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”

Short answer: it’s helpful… but it shouldn’t hold your cheque.

If you’ve Googled—or asked ChatGPT—questions like “Is now a good time to buy in Kingston?” or “What should I list my home for?” you’re not alone. More buyers and sellers in Kingston and area are turning to AI as a kind of real estate advisor or coach.

And honestly? That makes sense.

AI is fast, available 24/7, and very good at explaining things clearly. But when it comes to one of the biggest financial decisions of your life, there are a few important limits worth knowing—especially in a market as nuanced as ours.

So let’s talk about what AI is great at… and where a human still matters.

What AI Does Really Well

Let’s give credit where it’s due. AI is excellent at:

• Explaining real estate terms without making you feel silly

• Summarizing market concepts and trends

• Helping you think through pros and cons

• Generating good questions to ask your realtor or lender

In other words, it’s a great research assistant. If real estate were a school project, AI would be the kid who colour-codes the notes and brings extra highlighters.

Where AI Starts to Struggle

This is where things get interesting.

1. AI doesn’t actually know your neighbourhood

AI can talk about markets in general, but it doesn’t:

• Walk your street

• Know why two similar homes—one in the west end, one near downtown—can sell weeks apart

• Understand the difference between lakefront, riverfront, and “water-adjacent”

• Factor in ferry schedules, rural septic systems, or whether a road gets plowed first

Real estate in Kingston, Amherstview, Bath, Gananoque, and the surrounding rural areas is hyper-local. Sometimes hyper-specific. AI works in averages. Homes don’t.

2. AI doesn’t know your life

Real estate decisions are rarely just about numbers. AI doesn’t know:

• You’re downsizing after decades in the same home

• You want fewer showings because you work from home

• You’d rather accept a clean offer than chase every last dollar

• You’re juggling a move, kids, work, and aging parents

AI can be logical. It can’t be empathetic. And those two things don’t always line up.

3. AI sounds confident… even when it shouldn’t

This is a big one. AI is very good at sounding certain, even when:

• Data is outdated or not neighbourhood-specific

• Local factors aren’t being considered

• Assumptions are being made quietly in the background

It won’t say, “This feels risky—let’s slow this down.”  Experienced local professionals say that all the time.

4. AI doesn’t negotiate

Negotiation is where real money and favourable terms are won or lost. AI can explain negotiation theory, but it can’t:

• Read the tone of an offer

• Sense when a buyer is bluffing

• Pick up the phone and get context from another local agent

• Push back firmly without derailing the deal

And it definitely can’t do it calmly when emotions are running high.

5. AI isn’t accountable

This part matters more than most people realize. If something goes sideways:

• AI doesn’t attend inspections

• AI doesn’t talk to your lawyer, lender, or insurer

• AI doesn’t flag local issues that only come up mid-transaction

There’s no follow-up. No fixing it. No “we’ve got this.”

The Best Way to Use AI in Real Estate

Here’s the sweet spot. Use AI to:

• Learn

• Prepare

• Organize your thoughts

• Ask better questions

But rely on a human to:

• Interpret Kingston-area market data properly

• Apply local knowledge and judgement

• Adjust strategy in real time

• Negotiate and manage the details

Think of AI as your assistant, not your decision-maker.

The Bottom Line

AI is a fantastic place to start. But when it comes to pricing your home, navigating offers, or making a move in Kingston and area, most people want:

• Local insight

• Clear advice

• Someone who understands both the market and the moment

• A real person who is accountable for the outcome

Real estate is still a very human business. And when your home—and your future—are involved, that’s a good thing.

If you’re using AI to get oriented and want a local, human perspective to go with it, we’re always happy to talk things through—no obligation, no sales pitch.

A practical guide for buyers and sellers in Kingston, Napanee, Bath, Amherstview, Stone Mills, Gananoque, and surrounding areas.

