhood to check off your "to-do" list.

Amherstview is packed with essential services that make life easy:

Foodland Amherstview - a local food bank and firefighter fundraiser, open every day 7am-10pm.
There are 4 pharmacies in Amherstview, a 24 hour gas station, several convenience stores, a dollar store, and an LCBO
Hungry? There’s 3 pizzerias, 2 bakeries (Giddy Goat & Wheat Kings), donuts, burritos, fish and chips, subs, a bar & grill, and our seasonal favourite: Soup Chef Food Truck in Fairfield Park (making soups for Lakeside Bar & Grill in winter!)
Lynn loves Changes Hair Salon
You can bank at the local Comtech Fire Credit Union
There are a few options for retirement residence and assisted living.
Amherstview hugs the north shore of Lake Ontario, providing stunning sunrise views that are well worth waking up for. Enjoy the shoreline at Fairfield Park, home to the historic 1793 Fairfield House (not to be confused with the Fairfield-Gutzeit house in Bath) or Island View Park.
There are 14 parks in Amherstview for you to explore, including Loyalist Park, which hosts Tunes Days in the Township, a summer outdoor concert series.
Health & wellness services include family doctors, dentists, physiotherapists, psychotherapists, chiropractors, massage therapists, and even 2 veterinarians for your pet.
For your vehicle, we highly recommend Williams Auto and Amherstview Auto—two great local garages.
Getting around is a breeze as Kingston Transit provides regular public transportation between Amherstview and Kingston, ensuring easy and reliable connectivity for both residents and visitors. If you prefer driving, it’s a 5-20 minute ride to Kingston, depending on where you are headed. For the active crowd, cycling along Bath Road/Hwy 33 is a great way to take in the views, part of the Great Lakes Waterfront Trail.

Real Estate in Amherstview

Whether you are looking for a bungalow or a modern property in a newer pocket, Amherstview has a diverse range of options. We’ve helped many clients navigate this market—from those moving into the area for work to those looking for a supportive community for their kids.

Thinking about buying a home in the area? We’d be happy to walk you through the market, the specific neighbourhoods, and the next steps to get you started.

Amherstview Homes for Sale

Kingston & Area Real Estate Market Update - February 2026

Sun, 08 Mar 2026 20:52:33 GMT

Latest Kingston, Ontario real estate market update for February 2026. See home prices, sales trends, and market insights for Kingston, Napanee, Loyalist, and area.

How to Buy a House When You Already Own One (Without Losing Sleep)

Tue, 03 Mar 2026 18:56:55 GMT

Thinking about moving but already own a home? Learn how to sell and buy at the same time in Kingston and area, including timing strategies, bridge financing, and why you shouldn’t close both on the same day.

The Smarter Way to Protect Your Home and Family: Buy Life Insurance Separately

Tue, 17 Feb 2026 14:36:26 GMT

Buying mortgage life insurance through your lender might seem simple, but it can cost more and protect you less. Here’s why personal life insurance is usually the smarter, more flexible option.

Thinking of Selling in Spring? Why Waiting Until May Can Put You at a Disadvantage in Kingston

Sat, 14 Feb 2026 20:13:48 GMT

Thinking of selling in Kingston? Learn why waiting until May can put you at a disadvantage and why March or April often leads to better results.

Planning Your Move in 2026: A Smart Real Estate Game Plan for Kingston & Area

Sun, 08 Feb 2026 17:40:24 GMT

If buying a home in the Kingston area is on your radar for 2026, the smartest move you can make is starting before you ever book a showing. The buyers who feel the most confident—and make the best decisions—are almost always the ones who planned ahead.

Why early planning matters

When you’ve already done the groundwork, you’re not scrambling when the right property comes along. You understand your options, you know what matters most to you, and you’re able to move forward thoughtfully instead of emotionally. That confidence makes a real difference in competitive situations and helps you avoid buyer’s remorse later.

Mortgage prep (without the pressure)

We’ll leave financial advice to your mortgage broker or financial advisor, but from a real estate perspective, clarity is key. Getting a pre-approval is a key first step. Knowing your comfortable price range, how different purchase prices affect your monthly costs, and what flexibility you have puts you in a much stronger position once you start viewing homes. We’re always happy to recommend trusted local mortgage professionals if you need a starting point.

Smart searches beat endless scrolling

One of the biggest mistakes buyers make is relying solely on public listing sites. Successful buyers are using custom, neighbourhood-specific searches that match how they actually want to live—not just how many bedrooms they need.

We help buyers fine-tune searches based on:

Neighbourhood preferences
School zones
Waterfront vs. town/city vs. rural living
Property type and long-term lifestyle goals

That way, when a new listing hits the market, you’re seeing it immediately—and you already know whether it’s worth a closer look. Not to mention Exclusive Listings that can no longer be publicly advertised. If we know what you’re looking for, we can keep an ear to the ground and give you the inside scoop.

Local competition isn’t one-size-fits-all

Buying in Kingston looks very different from buying in Amherstview, Bath, Stone Mills, Gananoque, or the surrounding rural areas. Some neighbourhoods move quickly with multiple offers, while other areas reward patience and timing (although we know some of that is based on pricing strategy!).

Understanding these micro-markets—rather than reacting to broad headlines—is one of the biggest advantages of working with a local team that watches this market every day.

A simple first step

If 2026 is your buying year, getting set up early costs nothing and gives you clarity. A personalized home search lets you learn the market quietly, track patterns, and be ready when the right opportunity appears.

👉 Sign up for our VIP Home Search to receive listings tailored to your neighbourhood preferences, lifestyle goals, and timeline—before you ever feel rushed, or create your own custom search right here. If you’d like to book a buyer strategy session, contact us. And don’t forget to check out our free Buyer Resources and our Moving to Kingston Resources page.

Kingston & Area Real Estate Market Update - January 2026

Thu, 05 Feb 2026 17:13:00 GMT

A Slower Start, with Clear Signals

January at a Glance

Sales activity was lower across most communities, which is typical for winter
Prices were mostly stable, with modest declines in Kingston and Napanee
Homes are taking longer to sell, giving buyers more time and leverage
Sellers need realistic pricing and strong preparation
The market is balanced, not stalled

All statistics below are based on January 2026 PropTX MLS® data.

Kingston & Area: The Big Picture

January is traditionally one of the quietest months of the year for real estate, and January 2026 followed that pattern. Cold weather, snow, and fewer daylight hours all played a role in slowing activity. At the same time, interest rates remained steady, giving buyers and sellers a more predictable environment.

Across Kingston and the surrounding communities, sales volumes declined year over year. Prices, however, largely held, and most homes sold close to asking price — just without the urgency seen in past years.

This is shaping up to be a market where strategy matters more than speed.

Kingston

As the largest and most active market, Kingston provides the clearest insight into overall trends.

In January 2026, Kingston recorded 80 sales, down from 85 sales in January 2025, a 5.9% year-over-year decline. The average sale price was $575,715, down 5.8%, while the median price fell 6.8% to $550,000.

Homes took longer to sell, with average days on market increasing from 47 to 58 days. Buyers are clearly taking more time to evaluate options.

Only 11.3% of homes sold above asking price, compared to 17.6% last January. Meanwhile, 81.3% sold below asking, confirming that buyers currently have more negotiating power.

New listings increased month over month to 208, though that remains 6.3% lower than January 2025. Terminations rose to 64, up 36.2% year over year, suggesting some sellers are adjusting pricing or timing.

Loyalist Township (Amherstview, Odessa, Bath)

Loyalist Township stood out as one of the more resilient markets this January.

There were 11 sales, down from 14 last year, but prices moved higher. The average sale price increased 3.6% to $531,640, and the median price rose 2.5% to $535,000.

Sales activity was focused in Odessa (5 sales), Amherstview (2), and Bath (1).

Homes moved more efficiently than last winter. Average days on market dropped from 95 to 48 days, and the sale-to-list price ratio improved to 97.1%, up from 95.6%.

New listings increased to 64, up 12.3% year over year, while terminations doubled to 16, indicating more inventory but steadier pricing discipline.

South Frontenac

South Frontenac experienced the sharpest decline in sales volume, though prices held relatively firm.

There were 10 sales in January, down from 22 last year, a 54.5% decrease. Despite this, the average price increased slightly by 1.8% to $635,400, and the median price jumped 13.7% to $602,500.

Homes took longer to sell, with average days on market rising to 71 days. Only 10% of homes sold above asking, down from 22.7% last January.

The sale-to-list price ratio declined to 94.4%, giving buyers more negotiating room. Total dollar volume fell 53.7% to $6.35 million, reflecting fewer transactions overall.

Greater Napanee

Greater Napanee recorded 9 sales, compared to 10 last January, a 10% decrease.

The average sale price declined 10.1% to $544,444, while the median price held steady at $455,000. Homes sold more quickly, with average days on market dropping from 55 to 41 days.

The sale-to-list price ratio improved to 97.0%, up from 94.2%, showing better alignment between asking prices and buyer expectations.

New listings declined 17.2% year over year to 53, which could limit choice later in the year if demand increases.

Stone Mills

With only 3 sales in January, down from 8 last year, Stone Mills data should be interpreted carefully.

The average price declined 3.7% to $637,000, and the median price fell 2.0% to $560,999. Notably, 33.3% of homes sold above asking, and the average sale-to-list price ratio reached 100.3%, suggesting competition for select properties.

Average days on market increased to 64 days, and new listings slipped slightly to 22.

Gananoque

Gananoque recorded no sales in January 2026, compared to 6 sales last January.

At the same time, 13 new listings came onto the market, slightly more than last year. For a smaller, waterfront-influenced market, this kind of winter pause isn’t unusual, but it does mean inventory is quietly building ahead of spring.

What This Means for Buyers and Sellers

For Sellers

Pricing accurately from the start matters more than ever. Homes are selling, but buyers are cautious, informed, and willing to wait. Strong preparation and realistic expectations are key.

For Buyers

This market offers more breathing room. Less competition means more time for due diligence, clearer negotiations, and better decision-making — especially before spring activity picks up.

Looking Ahead

January 2026 shows a market that’s calm, balanced, and more strategic than emotional. As we move toward spring, interest-rate signals, weather, and how quickly winter inventory is absorbed will shape momentum.

Understanding your specific local market — not just the headlines — is what makes the difference.

If you’re thinking about buying or selling in Kingston and area and want to understand how these trends apply to your home or plans, we’re always happy to talk it through.

Can ChatGPT Be Your Real Estate Agent?

Wed, 28 Jan 2026 19:39:56 GMT

AI is changing real estate advice. Here’s what buyers and sellers in Kingston and area should know before relying on it.

The Village of Bath, Ontario

Fri, 16 Jan 2026 22:53:45 GMT

Moving to Bath, Ontario? Here's everything you need to know about the historic village of Bath, a close-knit small community with tons of amenities.

Kingston & Area Real Estate Market Update — December 2025 + 2026 Outlook

Thu, 08 Jan 2026 19:02:00 GMT

Boom, Bust, or Balance?

As 2025 comes to a close, buyers and sellers across Kingston and the surrounding area are asking a reasonable question:
Did the market slow too much — or did it finally normalize?

By looking at December 2025 results alongside full-year 2025 data, a clear picture emerges.
2025 was a year of stabilization and reset — not a downturn.

This update reviews the numbers, the year-over-year trends, and what they mean heading into 2026 for: Kingston; Greater Napanee; Loyalist Township; South Frontenac; Stone Mills, and Gananoque

Home Sales: December Slowdown, Year-End Resilience

December sales slowed across every community, which is typical seasonally. The year-end totals tell a more meaningful story.

Full-Year 2025 Sales (YTD):

Kingston: 1,669 sales (-0.8% YoY)
Greater Napanee: 245 sales (0.0% YoY)
Loyalist Township: 304 sales (-4.4% YoY)
South Frontenac: 302 sales (+11.4% YoY)
Stone Mills: 126 sales (+1.6% YoY)
Gananoque: 100 sales (+12.4% YoY)

December 2025 alone:

Kingston recorded 89 sales
Napanee recorded 13 sales
Loyalist Township recorded 14 sales
South Frontenac recorded 18 sales
Stone Mills recorded 7 sales
Gananoque recorded 5 sales

What this tells us:
Buyer demand did not disappear in 2025. In most communities, it either held steady or increased, with the strongest gains seen in South Frontenac and Gananoque, where lifestyle properties continue to attract interest.

New Listings: Inventory Returned — Selectively

Inventory growth was one of the defining features of 2025, but it was uneven by community.

Full-Year 2025 New Listings:

Kingston: 3,789 listings (+9.7% YoY)
Greater Napanee: 764 listings (+2.8% YoY)
Loyalist Township: 763 listings (+6.7% YoY)
South Frontenac: 740 listings (-9.5% YoY)
Stone Mills: 337 listings (-3.4% YoY)
Gananoque: 244 listings (+8.0% YoY)

December listing activity dropped sharply everywhere — a normal seasonal pattern — but the annual numbers show a clear rebalancing, especially in Kingston, Loyalist Township, and Napanee.

What this tells us:
Buyers gained more choice, while sellers faced more competition. This shift alone explains why price growth slowed, even though demand remained stable.

Prices: Stability After Volatility

Prices in 2025 moved within a narrow, controlled range, particularly compared to the volatility of previous years.

Average Sale Price — Full Year 2025:

Kingston: $630,373 (-0.1% YoY)
Greater Napanee: $522,445 (-4.8% YoY)
Loyalist Township: $589,809 (+2.2% YoY)
South Frontenac: $659,096 (-1.1% YoY)
Stone Mills: $639,586 (+17.5% YoY)
Gananoque: $501,365 (-0.7% YoY)

December 2025 averages were higher in some communities, but monthly numbers were influenced by small sample sizes and individual sales.

Important context: Stone Mills

In December, a farm property sold for approximately $5.5 million after 697 days on the market, significantly skewing December averages for both price and days on market. This highlights why full-year data is far more reliable in rural markets.

What this tells us:
2025 was not a year of appreciation. It was a year where prices found equilibrium.

Days on Market: A More Deliberate Pace

Homes generally took longer to sell in 2025 — but not dramatically so.

Average Days on Market — Full Year 2025:

Kingston: 34 days (+4.9% YoY)
Greater Napanee: 48 days (-12.2% YoY)
Loyalist Township: 42 days (essentially flat)
South Frontenac: 51 days (+6.9% YoY)
Stone Mills: 63 days (+27.8% YoY)
Gananoque: 47 days (-11.5% YoY)

December days on market increased across most communities, reflecting normal year-end slowdowns.

What this tells us:
Conditions, inspections, and negotiation returned — a hallmark of a healthier market.

