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

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

The Big Picture: A Balanced Market Taking a Summer Breather

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

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

What's Behind This Month's Numbers

A Sixth Straight Rate Hold

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

Kingston Recognized for Housing Growth

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

Community-by-Community Breakdown

Kingston

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

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

Loyalist Township

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

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

Greater Napanee

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

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

South Frontenac

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

Stone Mills

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

Gananoque

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

What This Means for Buyers, Sellers, and Investors

Buyers

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

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

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

Sellers

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

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

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

Investors

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

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

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

Let's Talk About Your Move

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

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

Contact Us

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

"Should we wait for something better?"

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

Sometimes, yes.

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

Why Sellers Often Reject the First Offer

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

Some common reasons include:

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

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

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

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

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

What Happens After the First Few Weeks?

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

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

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

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

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

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

• New listings steal attention.

• The seller often loses negotiating leverage.

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

The Irony We See All the Time

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

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

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

Of Course, Not Every First Offer Is the Best Offer

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

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

• Price

• Deposit amount

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

• Closing date

• The current level of buyer activity

• Comparable recent sales

• How long similar homes are taking to sell

Sometimes the best strategy is to negotiate.

Sometimes it's appropriate to wait.

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

Every Market Is Different

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

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

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

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

The Bottom Line

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

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

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

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

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

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

Contact us

March is behind us, and if you've been watching the headlines — or just trying to figure out what's going on with the housing market — I want to give you a straightforward, honest read on what I'm seeing on the ground here in Kingston and the surrounding area.

Kingston's average sale price sitting at $585,993 — down 12.2% year over year — might look alarming at first glance. But here's the context: we're comparing against a period when prices were running very hot. This is a correction to a more sustainable level, not a market in freefall.

Homes are still selling. The average Kingston property is moving in 37 days. That's not a dead market — that's a market where pricing strategy matters. Sellers who come in realistic are transacting. Those who price to 2025 peak levels are sitting.

Napanee is genuinely interesting right now. A 21% jump in average price alongside an 18% jump in sales tells me buyers are recognizing value there and acting on it. Loyalist is showing similar stability with modest price gains.

The rural markets — South Frontenac, Stone Mills, Gananoque — are softer, and smaller transaction volumes mean the numbers swing more dramatically. I wouldn't read too much into one month's data for those areas, but the trend is clear: recreational and rural properties are sitting longer.

Who's Actually Active in This Market?

The most active segment right now is first-time buyers. Younger purchasers — many who have been diligently using the First Home Savings Account (FHSA) to accumulate a tax-advantaged down payment — are finally finding conditions workable. Interest rates have moderated enough that the $400,000–$550,000 price range produces a manageable monthly payment for qualified buyers.

The City of Kingston First-Time Home Buyer Incentive (shared equity program) continues to offer another lever for eligible buyers, helping stretch purchasing power without a dramatically larger mortgage.

There's also significant excitement about the new HST rebate program on new home purchases. This is a real and meaningful incentive for anyone considering a new build — though the implementation details are still being finalized. I'll be sharing updates on this the moment we have clarity, so make sure you're subscribed to stay informed.

The Squeeze in the Middle

Here's the dynamic that doesn't make headlines but is very real: move-up buyers are caught in the middle.

If you already own a home and need to sell before you can buy your next one, you're navigating two uncertainties simultaneously. Your existing home may take longer to sell in the current environment. And you're understandably nervous about committing to a new purchase before you have a firm deal on your current one.

This hesitation is keeping some transactions from happening — and I get it. But there are smart ways to manage this: bridge financing conversations with your lender, conditional offers, and working with an agent who can align both timelines. It's not impossible — it just requires more planning than it did two years ago.

My Honest Take on the Market

There's a lot of noise right now. Economic headlines. Global uncertainty. Interest rate speculation. It can feel like the smart move is to wait and see what happens.

In my experience, waiting for certainty rarely pays off in real estate. By the time the picture is perfectly clear, the opportunity has usually shifted.

If you're a first-time buyer in that $400,000–$550,000 range, this window is worth taking seriously. You have more inventory to choose from, sellers who are willing to negotiate, and programs designed specifically to help you get in. You won't time the absolute bottom — nobody does — but the conditions are more buyer-friendly than they've been in some time.

