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

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

1. You Decide Who Benefits

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

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

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

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

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

3. It Ends When the Mortgage Ends

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

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

4. You Stay in Control

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

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

5. You Usually Get More for Less

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

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

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

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

The Takeaway

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

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

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

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

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

March and April Are When Serious Buyers Are Already Active

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

• Start watching the market closely in late winter

• Begin touring homes in March and April

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

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

Why So Many Sellers End Up Competing in May

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

• A surge of new listings hits the market

• Buyers have far more choice

• Competition between sellers increases

• Homes take longer to stand out

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

Early Spring Still Shows Well (With the Right Preparation)

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

Simple preparation can go a long way:

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

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

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

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

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

The Real Advantage of Listing Before May

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

• Fewer competing listings

• Buyers who are focused and ready to act

• Strong early-season momentum

• More negotiating leverage

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

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

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

The most successful spring sales are usually the ones that:

• Started preparing earlier

• Launched before the May rush

• Focused on strategy, not just seasonality

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

If buying a home in the Kingston area is on your radar for 2026, the smartest move you can make is starting before you ever book a showing. The buyers who feel the most confident—and make the best decisions—are almost always the ones who planned ahead.

Why early planning matters

When you’ve already done the groundwork, you’re not scrambling when the right property comes along. You understand your options, you know what matters most to you, and you’re able to move forward thoughtfully instead of emotionally. That confidence makes a real difference in competitive situations and helps you avoid buyer’s remorse later.

Mortgage prep (without the pressure)

We’ll leave financial advice to your mortgage broker or financial advisor, but from a real estate perspective, clarity is key. Getting a pre-approval is a key first step. Knowing your comfortable price range, how different purchase prices affect your monthly costs, and what flexibility you have puts you in a much stronger position once you start viewing homes. We’re always happy to recommend trusted local mortgage professionals if you need a starting point.

Smart searches beat endless scrolling

One of the biggest mistakes buyers make is relying solely on public listing sites. Successful buyers are using custom, neighbourhood-specific searches that match how they actually want to live—not just how many bedrooms they need.

We help buyers fine-tune searches based on:

• Neighbourhood preferences

• School zones

• Waterfront vs. town/city vs. rural living

• Property type and long-term lifestyle goals

That way, when a new listing hits the market, you’re seeing it immediately—and you already know whether it’s worth a closer look. Not to mention Exclusive Listings that can no longer be publicly advertised. If we know what you’re looking for, we can keep an ear to the ground and give you the inside scoop. 

Local competition isn’t one-size-fits-all

Buying in Kingston looks very different from buying in Amherstview, Bath, Gananoque, or the surrounding rural areas. Some neighbourhoods move quickly with multiple offers, while others reward patience and timing (although we know some of that is based on pricing strategy!).

Understanding these micro-markets—rather than reacting to broad headlines—is one of the biggest advantages of working with a local team that watches this market every day.

A simple first step

If 2026 is your buying year, getting set up early costs nothing and gives you clarity. A personalized home search lets you learn the market quietly, track patterns, and be ready when the right opportunity appears.

👉 Sign up for our VIP Home Search to receive listings tailored to your neighbourhood preferences, lifestyle goals, and timeline—before you ever feel rushed, or create your own custom search right here. If you’d like to book a buyer strategy session, contact us. And don’t forget to check out our free Buyer Resources and our Moving to Kingston Resources page.

A Slower Start, with Clear Signals

January at a Glance

• Sales activity was lower across most communities, which is typical for winter

• Prices were mostly stable, with modest declines in Kingston and Napanee

• Homes are taking longer to sell, giving buyers more time and leverage

• Sellers need realistic pricing and strong preparation

• The market is balanced, not stalled

All statistics below are based on January 2026 PropTX MLS® data.

Kingston & Area: The Big Picture

January is traditionally one of the quietest months of the year for real estate, and January 2026 followed that pattern. Cold weather, snow, and fewer daylight hours all played a role in slowing activity. At the same time, interest rates remained steady, giving buyers and sellers a more predictable environment.

