After working with so many buyers across Kingston and area—from first-timers to downsizers to families needing more space—we’ve noticed a few patterns. Most buyers make the same handful of mistakes, and the good news is that every one of them is avoidable with the right preparation.

Here’s a breakdown of the big ones we see, and what you can do differently.

1. Jumping Into the Search Before Sorting Out the Money

This is a common one. Buyers fall in love with houses online, start booking showings… and then discover the financing doesn’t line up with what they thought.

A few financial pitfalls to avoid:

a) Skipping the pre-approval
A pre-approval gives you your budget, your rate, and your confidence. Without it, you’re guessing—and that’s stressful for everyone.

b) Saving too little for the down payment
More down payment either lowers your monthly costs or increases your buying power. Both are helpful, especially in a competitive market.

c) Draining your savings completely
Don’t empty the tank. Things break, repairs pop up, and life happens. You’ll want a cushion when you move into your new place.

We’re not giving financial advice here—the right numbers come from your mortgage broker—but we can tell you that preparing early makes the rest of the process feel a whole lot easier.

2. Focusing on Décor Instead of the Bones

It’s incredibly easy to get distracted by gorgeous staging or shiny finishes… and just as easy to walk away from a perfectly good house because of terrible paint colours.

Here’s what matters most:

• Pay attention to the structure and systems.

• Get a home inspection.

• Learn what flaws are manageable and what the dealbreakers are.

Cosmetic things—paint, hardware, countertops, cabinets—can all be changed. Roofs, foundations, wiring, plumbing… those are the pieces worth your attention.

3. Underestimating the Importance of Location

You can renovate a kitchen. You can add a bathroom. You can finish a basement.

You can’t move a house to a new neighbourhood.

Make sure you like where the home is: the street, the neighbourhood feel, the commute, the schools, the trails, the coffee shops—whatever matters to you. A home in the right location is almost always the better long-term choice.

4. Holding Out for the “Perfect” Home

This one comes up more often than you’d think.

When we bought our first home, we went in with the classic “forever home” mindset. A friend reminded us that we’d probably only be there five to ten years—and suddenly the right house appeared. We ended up staying for 12.

Most buyers don’t actually need a forever home; they need the right home for the next stage of life. Once you shift that mindset, great options start to show up.

Need Help Starting Your Search?

If you’re thinking about buying a home in Kingston and area, we’d be happy to walk through the process with you. From neighbourhoods to budgets to inspections and everything in between, we’re here to help you make a confident move.

Reach out anytime—we’d love to chat.

If your lease is ending in six to eight months and you’re starting to think about buying your first home, the best time to reach out to a REALTOR® is right now.

Connecting early makes the process far less overwhelming. A REALTOR® will share a list of trusted lenders so you can compare options and choose who you want to work with. You’ll also get support in understanding your finances—how much more you may need to save, and ways to strengthen your credit so you’re ready to qualify for a mortgage.

Your REALTOR® will set up a home search for you, giving you a chance to see what’s available and what homes are currently selling for. You can get familiar with different neighbourhoods and start to understand what you like, what you don’t, and what fits your budget.

Starting early also gives you time to build a relationship. The more your REALTOR® gets to know you and your priorities, the better they’ll be able to help you choose the right home when you’re ready to start looking in person.

Thinking about buying in six, eight, or even twelve months? Reach out now and start preparing with confidence.

I want to buy a house, but may I record a video or take pictures of it?

The short answer is no, unless you have received the homeowner's consent, either personally or through their agent.

It can be tempting to snap photos and videos while looking for a home nowadays when everyone carries a cell phone camera in their pocket. If you have toured a lot of houses and want to keep note of which features were present in which residence, this might be extremely useful.

Additionally, if you come across a house you really like, you might want to show pictures or videos of it to your family and friends to get a second or third view. You might also want to take pictures of any places you want to remodel so you can show them to a contractor.

