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! I’ve updated the 2026 list for the local markets in Bath, Gananoque, Harrowsmith, Kingston, Lyndhurst & Lansdowne, Napanee, Odessa, Westport, Wolfe Island and Yarker. 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 21, 2026 | 9AM-3PM

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! For more info: https://www.facebook.com/BathHolidayBazaar

MacKinnon Brothers Holiday Market  1915 County Rd 22 Bath, ON

• November 20-22 & 27-29, 2026 | 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! $10 admission. For more info: https://www.mackinnonbrewing.com/the-holiday-market/

Merry Little Main Street  Main Street, Bath, ON

• Thursday, November 12, 2026 | 5 - 8PM

Enjoy carolling, a visit with Santa, horse-drawn wagon rides, marshmallow roasting over campfires, and holiday shopping as you twinkle all the way along Bath’s Main Street. For more info: https://www.facebook.com/events/1417127087267307/

Gananoque

Rotary Craft Fair  Gananoque Secondary School, 175 William Street South, Gananoque, ON

• Saturday, November 7, 2026 | 10AM - 4PM

• Sunday, November 8, 2026 | 10AM - 4PM

Get your holiday shopping started early with nearly 100 makers and local vendors filling Gananoque Secondary School. https://www.gananoque.ca/events/rotary-craft-fair-0

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

• Saturday, November 21, 2026 | 3 - 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/southalleymarket/

Harrowsmith

Harrowsmith Holiday Market  Harrowsmith Brewing Co., 4143 Camden Portland Boundary Rd, Harrowsmith, ON

• Saturday, November 14, 2026 | 10AM - 4PM

A chance to explore a stunning venue, support local businesses with your holiday shopping, and enjoy amazing craft beer. https://www.harrowsmithbrewing.com/event-details/harrowsmith-holiday-market

Kingston

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

• Thursday, November 5, 2026 | 3 – 7PM

• Friday, November 6, 2026 | 10AM – 7PM

• Saturday, November 7, 2026 | 10AM – 4PM

• Sunday, November 8, 2026 | 11AM – 3PM

Discover a captivating collection of handcrafted treasures, from cozy, colourful blankets and gorgeously soft shawls to delightful dish towels and more. Each piece is thoughtfully made by local makers and offers a chance to bring something truly special home. For more info: https://www.tettcentre.org/kingston-handloom-weavers-and-spinners-annual-sale-2026

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

• Saturday, November 21, 2026 | 10AM – ?PM

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/1133536672706028/

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

• Thursday, November 19, 2026 | 5 – 9PM

• Friday, November 20, 2026 | 10AM – 7PM

• Saturday, November 21, 2026 | 10AM – 5PM

• Sunday, November 22, 2026 | 10AM – 4PM

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/kingston-potters-guild-holiday-sale-2026

Kingston Christmas Harbour Show Portsmouth Olympic Harbour, 53 Yonge St, Kingston

• Saturday, November 21, 2026 | 9AM - 4PM

https://mytimelessmemories.ca/harbour-christmas-show/

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

• Thursday, November 19 | 5 – 9PM

• Friday, November 20 | 10AM – 7PM

• Saturday, November 21 | 10AM – 5PM

• Sunday, November 22 | 10AM – 4PM

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/2026-fall-metal-rocks-show-sale

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

• Fri. Nov. 27, 2026 | 4 PM - 8 PM

• Sat. Nov. 28, 2026 | 10 AM - 4 PM

• Sun. Nov. 29, 2026 | 10 AM - 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://kingstonsymphony.ca/blogs/fundraising-events/all-things-christmas-gifts-art-sale

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

• Saturday, November 28, 2026 | 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

Indigenous Holiday Market  Cultivate Art Commons, 370 King Street WestKingston

• Saturday, November 28, 2026 | 10AM - 4PM

Join us for the 3rd 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! https://www.cultivateartcommons.org/events/indigenous-holiday-market

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

• Sunday, November 29, 2026 | 10AM - 3PM

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. Accepting donations for Loving Hands Kingston. For more info: https://www.facebook.com/thecarsonhousekingston

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

• Saturday, November 28 & Sunday, November 29, 2026 | 10AM-4PM

• Saturday, December 6 & Sunday, December 7, 2026 | 10AM-4PM

• Saturday, December 13 & Sunday, December 14, 2026 | 10AM-4PM

Their mission is to support the local creative scene by providing easy opportunities for shoppers to connect with local artists and makers. They've worked hard to forge a legacy of hosting meticulously curated events featuring unique, high quality products. More info: https://kingstonartistevents.com/

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

Local Christmas Shop and Hop 

• November 27, 29, and 29, 2026 (hours vary by location)

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 locations for hours (they vary). More info: https://www.shopandhop.ca/

Napanee

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

• Friday, November 27, 2026 | 6PM - 9PM

• Saturday, November 28, 2026 | 10AM - 2PM

'Tis the season to be jolly! Embrace the holiday spirit and join us for a festive wonderland at the Cozy Christmas Market. For more info: https://www.facebook.com/events/913328311202825/913328314536158/

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

• November 28, 2026 | 10:00 AM - 3:00 AM 

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, ON

• Saturday November 28, 2026 | 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://www.facebook.com/p/Hawks-Holiday-Bazaar-61554534741510/

Christmas Market at the Lennox Agricultural Society Office, 170 York St, Napanee, ON

• Sunday, December 6, 2026 | 10AM - 3PM

Napanee Fair presents the first Christmas Market in the new building. Come on out to see some of the talented Community vendors. For more info: https://www.facebook.com/napaneefair

Odessa

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

• Sunday, November 8, 2026 | 11AM - 3PM

Over 35 vendors, The Odessa Children’s Choir, Wood fire pizza, a visit from Santa and more! More info: https://www.facebook.com/events/1592358922052005/

Westport & Newboro

Westport & Newboro Holiday Shop ‘N Hop & Gingerbread Themed Weekend

• Friday, November 27 - Sunday, November 29, 2026

Two Villages, One Festive Weekend! Westport's annual Holiday Shop 'n Hop is back November 27–29, and this year we are spreading the holiday cheer to Newboro! For more info: https://whatsonwestport.ca/event/a-gingerbread-themed-weekend/ or https://www.facebook.com/HolidayShopandHop/

Wolfe Island

8th Annual Holiday Maker's Market  St. Margaret's Hall 1127 County Rd 96, Wolfe Island, ON

• Sunday, November 29, 2026 | 10AM - 3PM

Bring your friends and enjoy a festive day filled with locally made goods, gifts & snacks. You might even see Santa! Free admission. https://fishtaleshop.com/pages/shop-happenings#calendar-d5bbe1be-1b9b-4765-94a4-5f4a55909587

Yarker, Moscow, Colebrook, Camden East, and Centreville

Artisans Christmas Tour in the Country

• Saturday, November 7, 2026 | 8AM - 4PM

• Sunday, November 8, 2026 | 10AM - 4PM

A full tour with lots of new stops to check out! This year all stops are open Saturday 8-4 and Sunday 10-4, except for Friends Meeting House which will be open Saturday for Breakfast and on Sunday will have vendors. For more info: https://www.facebook.com/artisanschristmastourinthecountry

If you’ve been watching the Kingston real estate market this fall and wondering whether prices are falling, the short answer is: not really. Prices across the Kingston area are mostly holding steady year to date. What has changed is the pace. Fewer homes are selling, buyers have more to choose from, and the Bank of Canada just raised interest rates for the first time in three years.

In this update, I’ll walk you through the October 2026 numbers for Kingston, Loyalist Township, Greater Napanee, South Frontenac, Stone Mills and Gananoque, and what they mean if you’re thinking about buying or selling. If you’d rather watch, the video is right here.

The Big Picture: Steady Prices, Slower Sales

Across the six communities I cover, 183 homes sold in October, down about 15% from 216 sales in October 2025. Year to date, sales are down about 7%, from roughly 2,240 to just over 2,080.

Here’s the part that tells the real story: new listings this year are almost exactly where they were last year. When the same number of homes come to market but fewer of them sell, buyers end up with more choice — and they’re taking their time to use it.

The Bank of Canada Raised Rates on October 28

On October 28, 2026, the Bank of Canada raised its policy interest rate by 0.25% to 2.5%, its first increase since July 2023. The Bank said the move was meant to stop rising energy costs from spreading into broader price increases. The next rate announcement is scheduled for December 9, 2026.

Who feels this most? Homeowners with variable-rate mortgages and anyone with a mortgage renewal coming up. For buyers, it’s a reminder to get a pre-approval in place now, so you know exactly where you stand before you start shopping.

Kingston Real Estate Market

Kingston had 106 sales in October, with an average sale price of $572,299, down 9.5% from October 2025. The median sale price was $552,500.

