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.

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

Spring Has Arrived — And the Numbers Prove It

After a quieter start to 2026, the Kingston and area real estate market is doing exactly what spring markets do — waking up. April's numbers tell a story of genuine momentum, and whether you're thinking about buying or selling, understanding what's happening on the ground right now could make a significant difference in the decisions you make over the coming weeks and months.

Let me walk you through what's happening, community by community, and then share what I think it means for you.

The Bigger Picture: What's Driving the Market Right Now

Before we get into the local numbers, it's worth understanding the broader forces shaping our market.

The Bank of Canada is holding its overnight rate at 2.25% — providing a level of stability that buyers and sellers have been waiting for after years of rate uncertainty. That stability matters. It gives buyers more confidence in their purchasing power, and it gives sellers more confidence that motivated buyers are out there.

On the government side, the federal and provincial removal of HST on new builds is creating meaningful opportunity for buyers considering new construction — reducing the upfront cost at a time when affordability remains a real concern for many families. And both federal, provincial, and municipal governments continue to advance housing affordability initiatives aimed at making homeownership more accessible.

Add all of that to the natural energy of the spring market — historically the busiest and most active season for real estate across Ontario — and you have the conditions for the momentum we're seeing in April's data.

Kingston: The Region's Most Active Market

Kingston is the engine of our regional real estate market, and April delivered one of the strongest months we've seen in some time.

179 homes sold in Kingston in April — a 50% jump from March and a 5.9% increase from the same month last year. The average sale price came in at $676,877, up 7.4% year over year. Total dollar volume crossed $121 million — up 73% from March alone.

The median days on market was 20 days — but I want to be very clear about what that number means. That's the median only for homes that actually sold. Homes that are overpriced are sitting considerably longer. The market is not forgiving of wishful pricing — it is rewarding accurate pricing with fast, strong results.

New listings came in at 393 for the month — up 11.6% from March, but actually down 6.7% from April of last year. That's a critical detail. Buyers who are waiting for a flood of new inventory aren't going to get it. The supply simply isn't materializing at the scale many are hoping for.

Year to date, Kingston has seen 481 sales — essentially on pace with last year — and average prices of $615,826 are tracking closely to 2025 levels. The spring surge in April suggests the market is gaining momentum that should carry through the coming months.

What this means for Kingston buyers: The window to be thoughtful without being slow is narrowing (aka you snooze, you lose). With 81% of homes still selling below asking price and an average sale-to-list ratio of 97.7%, you still have negotiating room — but you need to be pre-approved, prepared, and ready to move when the right home comes along.

What this means for Kingston sellers: The buyers are here, they're motivated, and they're moving fast. But 109 listings terminated in Kingston in April alone — up 13.5% year over year. Those are sellers who got their pricing wrong. Accurate pricing from day one, combined with strong presentation, is what separates the homes that sell in 20 days from the ones that linger.

Loyalist Township: Steady, Stable, and Underrated

Loyalist Township doesn't always get the headlines, but it deserves more attention than it gets — because consistency in real estate is genuinely valuable.

31 homes sold in April, up 6.9% year over year. Year to date, 83 homes have sold — up 1.2% from the same period last year. The average sale price of $582,613 is essentially flat year over year, and year to date prices are tracking at exactly the same level as 2025.

The median days on market for homes that sold was 24 days — three days faster than last April and ten days faster than the year to date average. That acceleration as we move into spring is an encouraging signal.

New listings are up 18.2% year over year, giving buyers more choice than they had last spring. But sales are keeping pace with that new supply, which means inventory isn't piling up unsold.

What this means for Loyalist buyers: This is a market offering real value — strong communities, proximity to Kingston, and prices that have held steady through a period when other markets were volatile. If you've been watching Loyalist, the spring window is open.

What this means for Loyalist sellers: Your market has demonstrated remarkable resilience. Buyers recognize the value here. Come in with realistic expectations and strong presentation, and the spring momentum is on your side.

Greater Napanee: A Tale of Two Trends

Napanee's April numbers require a bit of context — because on the surface, they look contradictory.

Only 11 homes sold in April — down 54.2% from the same month last year, and down 15.6% year to date. That's a meaningful slowdown in activity. But the average sale price tells a completely different story: $560,809 in April, up 30.1% year over year. Year to date, prices are up 9.8%.

What this tells me is that the homes selling in Napanee are selling well. Buyers in this market are selective — but when the right home comes along at the right price, they act. The challenge is that the homes that aren't priced correctly simply aren't selling.

The median days on market was 58 days for homes that sold — up 25 days from last April. That number is high, and it reflects a market where buyers have more time to be selective. But again — those are only the homes that found a buyer. Overpriced homes in Napanee are sitting even longer.

What this means for Napanee buyers: You have real negotiating room here, and prices remain meaningfully below Kingston levels. If you're flexible on location, Napanee deserves a serious look.