In any case, We strongly advise you to ask your agent. They frequently have access to a wealth of images of listed properties, and some may even offer in-depth video tours, which are more and more popular since the pandemic started. You also have access to the listing photos posted publicly.  

Ask your agent to speak with the seller first if there is anything you want to take a photo or video of.

If you have permission to take some photos and there are any restrictions you need to be aware of, the listing agent will let you know. For instance, the homeowner might not want any pictures or videos of the bedrooms where their kids sleep or specific fixtures and furnishings in the house shot.

Here are some extra factors for you to think about:

• Remember that a property is someone else's home when you go to see it. Be cautious and considerate of their residence and privacy.

• Avoid capturing the homeowners' personal or identifying information. This includes items like framed family portraits and certificates set up on tables and walls.

• Do not take photos or videos of any personal items or the contents of cabinets and drawers.

• If you are granted permission to take pictures, please remember that they are solely for your personal use and shouldn't be posted on social media or any other public platform.

To put things in perspective, if you are the one selling a house, we advise you to express any preferences or privacy concerns regarding purchasers taking photos or videos to your agent in a straightforward and concise manner. The agent will be able to follow your directions by including them in writing in all listings and marketing materials for the house and by notifying potential buyers' agents in advance of open houses and scheduled visits.

Selling your home?

You can also take preventative safety steps when getting your house ready for showings. We advise storing valuables like cash and jewellery in a safe or secured cabinet and any documents containing private information such as passports, bills, investment documents, tax returns, and medical data. You will lessen your risk by taking these measures, even if prospective buyers are typically advised not to record any personal information even if allowed to take photos, and an agent must be present during showings (unless you give special instructions that they are not required).

Buying a home is stressful enough, and being self-employed can make the mortgage part feel even more complicated. You’re not imagining it—major lenders do tend to look a little harder at people who work for themselves. But while it can take more paperwork and preparation, getting approved is absolutely possible with the right approach.

Here’s a simplified, friendlier version of what the process looks like, using only the facts provided.

Why It’s a Bit Trickier

Even though the pandemic led to a “Great Resignation” in parts of North America, Canada actually went the other direction. Before the pandemic, there were nearly 2.9 million self-employed Canadians. Today, it’s a little over 2.6 million, with many people shifting back into full-time employment across various industries—including professional and technical services.

For those who are still self-employed, the work is rewarding, but gathering credit and applying for loans (including mortgages) can feel like an uphill climb. Lenders simply want to see proof that your income is steady enough to handle regular mortgage payments and pass the stress test.

Here’s how to improve your chances.

7 Ways to Make Mortgage Approval Easier When You’re Self-Employed

1. Show Your Self-Employment Track Record

If you’ve been self-employed for fewer than two years, it’s harder to prove income stability. More than two years gives you a strong track record and makes things much easier for lenders to assess.

2. Provide Income Tax Assessments

Your Notices of Assessment from the CRA for the last few years are some of the strongest documents you can provide. They confirm exactly how much you’ve earned and show lenders that your income can support something like a $500,000 mortgage.

3. Be Ready With Extra Documentation

Self-employed buyers are often asked for more paperwork. It’s normal.
Common requests include:

• Bank statements

• A list of assets (savings and investments)

• A list of debts and monthly payments

• Other sources of income

• Proof of employment status (business licences, client referrals, reference letters)

The more organized you are, the smoother the process.

4. Reduce Your Debt

Lenders scrutinize debt more heavily for self-employed applicants. Paying down things like car loans, credit cards, or student loans can make a noticeable difference.
It’s not always easy—especially with inflation, rising costs of living, and higher interest rates—but it does help your approval odds.

5. Improve Your Credit Score

A higher score makes you look more “creditworthy.”
In Canada:

• A good credit score is 660–724 (Equifax)

• 760+ is considered exceptional

Ways to help boost it:

• Pay bills on time

• Don’t cancel credit cards

• Maintain a mix of credit types

• Check your credit report for errors

• Pay off old debts

• Avoid unnecessary spending

6. Save a Stronger Down Payment

Minimums in Canada:

• 5% for homes under $500,000

• 5% on the first $500,000 + 10% on the rest for homes over that amount

A larger down payment helps strengthen your application—but don’t use every dollar you have. Lenders want to see that you still have a rainy-day fund.