That monthly drop looks bigger than it really is. The average list price was down about 7% too, which tells me a lot of that decline comes from which homes happened to sell this month, not from every home in Kingston losing value. The year-to-date picture is much calmer: the average sale price is $627,328, down just 0.6%, and the median is $585,000, down 1.8%. Kingston prices are essentially flat for the year.

•     Sale-to-list ratio: Homes sold at an average of 96.7% of asking price in October.

•     Days on market: 34 days on average in October, and 35 days year to date (up from 32 last year).

•     Sales over asking: About 10% of October sales went over list price.

A note on days on market: This number only counts homes that sold. It also resets when a listing is cancelled and relisted, which many sellers do to get fresh exposure. So many homes were actually on the market longer than the number suggests, and homes that are priced too high can sit much longer.

Loyalist Township Real Estate

Loyalist Township, which includes Amherstview, Odessa and Bath, had 21 sales in October. The October average of $548,619 was down 10% from last year, but with only 21 sales a few homes can swing that number. The year to date is more reliable: the average sale price is $597,811, down 2.2%, on 247 sales, almost the same as last year’s 253.

Loyalist is one of the stronger markets in the region for well-priced homes. October sales averaged 98% of asking, and 19% sold over list price. Year to date, the sale-to-list ratio is 98.2% — actually a little higher than last year. New listings are up about 5% for the year, so buyers have a bit more choice, but homes priced right are still moving.

Greater Napanee Real Estate

Greater Napanee had 16 sales in October, so I’d focus on the year-to-date numbers here. There have been 153 sales so far this year, down about 20% from 192 — the biggest drop in sales of any community I cover.

Prices, though, are holding up better than that suggests. The year-to-date average is $546,280, down just 1.2%, and the median is $495,000, down 5.5%. Homes are selling at about 96% of asking and taking an average of 44 days to sell. In Napanee, the story is fewer transactions, not a price collapse.

South Frontenac Real Estate

South Frontenac had a busier October, with 24 sales, up from 14 in September. Looking at the full year, the average sale price is $680,312, down 6.5%, and the median is $620,000, down 8.5%.

South Frontenac is the highest-priced market of the six, and it’s where prices have adjusted the most this year. New listings are up nearly 12% year to date, which gives buyers real choice. There’s good news for sellers too: homes that do sell are selling faster, averaging 41 days on market this year compared with 49 last year.

Stone Mills and Gananoque: Why Year-to-Date Matters

Stone Mills and Gananoque are smaller markets, with just nine and seven sales in October. With so few sales, one or two homes can swing the monthly numbers dramatically, so I always focus on the year to date for these two.

Stone Mills

Stone Mills has had 77 sales so far this year, down about 8%. The year-to-date average sale price is $660,574, up 4.3%, but the median is $564,900, down 4.8%. Homes are taking longer to sell, averaging 53 days on market compared with 38 last year, and new listings are up almost 20%.

Gananoque

Gananoque has had 70 sales this year, down about 19%. The average sale price is $527,436, up 4.1%, while the median is $477,000, down 2.7%. Notably, about 94% of Gananoque sales this year closed below asking price, compared with 72% last year, and new listings are up 14%.

Why is the average up but the median down? In both towns, a handful of higher-priced sales are pulling the average up. The median — the price right in the middle — is a better sign of what a typical home is selling for, and it’s slightly lower than last year. That’s a shift in which homes sold, not broad price growth.

What This Means for Buyers

•     You have more choice. With new listings steady and sales down, there’s more inventory to choose from in most of the region, especially South Frontenac, Stone Mills and Gananoque.

•     You have room to negotiate. Most homes are selling below asking price. In Kingston, roughly 87% of October sales closed under list.

•     Get pre-approved now. With the Bank of Canada raising rates, lock in a pre-approval before you shop so you know your budget and can move quickly on the right home.

•     Well-priced homes still sell. In Loyalist especially, the right home at the right price can still draw multiple offers, so don’t assume every listing is negotiable.

What This Means for Sellers

•     Pricing is everything. Homes priced right are still selling close to asking — around 97% in Kingston and 98% in Loyalist.

•     Price for today’s market. Buyers have choice, and they’re comparing your home to everything else available. Pricing based on last year’s peak can cost you time.

•     Presentation matters. When buyers have options, homes that show well and photograph well stand out.

•     Know your local numbers. Markets like Stone Mills and Gananoque behave very differently from Kingston. A local, data-based pricing strategy makes all the difference.

Frequently Asked Questions

Are house prices dropping in Kingston, Ontario?

Not significantly. Kingston’s year-to-date average sale price as of October 2026 is $627,328, down just 0.6% from 2025. October’s average was lower, but that largely reflects which homes sold that month.

Is Kingston a buyer’s or seller’s market right now?

The Kingston area is leaning toward buyers. Sales are down while new listings are flat, so buyers have more choice and most homes are selling below asking. Well-priced homes, however, are still selling quickly.

How long does it take to sell a house in Kingston?

Homes that sold in Kingston in October 2026 were on the market for an average of 34 days. Keep in mind this only counts homes that sold, and it resets if a listing is cancelled and relisted.

How does the October 2026 Bank of Canada rate hike affect homebuyers?

The Bank of Canada raised its policy rate by 0.25% to 2.5% on October 28, 2026. Variable-rate borrowers and people renewing soon will feel it most. Buyers should get a pre-approval to confirm their budget.

The Bottom Line

Prices across the Kingston area are mostly steady year to date, sales have slowed, and buyers have more choice than they’ve had in a while. Rising rates add another factor to watch heading into winter. Whether you’re buying or selling, the local numbers matter, and they can look very different from one community to the next.

If you’d like to know what this means for your home or your search, give me a call at 613-389-1005 or visit lwrealty.ca. And subscribe to my YouTube channel so you don’t miss next month’s update.

Sources

Market data: Kingston and Area Real Estate Association (KAREA) MLS® statistics, October 2026 market reports for Kingston, Loyalist, Greater Napanee, South Frontenac, Stone Mills and Gananoque. Six-community totals calculated from those reports.

Bank of Canada, “Bank of Canada raises the policy rate by 25 basis points to 2½%,” October 28, 2026. https://www.bankofcanada.ca

Winter may not be the most popular time to sell, but that doesn’t mean you have to wait until the snow melts to list your property. Often, sellers take their home off the market after the end of October.  However, in this slow, “Buyer’s Market” there is a valid argument for keeping your home on the market over the winter. With the right strategy, your home can stand out in a season where competition is low and buyers are highly motivated to make a move.

Selling a home is all about emotional connection. Most buyers know within minutes whether a house feels right. Your job is to help them feel that connection the moment they step inside.

Here are 7 tips to help you sell your home this winter.

1. Make It Warm and Inviting

Now is not the time to be stingy with the thermostat. If buyers walk in and instantly feel warm and comfortable, it’s easier for them to picture themselves living there. A cozy home leaves a great first impression.

2. Keep Ice and Snow Under Control

Clear sidewalks, steps, and pathways make your home look cared for and keep everyone safe. It also reduces your liability.
If you’ll be away, ask a neighbour to help keep the entry shovelled and sanded, or hire it out.

3. Showcase the Fireplace

If you have a gas fireplace, turn it on for showings—it adds instant warmth and ambiance.
With a wood-burning fireplace, set it up with neat stacks of birch logs.
No fireplace? Consider a simple electric model you can take with you when you move.

Around the holidays, a tasteful garland or stockings can help buyers imagine spending future holidays there.

4. Let There Be Light

Daylight is limited this time of year, so aim for daytime showings whenever possible.
Turn on every light—inside and out—to keep the home bright and welcoming.
Even though outdoor living spaces are harder to showcase in winter, putting in the extra effort matters.

5. Create a Cozy Atmosphere

When buyers step in from the cold, you want them to feel instantly at home.
A soft blanket on the sofa, warm-toned lighting, and a pleasant scent can set the mood.
You don’t need to bake cookies for every showing, but a subtle diffuser or soft music goes a long way.

6. Embrace the Season

Your home is already looking its best during the holidays.
Keep décor simple and inviting—avoid anything too large, flashy, or themed. You want buyers to notice your home, not your entire Grinch collection.

7. Share the Summer Fun

Snow hides a lot of your home’s best exterior features.
If you have photos of your gardens, landscaping, pool, deck, or patio from warmer seasons, include them in your listing and leave a small album out for showings.
It helps buyers picture the home year-round.

Why Sell in Winter?

Winter selling has its perks. The biggest advantage is less competition—there are typically fewer homes for sale, which helps your listing stand out.
And although winter is slower overall, the buyers who are looking tend to be more serious.