2025 in Context: What the Numbers Really Say

When you combine sales, inventory, pricing, and market timing, 2025 stands out as a normalization year:

Sales were flat to higher in most communities
Inventory increased where it was needed
Prices stabilized within a tight range
Buyers regained leverage
Sellers had to price and prepare carefully

This was not a correction driven by distress — it was a reset driven by balance.

2026 Outlook: What Comes Next

According to the RE/MAX Canadian Housing Market Outlook forecast for Kingston and area, 2026 is expected to bring:

Approximately 2% price growth
About 3% growth in sales activity
Market conditions described as balanced to buyer-leaning

In practical terms, 2026 is shaping up as a year that rewards planning, preparation, and local expertise, rather than speculation or urgency.

What This Means for Buyers and Sellers in 2026

Buyers:
More choice, fewer bidding wars, and time to evaluate opportunities — particularly if you understand neighbourhood-level trends.

Sellers:
Pricing accuracy and presentation will matter more than timing the market. Buyers are informed and selective.

In this environment, strategy matters more than speed.

Watch the Video + Get Local Advice

This blog accompanies our December 2025 Kingston & Area Real Estate Market Update video, where we walk through these trends visually and explain what the numbers mean in real time.

If you’re planning to buy or sell and want advice grounded in local data and real context, reach out to us. We’re always happy to help.

Kingston Area CSA Farms

Thu, 01 Jan 2026 22:33:00 GMT

Kingston CSAs - local farms in the Kingston area that have CSAs

Choosing the Best Realtor® in Kingston and Area

Wed, 31 Dec 2025 14:42:22 GMT

Finding the best real estate agent in Kingston, Napanee, Bath, Amherstview, Stone Mills, Frontenac, Gananoque, and area.

Kingston & Area Real Estate Market Update - November 2025

Tue, 09 Dec 2025 17:35:00 GMT

What Buyers and Sellers Need to Know Right Now

The November real estate market across Kingston & Area showed the typical late-fall slowdown, with fewer new listings, softer sales activity, and stable-to-shifting prices depending on the community. Below is a clear, factual breakdown of what happened across Kingston, Loyalist Township, Amherstview, Bath, Odessa, Greater Napanee, Stone Mills, Gananoque, and Frontenac County.

KAREA Overview

Across the Kingston and Area Real Estate Association region:

Average price: $612,972 (down 1.6% from October)
New listings: Down 43.5%
Active listings: Down 13.3%
Unit sales: 185 (down 25.4% month-over-month)

Inventory tightened significantly, and prices held relatively steady as we moved into winter.

Kingston

Kingston’s market slowed compared to October:

Average price: $605,911 (down 4.4%)
New listings: Down 41.5%
Active listings: Down 7.4%
Average days on market: 27
Unit sales: 103 (down 18.9%)

Well-priced homes continued to sell, with less competition for sellers due to the lower volume of new listings.

Loyalist Township

Loyalist was one of the strongest-performing communities this month:

Average price: $646,164 (up 13.2% from last month)
New listings: Down 44.4%
Active listings: Down 16.2%
Average days on market: 18
Unit sales: 23 (up 4.5%)

Community Breakdown

Amherstview: 11 sales, average price $621,071
Bath: 5 sales, average price $601,600
Odessa: 2 sales, average price $448,500
Rural Loyalist: sales occurred but no published average

Homes moved quickly across the township, and limited inventory contributed to strong pricing.

Greater Napanee

Napanee saw rising prices but fewer sales:

Average price: $567,308 (up 3.7%)
New listings: Down 41.8%
Active listings: Down 12.6%
Average days on market: 43
Unit sales: 13 (down 45.8%)

The increase in average price reflects the mix of homes sold rather than a broad market shift.

Stone Mills

With limited rural inventory, Stone Mills remained steady:

Average price: $649,414 (down 5%)
New listings: Down 68.2%
Active listings: Down 24.1%
Average days on market: 43
Unit sales: 7 (unchanged from last month)

Low sales volume means monthly averages can fluctuate based on the types of homes sold.

Gananoque

Gananoque saw significant shifts due to very low sales volume:

Average price: $612,500 (up 23.5%)
New listings: Down 55.2%
Active listings: Down 15.6%
Average days on market: 36
Unit sales: 4 (down 63.6%)

With just a handful of sales, averages can swing sharply month to month.

Frontenac County

Frontenac’s broader rural market cooled as expected for late fall:

Average price: $566,592 (down 14.1%)
New listings: Down 32%
Active listings: Down 17.7%
Average days on market: 43
Unit sales: 23 (down 45.2%)

The diversity of properties—waterfront, rural, and recreational—often produces variable monthly averages.

What This Means for Buyers

There’s more negotiating room in many communities.
Inventory is tightening, so act quickly if you see a home that fits.
Loyalist Township remains competitive, with fast-moving listings.
Pre-approvals continue to be essential in this market.

What This Means for Sellers

Reduced listing volume means your home faces less competition.
Serious buyers are still actively searching across the region.
Strategic pricing is key as we move into the winter season.
Homes in Loyalist Township and Kingston are attracting the strongest attention.

If you’d like a customised, neighbourhood-level breakdown or help deciding whether now is the right time to buy or sell, reach out anytime.

If you’re considering listing in December or early 2026, preparing now is a smart move.

Watch the full video on YouTube or below.

Curious what these trends mean for your home or neighbourhood? If you’d like a personalized market update for your neighbourhood, contact us.

What Are Off-Market Properties or Exclusive Listings in Ontario?

Thu, 27 Nov 2025 18:45:34 GMT

You may have heard the terms exclusive property or off-market listing and wondered what they really mean. In Ontario, exclusive listings are still allowed, but the rules around how they’re handled have changed significantly — especially when it comes to marketing.

An exclusive listing is a signed agreement between a seller and one brokerage to list a property for sale without putting it on MLS®. The property is for sale, but it’s not publicly advertised. That means no lawn signs, no social media, no websites, and no broad promotional campaigns.

Under today’s rules, an exclusive listing can only be shared privately:

Within the listing brokerage, and
One-on-one with individual agents or individual buyers

If a property is advertised publicly in any way, it must be placed on MLS® within 3 days.

Why Would Someone Choose an Exclusive Listing?

While most sellers benefit from full exposure on MLS®, exclusives can make sense in certain situations, such as:

Privacy concerns (high-profile individuals, sensitive circumstances, divorce, medical issues, etc.)
Preparing the property before going public (repairs, staging, photography, paperwork)
Testing timing or price quietly, without a public days-on-market clock

In these cases, exclusive listings offer more control and discretion.

Why Did the Rules Change?

The Canadian Real Estate Association (CREA) introduced these policies in January 2024 to promote fairness and transparency. Broad public advertising of exclusives was limiting buyer access and sometimes reducing competition for sellers — which could impact sale price. Today’s structure ensures sellers understand the trade-offs and that buyers are treated equitably.

How Do Buyers Find Exclusive Listings?

Because they won’t appear on Realtor.ca or be advertised publicly, access happens within brokerages and through relationships, networking, and agent-to-agent communication. Working with a local REALTOR® who’s well connected is the best way to hear about opportunities that aren’t yet on the public market.

Is an Exclusive Listing Right for You?

For many properties, MLS® exposure is the best path to achieving maximum value. But depending on your goals, privacy needs, or timing, an exclusive listing can be a strategic option.

If you’d like to talk about whether exclusive or off-market makes sense for your situation — or if you want to be kept in the loop about private opportunities in Kingston and area — we’re always happy to chat.

Kingston Real Estate Market Update - October 2025

Thu, 13 Nov 2025 17:12:00 GMT

Kingston & Area Real Estate Market Update — October 2025

What Buyers and Sellers Need to Know Right Now

October brought meaningful shifts across Kingston, Frontenac, Loyalist Township, Napanee, Stone Mills, and Gananoque. Inventory remains elevated in most areas, prices are holding steady or rising, and buyer activity is steady but cautious as we move deeper into fall.

Here’s a clear breakdown of what happened and what it means for your real estate plans.

KAREA Region (All Areas Combined)

The Kingston & Area Real Estate Association (KAREA) region saw a balanced month overall.

Unit Sales: 248
- Up 1.2% year-over-year
- Up 6.0% month-over-month
Average Price: $622,665
- Up 3.4% year-over-year
- Essentially flat since last month (-0.1%)
New Listings: 609
- Up 21.6% year-over-year
Active Listings: 1,230
- Up 8.8% year-over-year
Average Days on Market: 31 days

Takeaway: Inventory continues to build, but prices remain stable. Buyers have more choice, while sellers with well-prepared homes are still getting strong results.

Kingston

Kingston saw a mixed month, with rising sales but slight year-over-year price softening.

Unit Sales: 127
- Down 5.9% YoY, but up 2.4% MoM
Average Price: $634,098
- Down 1.4% YoY, but up 2.4% MoM
New Listings: 328
- Up 32.8% YoY
Active Listings: 554
- Up 16.6% YoY
Average Days on Market: 27 days

What this means: Kingston continues to behave like a balanced market. More listings are coming out, giving buyers breathing room. Prices remain steady month-over-month.

Frontenac

Frontenac stood out as one of the stronger markets in October.

Unit Sales: 42
- Up 31.3% YoY
Average Price: $659,453
- Up 7.2% YoY; up 7.7% MoM
New Listings: 75
Active Listings: 203
- Down 10.6% YoY
Average Days on Market: 43 days

Takeaway: With rising sales and rising prices—and fewer active listings—Frontenac is tightening. Well-priced homes are moving.

Gananoque

Gananoque was another strong performer this month.

Unit Sales: 11
- Up 83.3% YoY
Average Price: $496,136
- Up 22.4% YoY
New Listings: 29
- Up 26.1% YoY
Active Listings: 64
- Up 36.2% YoY
Average Days on Market: 36 days

What this means: Even with more inventory, buyers are active, and prices are climbing. Demand is clearly present.

Loyalist Township

Loyalist showed some of the largest month-to-month swings.

Unit Sales: 22
- Down 31.3% YoY, but up 46.7% MoM
Average Price: $570,836
- Up 0.8% YoY, but down 20.2% MoM
New Listings: 72
- Up 44% YoY
Active Listings: 130
- Up 14% YoY
Average Days on Market: 18 days

Interpretation: After a quiet September, sales rebounded strongly in October. Prices dipped month-over-month, but year-over-year trends remain stable. Inventory is building, creating opportunities for buyers.

Napanee

Napanee saw softening sales but stable pricing.

Unit Sales: 24
- Down 7.7% YoY
Average Price: $546,913
- Up 7.6% YoY
New Listings: 55
Active Listings: 135
Average Days on Market: 43 days

Takeaway: Prices continue to climb year-over-year, even with more inventory and fewer sales. Buyers have options, but sellers are still achieving solid results.

Stone Mills

Stone Mills continues to be one of the most inventory-heavy rural markets.

Unit Sales: 7
- Down 22.2% YoY
Average Price: $683,300
- Up 35% YoY
New Listings: 22
- Up 10% YoY
Active Listings: 54
- Up 63.6% YoY
Average Days on Market: 43 days

Market view: Inventory is high and sales are low, but prices surged year-over-year—likely influenced by a handful of higher-end sales.

What Buyers Should Know Right Now

You have more choice and more negotiating room in most areas.
Prices are rising in several communities despite higher inventory—meaning waiting may not pay off.
Homes that are well-priced are selling quickly (especially in Frontenac, Gananoque, and Kingston).

If you’ve been waiting for the right moment, this fall market offers favourable conditions.

What Sellers Should Know

Buyers are active, but selective. Presentation, pricing, and marketing matter more than ever.
Inventory is trending up, so your home needs to stand out to attract the right audience.
Several communities (Frontenac, Gananoque, parts of Kingston) are showing price strength heading into winter.

If you’re considering listing in November or early 2026, preparing now is a smart move.

Curious what these trends mean for your home or neighbourhood?

If you’d like a personalized market update for your neighbourhood, contact us.

Watch the full video on YouTube

Kingston & Area Holiday Markets

Sat, 01 Nov 2025 21:44:00 GMT

Lorna and I both love all things art, handmade, and local, so when the local holiday market season is upon us we get pretty excited! We’ve updated the local list for 2025 of all of the local markets in Bath, Gananoque, Glenburnie, Kingston, Napanee, Lyndhurst & Lansdowne, Odessa, and Westport. If we missed one that you’d like us to add, just let me know. Listed by location and chronologically below. Shop local and have fun discovering all of the artists, artisans, and small businesses that this amazing area offers!

Bath

Bath Holiday Vendor Market Bath Public School, 247 Church St, Bath, ON

Saturday, November 15, 2025, 9AM-3PM

Join us at the Bath Holiday Bazaar! Over 70 vendor spaces! Silent auction and raffle! Professional photos with Santa! Cafe serving lunch and delicious baked goodies! Crafts and cookie decorating for kids! You won’t want to miss the event! For more info: https://www.facebook.com/events/461856669666933

MacKinnon Brothers Holiday Market 1915 County Rd 22 Bath, ON

November 22-23 & November 29-30, 2025, 10AM-5PM each day

Stop by MacKinnon Brothers Brewing Company’s Holiday Market for some festive cheer, good food, great brews (& cocktails), and to cross those gifts off of your holiday list! For more info: https://www.mackinnonbrewing.com/the-holiday-market/

Merry Little Main Street Main Street, Bath, ON

Thursday, December 4, 2025, 5PM-8PM

Loyalist is excited to be participating in this year's Merry Little Main Street in Bath! Come and visit Santa, enjoy a horse drawn wagon ride through the village and get your holiday shopping done early! Support local by joining in the fun and festive holiday shopping party. For more info: https://www.facebook.com/events/2056808671520811/

Gananoque

South Alley Holiday Market South Alley between William Street and Charles Street, Gananoque, ON

Saturday, November 15, 2025, 2PM-8PM

A magical outdoor artisan market set in the backyards of the community. Twinkle lights, music, and Santa all add to the atmosphere. For more info: https://www.facebook.com/people/South-Alley-holiday-market/100087433530087/

Glenburnie

Sun Harvest Holiday Makers Market 2542 Perth Road (Division St. N. Kingston), Kingston, ON

Saturday, November 8, 2025, 10AM-4PM

We are looking forward to welcoming you back to Sun Harvest for our Annual Holiday Makers Market - 🌲🎁🎉 right here in our balsam scented holiday greenhouse. For more info: https://www.facebook.com/sunharvestgreenhouses/events

Kingston

Kingston Handloom Weavers and Spinners Annual Fall Sale Tett Centre, 205 - 370 King St. W, Kingston, ON

Thu, Nov 6 | 3:00PM – 7:00PM
Fri, Nov 7 | 10:00AM – 7:00PM
Sat, Nov 8 | 10:00AM – 4:00PM
Sun, Nov 9 | 11:00AM – 3:00PM