When people say they want “the best real estate agent,” they usually mean someone they can trust, who understands the local market, communicates clearly, and helps them reach their goals with less stress. There’s no universal top-10 list that can decide that for you—but there is a smart way to choose.

Here’s how to find the right Realtor® for your move, especially if you’re buying or selling in Kingston and area.

Step 1: Define What “Best” Means to You

“Best” is personal. Before you search, get clear on your priorities:

• Are you buying, selling, or doing both?

• Is your goal top price, a smooth timeline, or minimal disruption?

• Do you need a specialist—downsizing in Amherstview, waterfront homes, rural properties, or relocation near CFB Kingston?

Once you know what matters most, the right agents naturally stand out.

Step 2: Focus on Local, Not Flashy

Strong local presence beats big promises every time. Look for agents who:

• Clearly explain the Kingston-area market on their website

• Are active on Realtor.ca and Google Business Profiles

• Have recent sales in your neighbourhood—not just “nearby in Ontario”

True local agents know the difference between Bath, Amherstview, west-end Kingston, and rural Frontenac, because they’re working in these communities every week.

Step 3: Read Reviews Strategically

Online reviews are incredibly helpful—if you read them the right way.

• Prioritize recent reviews over older ones

• Look for specific stories, not generic praise

• Watch for patterns around communication, negotiation, and follow-through

A downsizer praising calm guidance or a buyer noting clear explanations during multiple offers tells you far more than “Great experience!”

Step 4: Check Experience Where It Counts

Longevity alone doesn’t equal expertise. Ask about:

• Recent sales in your price range and neighbourhood (for example, student rentals in Kingscourt)

• Familiarity with local issues like wells, septic systems, zoning, condo fees, and inspection norms

• How they explain market stats—days on market, pricing trends, and offer strategies—without jargon

The right real estate agent should make complex information easy to understand.

Step 5: Interview Two or Three Agents

This is a professional hire—treat it like one. Good questions include:

• “What’s your strategy for my situation?”

• “Can you share recent examples similar to my move?”

• “How do you communicate, and how quickly can I expect replies?”

• “What challenges should I expect in today’s market?”

Listen for thoughtful answers grounded in real experience, not rehearsed scripts.

Step 6: Pay Attention to Communication and Chemistry

Even the most skilled agent isn’t a fit if communication feels off.

• Do they listen before offering advice?

• Are explanations clear and pressure-free?

• Do you feel respected and supported?

You should feel calmer after conversations—not more stressed.

Step 7: Look Behind the Scenes

Strong agents run strong systems. Ask about:

• Administrative and marketing support

• Coverage if they’re unavailable

• How they manage multiple clients without delays

Behind-the-scenes structure is what keeps your transaction moving smoothly.

Step 8: Review the Plan Before You Commit

Before signing anything, expect clarity.

• Sellers: pricing strategy, preparation timeline, marketing plan (professional photography, video, online exposure, open houses)

• Buyers: search setup, neighbourhood guidance, offer strategy, and competitive market advice

If the plan feels vague, ask more questions.

How We Help Our Clients

Our clients often tell us the same things in their reviews: they value clear explanations, steady communication, and guidance that reduces stress. Whether we’re helping first-time buyers, downsizers, or sellers navigating a transition, we focus on education, preparation, and thoughtful negotiation—not pressure.

We believe that good real estate advice should be calm, informed, and supportive, with your goals guiding every decision.

Final Thought

Choosing the right Realtor isn’t about finding the loudest voice online—it’s about finding the professional who understands your market, listens to your needs, and earns your trust. Take the time to choose well. Your future self will thank you.

If you’d like to talk through your situation or compare approaches, we’re always happy to have that conversation.

Let’s Chat

You may have heard the terms exclusive property or off-market listing  and wondered what they really mean. In Ontario, exclusive listings are still allowed, but the rules around how they’re handled have changed significantly — especially when it comes to marketing.