What this means for Napanee sellers: Price strategy is everything in this market right now. The homes that are selling are achieving strong prices — but the market will not do the work for you. Accurate pricing and excellent presentation are non-negotiable.

South Frontenac: Opportunity Emerging for Patient Buyers

South Frontenac is an important market to read carefully right now.  Along with Stone Mills, South Frontenac stands to be impacted by the proposed ALTO high speed rail line. More than ever, it is important to work with a local realtor who is paying attention as this project develops.

26 homes sold in April — up 4% year over year, which is encouraging. But the price picture has softened: the average sale price of $626,281 is down 10.4% from last April, and year to date prices are down 10.8%. That's a meaningful correction from where this market was a year ago.

New listings surged 10.5% year over year in April, though year to date they're down 12.9% — reflecting some month-to-month variability that's typical of a smaller market finding its footing.

The median days on market for homes that sold was 40 days — up 21 days from last April. The homes that aren't priced right are sitting considerably longer than that.

What this means for South Frontenac buyers: This is one of the most compelling buyer opportunities in our region right now. Prices have softened, you have negotiating room, and you're buying into a beautiful part of Eastern Ontario. If you have the flexibility and patience to navigate a slower market, the value is real.

What this means for South Frontenac sellers: This is not the market to test the ceiling on price. Buyers here are informed and patient — they know what the data says. Realistic pricing and strong presentation are your most powerful tools right now.

Stone Mills: A Market in Reset

Stone Mills is our quietest market in April, and the data reflects a community going through a genuine reset that's worth understanding.

9 homes sold in April — down 18.2% year over year, and down a significant 51.2% year to date compared to the same period in 2025. That's a dramatic slowdown. Prices have also softened considerably — the average sale price of $528,100 is down 24.3% from last April and down 11.7% year to date.

New listings are also contracting — down 2.9% year over year in April and 14.2% year to date. So this isn't simply a case of too much supply. Buyer demand has pulled back in this area.

The median days on market was 37 days for homes that sold — but in a market this quiet, homes that aren't priced correctly are simply not selling at all.

What this means for Stone Mills buyers: Patience and local knowledge are your best assets here. The value proposition is real for the right buyer — but understanding what's driving the market dynamics matters before you make a move.

What this means for Stone Mills sellers: An honest conversation about pricing before you list is the single most important thing you can do. In a market where buyer demand has pulled back, presentation and pricing have to do the heavy lifting.

Gananoque: Affordable, Holding Value, and Worth Watching

Gananoque is a small market, so I always look at the year-to-date figures here rather than drawing too many conclusions from a single month's numbers.

7 homes sold in April — and while that's up 75% from last April, we're talking about moving from 4 sales to 7. Small markets create big percentages. Year to date, sales are down 25% from the same period last year.

But here's the story that really matters: year to date, average prices in Gananoque are down just 0.1% from last year. Essentially flat. In a market that's seen significant variability elsewhere, that price stability is notable.

At an average of $493,414, Gananoque represents the most affordable entry point in our entire region — offering small-town charm, proximity to the 1000 Islands, and easy access to the 401 corridor.

New listings are up significantly — 27.3% year over year in April and 37.7% year to date — giving buyers more choice than they've had in some time.

What this means for Gananoque buyers: If affordability and lifestyle are your priorities, Gananoque deserves a serious look. More inventory, stable prices, and a community with genuine character.

What this means for Gananoque sellers: In a small market with more listings than usual, standing out matters. Pricing and presentation will determine whether your home is one of the 7 that sells — or one that sits.

The Bottom Line: What Should You Do Right Now?

For Buyers

The data makes a clear case for acting this spring — but acting smart, not acting fast.

Get your pre-approval done before you start seriously searching. Know your number. In a market where well-priced Kingston homes are selling in 20 days, you cannot afford to be scrambling for financing when the right property comes along.

Understand that waiting has a cost. Kingston prices are up 7.4% year over year. New listings are down nearly 7% from last April. The inventory flood that many buyers are waiting for simply isn't coming. And with the Bank of Canada holding at 2.25% and government programs adding additional support, the conditions for buying are as stable as they've been in years.

But don't panic — negotiate. Most homes across this region are still selling below asking price. You have room to be thoughtful, do your due diligence, and make an informed decision. This is not 2021.

For Sellers

Spring momentum is real — but it is not a free pass.

Price accurately from day one. The data is unambiguous on this point. The homes winning in this market are the ones that came in sharp and realistic. The ones sitting — and the 109 terminations in Kingston alone tell that story — are the ones that didn't.

Invest in presentation. Today's buyers are scrolling through dozens of listings online before they ever walk through a door. Professional photography, 3-D interactive tours, clean spaces, and thoughtful staging are the difference between selling in 20 days and sitting for 60.

And plan your next move before your sign goes up. Know where you're going before you have an offer in hand — not after.

