When you buy a home, your lender may suggest adding mortgage life insurance to your mortgage. It sounds like an easy add-on — who doesn’t want peace of mind knowing their family would be protected if something happened?

But here’s what most people don’t realize: a standalone life insurance policy usually offers better protection, more flexibility, and greater long-term value.

1. You Decide Who Benefits

With lender-provided mortgage insurance, if you pass away, the payout goes directly to your bank — not your loved ones.

When you own your own life insurance policy, your family receives the funds and decides how best to use them. They might pay off the mortgage, cover daily expenses, or invest for the future. That flexibility makes all the difference.

2. Your Coverage Doesn’t Shrink While You Pay the Same

Mortgage insurance only covers what’s left on your loan. As you pay it down, your coverage drops, but your premiums stay exactly the same — you pay the same for less.

Term life insurance works differently: the coverage amount stays level for the full term (like 20 or 30 years), no matter how small your mortgage balance gets.

3. It Ends When the Mortgage Ends

Once your mortgage is fully paid off, lender insurance disappears. The coverage ends automatically, and there’s nothing left to show for all those years of premiums.

Your own life insurance, on the other hand, continues providing coverage after the mortgage is gone. You can maintain it to help with other goals, like income replacement, retirement planning, or leaving a financial cushion for your family.

4. You Stay in Control

Mortgage insurance is tied to your lender. If you refinance or switch banks, it often ends — meaning you’ll have to reapply, and possibly pay more.

Personal life insurance belongs to you. It stays in place no matter where you bank, refinance, or live.

5. You Usually Get More for Less

Independent life insurance typically gives you more coverage for a lower premium. Instead of just protecting your mortgage balance, you can choose a policy amount that supports your family’s entire financial picture — not just the house.

6. Underwriting Happens Upfront — and That’s a Good Thing

Mortgage life insurance often has little screening upfront, but this can backfire. If you pass away, the insurer may investigate your health history and could reject the claim if something was missed.

Individual life insurance policies are fully underwritten before approval, so once your policy is in place, you can be confident your loved ones are protected — no surprises later.

The Takeaway

Mortgage life insurance may sound convenient, but it’s designed to protect the lender. A personal life insurance policy protects you and your family — ensuring your coverage stays stable, portable, and flexible, often at a lower cost.

If you’re buying a home or reviewing your mortgage, it’s worth speaking with an independent insurance advisor to find coverage that fits your life, not just your loan.

Disclaimer: We are not insurance experts or financial advisors. This information is intended for general educational purposes only and should not replace advice from a licensed insurance professional or financial planner.

In Kingston, many homeowners delay listing until May for one well-intentioned reason:
they want the yard, gardens, and outdoor spaces to look their best.

It makes sense. After a long winter, green grass and blooming gardens feel like the moment when a home truly shines. But here’s the reality we see every year - waiting until May often means missing some of the strongest opportunities of the spring market.

March and April Are When Serious Buyers Are Already Active

By the time May arrives, spring isn’t just beginning — it’s already well underway. Buyers who are motivated to purchase in the spring typically:

• Start watching the market closely in late winter

• Begin touring homes in March and April

• Make early decisions to avoid increased competition later in the season

Many of the best-positioned homes — the ones that were prepared early — are already sold or conditionally sold before the May long weekend.

Why So Many Sellers End Up Competing in May

When sellers wait for gardens to fully bloom, something else happens at the same time:

• A surge of new listings hits the market

• Buyers have far more choice

• Competition between sellers increases

• Homes take longer to stand out

In May, you’re no longer benefiting from pent-up demand — you’re sharing it.

Early Spring Still Shows Well (With the Right Preparation)

The good news is that a home doesn’t need peak-season landscaping to show beautifully in March or April.

