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

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

1. Parking & Accessibility

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

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

2. A Layout That Works

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

Look for:

* Multiple bedrooms with private baths

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

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

3. Location Guests Will Love

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

Strong choices include:

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

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

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

4. Room to Host

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

Things to look for:

* Open-concept kitchen/dining area

* Storage for supplies

* Easy-to-clean finishes

5. Zoning & Permits

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

Questions to ask:

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

* Are there municipal licensing requirements?

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

Thinking About Starting a B&B?

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

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

Click here to download our B&B Buyer Checklist

Watch on YouTube below:

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

1. “What’s the deal with the ferry?”

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

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

Learn more from Loyalist Township: Amherst Island Ferry Info

2. “What if there’s an emergency?”

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

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

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

4. “Are there any stores or services?”

Yes! Year-round, the island has:

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

• Post Office

• Topsy Farms’ Wool Shed 

In warmer months, you’ll also find:

• The Back Kitchen (non-profit restaurant)

• The Neilson Store Museum & Cultural Centre

• The Weasel & Easel Arts & Gifts Shop

• A weekly Island Market & Social at the Agricultural Pavilion

5. “What do you do in the winter?”

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

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

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

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

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

• Birdwatching

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

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

Final Thoughts

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

 Let’s chat about your dream island lifestyle.

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

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

1. Get Pre-Approved Before You Start Looking

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

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

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

2. Explore Kingston Neighbourhoods for First-Time Buyers

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

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

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

3. Know the Costs Beyond the Mortgage

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

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

4. Take Advantage of First-Time Buyer Incentives

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

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

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

5. Work with a Kingston-Based REALTOR®

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

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

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

6. Understand the Buying Process in Ontario

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

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

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

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

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

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

Final Thoughts

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

Thinking about buying your first home in Kingston?

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

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

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

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

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

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

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

What does that mean for you?

• More time to consider properties before making an offer

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

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

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

2. Interest Rates May Be Nearing Their Peak

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

This creates a unique window for buyers:

• Secure a home now while there's less competition

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

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

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

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

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

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

• Queen’s University and St. Lawrence College

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

• Kingston Health Sciences Centre, a regional healthcare hub

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

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

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

Ready to Explore Your Options in Kingston?

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

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

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

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

 Beaches to Explore

Kingston

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

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

Frontenac County

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

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

Lennox & Addington

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

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

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

 Splash Pads

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

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

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

Napanee:

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

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

Useful links: 

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

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

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