Our annual sale celebrates the creative possibilities of natural fibres - many locally sourced. All items are handmade by our members and offer one of a kind gifts from small to large. Garments and accessories will last a lifetime. We feature spinning, weaving, felting, dyeing and basket making. For more info: https://www.tettcentre.org/kingston-handloom-weavers-and-spinners-annual-sale-2024

CFB Fall Craft Sale Thompson Drill Hall, CFB Kingston, 7 D'Artisan Rd, Kingston, ON K7K 7G5, Canada

Saturday, November 22 - Sunday, November 23, 2025 10AM - 3PM

The CFB Kingston Fall Craft Sale is back! Proceeds go toward the Military Veteran Program Plus (MVP+). For more info: https://www.facebook.com/events/805711515764961/

Kingston Potter’s Guild Holiday Sale Tett Centre, 370 King Street West, Kingston, ON

November 20 to 23, 2025
Thursday 5–9PM; Friday 10AM–7PM; Saturday 10AM–5PM; Sunday 10AM–3PM

Find unique handmade ceramics from over 30 local artists at the Kingston Potters’ Guild Holiday Sale! Discover pottery both functional and decorative, gifts for the whole family, friends, or something special for yourself. It’s an annual sale not to be missed. For more info: https://www.tettcentre.org/events

All Things Christmas, Gifts & Art Sale Kingston Symphony Warehouse, 785 Sir John A. Macdonald Blvd. Unit 7A, Kingston

Friday, November 21, 2025 - 4 PM to 8 PM
Saturday, November 22, 2025 - 10 AM to 4 PM
Sunday, November 23, 2025 - 10 AM to 2 PM

The Kingston Symphony Volunteers All Things Christmas, Gifts & Art Sale is your chance to find both great holiday gift ideas and beautiful artwork at fantastic prices! For more info: https://www.kingstonsymphony.ca/events/all-things-christmas-gifts-art-sale

Fall Metal Rocks Show & Sale Tett Centre, 370 King Street West, Kingston, ON

Thursday, November 20, 5 - 9PM
Friday, November 21, 10AM - 6PM
Saturday, November 22, 10AM - 5PM
Sunday, November 23, 10AM - 3PM

The Kingston Lapidary and Mineral Club's (KLMC) Fall Metal Rocks Show & Sale is an annual event. Members of the KLMC will be featuring for sale their handcrafted jewellery, rocks, minerals, home decor and other gift items just in time for the holiday season. More info: https://www.tettcentre.org/events

The Carson House Christmas Artisan Market 1640 Bath Road, Kingston, ON, Canada

Thursday, November 27, 2025, 4PM-8PM

One of Kingston’s finest furniture consignment shops is opening its doors for an exceptional artisan market! Drop by Carson House in Kingston’s west end for an array of over 15 local makers, a Christmas Choir performance, holiday treats and hot drinks, and draws for special prizes. For more info: https://www.facebook.com/photo/?fbid=1345502860919860&set=a.472712998198855

Indigenous Holiday Market Tett Centre, 370 King Street West, Kingston, ON

Saturday, November 29, 2025, 10AM-4PM

Join us for the Annual Indigenous Holiday Market, a vibrant celebration of community, creativity, and cultures. This event will feature handmade beadwork, art, skincare, and gifts from talented Indigenous makers just in time for the holiday season! More info: https://www.tettcentre.org/events

Fat Goose Craft Fair Grant Hall, Queen's University, Kingston, ON

Saturday, November 29, 2025, 10AM-4PM

Mark your calendars and get ready to shop from over 50 talented makers and creators. It’s the perfect opportunity to find unique, high-quality handmade goods from Canadian artists! For more info: https://www.fatgoosecraftfair.com

Kingston Holiday Market Tett Centre, 370 King St West, Kingston, ON

Saturday, November 29, 2024 & Sunday, November 30, 2024, 11AM-4PM
Saturday, December 6, 2024 & Sunday, December 7, 2024, 11AM-4PM
Saturday, December 13, 2024 & Sunday, December 14, 2024, 11AM-4PM

With over 50 local vendors to shop each weekend you can enjoy the best in local shopping. New vendors join us each weekend creating a reason to come back and shop with us all three weekends! As always free admission. More info: https://www.tettcentre.org/events

Lansdowne, Elgin, Lyndhurst, Delta, Seeley's Bay

Local Christmas Shop and Hop

Friday, November 28, 2025
Saturday, November 29, 2025
Sunday, November 30, 2025

Shop and Hop is back with a full 3 days of local shopping fun and more chances to win. Support your favourite local merchants and discover new gems! Check vendor list for hours (they vary). More info: https://www.shopandhop.ca/ and mobile friendly map available.

Napanee

The Cozy Christmas Market Empey Estates Wedding & Event Venue, 1340 Deseronto Rd, Greater Napanee

Friday, November 14, 2025, 6PM-9PM
Saturday, November 15, 2025, 10AM-2PM

'Tis the season to be jolly! Embrace the holiday spirit and join us for a festive wonderland at the Cozy Christmas Market. Our goal for this market is to bring together some incredible small businesses in a beautiful space to offer a market experience like no other. For more info: https://www.facebook.com/events/napanee-on-canada-ontario/the-cozy-christmas-market-2025/1194541735825068/

Indoor Holiday Market Banquet Hall at the Best & Bash Arena, 16 McPherson Drive, Napanee

Saturday, November 29, 2025, from 10AM - 3PM

Admission is free. For list of vendors and more info: https://www.greaternapanee.com/play/municipal-events/#HolidayMarket

Hawks Holiday Bazaar Napanee District Secondary School, 245 Belleville Rd, Napanee

Saturday, November 22, 2025, 9AM-3PM

OVER 140 VENDORS from Toronto to Ottawa to Montreal and everywhere in between have just the right gift for you! Take your chances with a raffle, silent auction, and delicious home-baked goodies. Capture memories with Santa with our professional photographer! For more info: https://naturallyla.ca/events/hawks-holiday-bazaar-2/

4th Annual Christmas Market Lion's Hall Napanee, 57 County Rd 8, Napanee

Saturday, December 14, 2024, 10AM-4PM

Twas the night before Christmas, when the vendors were prepping all their last-minute presents, there were ornaments, stocking stuffers, and trinkets galore—all waiting for you to come through the door! For more info: https://www.facebook.com/events/1764129267418606/?_rdr

Odessa

Merry Makers at the Mill Christmas Market Outdoor rink at the Odessa Fairgrounds, 231 Main St, Odessa

Sunday, November 16, 2025 11AM - 3PM

Over 40 handmade vendors, traditional Christmas treats, wood fire pizza, Chinese food, a children's choir (taking monetary donations) a visit from Santa and more! More info: https://www.facebook.com/events/1654156981965959/

Westport

Westport Holiday Shop ‘N Hop

Friday, November 21 - Sunday, November 23, 2025

Our annual Westport Holiday Shop ‘N Hop is back! Get into the holiday spirit in beautiful downtown Westport, Ontario, with Christmas Markets, Gingerbread Competitions, and the Lion’s Santa Claus Parade, all while shopping in our unique stores. For more info: https://whatsonwestport.ca/event/westport-holiday-shop-n-hop-3/

Top Mistakes First-Time Homebuyers Make (And How to Avoid Them)

Tue, 23 Sep 2025 21:08:00 GMT

Buying your first home is an exciting milestone but can also be overwhelming. In Kingston, Ontario, a city rich in history and charm, first-time homebuyers often need to correct common mistakes that can lead to frustration, delays, and unnecessary costs. Whether you're looking at a cozy townhouse in the downtown core or a spacious family home in one of Kingston's beautiful neighbourhoods, understanding these potential pitfalls can help you avoid them and make the process smoother. Here are some of the most frequent mistakes first-time homebuyers in Kingston make — and how to avoid them.

Not Getting Pre-Approved for a Mortgage

One of the biggest mistakes first-time homebuyers make is failing to get pre-approved for a mortgage before starting their home search. It's tempting to jump right into browsing listings and imagining your dream home, but you need a clear understanding of your budget to set yourself up for disappointment.

How to Avoid It: Talk to your bank or a local mortgage broker about your budget and all of the costs involved in home buying. They will get the information from you necessary to get your pre-approval for a mortgage. It's important to do this before you start looking at homes because it gives you a clear idea of how much you can afford. Also, once you've found the home you would like to make an offer on, a pre-approval can also speed up the buying process, making your offer more competitive in a market where homes can sell quickly.

Side note: Even with a pre-approval you will still need a finance condition on your offer. The pre-approval tells you how much your budget is, but the actual mortgage approval tells you whether your lender will give you a mortgage on that particular house. If you do not have a pre-approval, your finance condition will have to be much longer than a seller may be willing to wait, depending on the market, so get it done before you start looking!

Overlooking Extra Costs Beyond the Listing Price

Many first-time buyers only focus on the listed price of a home, but the true cost of homeownership goes far beyond that. Closing costs, property taxes, insurance, and home maintenance fees can all add up, and these extra expenses may blindside some buyers.

How to Avoid It: Factor in additional costs when budgeting for your home purchase. A general rule of thumb is to set aside 3-5% of the home's purchase price for closing costs. You'll also want to budget for ongoing costs such as utilities, repairs, and upgrades.

Skipping the Home Inspection

Kingston has many older homes with character, and while that's part of their charm, it can also mean potential hidden issues. Some buyers may feel rushed or tempted to skip the home inspection to save time and money, but this is one of the biggest mistakes you can make. Even newer homes may have issues, so it's always best to do the home inspection.

How to Avoid It: Always hire a qualified home inspector to assess the property before you commit to buying. A good inspector will help you uncover potential issues, from foundation problems to outdated electrical systems, which could save you thousands of dollars in repairs down the road.

Not Considering Future Needs

Getting caught up in the excitement of finding your perfect first home is easy, but it's also important to think about the future. Will the house still suit your needs in five or ten years? For example, you may need more space or proximity to schools and parks if you plan to start a family.

How to Avoid It: When buying your first home, think about your long-term needs. Consider factors like the size of the home, the neighbourhood, and the potential for growth or renovations. This will help ensure that your home remains a good fit for you as your lifestyle evolves.

Neglecting the Importance of Location

While the house itself is important, the location is just as critical. A great home can quickly lose its appeal if it's located in an area with low rated schools, long commutes, or limited access to amenities. Many first-time buyers need to focus more on the neighbourhood rather than on the house.

How to Avoid It: Research the area thoroughly before making an offer. Look into things like school ratings, public transportation options, local amenities, crime rates, and future development plans. Consider how the neighbourhood aligns with your lifestyle and long-term goals. Drive through the neighbourhood during the day and in the evening to get a good feel for it.

Failing to Account for Market Conditions

The real estate market in Kingston can fluctuate, and not understanding the current market conditions could lead to overpaying for a home or missing out on opportunities. First-time buyers sometimes need help understanding whether it's a buyer's or seller's market.

How to Avoid It: Work with a local real estate agent who understands the Kingston market. They can provide insights into current trends and help you make an informed decision about when to buy. Your agent will also be able to advise you on pricing strategies, helping you avoid overpaying.

Letting Emotions Overrule Logic

It's easy to get emotionally attached to a home, especially if you find one that feels perfect. However, letting emotions drive your decisions can lead to making impulsive choices, such as overbidding on a property or neglecting issues that could become costly.

How to Avoid It: While it's natural to feel excited about a new home, try to stay objective. Focus on the facts, such as the home's condition, price, and how well it meets your needs. Don't rush into a decision; take your time and keep emotions in check.

Ignoring the Importance of Resale Value

Many first-time homebuyers focus on the present and overlook the future. While you might love the house you're considering now, what about five or ten years down the road? If you plan to sell eventually, it's essential to consider the resale value of your home.

How to Avoid It: When choosing a home, think about its potential resale value. Look for homes in desirable neighbourhoods with a history of strong market performance. Consider factors like the home's layout, size, and condition and how likely it is to appeal to future buyers.

Buying your first home in Kingston can be a rewarding and exciting journey, but avoiding these common mistakes along the way is important. By staying organized, working with a knowledgeable real estate agent, and being mindful of the costs and long-term considerations, you can ensure that your first home is a good investment and a place where you'll thrive for years to come.

If you're ready to start your home-buying journey in Kingston, contact us for expert advice and guidance every step of the way!

Back to School: How to create the perfect study nook

Tue, 19 Aug 2025 18:44:00 GMT

Back-to-school season always comes with fresh routines and the hope that this year’s homework battles will be a little smoother. One of the best ways to set kids (and parents!) up for success is by creating a dedicated study space at home.

Whether you live in downtown Kingston, Tamworth, Napanee, Gananoque or anywhere in between, a well-thought-out homework nook doesn’t have to mean a full renovation. With a little creativity, you can carve out a spot that encourages focus — and looks good, too.

Find the Right Spot

Quiet matters. A corner of a bedroom, the dining room, or even a landing at the top of the stairs can become a study station. The key is to choose a place away from the main household noise (and ideally, the TV and video games).
Visibility for parents. For younger kids, having a workspace in or near a family area makes it easier to lend a hand without them disappearing behind closed doors.

Lighting is Everything

Natural light is best, so try to position the desk near a window.
Add a small desk lamp for evenings and cloudy days — adjustable lamps work best so kids can point the light exactly where they need it.

Keep It Organized

Storage bins & baskets: Corral school supplies so they don’t migrate across the house.
Wall organizers or cork boards: Great for keeping track of calendars, reminders, and inspirational quotes.
Rolling carts: Perfect if the study nook shares space with another room — just roll it away when it’s time for dinner.

Comfort Counts

An adjustable chair that supports good posture goes a long way. Kids spend hours doing homework, reading, or online learning — a kitchen stool won’t cut it for long.

Make It Theirs

Let kids add a personal touch: a favourite colour, posters, or a plant. When the space feels like “theirs,” they’re more likely to use it.

Why Buyers Notice Study Spaces

When buyers tour homes, they’re not just looking at the number of bedrooms or the size of the kitchen — they’re picturing how life works in the house. In family-friendly markets like Kingston, Napanee, Bath and Amherstview, a dedicated homework or office nook can be a selling feature.

Families appreciate extra space for schoolwork
Flexible layouts — think a finished basement with room for desks, or a den that doubles as a study — add real value.
Organized entryways, mudrooms, and study corners all show how a home supports the busy rhythms of family life.

A perfect study space doesn’t require a Pinterest-worthy renovation. Sometimes it’s as simple as a desk, good light, and a little organization. And if you’re thinking about selling, highlighting these kinds of functional family spaces can make your home stand out.

Here’s to fewer homework battles and more “A-ha!” moments this school year.

Thinking of buying or selling a family home in Kingston & area? Let’s chat about what features buyers are really looking for right now, and the best neighbourhoods for your family.