If you're a seller, the single most important thing you can do is price it right from the start. A well-priced home in Kingston is still moving in just over five weeks. An overpriced home sits, accumulates days on market, and often sells for less than it would have if it had been priced correctly on day one.

If you're somewhere in the middle — thinking about upsizing, downsizing, or making a move but not sure if the timing is right — let's have a real conversation. Not a sales pitch. A conversation about your specific situation and what makes sense for you.

Let's Talk

Questions about your neighbourhood, your home's current value, or what your next move should look like? Reach out — I'm always happy to chat.

And if this kind of real, no-fluff market analysis is useful to you, subscribe to the blog and our YouTube channel so you never miss a monthly update.

If you live in or around Kingston, Amherstview, or Odessa, you've probably noticed how many new subdivisions have popped up in recent years—Woodhaven, Loyalist, and others are full of back hoes, fresh lawns, and "Just Listed!" signs. And now, there's a major new development: on March 25, 2026, the Ontario and federal governments jointly announced a significant expansion of the HST rebate on newly built homes. It's the kind of policy that's creating buzz at open houses and kitchen tables all over the region—and if you're thinking about buying or selling, the details matter.

The Big Win for New-Home Buyers

The rebate is designed to ease affordability challenges by refunding the full 13% HST on new-construction purchases for eligible homes. For homes valued up to $1 million, buyers can save up to a maximum of $130,000—making a brand-new home suddenly more within reach. That maximum $130,000 rebate is also maintained for homes priced between $1 million and $1.5 million, though it no longer offsets the full HST bill at those prices. For homes between $1.5 million and $1.85 million, a declining partial rebate still applies.

For local buyers eyeing that four-bedroom in Woodhaven or a townhome in Amherstview, this could be a real advantage, especially when every extra bit of savings helps offset rising borrowing costs.

Important: this rebate is temporary. To qualify, your purchase agreement must be signed between April 1, 2026 and March 31, 2027—a one-year window. If you're considering a new build, timing is everything.

Who Qualifies?

This is a meaningful expansion from previous programs. Before this announcement, the more generous HST rebate was only available to first-time buyers purchasing a home as their primary residence. The new program extends eligibility to:

• Repeat buyers purchasing a new home as their primary residence

• Some investors purchasing properties for long-term residential rental use (subject to specific construction and completion deadlines)

One important caveat: the changes are part of Ontario's 2026 Budget and are subject to passage of federal legislation. The core structure is clear, but some finer application details are still being confirmed. Buyers should treat their purchase agreement as a tax document and work closely with their builder, lawyer, and accountant to ensure they qualify.

The Challenge for Sellers of Nearly-New Homes

For sellers in newer subdivisions, things are getting more competitive. Think of homeowners who bought only a couple of years ago and are now looking to move. They're listing their resale home, but builders just down the street have shiny, never-lived-in models with a rebate of up to $130,000 attached.

That puts resale homes—especially those built within the last five years—in a tougher position. Buyers comparing options might find the rebate on a new build too tempting to pass up. Sellers will need to highlight their home's advantages—like finished basements, mature landscaping, established neighbourhoods, or quicker move-in timelines—to stand out from the crowd.

A Changing Kingston Market

Locally, this could shift some demand toward new-build communities like Woodhaven, Lakeside Ponds, or Riverview. Resale homes nearby may need sharper marketing strategies and price positioning to remain competitive. But the overall upside is that more buyers—not just first-timers—might find a pathway into homeownership, which is a welcome development in a market that desperately needs options.

Final Thoughts

This rebate is one of the most significant housing affordability measures Ontario has seen in years, and the one-year window means the next twelve months could be unusually active for new construction sales in Kingston and the surrounding area. Whether you're a buyer trying to time your purchase, or a seller figuring out how to position your home in a changing market, now is a great time to get informed and get moving.

Disclaimer: This article is for informational purposes only and should not be considered financial or legal advice. The HST rebate program is subject to federal legislation and eligibility conditions that may evolve. Every buyer and seller's situation is unique. If you'd like to understand how the HST rebate might affect your next move, reach out—we can connect you with trusted mortgage and legal professionals who can offer tailored guidance.