Simple preparation can go a long way:

• Clean edges, fresh mulch, and tidy beds photograph well early

• Evergreen shrubs, planters, and hardscaping add structure before gardens bloom

• Professional photography can highlight outdoor spaces without relying on full greenery

• Buyers in early spring focus more on layout, light, and location than on flower beds

And if outdoor spaces improve as the season goes on, we can always return later to capture updated photos when gardens are in full bloom and swap them into the listing. That way, you don’t lose early momentum — and you still get the benefit of peak-season visuals.

The Real Advantage of Listing Before May

Homes that come to market in March or April often benefit from:

• Fewer competing listings

• Buyers who are focused and ready to act

• Strong early-season momentum

• More negotiating leverage

In a market like Kingston, timing isn’t just about when your yard looks best — it’s about when buyers are paying the most attention.

The Takeaway: Don’t Let the Garden Decide Your Timing

If selling is on your radar, don’t let the calendar push you into the busiest part of the market.

The most successful spring sales are usually the ones that:

• Started preparing earlier

• Launched before the May rush

• Focused on strategy, not just seasonality

A great yard helps — but good timing and good preparation matter more. Let’s talk about getting your home “market ready”

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, Gananoque, or the surrounding rural areas. Some neighbourhoods move quickly with multiple offers, while others 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.

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.

Short answer: it’s helpful… but it shouldn’t hold your cheque.

If you’ve Googled—or asked ChatGPT—questions like “Is now a good time to buy in Kingston?” or “What should I list my home for?” you’re not alone. More buyers and sellers in Kingston and area are turning to AI as a kind of real estate advisor or coach.

And honestly? That makes sense.

AI is fast, available 24/7, and very good at explaining things clearly. But when it comes to one of the biggest financial decisions of your life, there are a few important limits worth knowing—especially in a market as nuanced as ours.

So let’s talk about what AI is great at… and where a human still matters.

What AI Does Really Well

Let’s give credit where it’s due. AI is excellent at:

• Explaining real estate terms without making you feel silly

• Summarizing market concepts and trends

• Helping you think through pros and cons

• Generating good questions to ask your realtor or lender

In other words, it’s a great research assistant. If real estate were a school project, AI would be the kid who colour-codes the notes and brings extra highlighters.

Where AI Starts to Struggle

This is where things get interesting.

1. AI doesn’t actually know your neighbourhood

AI can talk about markets in general, but it doesn’t:

• Walk your street

• Know why two similar homes—one in the west end, one near downtown—can sell weeks apart

• Understand the difference between lakefront, riverfront, and “water-adjacent”

• Factor in ferry schedules, rural septic systems, or whether a road gets plowed first

Real estate in Kingston, Amherstview, Bath, Gananoque, and the surrounding rural areas is hyper-local. Sometimes hyper-specific. AI works in averages. Homes don’t.

2. AI doesn’t know your life

Real estate decisions are rarely just about numbers. AI doesn’t know:

• You’re downsizing after decades in the same home

• You want fewer showings because you work from home

• You’d rather accept a clean offer than chase every last dollar

• You’re juggling a move, kids, work, and aging parents

AI can be logical. It can’t be empathetic. And those two things don’t always line up.

3. AI sounds confident… even when it shouldn’t

This is a big one. AI is very good at sounding certain, even when:

• Data is outdated or not neighbourhood-specific

• Local factors aren’t being considered

• Assumptions are being made quietly in the background

It won’t say, “This feels risky—let’s slow this down.”  Experienced local professionals say that all the time.

4. AI doesn’t negotiate

Negotiation is where real money and favourable terms are won or lost. AI can explain negotiation theory, but it can’t:

• Read the tone of an offer

• Sense when a buyer is bluffing

• Pick up the phone and get context from another local agent

• Push back firmly without derailing the deal

And it definitely can’t do it calmly when emotions are running high.

5. AI isn’t accountable

This part matters more than most people realize. If something goes sideways:

• AI doesn’t attend inspections

• AI doesn’t talk to your lawyer, lender, or insurer

• AI doesn’t flag local issues that only come up mid-transaction

There’s no follow-up. No fixing it. No “we’ve got this.”