Let's Talk

Whether you're ready to make a move right now or just starting to think about your options — I'd love to have that conversation. No pressure, no obligation. Just honest, local advice from someone who knows these communities inside and out.

Market data sourced from MLS statistics for April 2026. All figures reflect residential resale activity. Days on market figures reflect median days for homes that sold only.

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.

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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 is behind us, and if you've been watching the headlines — or just trying to figure out what's going on with the housing market — I want to give you a straightforward, honest read on what I'm seeing on the ground here in Kingston and the surrounding area.

Kingston's average sale price sitting at $585,993 — down 12.2% year over year — might look alarming at first glance. But here's the context: we're comparing against a period when prices were running very hot. This is a correction to a more sustainable level, not a market in freefall.

Homes are still selling. The average Kingston property is moving in 37 days. That's not a dead market — that's a market where pricing strategy matters. Sellers who come in realistic are transacting. Those who price to 2025 peak levels are sitting.

Napanee is genuinely interesting right now. A 21% jump in average price alongside an 18% jump in sales tells me buyers are recognizing value there and acting on it. Loyalist is showing similar stability with modest price gains.

The rural markets — South Frontenac, Stone Mills, Gananoque — are softer, and smaller transaction volumes mean the numbers swing more dramatically. I wouldn't read too much into one month's data for those areas, but the trend is clear: recreational and rural properties are sitting longer.

Who's Actually Active in This Market?

The most active segment right now is first-time buyers. Younger purchasers — many who have been diligently using the First Home Savings Account (FHSA) to accumulate a tax-advantaged down payment — are finally finding conditions workable. Interest rates have moderated enough that the $400,000–$550,000 price range produces a manageable monthly payment for qualified buyers.

The City of Kingston First-Time Home Buyer Incentive (shared equity program) continues to offer another lever for eligible buyers, helping stretch purchasing power without a dramatically larger mortgage.

There's also significant excitement about the new HST rebate program on new home purchases. This is a real and meaningful incentive for anyone considering a new build — though the implementation details are still being finalized. I'll be sharing updates on this the moment we have clarity, so make sure you're subscribed to stay informed.

The Squeeze in the Middle

Here's the dynamic that doesn't make headlines but is very real: move-up buyers are caught in the middle.

If you already own a home and need to sell before you can buy your next one, you're navigating two uncertainties simultaneously. Your existing home may take longer to sell in the current environment. And you're understandably nervous about committing to a new purchase before you have a firm deal on your current one.

This hesitation is keeping some transactions from happening — and I get it. But there are smart ways to manage this: bridge financing conversations with your lender, conditional offers, and working with an agent who can align both timelines. It's not impossible — it just requires more planning than it did two years ago.

My Honest Take on the Market

There's a lot of noise right now. Economic headlines. Global uncertainty. Interest rate speculation. It can feel like the smart move is to wait and see what happens.

In my experience, waiting for certainty rarely pays off in real estate. By the time the picture is perfectly clear, the opportunity has usually shifted.

If you're a first-time buyer in that $400,000–$550,000 range, this window is worth taking seriously. You have more inventory to choose from, sellers who are willing to negotiate, and programs designed specifically to help you get in. You won't time the absolute bottom — nobody does — but the conditions are more buyer-friendly than they've been in some time.

If you're a seller, the single most important thing you can do is price it right from the start. A well-priced home in Kingston is still moving in just over five weeks. An overpriced home sits, accumulates days on market, and often sells for less than it would have if it had been priced correctly on day one.

If you're somewhere in the middle — thinking about upsizing, downsizing, or making a move but not sure if the timing is right — let's have a real conversation. Not a sales pitch. A conversation about your specific situation and what makes sense for you.

Let's Talk

Questions about your neighbourhood, your home's current value, or what your next move should look like? Reach out — I'm always happy to chat.

And if this kind of real, no-fluff market analysis is useful to you, subscribe to the blog and our YouTube channel so you never miss a monthly update.

If you live in or around Kingston, Amherstview, or Odessa, you've probably noticed how many new subdivisions have popped up in recent years—Woodhaven, Loyalist, and others are full of back hoes, fresh lawns, and "Just Listed!" signs. And now, there's a major new development: on March 25, 2026, the Ontario and federal governments jointly announced a significant expansion of the HST rebate on newly built homes. It's the kind of policy that's creating buzz at open houses and kitchen tables all over the region—and if you're thinking about buying or selling, the details matter.

The Big Win for New-Home Buyers

The rebate is designed to ease affordability challenges by refunding the full 13% HST on new-construction purchases for eligible homes. For homes valued up to $1 million, buyers can save up to a maximum of $130,000—making a brand-new home suddenly more within reach. That maximum $130,000 rebate is also maintained for homes priced between $1 million and $1.5 million, though it no longer offsets the full HST bill at those prices. For homes between $1.5 million and $1.85 million, a declining partial rebate still applies.