7. Keep Cash Reserves

Beyond the down payment, lenders want to see that you can cover mortgage payments if something unexpected happens—illness, job loss, slow business months, etc. Cash reserves show stability.

The Bottom Line

Yes, getting a mortgage while self-employed can take more work. But it’s far from impossible. With the right documents, the right preparation, and the right lender, many self-employed Canadians qualify for mortgages every year—some for 25-year terms.

Living in Kingston, Frontenac, Lennox & Addington, and Gananoque means being surrounded by lakes, rivers, and canals. Around here, cottage life isn’t a fantasy—it’s part of the culture. Whether it’s a rustic cabin, a small three-season retreat, or something year-round, people love the idea of having their own spot by the water.

But the big question we hear all the time is: “Can I actually afford a cottage right now?”

During the height of the pandemic, the answer changed quickly. Cottages across Canada turned into hot commodities almost overnight. Prices jumped because demand was unlike anything we’d seen. Properties that used to be weekend getaways suddenly became full-time homes for people who were cleared to work remotely.

Families packed up condos in bigger cities and moved to areas like Muskoka, the Kawarthas, and Haliburton to buy cottages, chalets, and cabins. And yes—many of those buyers asked the same question you might be asking now: Why not live here all year long?

Now that offices are reopening and many employers are calling people back on-site, things are shifting again. Everyone—buyers, sellers, and industry experts—is watching to see what this means for those who traded urban living for lake life. At the same time, even with the broader real estate market slowing due to higher interest rates, prices across the country remain elevated. Inflation doesn’t cool quickly.

So where does that leave cottage buyers?

Cottage Prices Across Canada (Stats Provided)

Here’s a snapshot of cottage markets across the country, based on the data you provided:

Whistler, BC
• Average Residential Price: $1.87 million
• Annualized Change: +31.78%
• 2022 Price Forecast: 0%

Canmore, Alberta
• Average Residential Price: $877,678
• Annualized Change: +14.92%
• 2022 Price Forecast: +5%

Southern Georgian Bay, Ontario
• Average Residential Price: $1.1 million
• Annualized Change: +30.05%
• 2022 Price Forecast: 9%

Muskoka, Ontario
• Average Residential Price: $969,324
• Annualized Change: +11.22%
• 2022 Price Forecast: 18%

Rideau Lakes, Ontario
• Average Residential Price: $582,000
• Annualized Change: +23.04%
• 2022 Price Forecast: 8%

Summerside, Prince Edward Island
• Average Residential Price: $300,000
• Annualized Change: +20%
• 2022 Price Forecast: 5.5%

Across these recreational markets, despite rising interest rates and limited supply, average prices could still increase by as much as 20% for the rest of 2022.

According to Christopher Alexander, President of RE/MAX Canada:

“The level of activity we’re seeing in recreational markets across the country is a direct reflection of the stability and quality of life that these regions provide… Many recreational properties, whether as a primary or secondary residence, afford buyers the best of both worlds, compelling Canadians to settle in these areas for the long term. This is putting upward pressure on these markets.”

Will the Cottage Boom Slow Down?

That’s the big question heading into 2023. Rising mortgage rates and a softer economic outlook could change buying patterns for a while.

As Lisa Hannam, Executive Editor of MoneySense, explained to Cottage Life Magazine:

“We are currently in a seller’s market, so it does seem a little bleak if you’re trying to get into it… We have sellers who are holding on to the 2020 and 2021 prices, and then you have the buyers who are thinking about 2023, 2024 prices. So, you’re probably going to negotiate a lot more than you expected.”