The Best Way to Use AI in Real Estate

Here’s the sweet spot. Use AI to:

• Learn

• Prepare

• Organize your thoughts

• Ask better questions

But rely on a human to:

• Interpret Kingston-area market data properly

• Apply local knowledge and judgement

• Adjust strategy in real time

• Negotiate and manage the details

Think of AI as your assistant, not your decision-maker.

The Bottom Line

AI is a fantastic place to start. But when it comes to pricing your home, navigating offers, or making a move in Kingston and area, most people want:

• Local insight

• Clear advice

• Someone who understands both the market and the moment

• A real person who is accountable for the outcome

Real estate is still a very human business. And when your home—and your future—are involved, that’s a good thing.

If you’re using AI to get oriented and want a local, human perspective to go with it, we’re always happy to talk things through—no obligation, no sales pitch.

A beautiful place to live, work and play

We’ll just start this post by saying we love Bath! Bath is a historic lakeside village on the north shore of Lake Ontario, located along the scenic Loyalist Parkway (Hwy 33). Just 20–25 minutes west of Kingston and a short drive to Napanee and Prince Edward County, Bath offers small-town charm with convenient access to nearby cities, CFB Kingston, and regional amenities.

The shoreline and Centennial Park provide direct access to Lake Ontario for swimming, paddling, picnics, and stunning sunset views. The Loyalist Parkway is popular with cyclists and road-trippers for its historic stops, farm landscapes, and lake vistas.

Settled in 1784, Bath is one of the oldest communities in Ontario. The population is 1,180. It is Ward 2 of Loyalist Township, a part of Lennox & Addington County. Loyalist township's council consists of the mayor, deputy mayor, and 5 councillors, one representing Ward 2 (Bath). For such a small community, Bath has a lot to offer. 

Things to See and Do

The community hosts year-round events—from weekly summer markets and park concerts to art shows, fundraising breakfasts, Merry Little Main Street in December, and a Canada Day annual celebration that’s a hub of community activity, entertainment, and family-friendly fun.

Amenities & Services

• Bath Public School (JK-8), 247 Church St

• Bath Fire Hall, 241 Church St

• L&A County Library - Bath Branch, 193 Davy St

Everyday

• Bath Family Pharmacy, 220 Main St

• Bath Dental Centre, 379 Queen St

• Canada Post, 400 Main St

• Circle K Gas & Convenience, 234 Main St

• Fast Freddy's Convenience + LCBO, 242 Main St

• Free Flow Petroleum, 242 Main St

• RBC Royal Bank, 375 Main St

• Schell's Market, 408 Main St

Coffee & Treats

• Bread & Butter Bakery, 376 Main St

• Country Style (inside Fast Freddy's), 242 Main St

• The Lodge Coffee (inside Books on Main), 368 Main St

Dining & Drinks

• Beachside BBQ, 352 Main St

• MacKinnon Brothers Brewing, 1915 County Rd 22

• Mike's Pizza & More, 426 Main St

• A Pizza Pie & Cheese House, 216 Main St

• Welborne Commons, 368 Main St

Parks & Playgrounds

• Bath Park & Tennis Courts, 217 Church St

• Briscoe Park, 169 Sir John Johnson Dr

• Bulch Park, 265 Academy St

• Centennial Park North, 336 Main St & South, 329 Main St

• Finkle's Shore Park, 697 Main St

• Hawley Court Park, 20 Hawley Court

• Heritage Park, 53 Bayshore Dr

• Jessup Lane Park, 208 Somerset Ave (east)