Kingston & Area Real Estate Market Update - July 2025

Mon, 11 Aug 2025 18:47:00 GMT

Prices Dip in Some Areas, Loyalist Township Still Hot

The July 2025 Kingston real estate market is showing signs of change — with prices dipping in some areas, rural inventory rising, and certain communities, like Loyalist Township, still seeing strong demand. Whether you’re buying, selling, or investing, understanding these shifts in the Kingston & Area housing market will help you make your next move with confidence.

Kingston & Area Housing Market Overview – July 2025

According to the Kingston & Area Real Estate Association (KAREA):

812 new listings — up almost 10% from July 2024
327 sales — up 3.8% year-over-year
Average sale price: $595,000 — down 3.5% from last year
⏳ Average days on market: 44 — up 13% from 2024

What this means: Buyers have more properties to choose from and more negotiating power. Sellers may need to adjust pricing and marketing strategies to attract offers in this evolving Ontario housing market.

Kingston, Ontario Real Estate Market

In Kingston proper:

174 homes sold in July — nearly unchanged from last year
Average sale price: $636,000 — down 1%
Average days on market: 38 — up 26% from July 2024

Takeaway for Kingston sellers: Price competitively and prepare for longer selling times.
For Kingston buyers: This is a good time to negotiate, especially if you’re pre-approved and ready to move quickly.

Loyalist Township Real Estate Trends

Loyalist Township continues to outperform other local markets:

32 homes sold — up 39% from July 2024
Average sale price: $611,000 — up 5%
Days on market: 46 — slightly faster than last year

Why Loyalist is hot: Proximity to Kingston, family-friendly communities in Amherstview and Bath, and relatively affordable prices are drawing buyers from across Ontario. If you’re selling in Loyalist Township, now is a strong window to list.

Greater Napanee Real Estate Market

The Napanee housing market is cooling:

26 sales — down almost 19% from last year
Average sale price: $493,000 — down nearly 9%
Days on market: 40 — faster than last year but still buyer-friendly

Opportunity for Napanee buyers: Detached homes at more competitive prices compared to Kingston.
Advice for sellers: Focus on curb appeal, staging, and sharp pricing to compete.

Stone Mills Housing Market Update

Stone Mills saw one of the steepest price drops in July:

Only 9 sales — down 50% year-over-year
Average sale price: $455,000 — down 34%
Average listing price: $1.06M — up 55% (a large gap between list and sale prices)

⚠️ Insight: Overpricing is keeping homes on the market longer (56 days on average). Sellers should price realistically to attract buyers.

Frontenac County Real Estate – South, Central & North

Rural Frontenac saw a huge rise in new inventory:

Average sale price: $599,000 — down 12.4% year-over-year
58 total sales in July
Average days on market: 51

Buyer’s advantage: With more rural homes and waterfront properties available, it’s a good time to shop for cottages, year-round homes, and investment properties in Frontenac County.

What This Means for Kingston & Area Buyers, Sellers, and Investors

For Buyers:

More listings and longer days on market = stronger negotiating position
Focus on cooling markets like Napanee and Stone Mills for value opportunities
Get pre-approved to act quickly in competitive areas like Loyalist Township

For Sellers:

Price smart — the first two weeks are critical for attracting offers
Invest in staging, professional photography, and strong marketing
Be prepared for longer market times in Kingston, Napanee, and rural areas

For Investors:

Look for underpriced properties in slower markets
Rural Frontenac offers potential for vacation rentals and long-term holds
Rising inventory could mean better deals this fall

Bottom Line – Kingston Real Estate Market July 2025

The Kingston & Area real estate market is moving toward a more balanced state. Loyalist Township is still competitive, but many other communities are shifting toward buyer-friendly conditions.

If you’re planning to buy, sell, or invest in Kingston, Loyalist Township, Greater Napanee, Stone Mills, or Frontenac County, having the right strategy — backed by local expertise — will make all the difference.

Learn More - FULL MARKET REPORT VIDEO

Let’s talk about your next move — call or text (613) 389-1005 or email lorna@lwrealty.ca for expert, local advice.

5 Things to Look For When Buying a House to Use as a B&B in Kingston, Ontario

Thu, 31 Jul 2025 18:45:00 GMT

Thinking about turning a home into a bed and breakfast? Whether you’re dreaming of hosting guests in downtown Kingston, a charming village like Bath or Newburgh, or a quiet retreat on Amherst or Wolfe Island, there are a few key features that make all the difference.

Here are five things to look for when buying a house to use as a B&B in Eastern Ontario:

1. Parking & Accessibility

Most guests will arrive by car, so off-street parking is essential. In downtown Kingston, this can be hard to come by — and on islands like Amherst or Wolfe, ferry access and winter conditions make it even more important.

Look for homes with at least one guest parking spot per room. Bonus if there's an accessible entrance and year-round road maintenance.

2. A Layout That Works

Comfort and privacy are big priorities for B&B guests. A home with a guest wing, private suite, or separate entrance makes hosting easier — and often more enjoyable.

Look for:

* Multiple bedrooms with private baths

* Spaces that can be closed off from your personal living area

* Potential for future expansion (e.g., converting a garage or basement suite)

3. Location Guests Will Love

Tourists don’t just want a place to sleep — they want to experience the area. A good location can boost bookings and reviews.

Strong choices include:

* Downtown Kingston (close to Market Square, Queen’s, and the waterfront)

* Amherst Island and Wolfe Island (peaceful retreats with ferry access)

* Areas near wineries, parks, historic sites, or cycling routes

4. Room to Host

A welcoming kitchen and dining space can make or break your B\&B experience. Even if you're only serving coffee and muffins, you'll need a space that supports prep, cleanup, and guest interaction.

Things to look for:

* Open-concept kitchen/dining area

* Storage for supplies

* Easy-to-clean finishes

5. Zoning & Permits

Before you fall in love with a home, check the rules. Kingston and surrounding municipalities may require special zoning, licensing, or permits for short-term rentals or bed and breakfasts.

Questions to ask:

* Is the property zoned for short-term rental or B&B use?

* Are there municipal licensing requirements?

* Are there septic or fire safety rules for guest stays? This is especially important for rural properties and island homes.

Thinking About Starting a B&B?

We help buyers find the right home to support their lifestyle and income goals — including homes with B&B potential in Kingston, Bath, Amherst Island, Wolfe Island, and beyond.

Get in touch if you’d like to explore what’s available — and what to watch for. We’ll help you navigate the search, zoning, and setup.

Click here to download our B&B Buyer Checklist

Watch on YouTube below:

The 5 Most Frequently Asked Questions About Amherst Island, Ontario

Mon, 28 Jul 2025 18:45:00 GMT

When we show properties on Amherst Island, we always get the same five questions—whether it’s a young family looking for a slower pace, a couple dreaming of waterfront views, or retirees seeking community and quiet. We’ve answered them so many times we decided to make a video (you’ll find it below), and if you prefer reading, here's the scoop! If you want ALL of the info and links about Amherst Island, that’s here.

1. “What’s the deal with the ferry?”

The Amherst Island Ferry is more reliable than most people expect—it runs 20 hours a day, 365 days a year. The crossing takes about 15 minutes. It leaves hourly half past the hour from Millhaven (mainland) and on the hour from Stella (island side).

Visitor fare is $10.50 for a return trip (paid after boarding in Millhaven), and islanders can buy 25-ticket books for $105.00. Both docks offer public washrooms and indoor waiting areas.

Learn more from Loyalist Township: Amherst Island Ferry Info

2. “What if there’s an emergency?”

We get it—being on an island raises some concerns. Amherst Island has a trained fire and first response crew available at all times. If an ambulance is needed, the ferry crew is notified and transports the ambulance from the mainland, waits during the call, and brings it back. We also have a helipad.

3. “What are the roads like in winter?”

Here’s a surprise: winter road maintenance is excellent. Amherst Island has its own roads crew, and during snow season there’s even a night watch in place to wake the crew if significant snowfall happens overnight. Locals often say snow removal here is better than on the mainland.

4. “Are there any stores or services?”

Yes! Year-round, the island has:

The General Store with LCBO outlet, frozen meals, snacks, gifts, and much more
Post Office
Topsy Farms’ Wool Shed

In warmer months, you’ll also find:

The Back Kitchen (non-profit restaurant)
The Neilson Store Museum & Cultural Centre
The Weasel & Easel Arts & Gifts Shop
A weekly Island Market & Social at the Agricultural Pavilion

5. “What do you do in the winter?”

Winter is a different kind of beautiful on Amherst Island. Locals enjoy a slower pace and either happily hole up quietly with books, music and knitting or gather for:

Potluck dinners, bridge, mahjong, book clubs, movies, games, music
Beach walks (yes—even in winter!) - during a pandemic winter, a few islanders took it upon themselves to walk every public road on the island!
The Amherst Island Recreation Association has weekly sports 3-4 nights/week and occasional social gatherings
Occasional Friday evening Back Room Talks and Saturday morning Winter Markets at the Museum (brought to you by the Museum and Women's Institute, respectively)
Birdwatching
And of course, a quick trip to Kingston gets you to top-tier restaurants, live music, art galleries, and theatre performances.

Island life doesn’t stop when the snow flies—it just shifts into a cozier gear.

Final Thoughts

Whether you're planning to move full-time or looking for a weekend getaway, Amherst Island might just surprise you with how connected, welcoming, and well-serviced it really is. If you’re curious about life on the island—or ready to come take a look—reach out. We live here, and we’d love to show you around.

Let’s chat about your dream island lifestyle.

Amherst Island Real Estate

First-Time Home Buyer’s Guide: How to Buy a House in Kingston, Ontario

Mon, 21 Jul 2025 18:47:00 GMT

Buying your first home is exciting—but it can also feel like a big leap. If you're looking to buy your first house in Kingston, Ontario, you’re not alone. This vibrant city is a popular choice for first-time buyers thanks to its walkable neighbourhoods, historic charm, and access to education, healthcare, and waterfront living.

Here’s what you need to know to confidently buy your first home in Kingston.

1. Get Pre-Approved Before You Start Looking

In Kingston’s competitive real estate market, a mortgage pre-approval is essential. It helps you:

•Understand what you can afford
•Lock in an interest rate
•Strengthen your offer when competing with other buyers

Most local buyers work with a mortgage broker or a lender from institutions like Alterna Savings, RBC, or TD Canada Trust. We can recommend local lenders who we trust to take care of our clients.

2. Explore Kingston Neighbourhoods for First-Time Buyers

Kingston has a mix of neighbourhoods that suit a variety of lifestyles and budgets. A few top picks for first-time home buyers:

•Polson Park: Quiet, affordable, close to parks and transit
•Kingscourt: Up-and-coming, walkable, close to downtown
•Cataraqui North: Newer builds, close to schools and big-box stores
•Rideau Heights: Great value and improving amenities
•Greenwood Park / East End: Family-friendly, close to CFB Kingston and downtown via the Waaban Crossing

We can help you match your lifestyle and commute needs to the right area.

3. Know the Costs Beyond the Mortgage

Budgeting for your first home in Kingston means more than just your monthly payment. Be sure to plan for:

•Property taxes (approx. 1.2% of assessed value in Kingston)
•Utilities (Enbridge gas, Utilities Kingston for water/hydro)
•Home insurance
•Legal fees and disbursements
•Home inspection
•Land transfer tax (Ontario provides a rebate of up to $4,000 for first-time buyers)
•Moving costs and immediate repairs

4. Take Advantage of First-Time Buyer Incentives

If you're a first-time home buyer in Ontario, you may be eligible for:

•The Home Buyers’ Plan (HBP): Withdraw up to $60,000 tax-free from RRSPs
•Land Transfer Tax Refund: Up to $4,000 back in Ontario
•The new First Home Savings Account (FHSA): Save up to $8,000/year tax-free

Ask your mortgage broker or REALTOR® to help you determine what you qualify for.

5. Work with a Kingston-Based REALTOR®

A local real estate agent knows the ins and outs of Kingston’s neighbourhoods, pricing trends, and offer strategies. Your agent will:

•Guide you through listings that fit your budget and goals
•Advise on offer strategies (including conditions)
•Connect you to trusted home inspectors, lawyers, and contractors
•Help you avoid common pitfalls in older homes (like knob-and-tube wiring or outdated insulation)

Bonus: In most cases, buyers don’t pay commission—the seller does.

6. Understand the Buying Process in Ontario

Here’s what to expect when buying your first home in Kingston:

1.Get mortgage pre-approval
2.Start viewing homes with your REALTOR®
3.Make an offer (often with conditions like financing or inspection)
4.Fulfil conditions and finalize financing
5.Sign documents with a lawyer
6.Close and get your keys!

In Kingston, homes can sell quickly—especially under $600,000—so be ready to act fast when you find the right one.

7. Is Kingston a Good Place to Buy a First Home?

Yes—Kingston continues to attract first-time buyers because of:

•A strong job market (healthcare, education, public service)
•Stable property values
•A mix of housing types (detached homes, townhouses, condos)
•Easy access to Toronto, Ottawa, and Montreal
•A lifestyle that balances urban amenities with natural beauty

Final Thoughts

Buying your first home in Kingston, Ontario is an exciting milestone—and with the right plan, it’s completely achievable. Surround yourself with trusted professionals, take advantage of first-time buyer programs, and choose a neighbourhood that fits your life today and tomorrow.

Thinking about buying your first home in Kingston?

We specialize in helping first-time buyers make smart, confident choices. Reach out for a no-pressure chat or to get started.

Serving Kingston, Amherstview, Napanee, and the surrounding region.

Why Summer 2025 Is a Smart Time to Buy a Home in Kingston, Ontario

Sat, 12 Jul 2025 16:49:00 GMT

If you’ve been watching the Kingston real estate market and wondering when the right time to buy might be—this summer could be your opportunity.

From stabilizing home prices to promising investment potential, summer 2025 offers several advantages for both first-time homebuyers and seasoned investors alike. Let’s dive into three compelling reasons why buying a home in Kingston right now makes smart financial and lifestyle sense.

1. Buyer Conditions Are the Best They’ve Been in Years

Over the past few years, Kingston, like many Canadian markets, experienced intense buyer competition, multiple offers, and record-breaking home prices. But the market is shifting—and in a good way for buyers.

In 2025, we’re seeing more balanced market conditions. There’s increased inventory across key neighbourhoods like Sydenham, Portsmouth Village, and Kingston East, which means more selection and less pressure to compete aggressively. Buyers are taking a breath, doing proper due diligence, and in many cases, negotiating terms that would have been out of reach a couple of years ago.

What does that mean for you?

More time to consider properties before making an offer
More negotiating power on price, closing dates, and conditions
A greater chance of finding a home that truly fits your needs and lifestyle

Whether you're looking for a charming century home, a lakeside retreat, or a family-friendly property with room to grow, now is a great time to make a confident move.