An exclusive listing is a signed agreement between a seller and one brokerage to list a property for sale without putting it on MLS®. The property is for sale, but it’s not publicly advertised. That means no lawn signs, no social media, no websites, and no broad promotional campaigns.

Under today’s rules, an exclusive listing can only be shared privately:

• Within the listing brokerage, and

• One-on-one with individual agents or individual buyers

If a property is advertised publicly in any way, it must be placed on MLS® within 3 days.

Why Would Someone Choose an Exclusive Listing?

While most sellers benefit from full exposure on MLS®, exclusives can make sense in certain situations, such as:

• Privacy concerns (high-profile individuals, sensitive circumstances, divorce, medical issues, etc.)

• Preparing the property before going public (repairs, staging, photography, paperwork)

• Testing timing or price quietly, without a public days-on-market clock

In these cases, exclusive listings offer more control and discretion.

Why Did the Rules Change?

The Canadian Real Estate Association (CREA) introduced these policies in January 2024 to promote fairness and transparency. Broad public advertising of exclusives was limiting buyer access and sometimes reducing competition for sellers — which could impact sale price. Today’s structure ensures sellers understand the trade-offs and that buyers are treated equitably.

How Do Buyers Find Exclusive Listings?

Because they won’t appear on Realtor.ca or be advertised publicly, access happens within brokerages and through relationships, networking, and agent-to-agent communication. Working with a local REALTOR® who’s well connected is the best way to hear about opportunities that aren’t yet on the public market.

Is an Exclusive Listing Right for You?

For many properties, MLS® exposure is the best path to achieving maximum value. But depending on your goals, privacy needs, or timing, an exclusive listing can be a strategic option.

If you’d like to talk about whether exclusive or off-market makes sense for your situation — or if you want to be kept in the loop about private opportunities in Kingston and area — we’re always happy to chat.

Are you considering purchasing a home in the Kingston area? Understanding the roles of key professionals and the associated costs is vital for a smooth transaction. In this guide, we'll delve into the importance of a real estate lawyer, the typical expenses involved in buying a home, and the significance of the deposit in Ontario's real estate market.

The Role of a Real Estate Lawyer in Ontario

A real estate lawyer is indispensable in ensuring that your property purchase adheres to Ontario's legal standards. Their responsibilities encompass:

• Conducting Title Searches: They verify that the property's title is free from liens, encumbrances, or disputes, ensuring you receive clear ownership.

• Managing Financial Transactions: Your lawyer handles the transfer of funds, including the down payment and closing costs, ensuring timely and accurate payments.

• Registering Legal Documents: They facilitate the official transfer of property ownership by registering the necessary documents with the provincial government.

• Providing Legal Advice: Throughout the process, your lawyer offers guidance on legal matters, helping you navigate any complexities that arise.

Engaging a knowledgeable real estate lawyer ensures that all legal aspects of your home purchase are meticulously managed, providing peace of mind during this significant transaction.

Understanding the Costs Involved in Buying a Home

Purchasing a home involves several costs beyond the property's purchase price. Key expenses include:

• Legal Fees: In Ontario, real estate lawyer fees for a standard residential purchase typically range from $999 to $1,500 plus tax. These fees cover services such as document preparation, title searches, and the facilitation of financial transactions.

• Disbursements: These are out-of-pocket expenses incurred by your lawyer on your behalf, including:

• Title Search Fees: To confirm the property's legal ownership status.

• Registration Fees: For registering the property's title and mortgage.

• Software Transaction Charges: Related to the legal software used to manage the transaction. These can range from $50 to $100, depending on the software.

• Banking Fees: Charges for processing bank drafts, wire transfers, and other transactions, which can range from $25 to $100, depending on the number of payouts required.

• Land Transfer Tax (LTT): This provincial tax is based on the property's purchase price. In Ontario, the LTT is calculated as follows:

• 0.5% on the first $55,000

• 1.0% on the portion from $55,001 to $250,000

• 1.5% on the portion from $250,001 to $400,000

• 2.0% on the portion above $400,000

• 2.5% amounts exceeding $2,000,000 where the land contains one or two single family residences

• For example, on a $500,000 home, the LTT would be $6,475. First-time homebuyers may be eligible for a rebate of up to $4,000. There is a great Land Transfer Tax calculator here.