For local buyers eyeing that four-bedroom in Woodhaven or a townhome in Amherstview, this could be a real advantage, especially when every extra bit of savings helps offset rising borrowing costs.

Important: this rebate is temporary. To qualify, your purchase agreement must be signed between April 1, 2026 and March 31, 2027—a one-year window. If you're considering a new build, timing is everything.

Who Qualifies?

This is a meaningful expansion from previous programs. Before this announcement, the more generous HST rebate was only available to first-time buyers purchasing a home as their primary residence. The new program extends eligibility to:

• Repeat buyers purchasing a new home as their primary residence

• Some investors purchasing properties for long-term residential rental use (subject to specific construction and completion deadlines)

One important caveat: the changes are part of Ontario's 2026 Budget and are subject to passage of federal legislation. The core structure is clear, but some finer application details are still being confirmed. Buyers should treat their purchase agreement as a tax document and work closely with their builder, lawyer, and accountant to ensure they qualify.

The Challenge for Sellers of Nearly-New Homes

For sellers in newer subdivisions, things are getting more competitive. Think of homeowners who bought only a couple of years ago and are now looking to move. They're listing their resale home, but builders just down the street have shiny, never-lived-in models with a rebate of up to $130,000 attached.

That puts resale homes—especially those built within the last five years—in a tougher position. Buyers comparing options might find the rebate on a new build too tempting to pass up. Sellers will need to highlight their home's advantages—like finished basements, mature landscaping, established neighbourhoods, or quicker move-in timelines—to stand out from the crowd.

A Changing Kingston Market

Locally, this could shift some demand toward new-build communities like Woodhaven, Lakeside Ponds, or Riverview. Resale homes nearby may need sharper marketing strategies and price positioning to remain competitive. But the overall upside is that more buyers—not just first-timers—might find a pathway into homeownership, which is a welcome development in a market that desperately needs options.

Final Thoughts

This rebate is one of the most significant housing affordability measures Ontario has seen in years, and the one-year window means the next twelve months could be unusually active for new construction sales in Kingston and the surrounding area. Whether you're a buyer trying to time your purchase, or a seller figuring out how to position your home in a changing market, now is a great time to get informed and get moving.

Disclaimer: This article is for informational purposes only and should not be considered financial or legal advice. The HST rebate program is subject to federal legislation and eligibility conditions that may evolve. Every buyer and seller's situation is unique. If you'd like to understand how the HST rebate might affect your next move, reach out—we can connect you with trusted mortgage and legal professionals who can offer tailored guidance.

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

1. Get Pre-Qualified: Because you must secure a mortgage, start by visiting a financial institution or lender to get a mortgage pre-qualification letter.

2. 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.

3. 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. 

Living in Stone Mills provides a peaceful escape to simpler times, characterized by picturesque landscapes, rolling fields, and strong, friendly neighbourly bonds in small, tight-knit communities. Highlights of the lifestyle include:

• The township is a haven for nature lovers. Residents enjoy fishing, canoeing, and kayaking on the Salmon and Napanee Rivers. Land activities include hiking, cycling, and snowmobiling along the Cataraqui Trail.

• Home to the L&A Dark Sky Viewing Area just north of Erinsville, which is the most southerly point in Ontario offering an unobstructed, pristine night sky experience.

• Real estate in Stone Mills is characterized by expansive, affordable rural properties. The township offers the tranquility of the countryside while being within a convenient 30-minute commuting distance to urban centres like Kingston, Belleville, and Greater Napanee.

• The area boasts local artisans, community events, studio tours, and historic architecture.

Stone Mills Township is almost 700 km² and has a population of about 8,000 people. Township Council is made up of 7 members, comprised of the Mayor, Deputy Mayor and five Council members, all elected at large. The Mayor and Deputy Mayor also sit on the County Council for Lennox & Addington. The Township is comprised of 11 hamlets: Camden East, Centreville, Colebrook, Croydon, Enterprise, Erinsville, Moscow, Newburgh, Strathcona, Tamworth, and Yarker. Among the most prominent are:

• Tamworth: The largest community offers the services of a larger town combined with the charm of a village.

• Newburgh: An “old Ontario village” feel, known for its historic mill.

• Centreville: The Township’s administrative hub, home to the municipal offices and the Centreville Fair.

• Yarker & Camden East: Yarker is known for its beautiful waterfalls and the Cataraqui Trail, while Camden East offers a welcoming rural setting on the Napanee River.