2. Interest Rates May Be Nearing Their Peak

After a series of rate hikes in 2023 and 2024, the Bank of Canada has held interest rates steady in recent announcements—and some economists are forecasting potential rate reductions later this year or into early 2026.

This creates a unique window for buyers:

Secure a home now while there's less competition
Lock in a mortgage at today’s rate, with the option to refinance later
Get ahead of the crowd likely to re-enter the market once rates drop

As mortgage rates begin to trend downward again, we’re expecting an uptick in buyer activity—which could lead to renewed upward pressure on prices. In other words, today’s relative calm is tomorrow’s advantage.

3. Kingston’s Long-Term Investment Potential Remains Strong

If you’re thinking beyond lifestyle and looking at long-term value, Kingston continues to be one of Ontario’s most reliable and resilient real estate markets.

This mid-sized city punches above its weight thanks to a diverse local economy anchored by:

Queen’s University and St. Lawrence College
CFB Kingston, one of the largest military bases in Canada
Kingston Health Sciences Centre, a regional healthcare hub
A growing tech and innovation sector, plus new infrastructure projects

Rental demand remains steady, especially in walkable downtown neighbourhoods and near major institutions. Properties that can serve as income-generating rentals—whether short-term, executive, or long-term unfurnished—continue to perform well with the right guidance and management.

Many of my clients are successfully turning homes into investment properties, whether they’re living in one unit and renting another, or using fully self-contained homes as executive or vacation rentals. With Kingston’s year-round demand and relatively stable pricing compared to the GTA, it’s a strategic market to consider for building long-term wealth.

Ready to Explore Your Options in Kingston?

As your local Kingston real estate expert, I’m here to help you navigate this summer’s market with clarity and confidence. Whether you're buying your first home, upsizing, downsizing, or considering an investment, we’ll create a strategy that aligns with your goals.

✨ Let’s talk about what’s possible for you in Kingston’s summer market.
Reach out for a personalized consultation or to start your home search with tailored listings.

Stay Cool: Beaches & Splash Pads in Kingston, Frontenac & Lennox & Addington

Mon, 07 Jul 2025 18:48:00 GMT

Summer’s in full swing, and around here, that means you likely want to get in (Lynn) or near (Lorna) the water. Whether it’s a beach day or watching the kids race through the splash pad, there’s no shortage of places to cool off. From Kingston’s bustling waterfront to the laid-back lakes and hidden gems in Frontenac and Lennox & Addington Counties, here’s our local guide to where to keep cool in summer.

We've added resources at the bottom if you need the full lists, including boat launches.

Beaches to Explore

Kingston

Breakwater Park (King St. W): A revitalized waterfront gem with a pebble beach, deep water swim dock, and stunning views.
Grass Creek Park: Sandy beach with a playground, large dog park, and plenty of green space for a full day out.

Frontenac County

"The Point" Beach Park (Sydenham): A sandy, roped-off swim zone, a playground, covered picnic area, washrooms, boat launch, and multiple sports courts.
Sharbot Lake Beach: A calm freshwater beach with shallow entry, perfect for young swimmers.

Lennox & Addington

Centennial Park (Bath): Small but mighty, this lakeside park has a swimming area and a charming atmosphere.
Beaver Lake Beach (Erinsville): Family-friendly lake beach, roped swim area, boat launch, picnic spots.
Bon Echo Provincial Park (Cloyne): Sandy beach at Mazinaw Lake with iconic Mazinaw Rock—great for swimming, paddling, hiking, and camping.

Splash Pads

Kingston (all 13 are linked in a map below):

City Park Splash Pad
Central and shaded, just steps from downtown Kingston.
Lake Ontario Park Splash Pad
Lakeside fun with fountains and jets, plus washrooms and picnic tables.

Napanee:

Rotary Park Splash Pad (Pearl Street)
A fun, zero-depth water play area beside the playground and green space.

If you're looking for a public boat launch in Kingston, Frontenac County, or Lennox & Addington County, there are links below, as well as the full lists or maps of beaches and city splash pads.

Useful links:

Check water safety at beaches in Kingston, Frontenac, Lennox & Addington
Map of Kingston splash pads
Map of Kingston beaches
List of Kingston boat launches
List of South Frontenac beaches
List of Central Frontenac beaches
Map of Frontenac County boat launches
Lennox & Addington water activities list
Map of Lennox & Addington boat launches

This region is full of ways to beat the heat and make the most of a summer day! Got a favourite beach or hidden gem we missed? Let Lynn know!

Thinking of making a move closer to the water?
Let’s chat—we live and work waterfront and would love to help you find your perfect place by or on the water.

🥕 Fresh Finds at Farmers’ & Local Markets in Kingston & Beyond

Fri, 27 Jun 2025 21:36:00 GMT

Do you crave vibrant, seasonal flavours while supporting hands-on growers in our region, like we do? This year we both signed up for a CSA from McClure Eats (which we are really enjoying!), but you’re in luck—Kingston and its neighbouring communities are home to fantastic farmers’ markets. Whether you’re strolling through the Kingston Public Market, exploring local finds at Napanee, Brockville, or Harrowsmith and beyond, there’s a market waiting for you. Shop for just-picked veggies, handmade soaps, fresh-cut flowers, artisan wares, fresh baked goodies and more! With markets happening 5 days a week from spring through fall, there’s always somewhere new to explore and something delicious to discover.

Find your guide to the top farmer's markets this season below, listed Kingston first, then alphabetical by town/city spanning from Brockville to the east and Napanee to the west.

Kingston Public Market – Kingston, Ontario

Founded: 1801
Location: Springer Market Square, 216 Ontario St, Kingston, ON
Season: Year round on Tuesdays, Thursdays, and Saturdays
Summer Hours: April 1st – Oct 31st from 8:30 a.m. to 5 p.m.
Winter Hours: Nov 1st – March 31st from 9 a.m. to 5 p.m.
Social/Info: Website, Instagram, Facebook

Memorial Centre Farmers' Market – Kingston, Ontario

Location: 303 York St, Kingston, ON
Season: Year round on Sundays
Spring-Fall Hours: May–Dec: 9 a.m.–2 p.m.
Winter Hours: Jan–Apr: 10 a.m.–2 p.m.
Social/Info: Website, Facebook, Instagram

A. I. Agricultural Society Market – Amherst Island, Ontario

Location: A.I. Agricultural Pavilion, 5435 Front Road, Stella, ON
Season: Victoria Day weekend to Thanksgiving (?)
Days & Hours: Saturdays, 10 a.m.–12  p.m.
Social/Info: Facebook

Sunday Market in Bath – Bath, Ontario

Location: Bath, ON
Season: Early May to October
Days & Hours: Sundays, 10 a.m.–2 p.m.
Social/Info: Website, Facebook, Instagram

Brockville Farmers Market – Brockville, Ontario

Founded: 1833
Location: Market Street West, Brockville, ON
Season: May–November
Days & Hours: Thursdays & Saturdays, 8 a.m.–1 p.m.
Social/Info: Website, Facebook, Instagram

Frontenac Farmers’ Market – Harrowsmith, Ontario

Location: Centennial Park, 4500 Centennial Park Rd, Harrowsmith, ON
Season: May-October
Days & Hours: Fridays, 3 p.m.–7 p.m.
Social/Info: Website, Facebook

The Hollow Square Market – Newburgh, Ontario

Location: 425 Main Street, Newburgh, ON
Season: Bi-weekly Saturdays, mid-June to mid-October
Days & Hours: Saturdays (every other week), 10 a.m.–2 p.m.
Social/Info: Facebook

Babcock Mill Maker’s Market – Odessa, Ontario

Location: Babcock Mill, 100 Bridge Street, Odessa, ON
Season: Sundays from end of May to mid-October
Days & Hours: Sundays, 9 a.m.–2 p.m.
Social/Info: Facebook

Yarker Farmers’ Market – Yarker, Ontario

Location: 2 Mill Street, Yarker, ON
Season: Bi-weekly Saturdays, opening late June to mid-September
Social/Info: Facebook (check here for dates)

Shopping local doesn’t just support our farmers and makers—it helps keep our region thriving, connected, and uniquely vibrant. So grab your reusable bags, bring a friend, and get to know your community one booth at a time.

Have we missed your favourite market? Let us know—we’d love to add it to the list.

Thinking about a move to or from one of these amazing communities? Let’s chat.

UPDATE 2026:

Unfortunately it looks like these markets have closed down…

Amherstview Farmers’ Market – Amherstview, Ontario
Location: 322 Amherst Drive, Amherstview, ON
Season: May–October
Days & Hours: Saturdays, 9 a.m.–1 p.m.
Social/Info: Website, Facebook

Beaver Lake Farmers’ & Artisan Market – Erinsville, Ontario
Location: Lions Beaver Lake Park, Erinsville, ON
Season: Summer, opening June 27, 2025
Days & Hours: Fridays, 3 p.m.–7 p.m.
Social/Info: Facebook

Saving for Your First Home

Mon, 21 Apr 2025 22:09:00 GMT

When Lorna and I purchased our respective first homes, it was a very different real estate landscape than it is now. Lorna worked with a financial planner to sort out her finances and move toward a down payment on her new build condo, and I worked with my husband squirrelling away portions of our salaries for a down payment on our eventual east end fixer-upper semi. However, with rising real estate prices and additional costs like closing fees and taxes, saving for your first home can feel like an overwhelming challenge. The good news is that Canada offers a range of tools, programs, and tax benefits designed to help first-time home buyers achieve their dream of homeownership. By combining smart financial planning with these supports, you can make the goal of owning your first home a reality.

Minimum Down Payment Requirements in Canada

In Canada, the amount you need for a down payment depends on the home’s purchase price. The federal government has established the following minimum down payment requirements based on the home’s purchase price:

· For homes priced at $500,000 or less, a minimum of five per cent of the purchase price is required.

· For homes priced between $501,000 and $999,999, a minimum of five per cent for the first $500,000 and 10 per cent for any amount over $500,000 is required.

· For homes priced at $1 million or more, a minimum of 20 per cent of the purchase price is required.

While these are the minimum requirements, saving beyond the minimum can provide benefits and ultimately save you money through lower monthly mortgage payments and less interest paid over the life of the loan.

Savings Strategies to Help Save for Your First Home

There are several tools and programs designed specifically to help first-time home buyers. One of the simplest ways to stay on track is to open a new savings account for first-time homebuyers specifically to save for the down payment. Many financial institutions provide accounts specifically for first-time buyers. Look for accounts offering high interest rates, low or no fees, and flexibility to suit both short- and long-term savings goals.

A Tax-Free First Home Savings Account (FHSA) is a registered account that combines the tax advantages of an RRSP and a TFSA, making it the best savings account for first-time homebuyers and building your down payment savings. You can contribute up to $8,000 annually, with a maximum lifetime contribution of $40,000. Contributions are tax-deductible, which can reduce your taxable income, and withdrawals from your tax-free savings account for first-time homebuyers remain tax-free as long as they are used to purchase a qualifying first home.

Government Support Programs for First-Time Homebuyers

The Canadian government offers a variety of incentives to help first-time homebuyers reduce costs and make homeownership more accessible. These programs can significantly reduce upfront costs and make it easier to afford your first home when combined with your personal savings efforts.

Home Buyers Plan

The Home Buyers’ Plan (HBP) allows first-time home buyers to withdraw up to $60,000 each, tax-free from their Registered Retirement Savings Plan (RRSP), to use toward their home purchase. This program provides an excellent way to access pre-existing savings while avoiding immediate tax implications. However, the HBP requires that you repay the withdrawn amount over a maximum of 15 years, beginning in the second year after the withdrawal.

GST/HST New Housing Rebate

If you’re purchasing a newly constructed home, substantially renovating an existing one, or rebuilding after a fire, you may be eligible for a rebate on a portion of the GST or HST paid. The rebate can significantly offset the additional costs of buying or building a new home. Eligibility and rebate amounts depend on the province and the price of the house.

Land Transfer Tax Rebates

Many provinces and municipalities offer tax savings for first homebuyers to reduce the cost of land transfer taxes. The exact rebate will vary by location but can provide substantial savings on closing costs.

Home Buyers’ Tax Credit (HBTC)

The Home Buyers’ Tax Credit is another federal incentive designed to help first-time buyers recover some of the costs of purchasing a home. This non-refundable tax credit offers up to $1,500 in tax relief, which can be used to offset expenses like legal fees, appraisal costs, and land transfer taxes.

How to Start Saving for Your First Home

Saving for your first home is an exciting journey but requires significant financial planning. Here’s how you can get started.

1. Determine how much you’ll need for your down payment and other costs. Remember to account for other expenses, such as closing costs and home inspection fees.

2. Evaluate your monthly income and expenses to see where you can cut back. In your budget, focus on prioritizing essential needs while reducing discretionary spending.

3. Set aside a manageable portion of your monthly income. Even small contributions add up over time, especially when invested in high-interest or tax-advantaged accounts.

4. Review your savings progress to ensure you’re on track to meet your goal within your desired timeline. If you’re falling behind, adjust your budget or explore additional sources of income.

We understand the challenges of saving for your first home, and we are here to guide you every step of the way. Let us help you find not just a property but a place to call home.

The Unexpected Red Theory

Thu, 03 Apr 2025 20:57:00 GMT

The Canadian real estate market has seen its fair share of fluctuations in recent years, from interest rates and inflation concerns, to shifting buyer preferences, which have made selling a home more challenging. Ensuring your listing stands out in a competitive market is key. Buyers are increasingly selective, looking for homes that feel unique, modern, and move-in ready, underpinning the importance of home staging and curb appeal. One emerging trend that could attract the right kind of attention? The Unexpected Red Theory.

What Is the ‘Unexpected Red Theory’?

What is the Unexpected Red Theory? It’s an interior design trend that suggests adding a pop of red to a space can make it feel more memorable, cohesive and visually striking. Brooklyn-based designer Taylor Migliazzo Simon first introduced the concept and quickly gained traction on social media platforms like TikTok and Instagram, particularly under the hashtag Unexpected Red Theory TikTok. While the idea may seem new, the concept of using red as an attention-grabber has been around for decades, seen in fashion, branding and even psychology.

Red is a dominant and stimulating colour. It’s used in stop signs, emergency signals, and high-end luxury branding for a reason. Studies have shown that red grabs attention, boosts confidence, and even makes objects appear more valuable. When applied to home staging, Unexpected Red Theory interior design strategies can make a property more memorable to buyers, helping it stand out in a crowded market.