In other words, cottage country has shifted from a frenzy into more of a chess match—buyers and sellers figuring out where they meet.

Are Cottages Still an Affordable Option?

Before the pandemic, cottages across Ontario, BC, and the Maritimes were often seen as the more accessible way to get into the market—or to add a second property for weekends and holidays. But with people moving in full-time, competition increased and prices rose quickly.

Now we’re seeing the first price softening in some parts of the Canadian market after nearly two years of nonstop growth. Whether those cooling trends will reach cottage country is still uncertain.

But here in southeastern Ontario—Kingston, L&A, Frontenac, Gananoque—we continue to see demand from buyers looking for cottage-style living without the Muskoka price tags.

So while national prices remain elevated, exploring local options can still be worthwhile. And if nothing else, you can still throw the kids in the car and enjoy a classic cottage-country weekend in places like the Kawarthas—no purchase required.

The Canadian government has recently taken aim at house-flipping in hopes of cooling housing prices. By introducing an anti-flipping tax, Ottawa hopes to slow rapid resale activity and create more room in the market for everyday buyers. Still, under the right conditions, flipping can be a smart investment strategy and a way to build wealth. The key is knowing how to approach it thoughtfully—and with a solid plan.

Here are some helpful things to consider if you’re thinking about getting into the world of house-flipping.

A Beginner’s Guide to Flipping a House

Run the Numbers Carefully

Flipping isn’t just about buying low and selling high. There are many financial pieces to account for beyond the purchase price. Renovation costs, materials, labour, carrying costs (mortgage, utilities, taxes, and insurance), closing costs, and selling expenses all need to fit comfortably within your budget.

Ask yourself:

• Does the home require major renovations?

• Is the scope realistic for your skill level and timeline?

• Do you have a financial buffer if something unexpected comes up?

You’ll also want to understand the tax implications. In Canada, selling a flipped property is treated as business income—not capital gains—and the principal residence exemption doesn’t apply. GST/HST may also come into play. It’s worth talking with an accountant so you’re clear on how your profits will be taxed.

Choose the Right Location

Location still matters—maybe more than ever. Look for areas where renovated homes are in demand and supply is limited. Access to schools, parks, transportation, and everyday amenities plays a major role in buyer appeal.

A “great deal” in a location buyers avoid can quickly become a costly lesson. A solid neighbourhood, even if the purchase price is higher, will typically offer more reliable resale potential.

Manage Your Timeline

Time is money with flipping. The longer a project takes, the more you’ll spend on carrying costs. Before committing, consider whether the renovation timeline is realistic. If the scope looks overwhelming or could drag on, it may be wise to walk away and wait for a better opportunity.

Work with Reliable Professionals

The right contractor team can make or break a flip. Quality work, completed on schedule, directly impacts your bottom line. Ask for references, view previous projects, and make sure everything is in writing. Cutting corners on labour often ends up costing more than it saves.

Permits Matter

If you’re making structural changes, additions, or altering major systems (like plumbing or electrical), permits are typically required. Build time into your schedule for approvals. Working without permits can lead to expensive fixes, delays, or required removals—and buyers today are very savvy about checking.

Know Who You’re Renovating For

Before swinging a hammer, think about who your future buyer will be. Young families? Investors? Retirees? This helps determine things like layout decisions, finishes, and pricing strategy.

Different buyers value different features. For example, a family might prioritize yard space and school zones, while downsizers might focus on one-level living and low maintenance.

Understand the Tax Rules

When you sell, the profit from a flip is typically taxed as business income and must be reported to the CRA. If you repeatedly buy and sell homes, even without major renovations, CRA may still consider it business activity. Understanding how this works ahead of time can prevent surprises.

If you’re considering a flip or wondering whether a property has real potential, we’re always happy to walk through the numbers, help evaluate neighbourhoods, and connect you with reliable contractors and local experts.
We're local REALTORS® in Kingston and area, and we work regularly with investors—from first-time flippers to seasoned renovators.