From November 2025 through February 2026, more than 633 homes sold in the Kingston area.
In 2026, year-to-date sales are essentially flat, so it’s likely that the same number of homes will sell this Winter.

Thinking About Selling This Winter?

If you're considering making a move, reach out for a free, no-obligation home valuation. We’re here to help you plan your next steps with confidence.

When a conditionally sold property is still accepting offers, that’s called: Sold Conditional Escape.

A few years and hairstyles ago, I did a short video on this with a short explanation. The hair has changed. The question hasn’t. If a property has an accepted offer, why are they still showing it? Rather than the quick explanation linked above, let’s get into the nitty-gritty for a full understanding of the process. 

Here’s the plain-English version of what Sold Conditional Escape means, how the escape clause actually works, and what it means for you whether you’re buying, selling, or you’re the buyer holding the conditional offer.

Sold Conditional (SC) vs. Sold Conditional Escape (SCE)

Both statuses mean the seller has accepted an offer, but the deal isn’t firm yet. The difference is whether the seller is still allowed to look for a better one.

Sold Conditional means the seller has accepted an offer with conditions, such as financing, a home inspection, or a condo status certificate review. The buyer has a set number of days to satisfy or waive those conditions. During that time, the seller generally can’t accept another buyer’s offer.

Sold Conditional Escape means the seller has accepted a conditional offer that includes an escape clause. That clause lets the seller keep the home on the market and keep accepting offers while the first buyer works on their conditions.

The escape clause almost always goes hand in hand with one specific condition: the buyer needs to sell their own home first (called a SBP or Sale of Buyer’s Property - blog on that here. A seller who agrees to wait on someone else’s sale usually wants a way out if a buyer with no strings attached comes along. That’s the escape.

How the Escape Clause Works, Step by Step

Every Agreement of Purchase and Sale is negotiated, so the exact wording and timelines vary. Here’s how it typically plays out in Ontario:

1. Buyer A makes an offer conditional on selling their current home. The seller accepts, with an escape clause written into the agreement.

2. The listing changes to Sold Conditional Escape. The home stays on MLS® and can still be shown.

3. Buyer B comes along and makes an offer. This offer is usually conditional on the first agreement being released.

4. If the seller accepts Buyer B’s offer, they deliver written notice to Buyer A. That notice starts the clock.

5. Buyer A has a set window to decide, often 24 to 72 hours. The exact time is whatever was negotiated in their agreement.

6. Buyer A either waives the condition or steps aside.

   • Waive: Buyer A removes the sale-of-home condition (and, depending on the wording, often any other conditions too). Their deal moves forward, and Buyer B’s offer falls away.

   • Step aside: Buyer A’s agreement becomes void, their deposit is returned, and Buyer B’s offer moves ahead.

In other words, Buyer A gets first dibs, but only if they’re ready to commit when someone else shows up.

Buyers: Should You Make an Offer on an SCE Home?

Yes, if it’s the right home for you. An SCE listing is genuinely available for offers, and some of the best opportunities sit quietly in this status because other buyers assume they’ve missed out.

A few things to keep in mind:

• You’re offering on a home that’s already under agreement. Your offer only comes to life if the first buyer doesn’t waive their condition in time.

• The first buyer may still waive. Sometimes your offer is the push they need to commit. Go in knowing it could end there.

• A clean offer is your strongest tool. The escape clause exists so the seller can trade up to a buyer with fewer conditions. If you also need to sell first, your offer may not give the seller much reason to trigger it.

• Know your numbers before you offer. Have your financing pre-approval in hand and talk to your home inspector early, so you can move quickly if the seller asks.

• Ask your agent to find out what they can. Your REALTOR® can ask the listing agent about the escape timeline and when the first buyer’s condition expires. Some details of the first offer will stay confidential.

If You’re the First Buyer With the Escape Clause

A sale-of-home condition gives you breathing room, but the escape clause means that room can shrink fast. The best time to plan for a notice is before it arrives.

• Talk to your lender now about bridge financing. If you have to waive before your current home sells, a bridge loan can cover the gap between the two closings.

• Price your current home to sell. The sooner it’s firm, the sooner the escape clause no longer matters.

• Position your current home to sell. In the current buyer’s market (October 2026) the homes that sell are move-in ready, and don’t come with a list of fixes or renovations to make

• Know your answer ahead of time. Decide with your agent what you’ll do if notice lands on a Friday night with a 48-hour clock.

• Remember the other conditions. Many escape clauses require you to waive all your conditions, not just the sale of your home, so get your inspection and financing sorted early.

Sellers: Why Accept an Offer With an Escape Clause?

An escape clause lets you say yes to a buyer who needs to sell first, without taking your home off the market. You lock in a buyer and keep the door open for a firmer offer.

It’s a useful tool in a market like ours right now. Inventory is up and days on market have stretched in most communities around Kingston. Many buyers already own a home and need to sell it first. Turning them away can mean waiting longer.

A few trade-offs to weigh with your agent:

• Your home stays on the market, but some buyers skip SCE listings. Clear listing remarks and a well-informed agent help keep showings coming.

• The time window matters. A shorter notice period keeps things moving; a longer one may make your offer more appealing to the first buyer.

• Look at the buyer’s home, too. Is it priced well and in a community that’s selling? Their sale is now part of your timeline.

Quick Answers

What does SCE mean in real estate? SCE stands for Sold Conditional Escape. The seller has accepted a conditional offer but can keep marketing the home and accept other offers under an escape clause.

Can I still buy a house that says Sold Conditional Escape? Yes. You can make an offer, and if the seller accepts it, the first buyer gets a set time to waive their condition. If they don’t, your offer can move forward.

How long does the first buyer have to waive? It’s negotiated in each agreement. In Ontario, 24 to 72 hours is common.

What happens to the first buyer’s deposit if they step aside? Their agreement becomes void and the deposit is typically returned in full. Confirm the exact terms with your agent and real estate lawyer.

Is Sold Conditional the same as Sold Conditional Escape? No. A Sold Conditional home generally isn’t accepting other offers. An SCE home is.

The Bottom Line

If you see SCE on a home you love in Kingston, Loyalist, Napanee, Gananoque, the Frontanacs or anywhere in between, don’t scroll past it. Ask about it.

Whether you’re thinking about an offer on an SCE home, or you need to sell before you buy, we’re happy to walk you through how it would work for you. Reach out and let’s talk.

Contact Us

We've built an interactive map that shows every French Immersion school in the Kingston area, so families can see at a glance where these programs are before they choose a neighbourhood.

One of the first questions we hear from families relocating to Kingston is "Where are the French Immersion schools?" The answer is spread across two school boards, several program types and a dozen different web pages. Putting it all on one map makes it much easier to compare neighbourhoods with schools in mind.

What's on the map

The map shows 17 schools in Kingston, Amherstview and Napanee, from Kindergarten through Grade 12. Each school has a numbered pin, and the pin's colour and shape tell you what kind of school it is.

On the elementary side, the map includes seven Limestone schools with Early French Immersion and three Catholic schools offering French Immersion from Kindergarten to Grade 8. On the secondary side, it includes Frontenac, Kingston and Napanee District Secondary Schools for public French Immersion, and Holy Cross and Regiopolis-Notre Dame for Catholic Extended French and French Immersion.

How to use the map

1. Tap a pin. The page jumps to that school's card, which lists its name, address and program.

2. Get directions. Each card has an "Open in Google Maps" link for directions or a closer look at the street.

Immersion, Extended French and French-language schools

The map covers three different kinds of French education. They're easy to mix up, and the difference matters when you're choosing a school.

• French Immersion is designed for students whose first language isn't French. Most of the school day is taught in French, especially in the early grades, and the share of English grows as students get older.

• Extended French is also for non-francophone students, but with fewer subjects taught in French than immersion. At the secondary level, it's often the next step for students coming from elementary programs.

• French-language schools are run by separate francophone boards. In Kingston, these are the Conseil des écoles publiques de l'Est de l'Ontario (CEPEO), the public board, and the Conseil des écoles catholiques du Centre-Est (CECCE), the Catholic board. Everything is taught in French, and admission generally depends on a parent's French-language education rights. Madeleine-de-Roybon (CEPEO) and Marie-Rivier (CECCE) are on the map so families can see them alongside the immersion options. CEPEO's registration page explains how to enrol.

Each board sets its own entry points and rules for joining a program, so check with the board before counting on a spot.

Why it matters when you're buying a home

If French Immersion is on your list, it should shape where you look for a home. Immersion programs are only offered at certain schools, and each of those schools serves its own catchment area. That area is often different from the boundary of the closest English-program school.

Before you write an offer, it's worth checking three things:

• The catchment. Confirm with the board which immersion school serves the address you're considering.