Places of Worship

• Bath United Church, 402 Academy St

• Parkway Church, #6 - 218 Main St

• St. John's Anglican Church, 212 Church St

• St. Linus Catholic Church, 217 Main St

Services & Clubs

• Loyalist Cove Marina, 100 Bayshore Dr

• Loyalist Golf & Country Club, 1 Loyalist Blvd

• Royal Canadian Legion Branch 623, 120 County Rd 4

• St. John's Hall, Bath & District Lions Club, 216 Church St

Miscellaneous

• Books on Main, 368 Main St

• The Hive (Studio, Gallery, Workshops), 363 Main St

• Janasen Lifestyle, 374 Main St

• SALON aka, 368 Main St

• Joy’s Hair & Wellness, 385 Main St

Seasonal

• Sunday Market, Centennial Park 336 Main St

• Live Music Sundays, Finkle’s Shore Park 697 Main St

• Fryway 33, Finkle’s Shore Park 697 Main St

• Bath Museum and Visitor Centre, 434 Main St

• Fairfield Gutziet House, 341 Main St

• Bath Canada Day, July 1

Truly, if we didn’t love living on Amherst Island (Lorna in “downtown Stella” and Lynn + family in the country), we’d probably both be somewhere in Bath. A few of our favourite things to do: Welborne Commons for supper, the monthly Lions breakfast, Live Music Sundays in summer, MacKinnon Brothers for local beer, live music, and events, Janasen Lifestyle for clothing & more, and The Hive for local art (gallery and workshops). 

Bath Public School is a small JK–8 school in the heart of the village, known for its friendly, close-knit atmosphere and strong community involvement. Families appreciate the walkability, supportive staff, and the small-school feel that comes with living in Bath.

Thinking about buying or selling in Bath?
We have helped many clients moving to and from Bath—from heritage homes on Main Street to the Loyalist Country Club community and the pockets old and new in the east end, on the hill, and in Millhaven. If you’re considering a move in Bath, Ontario or anywhere in Kingston and area, we’d be happy to walk you through the market, neighbourhoods, and next steps. Reach out anytime to start the conversation.

Bath Real Estate

Zoom into the map above for amenities.

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.

My family has belonged to various CSAs (Community Supported Agriculture) for over a decade. For several years in Toronto, we hosted a pickup point for Plan B Organic Farms (highly recommend them if you are in one of the areas they service!) on our porch. When we moved to Amherst Island in 2016, it took a couple of years to get back into it. We’ve tried a few different local farms, and last year we split a share with Lorna with our nearest CSA: McClure Eats in Bath. (If you’re curious about what we received over the 2025 season, there is a list at the bottom of the blog.)

Why a CSA? Part of it has to do with buying directly from the farmers, but there’s more to it. We love fresh, local food and want to support sustainable farming as well. Let’s talk CSAs: what it is, benefits, strategies for success, and some fantastic local options. It does come with risks: last year the early rain and later drought ruined our farmer’s corn crop so there was no corn. 

What is a CSA?

A CSA is a farm share program where members (consumers) commit to buying a season’s worth of produce directly from a local farm, in advance. This allows the farmers to fund the seeds and everything involved in getting it all growing for the season. In return, members receive weekly or bi-weekly boxes filled with fresh, seasonal produce. CSAs offer a great way to eat locally, support small-scale farmers, remove the middle man, and enjoy high-quality ingredients straight from the farm to your table.

How to Successfully Use Your CSA

To make the most of your CSA subscription, here are some helpful tips:

1. Plan Your Meals Around Your Box – Each week, you’ll receive a different variety of produce. Before heading to the grocery store, plan meals around what’s in your CSA box.

2. Be Open to Trying New Foods – CSAs often include less common vegetables like kohlrabi, sunchokes, or golden beets. Embrace the adventure and look up recipes for any unfamiliar items.

3. Store Produce Properly – Keeping veggies fresh is key to minimizing waste. For a handy guide on proper storage, check out these resources:

   • Foodland Ontario

   • Eating Well

   • The Spruce Eats

   • thekitchn.com

   • Real Simple

   • Maryland's Best

4. Batch Cook or Preserve Extras – If your box includes more than you can eat in a week, consider freezing, pickling, or making soups and sauces to enjoy later.