Schools & Services

• Centreville Public School (JK-8), 623 McGill Street, Centreville

• Enterprise Public School (JK-8), 76 School Street, Enterprise

• Newburgh Public School (JK-8), 19 East Street, Newburgh

• Tamworth Public School (JK-8), 6668 Wheeler Street, Tamworth

• St. Patrick Catholic School (JK-8), 6041 County Road 41, Erinsville

• Stone Mills Fire Station 1, 9 Mill Street, Yarker

• Stone Mills Fire Station 2, 2861 County Rd 14, Enterprise

• Stone Mills Fire Station 3, 12 Factory St, Newburgh

• Stone Mills Fire Station 4, 684 County Rd 4 W, Tamworth

• Lennox & Addington County Library: 

  • Tamworth Branch, 1 Ottawa Street 

  • Yarker Branch, 4315 County Road 1 

• Rural Frontenac Lennox & Addington Health has 2 Stone Mills clinics: 1 in Newburgh and 1 in Tamworth. For emergencies and specialized care, residents are in close proximity to the Lennox & Addington County General Hospital in Napanee, as well as hospitals in Kingston and Belleville.

• Looking for pet healthcare? Lane Veterinary Services in Yarker or Tamworth Veterinary Services can help.

Parks and Recreation

• Stone Mills Recreation Centre in Tamworth is the hub for pickleball, public skating, hockey, figure skating, and includes a multi-purpose room and banquet hall. 

• Beaver Lake in Erinsville is a popular spot for swimming and cottage living, and has a swim program in summer.

• Stone Mills Soccer is a volunteer organization designed to keep kids active (also on Facebook)

• The Royal Canadian Legion Branch 458 in Tamworth is an active community hub that hosts events ranging from community breakfasts to yoga and live music.

• Home to 5 playgrounds, 7 parks and trails, Puzzle Lake Provincial Park, and Camden Lake Provincial Wildlife Area

Essentials, Shops, Cafes & Restaurants

• You can fuel up at Free Flow in Newburgh and McCormick's Country Store in Camden East (we love to drop by in summer for a Kawartha Dairy cone).

• There are pharmacies in Newburgh and Tamworth. 

• Enjoy fresh produce and get to know the local farmers at the vibrant seasonal Yarker Farmers Market.

• Stone Mills Family Market in Tamworth meets your grocery needs, including fresh bakery items, deli, produce, fresh cut meat, and a Garden Centre in spring and summer.

• Book lovers can head to the Tamworth Book Shop.

• We’ve been known to stop by Tamworth Hardware when we are in need of home & hardware essentials.

• LCBO outlets and stores in Newburgh (at Free Flow), Yarker (at Lucky Dollar), Camden East (at McCormick’s Country Store) and Tamworth.

• Abram's Bakery in Newburgh is a famous local staple.

• In Tamworth, you can grab a bite at The Blue Door Bakery & Cafe, A1 Corner Restaurant & Variety (great home cooking), the Quartermaster’s Store & Quirky Cafe, or seasonally at the Black Cat Cafe in the Tamworth Hotel.

• Enjoy a meal (and Charity Radio Bingo every Thursday) in Erinsville at the Lakeview Tavern & Restaurant, known for it’s fish & chips and inferno burger.

• Do you love reclaimed materials and things you can’t find in a typical store? Be sure to check out Salvage Gardens in Enterprise.

• Looking for bouquet? Oops a Daisy Flower Farm & Florist in Erinsville or Liv Simple Farms in Enterprise can probably help! 

• There are so many small local businesses to discover in Stone Mills, neighbours helping neighbours. 

Curious what life in Stone Mills could look like for you? Reach out—we’d be glad to walk you through current listings and what to expect in the area.

Stone Mills Real Estate

1. Introduction: The Down Payment Hurdle

In the current real estate climate, the "rent trap" is a reality for many hardworking residents of Kingston and Frontenac County. The challenge isn't usually the ability to carry a monthly mortgage; it’s the monumental task of saving a five-figure down payment while simultaneously battling rising rental costs. As a real estate agent, I’ve seen many potential buyers sidelined simply because they lack that initial capital injection.

The 2026 Kingston and Frontenac Home Ownership Program is the transformative solution we’ve been waiting for. This isn't just a grant; it’s a strategic "leg up" designed to move you from the sidelines into your own front door. By dismantling the down payment barrier, the City is providing a path to equity that would otherwise take years—or even decades—of disciplined saving to achieve.

2. Takeaway 1: A Substantial Financial Head Start

The core of this program is a powerful boost to your purchasing power. By providing a significant portion of your down payment, the program increases your leverage with lenders and can substantially lower your monthly carrying costs by reducing your total mortgage principal.

"The maximum funding is 10 per cent of the home's purchase price, up to $37,500."

From a strategist's perspective, $37,500 is more than just cash—it’s a way to potentially avoid high-ratio mortgage insurance premiums or to qualify for a more stable home that fits your long-term needs. This funding allows you to enter the market sooner, capturing appreciation early rather than chasing a moving target.

3. Takeaway 2: The 20-Year Path to Forgiveness

The structure of this assistance is unique and requires a long-term mindset. It is not a gift, but an investment in your residency within our community.