• Transportation. Ask whether busing is provided to the immersion school from that address, especially in rural parts of Frontenac and Loyalist Township.

• Space. Some programs fill up or have set entry grades, such as Kindergarten or Grade 1. Find out when registration opens.

Tri-Board Student Transportation, which handles busing for both the Limestone and Algonquin & Lakeshore boards, makes these checks easier. On its School Information page, choose a board and a school to see that school's details and an interactive map of its boundary. The same site's Which School do I Attend? tool lets you enter a street address and see which school serves it.

Program offerings and boundaries change from year to year. Treat the map as a starting point, and confirm the details with the Limestone District School Board or the Algonquin & Lakeshore Catholic District School Board before you rely on them in a purchase decision. If a specific school is important to you, you can also make the Agreement of Purchase and Sale conditional on confirming it.

Find a home near the right school

If you're planning a move to Kingston and French Immersion matters to your family, we'd be happy to help you narrow the search to the neighbourhoods that fit. We know these communities, from Amherstview to the North End, and we can help you confirm school details before you make an offer.

CONTACT US

Did the fall market come back?

Short answer: sellers did, buyers partly did, and homes are taking longer to sell. That's the September 2026 story across Kingston and the surrounding area.

You might have noticed there was no August update. Honestly, August went so fast it got away from us. We spent the month getting listings ready for the fall market, and it was gone before we knew it.

So this post starts with a quick look back at August across the whole Kingston and Area Association of REALTORS® (KAREA) board. Then it goes community by community through September: Kingston, Loyalist Township, Greater Napanee, South Frontenac, Stone Mills and Gananoque. It wraps up with what the big fall outlook reports are saying, and what it all means if you're buying or selling.

Prefer to watch?

August recap: plenty of sellers, steady prices

August sales across the KAREA board were flat, but supply hit a 10-year high for the month.

To put that in perspective, there are about four times as many homes for sale now as there were in August 2021, at the height of the pandemic market (+302.6%).

Prices, meanwhile, are holding steady. KAREA's president described our market as sitting somewhere between buyer's and balanced territory. So that's where we left the summer: plenty of sellers, steady prices, and buyers taking their time.

KAREA hadn't released board-wide September numbers when we put this update together, so September is covered community by community below.

Interest rates: a hold in September, a question mark for October

The Bank of Canada held its policy rate at 2.25 per cent on September 2, its seventh decision in a row with no change (Bank of Canada).

Two things from that announcement matter for housing:

•      Bond yields are up. The Bank pointed out that long-term bond yields have moved up, including here in Canada. Fixed mortgage rates tend to follow bond yields, so even when the Bank sits still, fixed rates don't automatically get cheaper.

•      Inflation risk is higher. The Bank said the risks of higher inflation have increased, with energy prices still elevated and new tariffs between Canada and the U.S.

That has people talking about the next announcement on October 28. In mid-September, markets were treating an October hike as close to a coin flip, a big change from early September, when they were pricing in a 94 per cent chance of a hold (BNN Bloomberg). To be fair, several bank economists, including at RBC and Desjardins, still expect the Bank to hold for the rest of this year. But a rate increase is very much back on the table.

What this means for first-time buyers

If you've been waiting for rates to come down, that may not be the direction we're heading. This could be a good time to get pre-approved and lock in a rate. Most lenders will hold a rate for 90 to 120 days, which protects you if rates go up while you're shopping (Money.ca). Terms vary, so ask your lender or mortgage broker what they offer.

And remember, this is a buyer's market. You've got more homes to choose from than we've seen in years, and room to negotiate.

Kingston real estate: sellers showed up

Kingston, our biggest market, gives the clearest answer: new listings jumped more than 30 per cent from August, but sales didn't keep pace.

That's 86 more new listings than August, so sellers did come back after the summer. Baked into that number, though, are sellers who cancelled and relisted to get fresh eyes on their homes.

Buyers didn't keep pace, which works out to more than three new listings for every home that sold. Prices softened a little: the median is down about 1 per cent from a year ago, and the year-to-date average is basically flat, up 0.3 per cent. No big repricing, just a slow drift.

Where you really see the shift is at the negotiating table. Nearly 88 per cent of sales closed below list price, and only 8 per cent sold over asking, down from 11.5 per cent last September. We also saw 151 listings terminated in September, up from 118 in August: sellers pulling their homes without a sale.

Loyalist Township real estate: buyers came back here

Loyalist is where the fall market looks most like a comeback, with sales up more than 50 per cent from last September.

Total dollar volume was up almost 33 per cent from a year ago.

Why is the average price down 13 per cent?

Don't read too much into that headline. The median price, which is the middle sale, is actually up almost 3 per cent. Last September included some higher-priced sales that pulled the average up, so this is about which homes sold, not a drop in values. Year to date, both the average and median are within 2 per cent of last year.

It's also worth remembering that a large part of Loyalist home sales are new builds, and that 13 per cent lines up with Ontario's 13 per cent HST, which no longer applies to new homes (TRREB).

Sellers also did a bit better at the negotiating table: four of the 23 sales went over list. The trade-off is time. Buyers are there, but they're taking it.

Greater Napanee real estate: sales bounced back

After a very quiet August with just 15 sales, Greater Napanee came back with 26 in September.

A mix shift, not a 20 per cent drop

The price headline looks alarming, but look at the list prices. The homes that sold were listed about 12 per cent lower on average than a year ago. In other words, more lower-priced homes changed hands this month; homeowners aren't suddenly taking 20 per cent less.

In fact, sellers did better relative to asking, and four homes sold over list. For a more honest read, look at year to date: the median is down 5 per cent. So there is some real softening in Napanee, just nowhere near what the September headline suggests.

South Frontenac real estate: fewer sales, faster sales

South Frontenac is a split picture: sales were down sharply, but the homes that sold went quickly. It's a small sample of 18 sales, so year to date matters here too.

That's more than four new listings for every sale. But median days on market dropped to 28, which tells me well-priced homes in South Frontenac are still moving.

The September median is up about 7 per cent, but again, that's a small group of sales. Year to date, the median is down 5.5 per cent, and terminations are up over 22 per cent. A lot of sellers who aren't priced to the market are pulling their listings.

Stone Mills real estate: the year-to-date view

Stone Mills is a small market, with 16 sales in September, so year-to-date figures give the truer picture: fewer sales, more listings and slightly lower median prices.

One or two unusual sales can swing the monthly numbers wildly. In August, for example, the average price was $913,000 while the median was $425,000. A few higher-priced sales pulled the average way up.

One thing worth flagging for September: 59 new listings came on, compared with 22 in August and 30 last September. That's a big wave of supply for a market this size, so buyers in Stone Mills have more choice heading into the fall.

Gananoque real estate: the year-to-date view

Gananoque is our smallest market, with just eight sales in September. Year to date, prices are holding, but homes are taking longer to sell and more sellers are pulling out.

Terminations have doubled. That's a lot of sellers deciding to come off the market rather than adjust their price.

For what it's worth, all eight September sales closed below asking. It's a small number, but it fits the year-to-date story: buyers in Gananoque have room to negotiate.

So, did the fall market come back?

Sellers came back, buyers came back in some places, and the pace slowed almost everywhere.

What the big reports are saying

RE/MAX Canada released its Fall 2026 Housing Market Outlook on October 7, and Kingston is in it (RE/MAX Canada). Looking at January through July, it found Kingston's average price essentially flat compared with last year, with sales down about 4.5 per cent. It classifies Kingston as a buyer's market and estimates the average price will finish 2026 up about 1 per cent, to around $644,700, with sales down about 3 per cent.

It's not just us, either. Nationally, RE/MAX expects about a third of the markets it tracks (32 per cent) to be firmly in buyers' territory this fall, up from about 15 per cent a year ago. As Don Kottick, president of RE/MAX Canada, put it, the market "has not become easy for buyers, but in many regions, it is allowing for a more deliberate purchasing process." That's exactly what we're seeing locally.

Tips if you're selling

•      Price it right from day one. The homes that sold quickly were priced well. The ones that weren't are sitting, or getting pulled off the market.

•      Expect to negotiate. Most homes across the area are selling below asking.

•      Plan for more time. Days on market is up almost everywhere, and that number only counts the homes that sold.

Tips if you're buying

•      Use your choice. There are more homes for sale than we've seen in years.

•      Negotiate, and keep your conditions. With most homes selling below asking, you have room to include financing and inspection conditions without fighting a bidding war.

•      Lock in a rate. With an October 28 rate hike on the table, ask your lender about a 90 to 120-day rate hold.

Stay informed

Local markets move differently, and the headline numbers don't always tell the full story. If you want to know what this means for your home or your search, reach out anytime at lwrealty.ca or 613-389-7777. We'll cover the Bank of Canada's October 28 decision in next month's update.