5. Engage with Your Farmer – Many CSAs offer newsletters, recipe ideas, and farm visits. Connecting with your farmer helps you learn more about where your food comes from and how it’s grown.

Local CSA Farms in the Kingston Ontario Area

If you’re ready to join a Kingston CSA, here are some great local farms offering memberships:

- Fat Chance Farmstead (Harrowsmith, ON)

• Season Length: 18 weeks starting mid-June

• Vegetables: 30+ varieties, including staples like carrots and tomatoes, as well as unique offerings like chard and kohlrabi.

• Extras: Fresh strawberries in June and July.

- Main Street Urban Farm (Kingston, ON)

• Season Length: Weekly or bi-weekly subscriptions

• Unique Offerings: In addition to vegetables, they provide ferments, prepared foods, and specialized items like Thai curry ingredients.

- McClure Eats (Bath, ON)

• Season Length: 17 weeks starting mid-June

• Extras: Includes a small bouquet of flowers in every box.

- Rooted Oak (Brockville, Gananoque, Kingston, Merrickville, N. Augusta, Ottawa)

• Small (bi-weekly), regular (weekly) and large (weekly or bi-weekly) options

• Season Length: 18 weeks

• Numerous pickup spots

- Root Radical Farm (Kingston & Gananoque)

• Season Length: 24 weeks (June to November)

• Extras: Access to a recipe archive, farm events, and storage guides.

- Salt of the Earth Farm (Kingston & Lyndhurst)

• Season Length: 18 weeks (June 18 – October 15)

• Extras: Flowers, herbs, and seasonal variety in each weekly box.

• Tips for Success: Morgan’s CSA Success Guide

Is a CSA Right for You?

A CSA might be a great fit if:

• You enjoy cooking at home and experimenting with new ingredients.

• You want fresh, high-quality, organic produce.

• You appreciate knowing where your food comes from and connecting with farmers.

• You like supporting local businesses, cutting out the middle man, and sustainable agriculture.

• You’re willing to adjust your meal planning around what’s in season.

If you’re looking for an alternative to grocery store produce and want to make a commitment to fresh, local food, a CSA is a fantastic choice. Whether you’re an experienced home cook or just starting to explore farm-fresh ingredients, joining a CSA can bring exciting new flavours to your kitchen while supporting your local farming community. And if you don't think you can eat all of that food? Find someone to split your share with! We've done that for a few years with great success. 

Ready to sign up? Explore the farms above and find the best CSA fit for your household. And come June, bon appétit!

Photos used with permission from McClure Eats.

Want some ideas on how to use your veggies? Check these out:

• http://www.foodland.gov.on.ca/english/recipes.html

• https://www.prevention.com/food-nutrition/healthy-eating/a20453908/how-to-use-csa-veggies/

• https://www.buzzfeed.com/rachelysanders/confusing-scary-csa-vegetables-recipes

• https://www.thekitchn.com/tips-for-getting-the-most-out-147351

Happy local eating! 
Lynn

Our 17 weeks of 2025 full shares from McClure Eats included the list below. Usually they include corn but there was none because the heavy rain in spring and drought later. 

• Apples

• Baby eggplant

• Basil

• Beans

• Beets

• Bok choy

• Cabbage

• Carrots

• Celery

• Cucumber

• Eggplant

• Flowers

• Garlic

• Garlic scapes

• Green coriander

• Green onion

• Ground cherry

• Kale

• Lettuce

• Mixed herbs

• Nappa cabbage

• Oregano

• Peas

• Peppermint

• Potatoes

• Red onion

• Rosemary

• Snow peas

• Squash

• Stone fruit

• Swiss chard

• Thyme

• Tomato

• Turnip

• Zucchini

A practical guide for buyers and sellers in Kingston, Napanee, Bath, Amherstview, Stone Mills, Gananoque, and surrounding areas.

