The last two years have been extraordinary for the Kingston real estate market. Low inventory, low interest rates, and strong buyer demand have pushed average sale prices up 50.2% since October 2019. Even before the pandemic, Kingston was firmly in a seller’s market, but the acceleration that followed the spring of 2020 was unlike anything we’d seen.

Traditionally, Kingston and the surrounding areas—Napanee, Loyalist Township, Frontenac, and Lennox & Addington—follow a predictable seasonal rhythm. Spring is typically the busiest time of year. July and August tend to slow down, activity picks up again in early fall, and the market usually gets quieter over the holidays. Recently, we’ve seen a shift back toward that familiar pattern.

A common question we hear from homeowners is whether they should sell now or wait for spring. We wish we had a crystal ball, but real estate doesn’t work that way. What we can do is look at history and today’s indicators, and those suggest that conditions should remain strong as we move into 2022.

In October, 343 homes were listed and 330 sold. Average prices were 26.3% higher than the same month last year. Homes are moving quickly and selling for top dollar.

How to Decide When to Sell

Choosing the right timing depends on your circumstances.

• Do you need to move soon?
If your life situation has changed—job relocation, family needs, or financial considerations—you may not have the option of waiting for the “spring market.” In that case, now is still an excellent time to sell.

• Who is most likely to buy your home?
Understanding your likely buyer helps with timing.

• Young families often move in the summer between school years.

• Retirees and snowbirds are less active during peak winter travel months.

• First-time buyers, often renters, have more flexibility and can move at almost any time of year.

• Will you also be buying your next home?
Spring brings more buyers—but also more competition when you’re house hunting yourself. Balancing both sides of your move is a key part of the strategy we build with our clients.

Every home in Kingston and area is unique, and so is every seller’s situation. If you’re considering a move, we’re happy to walk through your options and help you map out the best approach for your goals and timeline.

Thinking about selling? Reach out anytime—we’re here to help you plan your next step.

You want to make the most money possible when it comes time to sell your home. The way to do that is by improving and updating the things in your home that buyers look for the most.

We compiled this list for those looking to boost their resale value. Focusing on the renovation projects that will net you the highest ROI is important. All of the projects on this list were chosen for their ability to produce high ROI as well as create a more desirable home. Remember - it's important to make money. But your house must also not sit on the market for a year.

Make these updates, and you should fetch a high sale price quicker than you would otherwise.

Remodel Kitchen

The decision among real estate experts about where you get the highest ROI renovating your home is unanimous. The answer is in the kitchen. For some reason, people just want nice kitchens and care about them more than the rest of the house... Maybe it's because that's where people like to entertain guests.

Your main priority when renovating a kitchen should be layout. Creating a functional structure (or bones) that can be updated easily is important. It's one thing to replace a countertop and cabinet doors. It's a different story to completely renovate the whole kitchen.

Once you get the structure out of the way, search for materials that have a high-quality look without a big price tag. You can make a space look modern and luxurious without having to use marble and granite.

Many people have put in expensive goodies and never fix the bad flow. Spend the money on the layout — it never goes out of style. Plugging in new appliances, hardware, and cabinets can be quick and easy if you have a great layout.

Update Bathrooms

Bathrooms are the second place buyers typically place the most value in a home. The good news is that making updates to a bathroom doesn't have to cost a fortune. En-suite/master bathrooms are the most important. As they say, it's where the magic happens. Cast a spell on potential buyers with a beautiful en-suite. That was really corny, I know...      

Re-do Plumbing

Can we say structural problems? This is the #1 worry of all potential buyers. No one wants to move into a beautiful new house and have a disaster occur two or three months down the road. Re-doing your old piping and updating it to a newer plastic solution is a huge selling point. This removes some of the potential fear that comes with buying a home.      

Remove Paneling and Stucco

Wood panelling and Stucco are common in older homes. Mainly because we didn't have walls without imperfections when it was popular like we do now. Not only are these two things ugly, but they also show potential buyers that you lack the ability to update your home. "If you can't update this, what is is lurking?" Spend the time and money to update your panelling walls and get rid of the Stucco.    

Attic Renovation

Attic renovations are popular among DIY projects as expenses can be minimized. In many houses, you will have the bones for a room. All you require is putting up walls and handling the cosmetics. Updated attics can sometimes be a stronger selling point than updated basements.      

Replace Siding

Since curb appeal is so important, focusing on the biggest factor makes sense. The outside of the house. Everyone knows the dingy, yellow siding that used to be white 60 years ago look. If your house looks like that - sorry. It's time to update. For those on a budget, you can also try power washing. Power washing sometimes brings better results than you could imagine. And it barely costs anything.    

New Garage Door

In addition to replacing/refreshing your siding and landscaping well, your garage door can play a big part in selling your house. It's another element of curb appeal that can draw in or turn off potential buyers. Luckily, new garage doors re-coup on average 80% of their investment in the long term. Basically, it will help you break even (or make money) while making your house more desirable.    

You want to sell your home in the least time and for the most money possible. The way to do this is by performing renovations with a high ROI. In addition, you want to focus on the most desirable updates. Doing so will ensure you attract more interest in your property.

Each of these on the list may not be necessary or feasible with your budget. Remember that curb appeal, kitchens and bathrooms are important. If you can focus on nothing else, focus on those things. These projects will reduce your risk of losing money in the renovation process and help you sell quicker. 

Need more information on selling your home in the Kingston area? Give us a call. No pressure, just good advice.