Sources

•      KAREA MLS® Market Insights, September 2026 (community figures)

•      KAREA board-wide statistics, August 2026 (CREA)

•      Bank of Canada interest rate announcement, September 2, 2026

•      BNN Bloomberg: Odds of an interest rate hike from Bank of Canada this year have jumped (September 18, 2026)

•      Money.ca: rate holds and the October rate decision (September 23, 2026)

•      RE/MAX Canada: Canadian Housing Market Outlook, Fall 2026 (October 7, 2026)

TRREB: HST elimination for all buyers of new housing

You've been waiting for something to change in the real estate market before you make your move. It just might not be the thing you expected...

While most headlines are hyper-focused on Bank of Canada interest rate decisions, the savviest buyers know that the change of season is starting to tip the scales in their favour. Historically, autumn has always been a strategic window for real estate. In Canada's current market, this fall presents a rare alignment of factors. Buyers this season are benefiting from more homes to choose from, stable or softening prices, and significantly more room to negotiate.

As Christopher Alexander, Past-President of RE/MAX Canada, explains:

"The fall market is usually a good early indicator for activity... and we're headed toward more healthy territory. With interest rates starting to ease, buyers are beginning to come off the sidelines."

But what does this macro trend look like on a local level? If we zoom into the Kingston and Area Real Estate Association (KAREA) market, the seasonal advantages of a fall move become even more striking, proving that the local landscape is primed for buyer opportunities.

Here is why this fall season is worth a closer look, both nationally and right here in Kingston.

1. There Are More Homes to Choose From (and Less Panic)

One of the biggest frustrations Canadian homebuyers have faced over the last few years has been a severe lack of choices. The frantic spring and summer markets often left buyers scrambling over limited listings. Fortunately, this fall is bringing some much-needed relief. Active listings across the country represent a healthy year-over-year increase in inventory, giving buyers a much wider selection. This inventory build happens because homes listed in late spring and summer that didn't immediately sell remain on the market, while fresh fall listings continue to be added.

📍 The Kingston Connection: A Decade-High Selection of Homes

More choices mean fewer compromises. You are far more likely to find a property that actually fits your budget and lifestyle, rather than settling for whatever happens to be available.

2. Asking Prices are Easing and Flattening

Having more choices is excellent, but only if the prices fit your budget. That is where fall’s second advantage kicks in: pricing pressure is easing across the country.

National condo prices and average prices are showing signs of stabilization, while major urban centres like Toronto and Vancouver are seeing modest price adjustments. Sellers typically feel the most confident in the spring and early summer when demand peaks. By fall, buyer activity naturally tempers as the weather cools, forcing sellers to price more realistically to attract interest. This gives you a direct advantage on your bottom line.

📍 The Kingston Connection: Softening Benchmark Prices

While the average price of homes sold in July was $658,437 (due to some higher-end sales skewing the monthly average), the more comprehensive year-to-date average price was $624,924, which is a slight 0.2% reduction from the first seven months of 2025. This price flatlining indicates that sellers are adjusting their expectations to meet the current market reality.

3. Sellers are Increasingly Motivated to Negotiate

Perhaps the most significant advantage of a fall move is the shift in negotiation power.

Because homes are staying on the market a little longer and competing offers are less common, the "take-it-or-leave-it" attitude among sellers is fading. If a seller's home has been sitting on the market through the summer, they are often highly motivated to close a deal before winter and the holiday season arrive. With fewer active buyers to compete against, you have a rare opportunity to negotiate favourable terms—whether that’s a lower purchase price, home inspections, or financing conditions that were almost impossible to include in recent years.

📍 The Kingston Connection: Rising Inventory and Buyer Leverage

Bottom Line

While every local real estate market moves at its own pace, the autumn seasonal trends remain remarkably consistent: more inventory, flatter pricing, and motivated sellers.

In the Kingston region, with a decade-high selection of listings and stabilizing benchmark prices, that window of opportunity is wide open right now.

If you have been waiting for your home search to feel a little more manageable, this fall is the perfect time to get back in the game. Reach out to see how these seasonal advantages are playing out in your target neighbourhood.

July had a bit of a puzzle in it. Kingston's average sale price jumped over 9% in a single month, but the number of homes that actually sold dropped 16%. Those two numbers moving in opposite directions isn't random, and once you look past the headline figure, it makes a lot of sense. Meanwhile, in Loyalist Township, the average price pulled back even as competition for well-priced homes doubled — a good reminder that the headline number alone rarely tells the full story.

Here's a full breakdown of what actually happened in July 2026 across Kingston, Loyalist Township, Greater Napanee, South Frontenac, Stone Mills, and Gananoque — the real numbers, what's behind them, and what they mean if you're buying, selling, or investing in the region.

The Big Picture: A Balanced Market Taking a Summer Breather

Across the whole Kingston and Area Real Estate Association board, 309 homes sold in July — essentially flat compared to a year ago, down just 0.3%. The average price across the board came in at $658,437, up 7.4% year-over-year. On a seasonally adjusted basis, sales activity was actually up 8.4% from June, which is worth keeping in mind as we go through the individual communities: some of what looks like a monthly decline in the raw numbers is a normal seasonal pattern, not a market genuinely slowing down. July is typically one of our quieter months, as buyers and sellers head off to the cottage or on vacation, and this year was mostly no exception.

One number worth watching closely is months of inventory. We're sitting at 5.0 months right now, up slightly from 4.9 a year ago, and way up from just 1.1 months back in July 2021 at the height of the pandemic market. That's the clearest sign of how much more room buyers have today than they did a few years ago. The sales-to-new-listings ratio backs that up too, coming in at 43.5% this month — a fairly balanced reading compared to the high-70s we saw in July 2021.

What's Behind This Month's Numbers

A Sixth Straight Rate Hold

On July 15th, the Bank of Canada held its key interest rate steady at 2.25% — the sixth hold in a row. That kind of stability tends to keep buyers moving at a measured, steady pace rather than rushing in or pulling back sharply, and it shows up in this month's numbers: activity cooled a bit heading into summer, but nothing looks like a panic in either direction.

Kingston Recognized for Housing Growth

Kingston also picked up some good news on the supply side this month. The city was awarded $3.2 million from the province for exceeding its housing construction targets, part of the broader push to keep pace with population growth here. Homes priced under $750,000 have generally been selling more steadily than homes priced above that threshold, and that pricing dynamic helps explain some of what can look like conflicting price and volume signals in the community numbers below.

Community-by-Community Breakdown

Kingston

Kingston is where this month's headline number lives, so let's unpack it. Average sale price was up 9.1% over June and up 10.3% from a year ago — on the surface, that looks like a hot market getting hotter. But look at what else happened: transaction volume fell 16.0%, and average days on market for homes that sold jumped 38.5% in a single month. That combination — fewer sales, longer to sell, but a higher average price — usually means one thing: the mix of homes that closed this month shifted toward higher-priced properties, not that every home in Kingston suddenly got more valuable. In fact, 29 homes sold over $1 million in July, and eight of those sold over $2 million.

Kingston's average price is up just 0.2% year-to-date, so don't read July's 9% jump as the market suddenly repricing — it's a reflection of which homes happened to close this month. That lines up with the regional pattern mentioned above: homes under $750,000 are generally moving faster, so a month where fewer of those lower-priced homes closed will naturally pull the average up even without home values actually rising broadly. As always, that days-on-market figure only reflects homes that sold; it doesn't include listings still sitting active, which tend to be the ones priced too high.

Loyalist Township

Loyalist Township gives us an interesting contrast to Kingston. The average price actually pulled back 14.4% from June, but the share of homes that sold above their asking price more than doubled, from 7.9% to 20.7%. So fewer homes sold overall — transaction volume was down 23.7% from June — and the average price dropped, but the ones that did sell were more likely to spark competition. It’s not a coincidence that the 14% price drop is close to the 13% reduction in the HST on new-build homes - new builds are a significant portion of home sales in Loyalist. That tells us buyer demand for the right property in Loyalist hasn't gone anywhere; it's just concentrated on a smaller set of well-priced listings this month rather than spread across the whole market. The bottom line for sellers here: price it accurately and you can still see multiple offers, even in a slower month. For buyers, be ready to move quickly when the right listing shows up, because those are exactly the ones drawing competition.