• Title Insurance: This protects against potential issues with the property's title, such as fraud or undisclosed liens. The cost varies but typically ranges from $250 to $400.

• Home Inspection: While optional, a home inspection is highly recommended to identify any potential issues with the property. The cost is usually around $500.

• Appraisal Fee: If required by your lender, an appraisal assesses the property's market value and can cost between $300 and upwards of $1000, depending on the location and property.

• Mortgage Insurance: If your down payment is less than 20% of the purchase price, you may need to purchase mortgage default insurance, commonly known as CMHC insurance (although there are other insurers). The premium is calculated as a percentage of the loan and can be added to your mortgage payments.

• Adjustments: These cover any prepayments made by the seller, such as property taxes or in the rural areas around Kingston this often includes a propane tank fill up, that extend beyond the closing date. You'll reimburse the seller for the portion that applies after you take possession. This will be included in the closing costs that your lawyer calculates.

Being aware of these costs will help you budget effectively and avoid surprises during the home-buying process.

The Importance of the Deposit in Ontario Real Estate Transactions

In Ontario, the deposit is a critical component of the home-buying process, serving as a gesture of good faith and commitment from the buyer to the seller. Key aspects include:

• Standard Deposit Amount: While there's no legal requirement, it's customary for deposits to be around 5% of the purchase price. For instance, on a $500,000 home, a typical deposit would be $25,000. In the Kingston area, it can be closer to $10,000, whereas pre-pandemic you might have seen $3,000 or $5,000 deposits.

• Timing of the Deposit: 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, but 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 is deposited. If not, you can simply return to your bank and redeposit the funds back to your account.

• Upon Acceptance - 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.

• It's important to have these funds readily available when you make an offer on a property in order to avoid any breach of contract.

• Form of Payment: Deposits are typically made via cheque, certified cheque, bank draft, e-transfer, or wire transfer.

Ready to Take the Next Step?

If you're considering purchasing a home in the Kingston area, understanding the roles of key professionals and the associated costs is important for a smooth transaction. Contact us today to connect with a knowledgeable real estate lawyer and get personalized guidance tailored to your needs. Let us help you make informed decisions and ensure your home-buying experience is seamless. Your dream home awaits—let's get started!

Are you considering selling your home and want to ensure your renovations make the biggest impact? Let’s break down the updates that not only boost your home’s value but also attract the perfect buyer.

Why Renovate Before Selling?
In Kingston’s vibrant real estate market, thoughtful upgrades can set your home apart. These don’t have to cost a fortune. The trick is knowing where to invest for the highest return.

1. Kitchen Refresh: The Heart of the Home
In Kingston, families and foodies alike prioritize the kitchen. Simple yet impactful upgrades include:

• Swapping old countertops for quartz or granite.

• Refinishing cabinets with modern hues or hardware.

• Installing energy-efficient, stainless steel appliances.

This room often delivers a return on investment of 75-100%, making it one of the smartest upgrades you can choose.

2. Modernize the Bathroom
Buyers love a bathroom that feels like a spa. Small changes like sleek fixtures, new tile, and a fresh vanity make a big difference. If your home only has one bathroom, adding a second can significantly enhance its appeal.

3. First Impressions with Curb Appeal
Kingston’s charming neighborhoods deserve equally charming exteriors. Ensure your home stands out by:

• Landscaping with local plants and seasonal blooms.

• Painting your front door in a warm, inviting color.

• Updating outdoor lighting for safety and style.

4. Embrace Energy Efficiency
Kingston buyers value eco-friendly homes that save on utility bills. Consider upgrades like Energy Star-rated windows, improved insulation, or a smart thermostat. Plus, you may qualify for rebates in Ontario!