How Sellers Can Use the Unexpected Red Theory to Attract Buyers

If you’re looking to sell your home faster and at a better price, integrating The Unexpected Red Theory into your staging strategy could make a significant impact. Here’s how you can take advantage of this trend:

Use Red to Create a Focal Point

Buyers tour multiple properties, and after a while, they tend to blend together. A bold red accent like a statement chair, a patterned rug, or an eye-catching vase can make a home more memorable. A strategically placed pop of red helps buyers recall a home as “the one with the striking red chair” rather than another neutral listing. Unexpected Red Theory interior design experts suggest that subtle, yet intentional uses of red can create a strong visual impact.

Add a Touch of Red to the Kitchen

Kitchens are one of the most important selling points in a home. Studies show that buyers often base their decisions on how much they love a kitchen. Small red appliances, a red kettle, dish towels, or even red bar stools can add energy to the space without requiring a full renovation. If you want to go bolder, a red backsplash or cabinet hardware can create a striking contrast with neutral tones. Home staging professionals using red theory in kitchen design often recommend incorporating red in a way that highlights key areas without overwhelming the space.

Make the Entryway Inviting

First impressions matter, and a well-staged entryway can set the tone for the entire home. Consider adding a red rug, a framed artwork with red accents, or a red console table near the front door. This simple yet strategic use of colour aligns with the Unexpected Red Theory, making the space feel warmer and more inviting.

Enhance Outdoor Curb Appeal with Red

The curb appeal of a home is just as important as the interior when attracting buyers. A bold red front door is a timeless design choice that adds personality and warmth. If a red door isn’t an option, consider red potted plants, red outdoor furniture, or even red patio cushions to make the home’s exterior pop. Many real estate professionals are now exploring Unexpected Red Theory interior design elements beyond interiors, bringing them into outdoor staging as well.

Incorporate Red in Bedrooms and Living Spaces

Red isn’t just about power and energy. It can also add warmth and coziness. A red throw blanket, pillows, or artwork can make a bedroom or living area feel lively without overwhelming the space. In children’s rooms, a red dresser or toy storage adds a playful and inviting feel. Many designers sharing Unexpected Red Theory TikTok videos emphasize how a well-placed red accent can bring life to a room without overpowering it.

What to Avoid When Using the Unexpected Red Theory

While red can be a powerful tool in home staging, overdoing it or using it incorrectly can have the opposite effect. Here are some common mistakes to avoid:

Avoid Overwhelming the Space

Red is a strong colour, and too much of it can feel overpowering. Stick to small accents rather than large, dominant elements. Instead of painting an entire room red, choose one accent wall or a few strategically placed accessories. A subtle approach aligns with red theory principles, ensuring the pop of red remains impactful.

Avoid Using the Wrong Shade of Red

Not all reds are created equal. Bright, fire-engine red can feel intense, while deeper hues like burgundy or rust can add a more sophisticated touch. Match the shade of red to the home’s existing decor so it enhances rather than clashes with the space. Many Unexpected Red Theory interior design applications rely on muted, well-balanced shades to maintain harmony.

Don’t Use Red in Every Room

The key to making The Unexpected Red Theory work is keeping it unexpected. If every room has red accents, the effect loses its magic. Instead, use it selectively to create moments of impact. The power of this approach is often highlighted in Unexpected Red Theory TikTok trends, where designers showcase minimal yet effective uses of red.

Be Careful with Red in Certain Spaces

Studies suggest that red can increase stress levels in certain settings. For example, in a bedroom, too much red might feel overwhelming rather than cozy. Stick to subtle red accents rather than large surfaces like walls or bedspreads. Unexpected Red Theory interior design strategies often emphasize balance to ensure that red complements rather than dominates a space.

Avoid Clashing with Existing Colour Schemes

If your home has a lot of warm earth tones or cool-toned minimalist decor, red might not always fit seamlessly. Choose red accents that complement rather than clash with your home’s existing palette. The most effective Unexpected Red Theory interior design implementations consider how red interacts with surrounding colours.

In a market where buyers are overwhelmed with choices, small details can make all the difference. The Unexpected Red Theory provides an easy, cost-effective way to make a home more memorable and visually appealing. When used strategically, red can enhance key selling points, improve curb appeal, and create a more engaging atmosphere for buyers.

Ready to make your home stand out in today’s market? Use proven strategies to attract buyers and maximize your home’s value. Contact us today!

remax.ca

Kingston & Area Real Estate Market Update - February 2025 | Prices, Trends & What’s Next

Wed, 05 Mar 2025 23:17:00 GMT

If you're in Kingston or the surrounding area and thinking about buying or selling real estate, this market update is for you.

February 2025. It was a month. It brought some big shifts in the local housing market, and with economic uncertainties, tariffs and elections, things are getting even more interesting. Stick around for the full breakdown, and don't forget to like, subscribe, and drop a comment on what you think the future holds for Kingston Real Estate.

In the city of Kingston, it was a slow month. Home sales were down 20% with 105 properties sold, and the average selling price dropped 7% to 606,000. Year to date, that average selling price is down 2.5%. However, lower prices have homes selling faster, with an average of 35 days on the market compared to 43 in 2024, and new listings are up 14%. So there's a lot more for buyers to choose from.

Gananoque is kind of fun. There were only eight homes that sold, but the average selling price was 1.2 million. So, does this mean that housing values have skyrocketed again? Well, no. One of those eight houses sold for 6.1 million, which is extraordinary. The stat that's probably better to look at in Gananoque is the median selling price, what was right in the middle, and that's 472,500. So, Gananoque is still an affordable option.

There's good news in Loyalist Township, even though the number of properties that sold dropped by 30%, the average selling price of 588,000 is up 6.72% in the month of February and up 4.8% year to date, and the average days on market in Loyalist has dropped from 56 to 27. So, homes are selling quickly.

In Greater Napanee. It was pretty much a flat month with 22 homes sold, which is exactly the same as in 2024. And the average selling price of 495,000 is pretty flat with last year. The difference is homes, as we're seeing across the board, are selling a little bit more quickly as buyers are coming to the market. So, in Napanee, on average, homes were on the market for 44 days.

South Frontenac has been slow to move, with a 20% decrease in the number of homes sold at 12, but the average selling prices increased by 11% to 525,000. This is the slowest market in the region right now at 61 days average on the market, and some of that may have to do with winter weather. Most of the homes in South Frontenac are rural homes, and we're expecting that that market's going to pick up now that the snow is starting to melt.

In Stone Mills, the number of properties sold was 12, which was a 20% increase over last year, but a 27% increase in the average selling price at 596,000 and a 50% decrease in the number of days on the market at 36.

So what does this mean for you? So, let's talk about what's affecting the market beyond our numbers. So there's tariff uncertainty and new trade policies and supply chain cost concerns are likely going to make home construction more expensive, which leads to higher home prices. It's a concern for buyers, it's a concern for builders. We've just had an election and there's another one that's coming in. Political uncertainty always plays a role. There are potential policy changes that could impact mortgage rates, affordability programs, and tax incentives for home buyers. And while interest rates have been dropping, we're anxious to see what happens when the Bank of Canada makes its announcement on March 12th.

So what does this mean for you? Well, buyers now might be the time to take advantage of some softer prices and with sellers, as we always say, pricing competitively is key, especially with more listings hitting the market.

The bottom line is that even in uncertain times, life goes on, and jobs change. We have babies, we get married, our circumstances change. So, let's talk about your circumstances and plans and how we can navigate this market together.

If you found this update helpful, don't forget to like, subscribe and hit the notification bell so that you don't miss our next market update.

If you've got questions, drop them in the comments or reach out to me directly for personalized advice.

Until next time, happy house hunting.

Summer Camps in Kingston, Napanee, Loyalist and area for 2025

Thu, 27 Feb 2025 22:41:00 GMT

It's that time of year again for us parents: Time to plan summer in the Kingston area. From STEM programs to arts and theatre, overnight camps to budget-friendly day camps, we've rounded up top options in Kingston, Napanee, and Loyalist Township—organized by theme to help you find the perfect fit.

👩‍🔬 STEM & STEAM Summer Camps

Queen’s Summer Engineering Academy (QSEA)
Introduce your child to real-world problem-solving at this Queen’s University camp for Grades 4–11.
Ages: 10–17

Science Quest – Queen’s University
Inspire young scientists with hands-on STEM fun.
Ages: 4–17

STEM Camp
Offered in Kingston, Napanee, and over 50 Ontario locations, this day camp makes science, tech, and engineering fun.
Ages: 5–13

Camp STEAM
Explore robotics, coding, and animation in an engaging, collaborative setting.
Ages: 5–14

Kingston STEAMworks
A local favourite for kids who love to tinker, build, and create.
Ages: 6–12

🎨 Arts, Theatre & Music Camps in Kingston

Agnes Art Camp – Queen’s University
Held at Queen’s University's renowned Agnes Etherington Art Centre, campers explore sculpture, painting, and more.
Ages: 6–12

Young Artists of Kingston
A long-standing local program where kids express themselves through themed art projects and mixed media.
Ages: 5–11

Blue Canoe Productions
Musical theatre camps that build confidence through singing, dancing, and acting.
Ages: 4–12

NSAA Theatre Camps
Kids perform in real productions at the Domino Theatre with this drama-focused program.
Ages: 6–13

The Make Station
Daily themed arts and crafts designed to spark creativity.
Ages: 5–12

ASUS Summer Camps
Run by Queen’s students, this not-for-profit camp combines art, education, and Ontario curriculum-aligned themes.
Ages: 4–12

Mulberry Waldorf School Camps
Nature-themed weeks like Fantasy, Music, and Olympics bring Waldorf-style education to summer fun.
Ages: 4–11

Cantabile Choirs
Mini Maestros and Rising Stars programs help kids explore music through movement and song.
Ages: 5–12

Stabback Music Studio
Music, art, and theatre collide in these creative camps.
Ages: 6–14

Leisa’s School of Dance
From tap to hip hop, this camp keeps kids moving.
All levels welcome

🌳 Outdoor & Overnight Summer Camps

Camp Oconto
All-girls traditional overnight camp north of Kingston, with over 20 activities.
Ages: 4–16

Camp Davern
A classic co-ed overnight camp with a focus on positivity and exploration.
Ages: 7–16

Tall Ships Adventure
Teens set sail on real tall ships, learning leadership, resilience, and teamwork.
Ages: 12–18

🏅 Sports & Active Camps

Kingston Racquet Centre
Newly opened dome facility with tennis, pickleball, and multisport fun.
Ages: 5–15

YMCA Kingston
Rowing, aquatics, science, dance, and leadership camps in a safe and welcoming environment.
All ages

Kingston Aeros Trampoline Club
Bounce into summer with Olympic trampolines and energetic instructors.
Ages: 4–12

Greater Napanee Martial Arts-Themed Camp
Themes like Wild Water, Disney Discovery, and Ultimate Sports make each week fresh and fun.
Ages: 5–12 | Pre/post care available | Weekly themes: View here

💙 Affordable Family-Friendly Options

BGC South East Summer Camps
With 150+ programs across Kingston, Napanee, Amherstview, and Bath, BGC offers:

Science & Tech
Leadership
Sports & Movement
Literacy Enrichment

Ages: JK to 15 | Pre/post care available

📍 Bonus Tip: Local Community Camps

Check out municipal websites, rec centres, and school boards in your area for budget-friendly day camps close to home.

Do you know of more great camps in the area that we forgot to mention? Let me know and I will add them to the list!

If you live in the area, we hope you found this useful, and that you and your children have a great summer!

If you're thinking of moving to the area, we’d love to help. We specialize in helping families find the right home for their lifestyle. Contact us and let’s find a place that keeps your kids close to the action—and gives you peace of mind.

Using Your RRSP to Buy a Home in Kingston: What You Need to Know

Sat, 15 Feb 2025 23:12:00 GMT

Are you considering using your Registered Retirement Savings Plan (RRSP) to purchase a home in the Kingston area? Understanding the Home Buyers' Plan (HBP) can be a valuable step in making homeownership more attainable.

What is the Home Buyers' Plan (HBP)?

The HBP is a federal program that allows first-time homebuyers to withdraw up to $60,000 (increased from $35,000 for withdrawals made after April 16, 2024) from their RRSPs to buy or build a qualifying home. For couples, this means a potential combined withdrawal of $120,000. The withdrawn amount is not taxed, provided it's repaid into the RRSP within a 15-year period.

Eligibility Criteria

To participate in the HBP, you must:

Be a Canadian resident at the time of withdrawal and up to the time a qualifying home is bought or built.
Meet the definition of a first-time homebuyer, meaning you have not owned and occupied a home in the previous four calendar years, excluding the 30 days before withdrawal.
Have a written agreement to buy or build a qualifying home for yourself or a related person with a disability.
Intend to occupy the home as your principal residence within one year of purchase or construction.

Even if you or your spouse have previously owned a home, you may still be considered a first-time homebuyer if certain conditions are met.

How to Withdraw from Your RRSP Under the HBP

Once you've confirmed your eligibility and have a purchase agreement in place, follow these steps:

Complete Form T1036: Fill out the "Home Buyers' Plan (HBP) Request to Withdraw Funds from an RRSP" form.
Submit to Your RRSP Issuer: Provide the completed form to your RRSP provider, who will process the withdrawal.
Receive Funds: The funds will be released to you without withholding taxes.

Ensure that the RRSP funds you plan to withdraw have been in the account for at least 90 days to avoid potential tax implications.

Repayment Terms

Repaying the withdrawn amount is crucial to avoid tax penalties. Here's how it works:

Repayment Period: Normally, you have 15 years to repay the amount, with the first payment due two years after the withdrawal. However, for withdrawals made between January 1, 2022, and December 31, 2025, the repayment period starts after five years instead of two.
Annual Payments: Each year, repay at least 1/15 of the withdrawn amount.
Missed Payments: If you miss a payment, the outstanding amount for that year will be added to your taxable income.

For withdrawals made between January 1, 2022, and December 31, 2025, the start of the repayment period is extended to five years.

Pros and Cons of Using the Home Buyers Program
Pros:

Interest-Free Loan: Access your RRSP funds without interest charges.
Boosted Down Payment: Increase your down payment, potentially reducing mortgage default insurance premiums.

Cons:

Repayment Obligation: Mandatory repayments over 15 years.
Opportunity Cost: Withdrawn funds lose potential investment growth during the repayment period.
Discipline Required: Strict adherence to the repayment schedule is essential to avoid tax consequences.

Consult with Professionals

While the HBP offers significant advantages, it's essential to consult with financial advisors, mortgage professionals, or tax professionals to understand the full implications based on your personal circumstances. All of the information can be found on the canada.ca website, but we know sometimes it needs a bit of an explanation. At Lynn & Lorna Real Estate, we're committed to guiding you through every step of your home buying journey in the Kingston area. Whether you're looking to discuss the HBP, have questions about the local market, or looking for a mortgage specialist recommendation, don't hesitate to reach out.