One more thing worth flagging, and I'll say up front that this is anecdotal, not something showing up in the average price numbers yet: looking at individual sales rather than aggregate figures, I'm starting to see a handful of homes here that last sold in 2021 or 2022, near the peak of the market, coming back on the market now for less than what the owner originally paid. Loyalist has a fair amount of new-build inventory, and since the HST rebate on new homes only applies to new construction and not resale, some buyer demand is shifting toward those new builds, which can add pressure on comparable resale homes competing against them. Loyalist's year-to-date average price is basically flat, so this isn't a market-wide trend the numbers confirm — but at the individual sale level, it's a pattern worth watching, and it can be a sign that some sellers are under real financial strain.

Greater Napanee

Napanee is the market that bucked the summer slowdown. Transaction volume was up nearly 32% from June and slightly ahead of where it was a year ago too. But there's a catch, and it's a big one: average days on market for homes that sold jumped to 65 days — by far the longest of any market we cover this month. And it's not a one-month blip; Napanee's year-to-date average days on market is running 27.1% ahead of last year. Remember, that figure only counts homes that actually sold — it doesn't include listings still sitting active, so the real gap between well-priced and overpriced homes in Napanee is likely even wider than it looks. If you're selling in Napanee right now, pricing accuracy matters more here than almost anywhere else in the region. Homes are moving, but buyers are taking their time.

As with Loyalist, looking at individual sales rather than the averages, a portion of the homes trading in Napanee right now last sold back in 2021 or 2022, closing for less than the original purchase price. Napanee also has a good amount of new-build inventory, so the same dynamic applies — new construction is getting more competitive against resale. Napanee's year-to-date average price is actually up over 5%, so again, this isn't something the numbers confirm at a market level; it's an observation worth watching rather than a broad market trend.

South Frontenac

Cottage season keeps carrying South Frontenac. Average price is up 9.5% from a year ago, transaction volume is up 20.6% year-over-year, and homes are selling much faster than they did last July — average days on market is down 38.2% from a year ago. Terminations, listings that were cancelled or expired, are up noticeably year-to-date, so not everything is moving. But for well-positioned properties, especially waterfront and cottage-adjacent listings, this remains one of the strongest, fastest-moving markets in the region.

Stone Mills

Quick note before getting into Stone Mills: this is a low-volume market, so a single month's numbers can swing hard based on just a handful of sales. With only 14 transactions in July, one or two lower-priced properties closing can pull the average down sharply, and that's exactly what we saw — a 27.1% monthly drop. I wouldn't read too much into that one-month figure. Year-to-date, average price is down a more modest 4.4%, and that's a far more reliable read on where Stone Mills is actually trending.

Gananoque

Again, Gananoque's monthly transaction volume is low enough that it's best to default to year-to-date figures rather than a single month. Through July, average price is up over 10% year-to-date, and median price is up a little more than 8%. But transaction volume is down almost 12% over the same period last year. Fewer sales pushing a higher average is again a mix-shift story more than a broad repricing, so treat this as directional for Gananoque rather than a precise read on values.

What This Means for Buyers, Sellers, and Investors

Buyers

•  Several markets are giving buyers more breathing room this month — longer days on market and fewer competing offers in Kingston, Loyalist, and especially Napanee open a real window to negotiate.

•  Homes priced under $750,000 continue to move more steadily than higher-priced properties across the region.

•  If the right home in Loyalist or South Frontenac comes up, be ready to move quickly — those are the listings drawing multiple offers.

Sellers

•  Accurate pricing still wins. The homes moving fastest and drawing multiple offers, whether in Loyalist or South Frontenac, are priced to market from day one.

•  Overpricing this time of year, when so many buyers are away, is the fastest way to end up sitting — Napanee's numbers this month are a good reminder of that.

•  Don't stop at the average sale price when setting expectations: Kingston's headline jump was a mix shift, not a signal that every home gained value.

Investors

•  Watch Loyalist and Napanee for the individual-sale pattern of homes reselling below their 2021–2022 purchase price — still anecdotal and not confirmed in board-wide data, but worth tracking.

•  South Frontenac remains the most consistent momentum story in the region this month, particularly for waterfront and cottage-adjacent properties.

•  Treat Stone Mills and Gananoque figures with extra caution given how few transactions occur there each month; year-to-date numbers are the more reliable read.

Let's Talk About Your Move

If there's one thread that ties every market together this month, it's this: don't stop at the average. Kingston's price jump was a mix shift, not a repricing. Loyalist's price dip came with a jump in bidding wars on well-priced homes. And Napanee's rising sales came with buyers taking a lot more time to commit. The number on the surface rarely tells the whole story — it's how these figures move together that matters.

Whether you're buying, selling, or just keeping an eye on the Kingston-area market, I'd love to talk through what July's numbers mean for your specific situation. Reach out any time.

Contact Us

One of the most common questions we hear from home sellers is:

"Should we wait for something better?"

It's a fair question. After all, you've just listed your home, excitement is high, and the first offer arrives. Surely there are more buyers coming... right?

Sometimes, yes.

But surprisingly often, the first serious offer turns out to be the strongest one.

Why Sellers Often Reject the First Offer

Most sellers don't reject a first offer because it's unreasonable. They reject it because they believe something better is just around the corner (often true for more than just real estate - ask me why I’m still single).

Some common reasons include:

• They feel their home is worth more than the market is currently offering.

• They hope another buyer will compete and drive the price higher.

• They assume that receiving an offer quickly means they'll have no trouble finding an even better one.  They wonder if they’ve underpriced their home.

In fact, industry data suggests that roughly 90% of low or below-expectation first offers are countered or rejected rather than accepted outright.

Negotiating is perfectly reasonable. Simply walking away from a good offer without carefully considering the market, however, can sometimes become an expensive decision.

What Happens After the First Few Weeks?

The first few weeks on the market are typically when your listing receives the greatest exposure.

• Your home appears as a new listing and gets the most “eyes”.

• Buyers who have been waiting for something like yours book showings immediately.

• Serious buyers know that desirable homes don't stay available for long.

• If a home doesn't sell during this initial window, something changes.

• Buyers begin to wonder why it hasn't sold.

• New listings steal attention.

• The seller often loses negotiating leverage.

As days on market increase, it becomes more common to see price reductions, renewed negotiations, or offers well below the original asking price.

The Irony We See All the Time

One of the most frustrating situations occurs when a seller rejects a strong early offer, waits several months, reduces the price, and ultimately sells for less than that original offer.

That doesn't happen every time, but it happens often enough that experienced REALTORS® pay close attention to early offers.

The first buyer is frequently the one who has been watching the market, understands current values, and is motivated to act quickly.

Of Course, Not Every First Offer Is the Best Offer

This doesn't mean sellers should automatically accept the first offer they receive.

Every offer should be evaluated based on several factors, including:

• Price

• Deposit amount

• Conditions (financing, inspection, sale of another property, etc.)

• Closing date

• The current level of buyer activity

• Comparable recent sales

• How long similar homes are taking to sell

Sometimes the best strategy is to negotiate.

Sometimes it's appropriate to wait.

The key is making that decision based on market evidence rather than hope.

Every Market Is Different

Real estate isn't one-size-fits-all.

A properly priced home in a competitive neighbourhood may attract multiple offers in the first few days.

A unique waterfront property, rural home, luxury property, or vacant land listing may have a much smaller pool of buyers and require a different negotiation strategy.

That's why context matters far more than simplistic rules like "never accept the first offer."

The Bottom Line

The first offer isn't always the highest offer, but sometimes it’s the only offer. It is often the offer made when your negotiating position is strongest.

If you're selling your home, don't judge an offer solely because it arrived early. Evaluate it carefully, negotiate thoughtfully, and make your decision based on today's market—not on the hope that tomorrow's buyer will pay more.

A good negotiation isn't about squeezing every last dollar out of the first buyer. It's about achieving the best overall outcome with the information available at the time.

We guide you in evaluating an offer—or making one—by assessing the unique situation. The right strategy depends on factors like how long the property has been on the market, how the offer compares to recent sales, and the strength of the terms.

Every negotiation is different, and getting good advice before responding can make a meaningful difference.

Let’s chat about how we help you avoid regret! 

Contact us

June was a busy month across the Kingston area — busier than we've seen in a while, and there's more than one reason why. Between a shifted military posting season, a major new tax rebate on new-build homes, fresh movement on the Alto high-speed rail file, and the usual summer rush of cottage buyers heading for South Frontenac, there was a lot working in the market's favour this month.

Here's a full breakdown of what actually happened in June 2026 across Kingston, Loyalist Township, Greater Napanee, South Frontenac, Stone Mills, and Gananoque — the real numbers, what's behind them, and what they mean if you're buying, selling, or investing in the region.

The Big Picture: Kingston Leads a Busier June

Kingston saw 199 homes sell in June, up 4.2% from May, though still down 4.8% from June of last year. Average price came in at $648,710, up 2.8% month over month, while median price dipped to $582,500, down 4.5% from May. That gap between average and median suggests a handful of higher-priced sales pulled the average up while the typical, middle-of-the-market home traded a touch softer — a sign of a market with more range in it right now than it had earlier this spring.