Across Kingston and the surrounding communities, sales volumes declined year over year. Prices, however, largely held, and most homes sold close to asking price — just without the urgency seen in past years.

This is shaping up to be a market where strategy matters more than speed.

Kingston

As the largest and most active market, Kingston provides the clearest insight into overall trends.

In January 2026, Kingston recorded 80 sales, down from 85 sales in January 2025, a 5.9% year-over-year decline. The average sale price was $575,715, down 5.8%, while the median price fell 6.8% to $550,000.

Homes took longer to sell, with average days on market increasing from 47 to 58 days. Buyers are clearly taking more time to evaluate options.

Only 11.3% of homes sold above asking price, compared to 17.6% last January. Meanwhile, 81.3% sold below asking, confirming that buyers currently have more negotiating power.

New listings increased month over month to 208, though that remains 6.3% lower than January 2025. Terminations rose to 64, up 36.2% year over year, suggesting some sellers are adjusting pricing or timing.

Loyalist Township (Amherstview, Odessa, Bath)

Loyalist Township stood out as one of the more resilient markets this January.

There were 11 sales, down from 14 last year, but prices moved higher. The average sale price increased 3.6% to $531,640, and the median price rose 2.5% to $535,000.

Sales activity was focused in Odessa (5 sales), Amherstview (2), and Bath (1).

Homes moved more efficiently than last winter. Average days on market dropped from 95 to 48 days, and the sale-to-list price ratio improved to 97.1%, up from 95.6%.

New listings increased to 64, up 12.3% year over year, while terminations doubled to 16, indicating more inventory but steadier pricing discipline.

South Frontenac

South Frontenac experienced the sharpest decline in sales volume, though prices held relatively firm.

There were 10 sales in January, down from 22 last year, a 54.5% decrease. Despite this, the average price increased slightly by 1.8% to $635,400, and the median price jumped 13.7% to $602,500.

Homes took longer to sell, with average days on market rising to 71 days. Only 10% of homes sold above asking, down from 22.7% last January.

The sale-to-list price ratio declined to 94.4%, giving buyers more negotiating room. Total dollar volume fell 53.7% to $6.35 million, reflecting fewer transactions overall.

Greater Napanee

Greater Napanee recorded 9 sales, compared to 10 last January, a 10% decrease.

The average sale price declined 10.1% to $544,444, while the median price held steady at $455,000. Homes sold more quickly, with average days on market dropping from 55 to 41 days.

The sale-to-list price ratio improved to 97.0%, up from 94.2%, showing better alignment between asking prices and buyer expectations.

New listings declined 17.2% year over year to 53, which could limit choice later in the year if demand increases.

Stone Mills

With only 3 sales in January, down from 8 last year, Stone Mills data should be interpreted carefully.

The average price declined 3.7% to $637,000, and the median price fell 2.0% to $560,999. Notably, 33.3% of homes sold above asking, and the average sale-to-list price ratio reached 100.3%, suggesting competition for select properties.

Average days on market increased to 64 days, and new listings slipped slightly to 22.

Gananoque

Gananoque recorded no sales in January 2026, compared to 6 sales last January.

At the same time, 13 new listings came onto the market, slightly more than last year. For a smaller, waterfront-influenced market, this kind of winter pause isn’t unusual, but it does mean inventory is quietly building ahead of spring.

What This Means for Buyers and Sellers

For Sellers

Pricing accurately from the start matters more than ever. Homes are selling, but buyers are cautious, informed, and willing to wait. Strong preparation and realistic expectations are key.

For Buyers

This market offers more breathing room. Less competition means more time for due diligence, clearer negotiations, and better decision-making — especially before spring activity picks up.

Looking Ahead

January 2026 shows a market that’s calm, balanced, and more strategic than emotional. As we move toward spring, interest-rate signals, weather, and how quickly winter inventory is absorbed will shape momentum.

Understanding your specific local market — not just the headlines — is what makes the difference.

If you’re thinking about buying or selling in Kingston and area and want to understand how these trends apply to your home or plans, we’re always happy to talk it through.