Home Buying Lawyers, Costs, and Deposits

Mon, 27 Jan 2025 23:20:00 GMT

Are you considering purchasing a home in the Kingston area? Understanding the roles of key professionals and the associated costs is vital for a smooth transaction. In this guide, we'll delve into the importance of a real estate lawyer, the typical expenses involved in buying a home, and the significance of the deposit in Ontario's real estate market.

The Role of a Real Estate Lawyer in Ontario

A real estate lawyer is indispensable in ensuring that your property purchase adheres to Ontario's legal standards. Their responsibilities encompass:

Conducting Title Searches: They verify that the property's title is free from liens, encumbrances, or disputes, ensuring you receive clear ownership.
Managing Financial Transactions: Your lawyer handles the transfer of funds, including the down payment and closing costs, ensuring timely and accurate payments.
Registering Legal Documents: They facilitate the official transfer of property ownership by registering the necessary documents with the provincial government.
Providing Legal Advice: Throughout the process, your lawyer offers guidance on legal matters, helping you navigate any complexities that arise.

Engaging a knowledgeable real estate lawyer ensures that all legal aspects of your home purchase are meticulously managed, providing peace of mind during this significant transaction.

Understanding the Costs Involved in Buying a Home

Purchasing a home involves several costs beyond the property's purchase price. Key expenses include:

Legal Fees: In Ontario, real estate lawyer fees for a standard residential purchase typically range from $999 to $1,500 plus tax. These fees cover services such as document preparation, title searches, and the facilitation of financial transactions.
Disbursements: These are out-of-pocket expenses incurred by your lawyer on your behalf, including:
Title Search Fees: To confirm the property's legal ownership status.
Registration Fees: For registering the property's title and mortgage.
Software Transaction Charges: Related to the legal software used to manage the transaction. These can range from $50 to $100, depending on the software.
Banking Fees: Charges for processing bank drafts, wire transfers, and other transactions, which can range from $25 to $100, depending on the number of payouts required.
Land Transfer Tax (LTT): This provincial tax is based on the property's purchase price. In Ontario, the LTT is calculated as follows:
0.5% on the first $55,000
1.0% on the portion from $55,001 to $250,000
1.5% on the portion from $250,001 to $400,000
2.0% on the portion above $400,000
2.5% amounts exceeding $2,000,000 where the land contains one or two single family residences
For example, on a $500,000 home, the LTT would be $6,475. First-time homebuyers may be eligible for a rebate of up to $4,000. There is a great Land Transfer Tax calculator here.
Title Insurance: This protects against potential issues with the property's title, such as fraud or undisclosed liens. The cost varies but typically ranges from $250 to $400.
Home Inspection: While optional, a home inspection is highly recommended to identify any potential issues with the property. The cost is usually around $500.
Appraisal Fee: If required by your lender, an appraisal assesses the property's market value and can cost between $300 and upwards of $1000, depending on the location and property.
Mortgage Insurance: If your down payment is less than 20% of the purchase price, you may need to purchase mortgage default insurance, commonly known as CMHC insurance (although there are other insurers). The premium is calculated as a percentage of the loan and can be added to your mortgage payments.
Adjustments: These cover any prepayments made by the seller, such as property taxes or in the rural areas around Kingston this often includes a propane tank fill up, that extend beyond the closing date. You'll reimburse the seller for the portion that applies after you take possession. This will be included in the closing costs that your lawyer calculates.

Being aware of these costs will help you budget effectively and avoid surprises during the home-buying process.

The Importance of the Deposit in Ontario Real Estate Transactions

In Ontario, the deposit is a critical component of the home-buying process, serving as a gesture of good faith and commitment from the buyer to the seller. Key aspects include:

Standard Deposit Amount: While there's no legal requirement, it's customary for deposits to be around 5% of the purchase price. For instance, on a $500,000 home, a typical deposit would be $25,000. In the Kingston area, it can be closer to $10,000, whereas pre-pandemic you might have seen $3,000 or $5,000 deposits.
Timing of the Deposit: These terms will be described in the Schedule A of the Agreement of Purchase and Sale. Generally in the Kingston area the deposit is due Upon Acceptance, but there are 3 options:
Herewith - the deposit is submitted with the Agreement of Purchase and Sale. If the offer is accepted by the seller(s), the cheque is deposited. If not, you can simply return to your bank and redeposit the funds back to your account.
Upon Acceptance - the deposit is due within 24 hours of the offer being accepted
As otherwise described in this Agreement - sometimes buyers pay several deposits. For example: a portion upon acceptance, and a portion after conditions are fulfilled or waived.
It's important to have these funds readily available when you make an offer on a property in order to avoid any breach of contract.
Form of Payment: Deposits are typically made via cheque, certified cheque, bank draft, e-transfer, or wire transfer.

Ready to Take the Next Step?

If you're considering purchasing a home in the Kingston area, understanding the roles of key professionals and the associated costs is important for a smooth transaction. Contact us today to connect with a knowledgeable real estate lawyer and get personalized guidance tailored to your needs. Let us help you make informed decisions and ensure your home-buying experience is seamless. Your dream home awaits—let's get started!

Top Renovations to Boost Your Home's Resale Value

Wed, 15 Jan 2025 18:52:00 GMT

Are you considering selling your home and want to ensure your renovations make the biggest impact? Let’s break down the updates that not only boost your home’s value but also attract the perfect buyer.

Why Renovate Before Selling?
In Kingston’s vibrant real estate market, thoughtful upgrades can set your home apart. These don’t have to cost a fortune. The trick is knowing where to invest for the highest return.

1. Kitchen Refresh: The Heart of the Home
In Kingston, families and foodies alike prioritize the kitchen. Simple yet impactful upgrades include:

Swapping old countertops for quartz or granite.
Refinishing cabinets with modern hues or hardware.
Installing energy-efficient, stainless steel appliances.

This room often delivers a return on investment of 75-100%, making it one of the smartest upgrades you can choose.

2. Modernize the Bathroom
Buyers love a bathroom that feels like a spa. Small changes like sleek fixtures, new tile, and a fresh vanity make a big difference. If your home only has one bathroom, adding a second can significantly enhance its appeal.

3. First Impressions with Curb Appeal
Kingston’s charming neighborhoods deserve equally charming exteriors. Ensure your home stands out by:

Landscaping with local plants and seasonal blooms.
Painting your front door in a warm, inviting color.
Updating outdoor lighting for safety and style.

4. Embrace Energy Efficiency
Kingston buyers value eco-friendly homes that save on utility bills. Consider upgrades like Energy Star-rated windows, improved insulation, or a smart thermostat. Plus, you may qualify for rebates in Ontario!

5. Make the Basement Count
From home offices to rental suites, finished basements add versatile space buyers appreciate. Just ensure any renovations comply with local zoning and building codes.

6. Fresh Paint: Small Change, Big Impact
Neutral tones like soft greys and warm whites create a blank canvas for potential buyers. It’s an affordable update that can transform any room.

7. Focus on Flooring
Replace worn-out carpets or dated linoleum with timeless hardwood or luxury vinyl plank. These options are durable, stylish, and perfect for Kingston’s mix of historic and modern homes.

8. Handle Repairs First
No amount of cosmetic upgrades will outshine an essential repair. Address leaky roofs, outdated electrical systems, or plumbing issues before listing.

Every home and market is unique, and your upgrades should reflect what Kingston buyers are looking for. As your local real estate experts, Lynn and I are here to help you navigate which renovations will yield the best results for your home.

Let’s Work Together
Ready to start? Contact us, Lorna Willis and Lynn Wyminga, at RE/MAX Finest Realty Inc., and let’s make your home stand out in Kingston’s dynamic real estate market.

Buying a Home in Ontario Without a REALTOR®

Thu, 02 Jan 2025 18:52:00 GMT

Buying a home is one of the most significant financial and personal decisions you can make. While it’s possible to navigate the process independently, doing so without the guidance of a professional real estate agent in Ontario can lead to challenges that are worth considering. Here’s a factual look at the potential advantages of having a realtor by your side.

Limited Access to Insights

While platforms like Realtor.ca and HouseSigma provide public access to MLS data, realtors have access to additional details not visible to the general public, as well as land registry details. These often include context about the property’s background or condition, or specific requirements for the purchase, such as preferred closing dates or conditions, as well sales history. Without this information, you may miss important nuances and details that could influence your decision.

Navigating Legal and Paperwork Complexities

Real estate transactions involve numerous documents, from purchase agreements to disclosure forms. Mistakes or omissions in these documents can lead to delays, financial penalties, and legal disputes. Realtors are well-versed in these processes and can ensure all paperwork is accurate and complete, saving you stress and potential complications.

Pricing and Market Knowledge

Determining the right price for a home requires an understanding of market trends, comparable sales, and the specific nuances of the local area. Without this knowledge, you might overpay for a property or undervalue your offer, putting you at a disadvantage in negotiations. Local real estate agents bring expertise in assessing property values and crafting competitive offers.

Negotiation Challenges

Negotiating the purchase price and terms is a critical part of buying a home. Without professional representation, you may find it difficult to advocate effectively for your interests, especially if the seller is represented by an experienced agent. Realtors are skilled negotiators who can help ensure you get the best possible deal.

Identifying Potential Issues

Realtors have trained eyes for identifying potential problems with a property, such as structural issues, zoning restrictions, or future development plans that could impact value. Without this insight, you might overlook critical factors that could affect your satisfaction or financial return in the long run.

Time and Energy Investment

Searching for properties, arranging viewings, inspections and appraisals, and managing communications with sellers can be very time-consuming. A realtor streamlines this process, freeing up your time and energy to focus on other priorities.

Missed Opportunities for Guidance

Buying a home often involves unexpected questions or situations. Real estate agents provide valuable advice and support throughout the process, as well as recommendations on local resources including inspectors and contractors, helping you make informed decisions at every stage. Without a realtor, you may find yourself relying on online resources or guesswork, which can lead to uncertainty.

While it’s possible to buy a home without a realtor, doing so comes with risks that can affect your experience and outcomes. Realtors offer expertise, resources, and advocacy that can make the process smoother and more successful. Whether you’re a first-time buyer or seasoned investor, considering the value of professional guidance with local knowledge can help you make the most of your real estate journey. If you have real estate questions, contact us.

Fall Maintenance Tips for Homeowners

Wed, 18 Sep 2024 15:23:00 GMT

As the vibrant colours of fall begin to take over, homeowners should start thinking about preparing their homes for the colder months ahead. Fall maintenance is crucial to protecting your investment and ensuring your home stays warm, safe, and energy-efficient throughout the winter. Here are some essential fall maintenance tips that every homeowner in Kingston should consider.

Inspect and Clean Gutters and Downspouts

Falling leaves can quickly clog gutters and downspouts, leading to water damage and ice dams. Clean out any debris and ensure that water is flowing freely away from your home. This simple task can prevent costly repairs later.

Seal Windows and Doors

As temperatures drop, checking for drafts around your windows and doors is important. Use weatherstripping or caulking to seal any gaps that could let cold air in and warm air out. This not only improves your home's energy efficiency but also helps lower your heating bills.

Service Your Heating System

Before the chill sets in, have a professional inspect your furnace or heating system. Replace filters, check for any issues, and ensure everything runs efficiently. It's also a good time to test your thermostat to ensure it's working correctly.

Chimney and Fireplace Maintenance

If you have a fireplace, now is the time to have your chimney cleaned and inspected. Creosote buildup can be a fire hazard, and a professional sweep will ensure your fireplace is safe to use. Also, check that your fireplace damper is functioning properly to prevent drafts when not in use.

Check Your Roof and Attic

Inspect your roof for missing shingles, cracks, or any signs of wear that could lead to leaks. It's also a good idea to check your attic for proper insulation and ventilation. Proper attic insulation can help maintain a stable temperature in your home and prevent ice dams from forming on your roof.

Winterize Outdoor Plumbing

Before the first frost, drain and store garden hoses and shut off water to outdoor faucets. Consider insulating any exposed pipes to prevent freezing. If you have a sprinkler system, ensure it's properly winterized to avoid damage.

Trim Trees and Shrubs

Trim back any overgrown trees and shrubs near your home. Branches that hang over your roof or near power lines can become dangerous during winter storms. Keeping them trimmed reduces the risk of damage from falling limbs.

Prepare Your Lawn and Garden

Rake up fallen leaves and compost them to create nutrient-rich soil for next year. Consider aerating your lawn and applying a fall fertilizer to strengthen grassroots before winter. Additionally, plant any fall bulbs and perennials to enjoy beautiful blooms in the spring.

Inspect Your Smoke and Carbon Monoxide Detectors

As you start using your heating system, it's crucial to ensure that your smoke and carbon monoxide detectors are functioning correctly. Replace batteries if needed and test each unit to ensure they're in good working order.

Store Patio Furniture and Outdoor Equipment

Before the snow arrives, clean and store your patio furniture, grills, and any outdoor equipment. This helps extend their lifespan and ensures they're ready to use again when warmer weather returns. Taking the time to perform these fall maintenance tasks can save you money and prevent headaches as winter approaches. Not only will your home be better prepared to withstand the cold, but you'll also enjoy a more comfortable and energy-efficient living space. Ready to make the most of your home this fall? Whether you're considering selling, buying, or just needing advice on maintaining your property, we're here to help. Contact us today to discuss how we can assist you in keeping your home in top shape and ensuring it's market-ready. Let's work together to protect your investment and enjoy all the beauty that Kingston has to offer this season!

So You’re Thinking of Buying a Mobile Home? Here’s What You Need to Know!

Sun, 31 Mar 2024 18:50:00 GMT

Ah, mobile homes. Affordable, flexible, and a great way to own a home without taking on a mortgage the size of a small country. But let’s be real—mobile homes sometimes get a bad rap. You’ve probably heard people toss around the term trailer trash like they’ve never seen an episode of Trailer Park Boys. You too can live the Sunnyvale lifestyle. (Fun fact: I grew up in the same trailer park where Trailer Park Boys was filmed—so trust me, I know a thing or two about this lifestyle! Note the photo – that’s me standing outside our luxury 1971 LeMarquis mobile home)

But here’s the deal: mobile homes can be a fantastic housing option, especially in Kingston, Ontario. Whether you’re a first-time homebuyer, looking to downsize, or just trying to avoid a lifetime of paying rent, buying a mobile home could be a smart move.

What is a Mobile Home?

A mobile home (or manufactured home) is built in a factory and transported to a specific location—either a mobile home park or a privately owned lot. These aren’t the rickety trailers of yesteryear; today’s mobile homes come with modern finishes, open floor plans, and energy-efficient designs. Some are even nicer than traditional houses (Lucy would definitely approve).

Why Buy a Mobile Home in Kingston?