The clearest shift was speed. Homes that sold in June moved in an average of 26 days, down almost 20% from May's 33. That figure reflects the average for homes that actually sold, and does not include active listings still on the market — a distinction worth remembering, since a well-priced home moving in under a month tells a very different story than an overpriced one sitting for two or three.

New listings pulled back slightly (down 8.2% from May), and 13.6% of homes that sold went for over asking, up from 12.0% the month before — a sign that buyers are competing again for the right homes. Zoomed out to the full year, Kingston is still down 5.3% in total sales compared to this point in 2025, so June was a genuinely strong month inside a softer year overall.

Four Local Stories Shaping June's Market

A few local developments help explain why activity picked up the way it did this month.

A Later CFB Kingston Posting Season

CFB Kingston drives meaningful housing demand every year through its annual posting cycle, as military families relocate in and out of the base — typically spread across spring and into summer. This year, postings landed later than usual, compressing a lot of that relocation activity into June instead of spreading it across April and May. That timing shift lines up closely with faster days on market and stronger competition in the communities closest to the base.

New-Home HST Relief Becomes Law

Ontario's enhanced HST rebate on new-build homes — worth up to $130,000 combining the provincial and federal portions — moved fully into law this June. Ontario's enabling legislation received Royal Assent in mid-May, and the federal piece followed with Royal Assent on June 18th. Eligible buyers signing an agreement of purchase and sale with a builder between April 2026 and March 2027 can now recover the full 13% HST on a qualifying new home priced up to $1 million. That kind of savings is changing behaviour on both sides of the deal: builders are bringing more new-construction supply to market, and buyers who had been sitting on the sidelines are stepping back in. The effect is most visible in Kingston, Loyalist Township, and Greater Napanee, where new-home development is active. Worth noting: as of June, the CRA's updated claim forms weren't fully in place, so many buyers are still paying the HST at closing and claiming the rebate back afterward rather than receiving a credit upfront — a conversation worth having with your lawyer or accountant.

Alto High-Speed Rail: A Southern Route Gains Ground

On June 22nd, federal Transport Minister Steven MacKinnon announced he is directing Alto to formally assess a southern high-speed rail route between Peterborough and Ottawa that would include a potential stop in Kingston, and signalled a strong preference for that option over the originally proposed northern route. Kingston's mayor welcomed the news. A southern route could ease the expropriation pressure that has been weighing on landowners along the original northern corridor through Frontenac, Stone Mills, and Lennox & Addington — though nothing is finalized, and a more detailed alignment isn't expected until this fall. If the southern route does move forward, the uncertainty shifts rather than disappears, this time toward communities along the new corridor, including parts of South Frontenac.

Cottage Buying Season Arrives

June also marks the unofficial start of cottage buying season across the region, as seasonal and waterfront buyers move to close on a property in time for summer. This is a meaningful seasonal driver in its own right, and it shows up most clearly in South Frontenac's numbers this month — more on that below.

Community-by-Community Breakdown

Kingston

199 sales, average price $648,710, median price $582,500. Homes moved in an average of 26 days, and sellers who priced right achieved 97.6% of asking on average. New listings totalled 434 for the month, so buyer choice remains healthy — it's the well-priced homes that are moving quickly, not the overall supply that has tightened. Kingston is also one of the communities where the new-home HST relief is having a real impact, given its active new-construction activity. Year-to-date sales sit at 875, down 5.3% from last year.

Loyalist Township

Loyalist had one of the more eye-catching months in the region: 38 sales, up 8.6% from May, with average price jumping to $692,594 — a 20.2% increase month over month and 16.6% year over year. Loyalist is benefiting from two forces at once: its proximity to CFB Kingston makes it a natural landing spot for relocating military families, and it's also an active new-construction market, so the HST relief likely added extra momentum. Days on market ticked up slightly to 34, but that's still well ahead of last June's 50-day average. Year-to-date, Loyalist sits at 156 sales, down 7.7% from last year.

Greater Napanee

Napanee saw a quieter month on volume — 19 sales, down 20.8% from May and 26.9% from last June — but pricing continued to gain, with average price up 5.1% to $548,605. Napanee is also an active new-construction market, and the HST relief becoming law in June is likely part of what's kept builder activity going even as resale volume cooled; it's worth watching new-listing activity here over the summer. Average days on market rose to 38. Year-to-date, Napanee has 97 sales, down 18.5% from last year.

South Frontenac

South Frontenac was the standout market this month. 42 homes sold, up 44.8% from May and 16.7% from last June — the strongest month-over-month move anywhere in the region. Average price climbed to $690,674, up 13.0% from May, and median price rose 9.8% to $657,500. Days on market fell sharply to 35, down a third from May's 52.

Two local factors are driving this: South Frontenac's proximity to the base makes it a likely beneficiary of the later posting season, and June is also the start of cottage buying season, when seasonal and waterfront buyers move to close on a property before summer. South Frontenac's mix of lakes, rural acreage, and easy access to Kingston makes it one of the most popular destinations for that seasonal wave, and this year's numbers reflect it.

That said, context matters: year-to-date, South Frontenac still sits at 126 sales, down 18.2% from last year, so June's surge is a strong rebound rather than a full turnaround. It's also worth watching the Alto rail conversation here, since a southern route would bring South Frontenac into that discussion as well.

If you're considering a cottage or waterfront purchase in South Frontenac this season, check out our complete cottage buying guide for what to know before you buy.

Stone Mills

Stone Mills is a smaller market, so June's 13 sales should be read as a small sample where a couple of unusual deals can swing the percentages. With that caveat: sales were flat month over month and up 18.2% from last June. Average price dipped 7.3% from May but is up 25.9% year over year, and average days on market improved to 34, down from 52 in May. The bigger-picture figure to watch is year-to-date volume — 47 sales, down 36.5% from last year — a genuinely slower year overall despite a solid June. For landowners here, the federal government's new preference for a southern Alto route could ease some of the expropriation pressure that's been hanging over the originally proposed northern corridor, though nothing is confirmed yet.

Gananoque

Gananoque is the smallest market in the region, and with only 8 sales in June, month-over-month percentages here can be misleading. The year-to-date picture is more reliable: 40 sales, down 18.4% from last year, with average price up 6.0% to $538,233 and median price up 5.2% to $515,500 — pricing has trended upward even with fewer transactions closing. Year-to-date average days on market has stretched to 51, up from 47 last year, and terminations are up sharply, at 56 year-to-date versus 21 at this point last year — a sign that more sellers are pricing optimistically and having to pull listings back. For anyone selling in Gananoque, pricing accuracy matters more here than anywhere else in the region.

What This Means for Buyers, Sellers, and Investors

Buyers

•  Kingston, Loyalist, and South Frontenac are moving quickly right now — be ready to act when you find the right home.

•  Napanee, Stone Mills, and Gananoque still favour patient buyers with more room to negotiate.

•  Considering a new build in Kingston, Loyalist, or Napanee? The HST relief is worth running the numbers on with your lawyer or accountant.

•  Shopping for a cottage in South Frontenac this season? Give yourself extra lead time given the competition.

Sellers

•  Pricing accuracy matters more than ever — terminations are climbing in several communities, most notably Gananoque, as overpriced listings get pulled rather than sold.

•  If you're near the base hoping the posting-season bump carries your listing, remember it helped homes that were already priced right — it isn't a rescue plan for an overpriced one.

Investors

•  Watch Loyalist and South Frontenac for near-term momentum tied to the base and cottage season, keeping in mind both are still down year-to-date.

•  Watch Kingston, Loyalist, and Napanee for new-construction activity as the HST relief works through the market.

•  Treat Gananoque's numbers with extra caution given how few transactions occur there each month.

Let's Talk About Your Move

Whether you're buying, selling, or just keeping an eye on the Kingston-area market, I'd love to talk through what June's numbers mean for your specific situation.

Let’s Talk About Real Estate

If you're considering a newly built home in Kingston or the surrounding area, the process looks quite different from buying resale. New construction comes with its own contracts, its own warranty system, its own rebate programs — and its own rules around when (and whether) you can change your mind. Here's what you need to know before you sign.

Hire Your Agent Before You Visit the Showroom

This is one of the most overlooked — and most costly — mistakes new-build buyers make. The order of operations matters.

In most cases, the builder pays the buyer's agent commission, not you, so having your own representation typically costs you nothing extra. But here's the catch: many builders will only honour that commission if your agent registers you before you visit the sales centre or sign in at the showroom. If you walk in on your own, browse, and register your name and contact information first, some builders will treat you as their lead and refuse to pay a commission to an agent you bring in afterward.