"It is a 20-year interest-free forgivable loan registered on the property's title."

Strategic Insight: You must view the City as an equity partner. If you remain in the home as your principal residence for the full 20 years, the loan is forgiven entirely—a 100% gain for you. However, if you sell or move out before that 20th anniversary, the "gotcha" applies: you must repay the original loan plus 10% of any capital appreciation. Essentially, if your home’s value grows, the City shares in that profit. The winning strategy here is clear: buy a home you can see yourself in for two decades to keep every cent of that equity for yourself.

4. Takeaway 3: Broad Eligibility with Strict Guardrails

The program is designed for modern, middle-income households, but the criteria are rigid. I must highlight that this program is strictly for those who can qualify for a mortgage on their own merit.

• Residency & Status: You must currently live in Kingston or Frontenac County and be a Canadian Citizen or Permanent Resident.

• First-Time Buyer: You cannot currently own property or have participated in this program previously.

• Income Caps: Gross household income is capped at $95,000 for one-person households and $130,000 for two-person households.

• Asset Limit: Your combined assets must not exceed $50,000.

Strategic Warning: The Co-Signer Ban

One of the most critical "deal-breakers" in the guidelines is that applications supported by a co-signer or guarantor are ineligible. You must be able to secure a mortgage pre-approval from an approved lender (bank, credit union, or MIC) based solely on the income of the residents who will live in the home. Additionally, be aware that while RRSPs and RESPs are exempt, funds in TFSAs and FHSAs are included in your $50,000 asset limit.

5. Takeaway 4: Flexibility and Its Limits

The program covers a wide range of lifestyles, with a maximum purchase price of $500,000. Eligible units include detached homes, semis, townhouses, and condominiums. However, there are several exclusions and requirements you must plan for:

• Ineligible Properties: Mobile homes and multi-residential properties do not qualify.

• The Inspection Rule: For all resale homes, a professional home inspection is mandatory, and you must provide the report to the City.

• Program Exclusions: This funding cannot be combined with the Kingston-Frontenac Renovates Program.

Pro Tip: Do Not Sign Prematurely

Applicants who make an official offer on a property before receiving written application approval are automatically disqualified. You must have your Letter of Conditional Approval in hand before you sign an Agreement of Purchase and Sale.

6. Takeaway 5: The "First-Come, First-Served" Clock

This is a high-stakes race. Funding is limited, and the clock starts on Wednesday, April 1, 2026, at 8:30 a.m.

The most important strategic advice I can give is this: An incomplete application is a wasted application. You will not secure a spot in line until every piece of documentation is submitted. Use the time leading up to April to gather your "Submission Ready" folder:

• Proof of Status: Birth certificates or Passports for all owners.

• Tax Records: 2024 or 2025 Notices of Assessment (NOA) for all adults.

• Bank Statements: The two most recent months for all accounts (including TFSA/FHSA).

• Mortgage Pre-Approval: A signed letter from an approved lender (no private/unregulated lenders).

"Approved applicants... have 90 days to provide a purchase agreement; the closing date of the purchase may be beyond the 90 day date."

Once you are approved, you have a 90-day window to find your home. If you miss this window, the funding commitment is withdrawn.

7. Conclusion: Moving Toward Your Future

The 2026 Home Ownership Program is a rare opportunity to bypass the hardest part of the home-buying process. By staying the full 20 years, you aren't just securing a roof over your head; you are executing a financial strategy that builds significant wealth for your future.

As you prepare for the April 1st deadline, ask yourself: Where could you be by the 20th anniversary of your first home? With $37,500 in assistance and a clear-eyed strategy, that future is closer than you think.

Ready to start? We can help!

• Visit the City of Kingston website to learn more

• Contact us and we will connect you with a lender so that you can start your pre-approval

• Let’s meet for a buyer consultation - this will prepare you to search and find a home that meets all the program criteria

Kingston Homes <$500,000

Frontenac Homes <$500,000

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

Is the Market on Thin Ice, or Just Waiting for Spring?

The February numbers for the Kingston and area real estate market are starting to paint a picture for 2026, but it’s still early. With only two months of data so far this year, we need to be careful about drawing big conclusions from small samples.

What we can say is that the market is showing different trends in different communities. Kingston looks different from Napanee. Loyalist Township looks different from South Frontenac. And in smaller markets like Stone Mills or Gananoque, a handful of transactions can dramatically affect the statistics.

Across the region, a few themes are emerging.

Well-priced homes are selling. Homes that appeal to first-time buyers and entry-level buyers are moving right now. At the same time, the number of new listings is down in many areas, which suggests some sellers may be sitting on the sidelines waiting for a signal.

What signal? That’s the big question right now. Interest rates, buyer confidence, and the momentum of the spring market will likely all play a role.