When people say they want “the best real estate agent,” they usually mean someone they can trust, who understands the local market, communicates clearly, and helps them reach their goals with less stress. There’s no universal top-10 list that can decide that for you—but there is a smart way to choose.

Here’s how to find the right Realtor® for your move, especially if you’re buying or selling in Kingston and area.

Step 1: Define What “Best” Means to You

“Best” is personal. Before you search, get clear on your priorities:

• Are you buying, selling, or doing both?

• Is your goal top price, a smooth timeline, or minimal disruption?

• Do you need a specialist—downsizing in Amherstview, waterfront homes, rural properties, or relocation near CFB Kingston?

Once you know what matters most, the right agents naturally stand out.

Step 2: Focus on Local, Not Flashy

Strong local presence beats big promises every time. Look for agents who:

• Clearly explain the Kingston-area market on their website

• Are active on Realtor.ca and Google Business Profiles

• Have recent sales in your neighbourhood—not just “nearby in Ontario”

True local agents know the difference between Bath, Amherstview, west-end Kingston, and rural Frontenac, because they’re working in these communities every week.

Step 3: Read Reviews Strategically

Online reviews are incredibly helpful—if you read them the right way.

• Prioritize recent reviews over older ones

• Look for specific stories, not generic praise

• Watch for patterns around communication, negotiation, and follow-through

A downsizer praising calm guidance or a buyer noting clear explanations during multiple offers tells you far more than “Great experience!”

Step 4: Check Experience Where It Counts

Longevity alone doesn’t equal expertise. Ask about:

• Recent sales in your price range and neighbourhood (for example, student rentals in Kingscourt)

• Familiarity with local issues like wells, septic systems, zoning, condo fees, and inspection norms

• How they explain market stats—days on market, pricing trends, and offer strategies—without jargon

The right real estate agent should make complex information easy to understand.

Step 5: Interview Two or Three Agents

This is a professional hire—treat it like one. Good questions include:

• “What’s your strategy for my situation?”

• “Can you share recent examples similar to my move?”

• “How do you communicate, and how quickly can I expect replies?”

• “What challenges should I expect in today’s market?”

Listen for thoughtful answers grounded in real experience, not rehearsed scripts.

Step 6: Pay Attention to Communication and Chemistry

Even the most skilled agent isn’t a fit if communication feels off.

• Do they listen before offering advice?

• Are explanations clear and pressure-free?

• Do you feel respected and supported?

You should feel calmer after conversations—not more stressed.

Step 7: Look Behind the Scenes

Strong agents run strong systems. Ask about:

• Administrative and marketing support

• Coverage if they’re unavailable

• How they manage multiple clients without delays

Behind-the-scenes structure is what keeps your transaction moving smoothly.

Step 8: Review the Plan Before You Commit

Before signing anything, expect clarity.

• Sellers: pricing strategy, preparation timeline, marketing plan (professional photography, video, online exposure, open houses)

• Buyers: search setup, neighbourhood guidance, offer strategy, and competitive market advice

If the plan feels vague, ask more questions.

How We Help Our Clients

Our clients often tell us the same things in their reviews: they value clear explanations, steady communication, and guidance that reduces stress. Whether we’re helping first-time buyers, downsizers, or sellers navigating a transition, we focus on education, preparation, and thoughtful negotiation—not pressure.

We believe that good real estate advice should be calm, informed, and supportive, with your goals guiding every decision.

Final Thought

Choosing the right Realtor isn’t about finding the loudest voice online—it’s about finding the professional who understands your market, listens to your needs, and earns your trust. Take the time to choose well. Your future self will thank you.

If you’d like to talk through your situation or compare approaches, we’re always happy to have that conversation.

Let’s Chat

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.

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 & 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 

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/

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 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.