The Kingston area has some great mobile home communities, from Napanee to Brockville, offering a mix of affordability and small-town charm. Here’s why it might be the perfect choice for you:

Budget-Friendly: Compared to traditional homes, mobile homes are significantly more affordable. You get the perks of homeownership without the soul-crushing mortgage.
Lower Maintenance: A smaller home means fewer things to break and less space to clean. More time for things that matter, like watching Sunnyvale adventures.
Community Perks: Many mobile home parks in Kingston offer shared amenities like clubhouses, green spaces, and community events (BYO rum and coke, though).
Flexibility: Want to be close to the city but not in it? Mobile homes offer a mix of suburban and rural options.

Things to Consider Before Buying

Before you dive in, here are a few things to keep in mind:

1. Location & Land Ownership

Are you looking to buy land or rent a lot in a mobile home park? Most mobile homes in Kingston are in parks, which means paying monthly lot fees.
If you’re buying land, check zoning laws—some areas restrict mobile home placement.

2. Financing Isn’t the Same

Mobile homes on leased land usually require a chattel mortgage (since they’re considered personal property, not real estate).
If the mobile home is on owned land, you might qualify for a traditional mortgage.
Some buyers opt for personal loans, but a good mortgage broker can walk you through the best options.

3. Inspection is Key

Like any home, you’ll want an inspection to check for issues like leaks, insulation quality, and foundation stability.
Some older mobile homes may have outdated electrical or plumbing systems—get those checked before you buy.

4. Know the Park Rules

If you’re moving into a mobile home park, review the rules first. Some parks have restrictions on renovations, parking, and even pets (Bubbles and his kitties would want you to check this).
Find out what the lot fee includes—some cover water, sewer, and garbage collection, while others don’t.

5. Resale Value

Unlike traditional homes, mobile homes depreciate over time (kind of like a car, but way cozier).
Keeping your home in good condition and choosing a desirable location can help maintain its value.

Steps to Buying a Mobile Home in Kingston

Here’s how to get started:

Set Your Budget – Consider the home price, lot fees, and utilities.
Choose the Right Location – Mobile home park or private land?
Secure Financing – Talk to a lender who specializes in mobile homes.
Get an Inspection – Avoid surprises down the road.
Review Legal Considerations – Make sure everything is up to code.
Close the Deal & Move In!

Work with Lynn & Lorna

Buying a mobile home isn’t like buying a traditional house, but that’s where we come in. As experienced real estate agents in Kingston, we know the ins and outs of mobile home ownership, financing, and local regulations. We can help you find the right home at the right price—without the stress.

Final Thoughts

So, if you’re ready to embrace the mobile home life, don’t let the naysayers hold you back. Kingston has some great options, and we’d love to help you find the perfect fit. Whether you’re looking for an affordable starter home, a low-maintenance retirement option, or just want to live somewhere with character (without selling your soul to a bank), mobile homes are worth considering.

Let’s chat! We promise we won’t call you Lahey.

Buying a Condo in Kingston

Fri, 29 Mar 2024 18:49:00 GMT

Are you considering buying a condo in Kingston, Ontario? Our vibrant city nestled along the eastern shores of Lake Ontario offers a unique blend of historic charm and modern amenities, making it an attractive destination for condo buyers. Whether you're a first-time homebuyer, a retiree, or an investor, Kingston's condo market offers a variety of options to suit different needs and budgets. Let's walk through some of the different aspects of purchasing a condominium in Kingston, ensuring you're well-prepared to make an informed decision, starting with the basics.

How Is Buying a Condo Different from Buying a House?

If you've never purchased a condo and are weighing the decision between buying a condo or a traditional freehold home in Ontario, it's important to understand how the two experiences differ. Here’s a quick comparison to help clarify what you’re really buying into.

Condo Ownership

When you buy a condo, you’re purchasing the interior space of your unit. You also share ownership of common elements — things like the lobby, gym, outdoor spaces, or parking garage. A condo corporation manages the building and collects monthly condo fees to cover maintenance, repairs, and amenities. In some cases, you may also be asked to contribute to special assessments for major upgrades.

Home (Freehold) Ownership

Buying a home, on the other hand, means you own the structure and the land it sits on. You're responsible for all upkeep — inside and out. There are no shared amenities or condo rules to follow, but that also means there's no help with maintenance or repairs.

Quick Comparison

Feature	Condo	Home (Freehold)
Ownership	Interior unit + shared areas	House + land
Monthly Fees	Condo fees	None (but you handle upkeep)
Maintenance	Shared (common areas), you handle interior	All maintenance is your responsibility
Control	Subject to condo rules	Full control (within bylaws)
Insurance	Covers interior unit	Full property coverage
Privacy	Less private (shared walls)	More private
Amenities	Often included (gym, etc.)	Not included
Resale & Appreciation	Dependent on building/fees	Typically higher appreciation
Financing	Includes review of status certificate	Straightforward

Which One’s Right for You?

Condos can be ideal for those seeking a lower-maintenance, lock-and-leave lifestyle — especially first-time buyers or downsizers. Homes offer more freedom and space, but with greater responsibility. It all comes down to your lifestyle, budget, and priorities. If you decide to go the Condo route, keep reading.

Key Considerations When Buying a Condo in Kingston

Here are some important factors to consider:

Location: Determine which neighbourhood aligns with your lifestyle and needs. Kingston offers diverse areas, from the bustling downtown core to the west and east ends.
Variety of Options: From waterfront high-rise buildings, the historic Annandale building, and student-focused buildings in the downtown core to low-rise complexes, townhomes, and much more, Kingston's condo market caters to a wide range of preferences and budgets.
Amenities: Consider what amenities are important to you, such as parking, pool, in-suite laundry, fitness facilities, or proximity to public transportation.
Price Points: As of early 2025, the median list price for condos in Kingston was approximately $329,543, with a median price per square foot of $922. These figures vary significantly based on location, size, floor, and amenities.
Condo Fees: Understand the monthly maintenance fees, what they cover, and how they fit into your overall budget. Talk to your mortgage specialist about it.
Reserve Fund: Once you have a conditionally accepted offer, you can review the status certificate to assess the health of the condo corporation's reserve fund, which covers major repairs and replacements.
Rules and Regulations: Familiarize yourself with the condo's bylaws (included in the status certificate), especially if you have pets or plan to rent out the unit.

Purchasing a condo in Kingston, Ontario, offers a blend of urban convenience and community charm. By understanding the local market, considering key factors, and working with experienced professionals like us, you can confidently navigate the process and find a condo that suits your lifestyle and investment goals.

Whether you're buying your first condo or exploring your options between a condo and a freehold home, we are here to guide you every step of the way. Lorna and I bring local expertise, market insights, and a no-pressure approach to help you make confident, informed decisions. We’ll walk you through the pros and cons, connect you with trusted professionals, and make sure no detail gets missed. Let’s find the right fit for your lifestyle — together. Contact us to talk about purchasing a home in Kingston anytime.

Getting Your Home Ready to Sell This Spring

Mon, 04 Mar 2024 14:55:00 GMT

When the snow finally melts and the tulips start popping up, the Kingston real estate market wakes right up with them. Spring has always been our busiest season, and if you’re thinking about selling, this is the perfect time to start getting your home in shape. Buyers come out with fresh energy, longer days mean brighter showings, and homes really do look their best this time of year.

Here are the key steps we walk through with our sellers every spring.

Declutter and Depersonalize

A little editing goes a long way. Clearing out extra furniture, personal items, and anything that makes rooms feel crowded helps buyers picture themselves living there. We’re not aiming for empty—just clean, calm, and spacious.

Deep Clean

A spotless home signals that the property has been well cared for. Whether you tackle it yourself or bring in the pros, focus on kitchens, bathrooms, windows, and floors. It makes a noticeable difference the moment someone walks in.

Make Small Repairs

Those little fixes you’ve been putting off? Now’s the time. Patch that drywall, tighten the loose doorknob, and give scuffed walls a quick touch-up. Minor repairs help your home feel move-in ready and reassure buyers about overall maintenance.

Boost Curb Appeal

First impressions start at the driveway. Fresh mulch, trimmed shrubs, and a tidy lawn make your home feel inviting before buyers even reach the door. A freshly painted front door or updated light fixture can add a nice touch.

Stage Your Home

Staging isn’t about perfection—it’s about showcasing your home’s strengths. We provide a consultation with a professional stager who can help you highlight the flow of your rooms and make each space feel comfortable and functional. Even simple tweaks, like rearranging furniture or adding warm accents, can make a big impact.

Embrace the Season

Spring is all about light and freshness. Open the windows, let the breeze in, and show off any outdoor spaces—patios, decks, gardens, or even a sunny corner for morning coffee. A vase of fresh flowers or a splash of colour can make a home feel especially welcoming this time of year.

Price It Right

Pricing is both an art and a science. We look at current market conditions, recent comparable sales in Kingston and area, and the unique features of your home to land on a competitive list price. The right price helps you attract more buyers, stand out in the spring rush, and position yourself for a smooth sale.

Preparing your home for a spring sale takes a bit of planning, but it sets you up for great results. If you’re thinking about making a move, we’re here to walk you through every step and take the guesswork out of the process.

Reach out anytime—we’re always happy to chat about your plans.

Closing the Cottage for Winter: A Practical Guide for Kingston & Area Cottage Owners

Thu, 07 Sep 2023 17:05:00 GMT

As soon as the air turns crisp around Kingston and the leaves start to fall, cottage owners across Frontenac, L&A, and the Rideau system begin the annual shutdown. It’s always a bit bittersweet—one last coffee on the deck, one more look at the water—but closing things up properly now makes for a smooth, stress-free opening in the spring.

Here’s your cottage closing list for fall.

Start Early

Getting a head start before the first real freeze makes everything easier. Give yourself a weekend (or two) so you’re not rushing around in the cold.

A quick prep list:

Pick a date for your cottage-closing weekend.
Make a list of what needs to be done.
Bring any supplies you’ll need.
Let family or friends know so you’re not surprising anyone who might drop by.

Give Everything a Good Clean

A clean cottage over winter is far less tempting to pests and far nicer to return to in the spring.

Clear out food, wipe down cupboards, and clean the fridge.
Scrub surfaces and sweep out corners.
Give the outdoor furniture and grill a quick clean before storing them.

Winterize the Plumbing

This is the big one. Frozen pipes can cause serious headaches (and bills).

Turn off the main water supply.
Drain all water lines.
Open faucets so everything empties fully.
Add antifreeze to toilets, sinks, and drains.
Turn off and drain the hot water tank.

Check the Roof & Gutters

A quick inspection now can prevent winter damage later.

Look for missing or damaged shingles.
Clear out gutters so they don’t freeze up or cause ice dams.
If you’ve been considering gutter guards, this is the time to do it.

Secure Windows & Doors

Cottages take a beating in winter.

Seal any drafts with caulking or weatherstripping.
Lock everything up tightly—good for heat loss and for security.

Disconnect Appliances

Unplugging everything helps avoid power issues and keeps things fresh.

Unplug appliances and electronics.
Clean the fridge, stove, and microwave.
Leave appliance doors slightly open to prevent mould.

Keep Pests Out

Mice love cottages—and they’re persistent.

Set traps or take preventative steps.
If pests have been an issue in the past, consider calling a professional before winter hits.

Turn Off Utilities

Switch off the main power at the breaker.
Turn off the gas line or propane if your cottage uses it.

It’s safer and saves money.

Store Outdoor Gear

Bring in anything that shouldn’t sit under snow all winter.

Kayaks, canoes, paddles, cushions, and furniture.
Cover larger items like boats with a properly fitted tarp.

Add Some Security

Winter is quiet in cottage country.

Set up a security camera or alarm if you have one.
Let a neighbour or local friend know the cottage will be empty so they can keep an eye out.

A Thoughtful Closing Makes Spring So Much Easier

A well-closed cottage saves you time, money, and stress—and gives you peace of mind all winter long. Come spring, you’ll thank yourself when you unlock the door and everything is exactly as you left it.

If you ever need guidance, or if you’re thinking about buying or selling a cottage in Kingston or the surrounding lakes, we’re here to help.

Title Insurance: Protecting Your Real Estate Investment

Sun, 23 Jul 2023 18:18:00 GMT

As real estate agents, we understand the importance of protecting your client's interests throughout home-buying. One vital aspect of this protection is title insurance. This blog post delves into title insurance, exploring its significance, benefits, and how it safeguards your real estate investment.

What is Title Insurance?

Title insurance is a form of indemnity insurance that protects against financial loss arising from defects in title to a property. When you purchase a property, you want to be certain that you are acquiring a clear and marketable title, meaning there are no legal disputes, liens, or other encumbrances that could jeopardize your ownership rights. While conducting a thorough title search during the purchase process, it uncovers impossible to guarantee that all potential issues are. This is where title insurance steps in. It provides coverage for losses due to undisclosed title defects, such as errors or omissions in public records, unknown heirs claiming ownership, forgery, fraud, or any other legal disputes that may arise.

Why is Title Insurance Important?

Protection against financial loss: Title insurance protects you by compensating for covered losses, legal fees, and expenses incurred in defending your title. If an unforeseen title issue arises after the purchase, the insurance policy can provide you with the necessary support and financial resources.
Peace of mind: Knowing that you have title insurance can provide peace of mind to buyers and lenders. It offers reassurance that you have a safety net to protect your investment even if a hidden defect in the title emerges.
Smooth real estate transactions: Title insurance facilitates smooth and efficient transactions. Lenders often require title insurance to protect their interests, ensuring that they have a valid and enforceable lien on the property. By addressing potential title issues upfront, title insurance helps streamline the closing process.
Continual coverage: Unlike other insurance policies that require ongoing premiums, title insurance is typically a one-time premium paid at closing. This means you have coverage for as long as you own the property, protecting you against future claims or losses due to title defects.

Understanding the Coverage

Title insurance policies typically provide coverage for a range of issues, such as:

Forgery and fraud: Protection against forged signatures on documents or fraudulently executed transfers of the property.
Survey and boundary issues: Coverage for survey errors or boundary disputes that could impact your ownership rights.
Outstanding liens and encumbrances: Safeguarding against unpaid taxes, outstanding mortgages, or other liens on the property.
Undisclosed heirs and claims: Protection from claims made by undisclosed or missing heirs, ex-spouses, or other parties with potential ownership rights.
Errors in public records: Coverage for mistakes or omissions in public records that could affect the validity of the title.

Title Insurance is a critical component of any real estate transaction. It provides protection and peace of mind, safeguarding your investment against unforeseen title defects and potential legal issues. By working with a reputable title insurance provider, you can ensure your clients have the necessary coverage to protect their interests, making their home-buying experience smoother and more secure. As real estate agents, we prioritize the protection and satisfaction of our clients. Be sure to talk to your real estate lawyer about your title insurance. Contact us today to learn more about how we can assist you in securing your real estate dreams.