One thing worth watching closely is supply. With fewer new listings coming to market, if buyers return in greater numbers later this spring, we could see price pressure re-emerge simply because there aren’t enough homes available.

February at a Glance

Here is a quick snapshot of what happened across the Kingston and area housing market in February 2026:

• Kingston: 94 homes sold with an average price of $573,006. New listings dropped significantly compared with last year.

• Greater Napanee: 21 homes sold with an average price of $505,545, almost unchanged from last year.

• Loyalist Township: 15 homes sold with an average price of $548,560 across Bath, Amherstview, and Odessa.

• South Frontenac: 9 homes sold with an average price of $511,889.

• Stone Mills: Only 2 homes sold, illustrating how statistics can shift dramatically in small rural markets.

• Gananoque: 5 homes sold with an average price of $377,980.

Across most communities, new listings were lower than last year, while buyers continued to move forward on homes that were priced appropriately.

Kingston Real Estate Market – February 2026

The Kingston, Ontario real estate market remains the largest and most stable segment of the region.

February saw 94 homes sell, which is 8.7% fewer sales than the same month last year.

New listings totaled 204 properties, representing a 22% drop compared with February 2025. Year-to-date, listings are down 14.7%.

The average sale price was $573,006, down 3.3% year-over-year. The median price was $542,500.

About 83% of homes sold below asking price, while roughly 15% sold above list price.

That tells us buyers still have some negotiating room. At the same time, pricing strategy remains critical. Homes that are priced appropriately continue to attract buyers.

Days on market averaged 44 days, which is longer than last year. With only two months of data, however, it’s difficult to draw conclusions from that statistic alone. What we are seeing in practice is that well-priced homes are selling relatively quickly, while homes priced too high tend to sit.

Greater Napanee Real Estate Market – February 2026

The Greater Napanee real estate market shows a slightly different pattern.

Napanee recorded 21 home sales, which is 10.5% higher than the same month last year.

At the same time, new listings dropped sharply to 31 properties, down 38% year-over-year.

The average sale price was $505,545, essentially unchanged from last year.

About 81% of homes sold below list price, and the average sale-to-list ratio was around 94.5%.

This suggests that buyers are still cautious and price-sensitive. Sellers who price realistically are continuing to see activity.

Loyalist Township Real Estate Market – Bath, Amherstview, and Odessa

The Loyalist Township real estate market, including Bath, Amherstview, and Odessa, saw 15 homes sell in February, down 11.8% from last year.

There were 40 new listings, which is 13% fewer than the same month last year.

The average sale price was $548,560, down 6.7% year-over-year.

Another factor affecting the Loyalist Township market is new construction activity. Building permits issued in the township have been significantly lower than in recent years, which suggests builders are slowing down and not putting as many shovels in the ground.

This may be due to several factors. The cost of financing construction remains high, and builders are also navigating uncertainty in global markets, including tariffs affecting building materials and shifting demand.

Within Loyalist Township, the smaller communities show different patterns.

Amherstview recorded four sales, with an average price of $577,250.

Odessa saw three sales, with an average price of $548,333, slightly higher than last year.

Bath recorded four sales, with an average price of $523,875.

Because the number of transactions is small, monthly percentages can shift dramatically. The key takeaway is that buyers are still active when homes are priced correctly.

South Frontenac Real Estate Market – February 2026

The South Frontenac real estate market saw nine homes sell, down 25% compared with last year.

There were 40 new listings, roughly the same as last year.

The average sale price was $511,889, a 2.4% decrease year-over-year.

Days on market declined compared with last year, but with a small number of sales and only two months of data, it’s difficult to interpret that statistic too strongly.

What we are seeing is that buyers looking for rural homes within commuting distance of Kingston remain active, particularly in price ranges that appeal to first-time buyers and move-up buyers.

Stone Mills Real Estate Market – February 2026

The Stone Mills real estate market illustrates how small sample sizes can distort statistics.

Only two homes sold in February, compared with 13 sales in February of last year.

The average price was $342,500, though the year-to-date price change is only slightly lower, showing how monthly averages can swing when there are very few transactions.

New listings dropped to seven properties, down significantly from last year.

Stone Mills continues to be a rural market where prices vary widely depending on property type, acreage, and location.

Gananoque Real Estate Market – February 2026

In the Gananoque real estate market, five homes sold in February, down 28.6% from last year.

The average sale price was $377,980, though small sample sizes can exaggerate monthly percentage changes. 

About 80% of homes sold below asking price, with an average sale-to-list ratio of about 97%.

Gananoque continues to attract buyers seeking small-town living near the Thousand Islands while remaining within commuting distance of Kingston.

What This Means for the Kingston and Area Housing Market

Across the Kingston and area real estate market, several themes are emerging early in 2026.

Inventory is lower in many communities, suggesting some homeowners may be waiting before listing their properties.