5. Make the Basement Count
From home offices to rental suites, finished basements add versatile space buyers appreciate. Just ensure any renovations comply with local zoning and building codes.

6. Fresh Paint: Small Change, Big Impact
Neutral tones like soft greys and warm whites create a blank canvas for potential buyers. It’s an affordable update that can transform any room.

7. Focus on Flooring
Replace worn-out carpets or dated linoleum with timeless hardwood or luxury vinyl plank. These options are durable, stylish, and perfect for Kingston’s mix of historic and modern homes.

8. Handle Repairs First
No amount of cosmetic upgrades will outshine an essential repair. Address leaky roofs, outdated electrical systems, or plumbing issues before listing.

Every home and market is unique, and your upgrades should reflect what Kingston buyers are looking for. As your local real estate experts, Lynn and I are here to help you navigate which renovations will yield the best results for your home.

Let’s Work Together
Ready to start? Contact us, Lorna Willis and Lynn Wyminga, at RE/MAX Finest Realty Inc., and let’s make your home stand out in Kingston’s dynamic real estate market.

When the snow finally melts and the tulips start popping up, the Kingston real estate market wakes right up with them. Spring has always been our busiest season, and if you’re thinking about selling, this is the perfect time to start getting your home in shape. Buyers come out with fresh energy, longer days mean brighter showings, and homes really do look their best this time of year.

Here are the key steps we walk through with our sellers every spring.

Declutter and Depersonalize

A little editing goes a long way. Clearing out extra furniture, personal items, and anything that makes rooms feel crowded helps buyers picture themselves living there. We’re not aiming for empty—just clean, calm, and spacious.

Deep Clean

A spotless home signals that the property has been well cared for. Whether you tackle it yourself or bring in the pros, focus on kitchens, bathrooms, windows, and floors. It makes a noticeable difference the moment someone walks in.

Make Small Repairs

Those little fixes you’ve been putting off? Now’s the time. Patch that drywall, tighten the loose doorknob, and give scuffed walls a quick touch-up. Minor repairs help your home feel move-in ready and reassure buyers about overall maintenance.

Boost Curb Appeal

First impressions start at the driveway. Fresh mulch, trimmed shrubs, and a tidy lawn make your home feel inviting before buyers even reach the door. A freshly painted front door or updated light fixture can add a nice touch.

Stage Your Home

Staging isn’t about perfection—it’s about showcasing your home’s strengths. We provide a consultation with a professional stager who can help you highlight the flow of your rooms and make each space feel comfortable and functional. Even simple tweaks, like rearranging furniture or adding warm accents, can make a big impact.

Embrace the Season

Spring is all about light and freshness. Open the windows, let the breeze in, and show off any outdoor spaces—patios, decks, gardens, or even a sunny corner for morning coffee. A vase of fresh flowers or a splash of colour can make a home feel especially welcoming this time of year.

Price It Right

Pricing is both an art and a science. We look at current market conditions, recent comparable sales in Kingston and area, and the unique features of your home to land on a competitive list price. The right price helps you attract more buyers, stand out in the spring rush, and position yourself for a smooth sale.

Preparing your home for a spring sale takes a bit of planning, but it sets you up for great results. If you’re thinking about making a move, we’re here to walk you through every step and take the guesswork out of the process.

Reach out anytime—we’re always happy to chat about your plans.

Something that's been coming up with our buyers and sellers lately has been the sale of the buyer's property.

If the buyer needs to sell their home to buy a home, they can put in a condition called an SBP or an SPP or an SOP, depending on where you are.

Here in Kingston and the area standard is the Sale of Buyer’s (AKA Purchaser’s) Property.

So that means the purchase of this home is conditional upon the sale of me, the buyer's property. And there's a timeline there. It could be two weeks or two months or whatever has been negotiated between the 2 parties in which the buyer has to sell their property.