If you're a first-time buyer, you may have questions about deposits. Let's go over them and get you in the know!

What is a real estate deposit?

The Buyer pays a real estate deposit upon an accepted Agreement of Purchase and Sale (offer) for a property. The deposit is to provide security to the Seller in the act of good faith that the Buyer has a financial stake in the agreement.

When do I pay the deposit?

There are 3 options:

• Herewith - the deposit is submitted with the Agreement of Purchase and Sale. If the offer is accepted by the seller(s), the cheque or bank draft is deposited. If not, you can simply return to your bank and redeposit the funds back to your account.

• Upon Acceptance (most common) - the deposit is due within 24 hours of the offer being accepted. 

• As otherwise described in this Agreement - sometimes buyers pay several deposits. For example: a portion upon acceptance, and a portion after conditions are fulfilled or waived.

These terms will be described in the Schedule A of the Agreement of Purchase and Sale. Generally in the Kingston area the deposit is due Upon Acceptance - i.e. within 24 hours of your offer being accepted by the seller.

How can I pay my deposit?

You can pay via bank draft, money order, certified cheque, wire transfer, or sometimes several e-transfers (limit is often $3000 on e-transfers and you can expect the deposit to be more than this). The specific instructions will be provided by the listing (seller's) brokerage.

How much is the deposit?

This is often described in the listing, which your REALTOR® can access. In the Kingston area, up until recently, a $5000 deposit was the norm. In the past year we have seen more buyers in breach of contract (unable or unwilling to complete a property purchase) so you can expect this to be closer to 4 or 5% of the purchase price. The higher the deposit, the better the sign of good faith in the seller’s eyes.

What happens I’m late paying the deposit?

The seller has the right to cancel the deal, and you are in breach of the agreement. Time limits are extremely important in real estate and if you are late, even by a few minutes, the seller can try to cancel. When you seriously start searching for a property, it’s important to have your deposit funds readily available.
Misconception: There is a misconception that the agreement is not firm and binding until the deposit is paid, but this is not true. If you do not deliver the deposit, you are in breach of agreement, and a seller is entitled to seek damages.

Where does my deposit go?

Deposits are generally held in the listing (seller) brokerage’s Real Estate Trust Account. The funds remain in trust until closing. If interest is payable, this must be stated in the agreement. Deposits held in Real Estate Trust Accounts are insured up to $100,000.

Is my deposit refundable?

When there are conditions in an Agreement of Purchase and Sale that are not satisfied, a real estate deposit is returned to the buyer. An example of this is if you've made an offer with a Financing Condition and the bank refuses your application during the conditional period. If you are unable to proceed with the purchase because the condition cannot be met, the buyer and seller both sign a Mutual Release during the conditional period. It's important to discuss conditions in your offer with your REALTOR®.

What happens to my deposit at closing?

Your deposit is applied to the property’s purchase price at closing. To find out what other costs are involved at closing, check out our Closing Costs blog.

Please note: this blog post is not intended to replace advice of a solicitor.

When we bought our first house, many of our friends were doing the same. Thankfully, they warned us to hold back a chunk of money for "closing costs". It's tempting to put as much into your mortgage down payment as possible, but you definitely need to keep some back for closing costs. So what are "closing costs" and how much are they? They are the costs to be paid at completion of a real estate sale on top of a down payment (and mortgage insurance if your down payment is less than 20%). These are not including things like home insurance, home inspections, or other details that are paid earlier and to other vendors. Let's break them down for you:

Land Transfer Tax

This is the big one. When you buy land or an interest in land in Ontario, you pay Ontario's land transfer tax. This tax is usually based on the amount paid for the land, plus the amount remaining on any mortgage or debt assumed as part of the arrangement to buy the land. Ratehub has a great Land Transfer Tax calculator. Make sure you put the area where you are buying, since Toronto has a municipal land transfer tax as well. If you are a first‑time homebuyer, you may be eligible for a refund of all or part of the land transfer tax. Kingston area examples:

• $350,000 home: $3,725 - First-time homebuyer rebate: $3,725

• $500,000 home: $6,475 - First-time homebuyer rebate: $4,000

• $850,000 home: $13,475 - First-time homebuyer rebate: $4,000

Legal Fees & Disbursements

Legal fees vary, but expect them to be $700-$1000 +HST. Disbursements are the out of pocket expenses every lawyer incurs to close your transaction, including search costs, registration costs for transfer and mortgage, etc. The disbursements vary with each property but may be around $300-$500.