Buyers are active but selective. Homes priced appropriately are still attracting offers, especially in price ranges that appeal to first-time buyers.

The market also remains highly local, with different trends emerging in Kingston, Loyalist Township, Napanee, and the surrounding rural communities.

If buyer confidence increases this spring while listing inventory remains limited, we could begin to see renewed upward pressure on prices simply due to limited supply.

For now, however, it is still early in the year. The spring real estate market in Kingston and surrounding communities will likely provide a clearer picture of what 2026 may bring.

Thinking of Buying or Selling in Kingston and Area?

If you’re considering buying or selling real estate in Kingston, Greater Napanee, Loyalist Township, South Frontenac, Stone Mills, or Gananoque, it’s important to understand the conditions in your specific neighbourhood and price range.

Real estate is always local, and the right strategy can make a significant difference.

If you would like a custom market update for your home or neighbourhood, I would be happy to help.

If you already own a home in Kingston and area and you’re thinking about moving, you’re not alone in feeling unsure about the logistics.

We hear this all the time:
“I’d move… but how does it actually work if I have to sell and buy at the same time?”

The good news? It’s completely manageable. The key is understanding the sequence, the risks, and your options before you jump in.

Here’s how we guide our clients through it.

 Step 1: Start With a Clear Game Plan

Before you look at homes, we recommend sitting down and mapping out:

• Your home’s likely market value

• Your estimated net proceeds after closing costs

• Your mortgage situation (penalties, portability, timelines)

• Your ideal timing

We’ll leave financial advice to your mortgage broker or financial advisor, but from a real estate perspective, clarity is everything. When you know your numbers, you make better decisions.

Step 2: Decide Your Order of Operations

There are generally three approaches:

Option 1: Sell First, Then Buy - The most conservative approach.

Pros:

• You know exactly how much money you have.

• No risk of owning two homes.

• Strong negotiating position when buying.

Cons:

• You may need temporary housing.

• You may feel pressure to find something quickly.

This works especially well in balanced or slower markets.

 Option 2:  Buy First, Then Sell - Higher risk, higher flexibility.

Pros:

• You secure the home you love.

• No need for temporary housing.

Cons:

• You may carry two properties.

• Financing can be more complex.

• Pressure to sell quickly.

This can work in a strong seller’s market — but it requires careful planning.

 Option 3:  Conditional Purchase (Sale of Buyers’ Property Clause)

You make an offer on a new home conditional on selling your current one.

Pros:

• Reduces financial risk.

• Protects you from owning two homes.

Cons:

• Less competitive in multiple-offer situations.

• Some sellers won’t accept this condition.

This approach depends heavily on current market conditions in Kingston and area.

Our Best Advice: Don’t Close Both Transactions on the Same Day

We strongly advise against closing your sale and purchase on the exact same day.

Here’s why:

• If funds from your sale are delayed (even by hours), your purchase can’t close.

• A delay in the buyer’s financing can ripple into your purchase.

• Movers can’t unload if keys aren’t released.

• You could end up in a legal and financial mess that’s completely avoidable.

Instead, we typically recommend closing your sale first and your purchase a few days later.

Yes, that means a short gap.
Yes, it may require temporary storage or creative moving logistics.

But that small buffer dramatically reduces stress and risk.

In our experience in Kingston and surrounding communities, that cushion is worth it every time.

 What About Bridge Financing?

If you’ve sold your home firm and purchased another, but the closings don’t align perfectly, your lender may offer bridge financing.

Bridge financing can:

• Allow you to access equity from your sale early.

• Help you close on your new home before your sale funds arrive.

Your mortgage broker is the right person to advise you here, and we’re always happy to connect you with trusted local professionals.

 What Makes This Process Easier

In Kingston and area — whether you’re moving within the city, heading to Amherstview, Napanee, Gananoque, or beyond — smooth transitions usually come down to preparation and coordination.

Here’s what truly helps:

• Pre-listing prep before you shop. Get your home photo-ready, staged, and market-prepared early so you can move quickly once you find the right property.

• Clear pricing strategy. Overpricing delays your ability to buy confidently. Strategic pricing gives you control over timing.

• Flexible closing dates built into negotiations. We negotiate timelines intentionally to reduce overlap risk.

• Strong communication between all parties. Realtors, lawyers, lenders, and buyers all need to be aligned. We stay in front of those conversations so you’re not chasing updates.

• A backup plan. Temporary accommodation, short-term storage, or family support options are discussed before they’re needed — not during a crisis.

• Realistic market expectations. Understanding inventory levels and competition prevents rushed decisions.

When you plan ahead, the process feels organized instead of overwhelming.

Bottom Line

Buying when you already own a home isn’t risky — doing it without a plan is.

If you’re even thinking about a move in Kingston and area this year or next, the smartest first step is a conversation.

We can map out your options, timelines, and strategy long before you list.

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”