But because it's such a long timeline, there's an escape clause.

An escape clause is a 24- to 72-hour period, wherein if the sellers get another offer, they can inform the first buyers and say, "Hey, we have another offer. We'd like to take that offer. So you have to commit or let it go."

At that point, the buyers can either say, "Okay, I'm letting my condition go. I'm waiving my condition." OR "I am escaping getting out of the house, not buying this house."

So that's what a Sale of Buyers Property is.

The sellers don't love it because there's no total commitment to buy the house, and they're sitting there waiting, tied up with you to ensure you will sell before you commit to purchasing their home.

Buyers, sometimes it's the only way, but it depends on the market whether, whether it's used or not.

Watch the video here:

What's an amendment?

An amendment is a change to an Agreement of Purchase and Sale or “Offer”.

It could be anything from deleting a condition or a clause to changing a condition or a clause to changing a date, like the closing/completion date.

It could also be changing the names on the purchase and sale agreement, adding someone, deleting someone, et cetera.

What happens is: whoever is initiating the change signs gives an irrevocable time limit to the other party, and it gets sent to their agent.

If they agree within that time period, then it's all good. They sign it back. The amendment does not pass if they disagree or they run out of time. 

Contact us if you have questions. We're happy to help!

Why is my realtor asking for my ID, job history, and whether I'm the head of an international organization?

FINTRAC stands for Financial Transaction Reporting and Analysis Center of Canada.

It's the Federal Government's Financial Intelligence Unit, and we as realtors are required to ask ID and ask these questions of all buyers and sellers, anyone with large sum transactions.

FINTRAC's mandate is to facilitate the detection, reporting, and deterrence of money laundering and financing of terrorist activities. So don't be surprised when your realtor asks to scan your driver's license.

Check out the FINTRAC website here.

Are you a homeowner looking to sell your home and wondering how we make the most of an Open House? Hosting a successful Open House is a crucial step in the home-selling process. Let's go over some tips and tricks we use to ensure your open house is successful.

Preparation is key

Before hosting an Open House, prepare the home for showings properly. That includes decluttering, deep cleaning, and making any necessary repairs. Our professional stagers will help make the house look its best. Additionally, we ensure all the required paperwork, such as property listing, brochure, and disclosures, are ready for potential buyers to review.

Choose a suitable date and time

Choose a date and time for your Open house that is convenient for potential buyers. Consider factors such as the day of the week, holidays, and local events when selecting a date. As for the time, hosting the Open House mid-afternoon on the weekend is recommended, as most people have free time to attend.

Marketing your Open House

Once we have determined the date and time, we work hard to market the event effectively. We use online resources such as social media, real estate websites, print, and local media to promote the event. Neighbours and friends often know someone who wants to move to the neighbourhood, so you can help by reaching out to your network to spread the word.

Create a welcoming atmosphere

When hosting an Open House, we create a welcoming atmosphere that makes potential buyers feel at home. Having fresh flowers, playing soft music, and providing light refreshments makes buyers feel welcome. We greet visitors at the door and give them a property tour - pointing out your home's best features.

Be prepared to answer questions

Potential buyers will likely have questions about the property and the surrounding area, so we must be prepared to answer these questions. We ensure that we understand your home's features and the local neighbourhood well and are ready to provide this information to visitors.

Why have an Open House?

You may think that open houses are full of nosy neighbours, but we have found over the years that the majority of attendees are potential buyers actively viewing the home. They often return for a second visit with their REALTOR® and sometimes go straight to the offer process.

Hosting a successful open house is an essential step in the home-selling process. By following these tips and tricks, we make the most of the event and increase the chances of finding a buyer for your home.

Ready to get started planning your home sale? Contact us today to learn more about how we can help.

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 contact 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.

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).

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.

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.

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. 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.

In December 2020, more than 244 homes sold in the Kingston area.
In 2021, year-to-date sales are up 12%, so it’s likely that over 270 homes will sell this December.

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.