If you already own a home in Kingston and area and you’re thinking about moving, you’re not alone in feeling unsure about the logistics.

We hear this all the time:
“I’d move… but how does it actually work if I have to sell and buy at the same time?”

The good news? It’s completely manageable. The key is understanding the sequence, the risks, and your options before you jump in.

Here’s how we guide our clients through it.

 Step 1: Start With a Clear Game Plan

Before you look at homes, we recommend sitting down and mapping out:

• Your home’s likely market value

• Your estimated net proceeds after closing costs

• Your mortgage situation (penalties, portability, timelines)

• Your ideal timing

We’ll leave financial advice to your mortgage broker or financial advisor, but from a real estate perspective, clarity is everything. When you know your numbers, you make better decisions.

Step 2: Decide Your Order of Operations

There are generally three approaches:

Option 1: Sell First, Then Buy - The most conservative approach.

Pros:

• You know exactly how much money you have.

• No risk of owning two homes.

• Strong negotiating position when buying.

Cons:

• You may need temporary housing.

• You may feel pressure to find something quickly.

This works especially well in balanced or slower markets.

 Option 2:  Buy First, Then Sell - Higher risk, higher flexibility.

Pros:

• You secure the home you love.

• No need for temporary housing.

Cons:

• You may carry two properties.

• Financing can be more complex.

• Pressure to sell quickly.

This can work in a strong seller’s market — but it requires careful planning.

 Option 3:  Conditional Purchase (Sale of Buyers’ Property Clause)

You make an offer on a new home conditional on selling your current one.

Pros:

• Reduces financial risk.

• Protects you from owning two homes.

Cons:

• Less competitive in multiple-offer situations.

• Some sellers won’t accept this condition.

This approach depends heavily on current market conditions in Kingston and area.

Our Best Advice: Don’t Close Both Transactions on the Same Day

We strongly advise against closing your sale and purchase on the exact same day.

Here’s why:

• If funds from your sale are delayed (even by hours), your purchase can’t close.

• A delay in the buyer’s financing can ripple into your purchase.

• Movers can’t unload if keys aren’t released.

• You could end up in a legal and financial mess that’s completely avoidable.

Instead, we typically recommend closing your sale first and your purchase a few days later.

Yes, that means a short gap.
Yes, it may require temporary storage or creative moving logistics.

But that small buffer dramatically reduces stress and risk.

In our experience in Kingston and surrounding communities, that cushion is worth it every time.

 What About Bridge Financing?

If you’ve sold your home firm and purchased another, but the closings don’t align perfectly, your lender may offer bridge financing.

Bridge financing can:

• Allow you to access equity from your sale early.

• Help you close on your new home before your sale funds arrive.

Your mortgage broker is the right person to advise you here, and we’re always happy to connect you with trusted local professionals.

 What Makes This Process Easier

In Kingston and area — whether you’re moving within the city, heading to Amherstview, Napanee, Gananoque, or beyond — smooth transitions usually come down to preparation and coordination.

Here’s what truly helps:

• Pre-listing prep before you shop. Get your home photo-ready, staged, and market-prepared early so you can move quickly once you find the right property.

• Clear pricing strategy. Overpricing delays your ability to buy confidently. Strategic pricing gives you control over timing.

• Flexible closing dates built into negotiations. We negotiate timelines intentionally to reduce overlap risk.

• Strong communication between all parties. Realtors, lawyers, lenders, and buyers all need to be aligned. We stay in front of those conversations so you’re not chasing updates.

• A backup plan. Temporary accommodation, short-term storage, or family support options are discussed before they’re needed — not during a crisis.

• Realistic market expectations. Understanding inventory levels and competition prevents rushed decisions.

When you plan ahead, the process feels organized instead of overwhelming.

Bottom Line

Buying when you already own a home isn’t risky — doing it without a plan is.

If you’re even thinking about a move in Kingston and area this year or next, the smartest first step is a conversation.

We can map out your options, timelines, and strategy long before you list.

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 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, floor plans, survey (if you have one), 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, local media, and lawn signs 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 steps, 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.