The fix is simple: line up a buyer's agent first, and let them register you with the builder before your first visit. That way, you get independent advice on pricing, lot selection, and contract terms throughout the process — and in most cases, it doesn't cost you a thing, because the builder is covering the fee regardless.

Start With the Contract, Not the Showroom

The biggest mistake new-build buyers make is treating the builder's sales office like a resale showing. The Agreement of Purchase and Sale (APS) you'll be asked to sign is written by the builder's lawyer, and it's considerably more one-sided than the standard Ontario Real Estate Association agreement used in resale transactions. Before you sign anything, pay close attention to:

- Closing date flexibility. Builders often reserve the right to push back occupancy and final closing dates.

- Development levies and adjustments. Many of the costs that surprise buyers at closing — development charges, utility hookups, Tarion fees — are buried in the fine print, not the listed price.

- HST treatment. Make sure the contract is clear on how any rebate is being handled (more on this below).

- Upgrade pricing schedules. "Schedule A/B" pricing for finishes and options can add up fast.

Have your own real estate lawyer review the APS before you sign — not after. This matters even more on new construction than resale, for reasons we'll get into shortly.

Can You Negotiate With a Builder?

Often, yes — more than buyers expect, especially in a balanced or softer market. The most common areas of flexibility are:

- Price, particularly on unsold inventory homes or units later in a phase release

- Free upgrades (appliances, flooring, finished basements) — often easier for a builder to concede than a price cut, since it doesn't appear as a discounted comparable sale on record

- Closing date flexibility and deposit structure

- Lot premiums on less desirable lots

Your leverage is strongest when a builder has completed, unsold inventory sitting on the books, or when a phase has been slow to sell. It's weakest during a hot pre-construction launch with multiple buyers competing for the same unit.

The Tarion Warranty: What It Covers

Every new home built by a licensed Ontario builder is automatically enrolled in the Tarion New Home Warranty — there's no extra cost to you, as it's built into the builder's enrolment fee. Coverage breaks down into tiers:

- Year 1: Defects in work and materials, and that the home is fit for habitation

- Years 1–2: Water penetration, electrical, plumbing, HVAC, and Ontario Building Code violations

- Years 1–7: Major structural defects

- Deposit protection: Up to $100,000 if the builder becomes insolvent before closing

- Delayed closing compensation: If the builder misses agreed-upon dates

The catch is timing. You need to register any defects through Tarion's portal within specific reporting windows (30-day, year-end, and second-year forms). Miss the window, and you may lose your right to claim on that issue — so mark your calendar the day you take possession.

Is There a Cooling-Off Period?

This is one of the most misunderstood parts of buying new in Ontario, because the answer depends on what you're buying.

Pre-construction condominiums: Yes. Under the Ontario Condominium Act, buyers have a statutory 10-day rescission period from the date they receive a fully signed agreement (or the required disclosure documents, whichever is later). You can cancel for any reason during that window, no penalty, full deposit refunded — and the builder cannot remove this right from the contract.

Freehold new builds — detached, semi-detached, townhomes: No. There is no provincial cooling-off period for freehold construction. Once you sign, you're bound by the agreement unless the builder has voluntarily included a rescission clause (some do during competitive launches, but it's optional), or you've negotiated a financing or lawyer-review condition into the offer itself.

The practical takeaway: with a freehold new build, review before you sign — there's no built-in second chance once your signature is on the page.

Current Buyer Incentives: The HST Relief Window

As of 2026, there's a significant — and time-limited — opportunity for new home buyers in Ontario tied to HST relief on new construction:

- Federal First-Time Home Buyers' GST/HST Rebate: Eliminates up to 100% of the federal GST/HST portion (up to $50,000) on new homes priced up to $1 million for first-time buyers, phasing out between $1M and $1.5M. Applies to agreements signed on or after March 20, 2025.

- Ontario's temporary expanded HST rebate: Rebates up to $80,000 of the provincial portion on homes up to $1 million, available to all buyers — not just first-time buyers — for agreements signed between April 1, 2026 and March 31, 2027.

- Combined potential relief: Up to $130,000 for an eligible first-time buyer on a $1 million new home.

A few important notes:

- This applies to new construction only — resale homes aren't subject to HST, so there's no rebate to claim.

- The federal portion has Royal Assent and is currently claimable; the Ontario provincial portion is still moving through the legislative process as of this writing, so confirm exactly how a specific builder is structuring the rebate in your contract.

- Because the Ontario portion of this program is explicitly temporary, expect strong buyer activity through the window — and the possibility of a demand pullback once it closes.

Given how quickly the details here are evolving, I'd treat this as a starting point for a conversation rather than the final word — your lawyer or accountant should confirm the specifics before you rely on any number.

The Bottom Line

Buying new construction in Kingston can be a great option, but it rewards buyers who do their homework upfront: read the contract before you sign, bring your own representation, understand exactly what your Tarion warranty does and doesn't cover, and know whether (or whether not) you have a cooling-off period before you commit.

If you're weighing a new build against resale in the Kingston area — or want a second set of eyes on a builder's contract — I'm happy to help you think it through.

Contact Us

Do you crave vibrant, seasonal flavours while supporting hands-on growers in our region, like we do? I signed up for a 2nd year for a CSA from McClure Eats (which we are really enjoying!), but you’re in luck—Kingston and its neighbouring communities are home to fantastic farmers’ markets. Whether you’re strolling through the Kingston Public Market, exploring local finds at Napanee, Brockville, Gananoque, or Harrowsmith and beyond, there’s a market waiting for you. Shop for just-picked veggies, handmade soaps, fresh-cut flowers, artisan wares, fresh baked goodies and more! With markets happening 5 days a week from spring through fall, there’s always somewhere new to explore and something delicious to discover.

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

Kingston Public Market – Kingston, Ontario

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

Memorial Centre Farmers' Market – Kingston, Ontario

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

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

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

Sunday Market in Bath – Bath, Ontario

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

Brockville Farmers Market – Brockville, Ontario

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

Gananoque Farmers’ & Craft Markets – Gananoque, Ontario

Location: Town Hall Park, 30 King Street East, Gananoque, ON
Season: June-early October
Days & Hours: Farmers Thursdays, 4 p.m.–7 p.m., Craft Saturdays, 10 a.m.—4 p.m.
Social/Info: Website, Facebook

Frontenac Farmers’ Market – Harrowsmith, Ontario

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

Market Saturdays – Napanee, Ontario

Location: 425 Main Street, Newburgh, ON
Season: mid-June to early-October
Days & Hours: Saturdays, 9 a.m.–1 p.m.
Social/Info: Website

The Hollow Square Market – Newburgh, Ontario

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

Babcock Mill Maker’s Market – Odessa, Ontario

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

Yarker Farmers’ Market – Yarker, Ontario

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

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

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

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

Note: this blog was originally written in 2024 but has been updated in 2026. 

UPDATE 2026:

Unfortunately it looks like these markets have closed down…

• Amherstview Farmers’ Market – Amherstview, Ontario - Social/Info: Website, Facebook

• Beaver Lake Farmers’ & Artisan Market – Erinsville, Ontario - Social/Info: Facebook

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

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

What Is a Home Inspection?

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

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

What's In the Inspector's Scope?

A standard home inspection typically covers the following:

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

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

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

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

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

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

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

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

What's NOT In the Inspector's Scope?

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

• Behind walls, under floors, or above ceilings — Inspectors assess what is visible and accessible. They are not destructive.

• Septic systems and wells — These typically require separate, specialized inspections.

• Swimming pools and hot tubs — Usually excluded unless specifically added to the inspection.

• Chimneys and fireplaces — A basic visual check may be done, but a full chimney inspection requires a certified chimney sweep.

• Pests and wood-destroying organisms — Termite or pest inspections are separate services.

• Mold and air quality — Unless visible mold is noted, testing for indoor air quality or hidden mold is a separate process.

• Underground oil tanks or environmental hazards — Radon, asbestos, lead paint, and similar concerns fall outside a standard inspection.

• Appliance warranties or product recalls — Inspectors may note whether appliances function, but they don't research recall status.

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

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

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

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

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

The 1% Rule: A Practical Benchmark

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

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

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

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

What You're Actually Looking For

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

• Evidence of active water intrusion or foundation movement

• Outdated or unsafe electrical systems (knob-and-tube wiring, aluminum branch wiring, overloaded panels)

• A failing roof that needs replacement in the near term

• A furnace or water heater at end of life

• Plumbing with significant leaks or code issues

• Structural issues

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

The Inspection Isn't a Shopping List for the Seller

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

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

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

A Final Word

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

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

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

Ready to Find Your Perfect Home?

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

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

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

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