Title Insurance

Most lenders require title insurance to protect against losses in the event of a property ownership dispute. Title Insurance costs around $100-$300 for homes under $400,000 but increases significantly after that. For more information on Title Insurance and all it covers and does not, visit the Financial Services Commission of Ontario website.

Adjustments

The amount of money due on closing will be “adjusted” to reflect the expenses of the property that should be paid by the seller and those that should be paid by the buyer, depending on the number of days of the year each party owns the property. Examples:

• The buyer will be required to reimburse the seller if the seller has prepaid any property taxes.

• If a home is heated by an oil furnace or there is propane tank (rurally for heating, fireplace or cooking), the seller generally fills the tank before closing and the purchaser pays the seller the cost of the full tank.

HST

HST is not applicable to the purchase price of resale homes, but it is charged on the sale of new or substantially renovated homes. If you are not sure whether a specific home has been renovated enough to incur HST, check with your accountant, lawyer, or tax professional. Also, canada.ca has great FAQs here for owner-occupied home sales and HST. If you purchase a newly constructed home, you may be eligible for an HST rebate. Check out canada.ca for more details on rebates.

Lastly, if you're shopping around and come across a "No closing costs mortgage", don't be fooled. The lender rolls your closing costs into your mortgage (increasing your mortgage) and you end up paying interest on the closing costs! Remember, if it sounds too good to be true, it usually is. Do you have real estate questions? Contact us for a no-obligation consultation.

Frustrated Buyers Turning to New Construction

Across much of the country, real estate markets are tight and inventory levels are historically low. Some homeowners are reluctant to list because they don’t want strangers walking through their homes right now. Others have spent so much time at home that they’ve started re-evaluating how their space supports their lifestyle, leading to a “right-sizing” mindset.

With properly priced homes selling quickly, many buyers are feeling the frustration. For anyone who has some flexibility with their timeline, new construction can be a great alternative to competing in the resale market.

New construction offers something many buyers love:
a fresh, blank canvas to create their ideal home. Modern floor plans, updated mechanicals, and the ability to personalize finishes are appealing in any market—but when resale inventory is low, the draw becomes even stronger.

That said, buying new construction comes with its own set of considerations. Before jumping in, it’s important to ask a few key questions.

Questions to Ask Before Buying New Construction

1. How long will the home take to build?

• What possible delays could impact your timeline?

• How does the projected completion date align with selling your current home or arranging interim housing?

2. Is your completion date affected by other buyers?

• Are timelines dependent on the sale or occupancy of other units or phases?

3. What’s included in the base price?

• Which finishes, features, and appliances come standard?

• What upgrades or custom add-ons will cost extra?

4. Are there condo or homeowner association fees?

• What do they cover?

• How might they change over time?

5. What’s happening around the development?

• Are there future plans for roads, parking, traffic changes, or additional buildings that could affect noise, congestion, or your view?

Understanding these details helps set realistic expectations so you can decide whether new construction is the right fit for you.

Why New Construction Can Be a Smart Move

In a competitive resale market, buyers can find themselves writing multiple offers and repeatedly missing out. New construction removes a lot of that pressure. Developers in today’s climate are also offering attractive incentives, making this option even more appealing for buyers who have time to wait for a build.

Curious About New Home Developments in Kingston?

If you’re exploring new construction as an option in Kingston and area, we’re happy to chat and walk you through what’s currently available.

Book a quick call with us here.