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.
Lorna Willis, REALTOR® – Kingston & Area

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.

Prices Dip in Some Areas, Loyalist Township Still Hot

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

Kingston & Area Housing Market Overview – July 2025

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

•  812 new listings — up almost 10% from July 2024

•  327 sales — up 3.8% year-over-year

•  Average sale price: $595,000 — down 3.5% from last year

• ⏳ Average days on market: 44 — up 13% from 2024

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

Kingston, Ontario Real Estate Market

In Kingston proper:

• 174 homes sold in July — nearly unchanged from last year

• Average sale price: $636,000 — down 1%

• Average days on market: 38 — up 26% from July 2024

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

Loyalist Township Real Estate Trends

Loyalist Township continues to outperform other local markets:

• 32 homes sold — up 39% from July 2024

• Average sale price: $611,000 — up 5%

• Days on market: 46 — slightly faster than last year

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

Greater Napanee Real Estate Market

The Napanee housing market is cooling:

• 26 sales — down almost 19% from last year

• Average sale price: $493,000 — down nearly 9%

• Days on market: 40 — faster than last year but still buyer-friendly

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

Stone Mills Housing Market Update

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

• Only 9 sales — down 50% year-over-year

• Average sale price: $455,000 — down 34%

• Average listing price: $1.06M — up 55% (a large gap between list and sale prices)

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

Frontenac County Real Estate – South, Central & North

Rural Frontenac saw a huge rise in new inventory:

• Average sale price: $599,000 — down 12.4% year-over-year

• 58 total sales in July

• Average days on market: 51

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

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

For Buyers:

• More listings and longer days on market = stronger negotiating position

• Focus on cooling markets like Napanee and Stone Mills for value opportunities

• Get pre-approved to act quickly in competitive areas like Loyalist Township

For Sellers:

• Price smart — the first two weeks are critical for attracting offers

• Invest in staging, professional photography, and strong marketing

• Be prepared for longer market times in Kingston, Napanee, and rural areas

For Investors:

• Look for underpriced properties in slower markets

• Rural Frontenac offers potential for vacation rentals and long-term holds

• Rising inventory could mean better deals this fall

Bottom Line – Kingston Real Estate Market July 2025

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

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

Learn More - FULL MARKET REPORT VIDEO

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

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

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

1. Parking & Accessibility

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

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

2. A Layout That Works

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

Look for:

* Multiple bedrooms with private baths

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

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

3. Location Guests Will Love

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

Strong choices include:

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

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

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

4. Room to Host

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

Things to look for:

* Open-concept kitchen/dining area

* Storage for supplies

* Easy-to-clean finishes

5. Zoning & Permits

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

Questions to ask:

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

* Are there municipal licensing requirements?

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

Thinking About Starting a B&B?

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

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

Click here to download our B&B Buyer Checklist

Watch on YouTube below:

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

1. “What’s the deal with the ferry?”

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

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

Learn more from Loyalist Township: Amherst Island Ferry Info

2. “What if there’s an emergency?”

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

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

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

4. “Are there any stores or services?”

Yes! Year-round, the island has:

• The General Store with LCBO outlet, frozen meals, snacks, and much more

• Post Office

• Topsy Farms’ Wool Shed 

In warmer months, you’ll also find:

• The Back Kitchen (non-profit restaurant)

• The Neilson Store Museum & Cultural Centre

• The Weasel & Easel Arts & Gifts Shop

• A weekly Island Market & Social at the Agricultural Pavilion

5. “What do you do in the winter?”

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

• Potluck dinners, bridge, mahjong, book clubs, movies, games, music

• Beach walks (yes—even in winter!) - during a pandemic winter, a few islanders took it upon themselves to walk every public road on the island! 

• The Amherst Island Recreation Association has weekly sports 3-4 nights/week and occasional social gatherings

• Occasional Friday evening Back Room Talks and Saturday morning Winter Markets at the Museum (brought to you by the Museum and Women's Institute, respectively)

• Birdwatching

• And of course, a quick trip to Kingston gets you to top-tier restaurants, live music, art galleries, and theatre performances.

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

Final Thoughts

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

 Let’s chat about your dream island lifestyle.

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

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

1. Get Pre-Approved Before You Start Looking

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

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

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

2. Explore Kingston Neighbourhoods for First-Time Buyers

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

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

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

3. Know the Costs Beyond the Mortgage

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

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

4. Take Advantage of First-Time Buyer Incentives

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

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

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

5. Work with a Kingston-Based REALTOR®

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

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

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

6. Understand the Buying Process in Ontario

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

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

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

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

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

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

Final Thoughts

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

Thinking about buying your first home in Kingston?

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

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

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

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

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

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

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

What does that mean for you?

• More time to consider properties before making an offer

• More negotiating power on price, closing dates, and conditions

• A greater chance of finding a home that truly fits your needs and lifestyle

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

2. Interest Rates May Be Nearing Their Peak

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

This creates a unique window for buyers:

• Secure a home now while there's less competition

• Lock in a mortgage at today’s rate, with the option to refinance later

• Get ahead of the crowd likely to re-enter the market once rates drop

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

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

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

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

• Queen’s University and St. Lawrence College

• CFB Kingston, one of the largest military bases in Canada

• Kingston Health Sciences Centre, a regional healthcare hub

• A growing tech and innovation sector, plus new infrastructure projects

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

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

Ready to Explore Your Options in Kingston?

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

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

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

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

 Beaches to Explore

Kingston

• Breakwater Park (King St. W): A revitalized waterfront gem with a pebble beach, deep water swim dock, and stunning views.

• Grass Creek Park: Sandy beach with a playground, large dog park, and plenty of green space for a full day out.

Frontenac County

• "The Point" Beach Park (Sydenham): A sandy, roped-off swim zone, a playground, covered picnic area, washrooms, boat launch, and multiple sports courts.

• Sharbot Lake Beach: A calm freshwater beach with shallow entry, perfect for young swimmers.

Lennox & Addington

• Centennial Park (Bath): Small but mighty, this lakeside park has a swimming area and a charming atmosphere. 

• Beaver Lake Beach (Erinsville): Family-friendly lake beach, roped swim area, boat launch, picnic spots.

• Bon Echo Provincial Park (Cloyne): Sandy beach at Mazinaw Lake with iconic Mazinaw Rock—great for swimming, paddling, hiking, and camping.

 Splash Pads

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

• City Park Splash Pad
  Central and shaded, just steps from downtown Kingston.

• Lake Ontario Park Splash Pad
  Lakeside fun with fountains and jets, plus washrooms and picnic tables.

Napanee:

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

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

Useful links: 

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

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

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