Did the fall market come back?

Short answer: sellers did, buyers partly did, and homes are taking longer to sell. That's the September 2026 story across Kingston and the surrounding area.

You might have noticed there was no August update. Honestly, August went so fast it got away from us. We spent the month getting listings ready for the fall market, and it was gone before we knew it.

So this post starts with a quick look back at August across the whole Kingston and Area Association of REALTORS® (KAREA) board. Then it goes community by community through September: Kingston, Loyalist Township, Greater Napanee, South Frontenac, Stone Mills and Gananoque. It wraps up with what the big fall outlook reports are saying, and what it all means if you're buying or selling.

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August recap: plenty of sellers, steady prices

August sales across the KAREA board were flat, but supply hit a 10-year high for the month.

To put that in perspective, there are about four times as many homes for sale now as there were in August 2021, at the height of the pandemic market (+302.6%).

Prices, meanwhile, are holding steady. KAREA's president described our market as sitting somewhere between buyer's and balanced territory. So that's where we left the summer: plenty of sellers, steady prices, and buyers taking their time.

KAREA hadn't released board-wide September numbers when we put this update together, so September is covered community by community below.

Interest rates: a hold in September, a question mark for October

The Bank of Canada held its policy rate at 2.25 per cent on September 2, its seventh decision in a row with no change (Bank of Canada).

Two things from that announcement matter for housing:

•      Bond yields are up. The Bank pointed out that long-term bond yields have moved up, including here in Canada. Fixed mortgage rates tend to follow bond yields, so even when the Bank sits still, fixed rates don't automatically get cheaper.

•      Inflation risk is higher. The Bank said the risks of higher inflation have increased, with energy prices still elevated and new tariffs between Canada and the U.S.

That has people talking about the next announcement on October 28. In mid-September, markets were treating an October hike as close to a coin flip, a big change from early September, when they were pricing in a 94 per cent chance of a hold (BNN Bloomberg). To be fair, several bank economists, including at RBC and Desjardins, still expect the Bank to hold for the rest of this year. But a rate increase is very much back on the table.

What this means for first-time buyers

If you've been waiting for rates to come down, that may not be the direction we're heading. This could be a good time to get pre-approved and lock in a rate. Most lenders will hold a rate for 90 to 120 days, which protects you if rates go up while you're shopping (Money.ca). Terms vary, so ask your lender or mortgage broker what they offer.

And remember, this is a buyer's market. You've got more homes to choose from than we've seen in years, and room to negotiate.

Kingston real estate: sellers showed up

Kingston, our biggest market, gives the clearest answer: new listings jumped more than 30 per cent from August, but sales didn't keep pace.

That's 86 more new listings than August, so sellers did come back after the summer. Baked into that number, though, are sellers who cancelled and relisted to get fresh eyes on their homes.

Buyers didn't keep pace, which works out to more than three new listings for every home that sold. Prices softened a little: the median is down about 1 per cent from a year ago, and the year-to-date average is basically flat, up 0.3 per cent. No big repricing, just a slow drift.

Where you really see the shift is at the negotiating table. Nearly 88 per cent of sales closed below list price, and only 8 per cent sold over asking, down from 11.5 per cent last September. We also saw 151 listings terminated in September, up from 118 in August: sellers pulling their homes without a sale.

Loyalist Township real estate: buyers came back here

Loyalist is where the fall market looks most like a comeback, with sales up more than 50 per cent from last September.

Total dollar volume was up almost 33 per cent from a year ago.

Why is the average price down 13 per cent?

Don't read too much into that headline. The median price, which is the middle sale, is actually up almost 3 per cent. Last September included some higher-priced sales that pulled the average up, so this is about which homes sold, not a drop in values. Year to date, both the average and median are within 2 per cent of last year.

It's also worth remembering that a large part of Loyalist home sales are new builds, and that 13 per cent lines up with Ontario's 13 per cent HST, which no longer applies to new homes (TRREB).

Sellers also did a bit better at the negotiating table: four of the 23 sales went over list. The trade-off is time. Buyers are there, but they're taking it.

Greater Napanee real estate: sales bounced back

After a very quiet August with just 15 sales, Greater Napanee came back with 26 in September.

A mix shift, not a 20 per cent drop

The price headline looks alarming, but look at the list prices. The homes that sold were listed about 12 per cent lower on average than a year ago. In other words, more lower-priced homes changed hands this month; homeowners aren't suddenly taking 20 per cent less.

In fact, sellers did better relative to asking, and four homes sold over list. For a more honest read, look at year to date: the median is down 5 per cent. So there is some real softening in Napanee, just nowhere near what the September headline suggests.

South Frontenac real estate: fewer sales, faster sales

South Frontenac is a split picture: sales were down sharply, but the homes that sold went quickly. It's a small sample of 18 sales, so year to date matters here too.

That's more than four new listings for every sale. But median days on market dropped to 28, which tells me well-priced homes in South Frontenac are still moving.

The September median is up about 7 per cent, but again, that's a small group of sales. Year to date, the median is down 5.5 per cent, and terminations are up over 22 per cent. A lot of sellers who aren't priced to the market are pulling their listings.

Stone Mills real estate: the year-to-date view

Stone Mills is a small market, with 16 sales in September, so year-to-date figures give the truer picture: fewer sales, more listings and slightly lower median prices.

One or two unusual sales can swing the monthly numbers wildly. In August, for example, the average price was $913,000 while the median was $425,000. A few higher-priced sales pulled the average way up.

One thing worth flagging for September: 59 new listings came on, compared with 22 in August and 30 last September. That's a big wave of supply for a market this size, so buyers in Stone Mills have more choice heading into the fall.

Gananoque real estate: the year-to-date view

Gananoque is our smallest market, with just eight sales in September. Year to date, prices are holding, but homes are taking longer to sell and more sellers are pulling out.

Terminations have doubled. That's a lot of sellers deciding to come off the market rather than adjust their price.

For what it's worth, all eight September sales closed below asking. It's a small number, but it fits the year-to-date story: buyers in Gananoque have room to negotiate.

So, did the fall market come back?

Sellers came back, buyers came back in some places, and the pace slowed almost everywhere.

What the big reports are saying

RE/MAX Canada released its Fall 2026 Housing Market Outlook on October 7, and Kingston is in it (RE/MAX Canada). Looking at January through July, it found Kingston's average price essentially flat compared with last year, with sales down about 4.5 per cent. It classifies Kingston as a buyer's market and estimates the average price will finish 2026 up about 1 per cent, to around $644,700, with sales down about 3 per cent.

It's not just us, either. Nationally, RE/MAX expects about a third of the markets it tracks (32 per cent) to be firmly in buyers' territory this fall, up from about 15 per cent a year ago. As Don Kottick, president of RE/MAX Canada, put it, the market "has not become easy for buyers, but in many regions, it is allowing for a more deliberate purchasing process." That's exactly what we're seeing locally.

Tips if you're selling

•      Price it right from day one. The homes that sold quickly were priced well. The ones that weren't are sitting, or getting pulled off the market.

•      Expect to negotiate. Most homes across the area are selling below asking.

•      Plan for more time. Days on market is up almost everywhere, and that number only counts the homes that sold.

Tips if you're buying

•      Use your choice. There are more homes for sale than we've seen in years.

•      Negotiate, and keep your conditions. With most homes selling below asking, you have room to include financing and inspection conditions without fighting a bidding war.

•      Lock in a rate. With an October 28 rate hike on the table, ask your lender about a 90 to 120-day rate hold.

Stay informed

Local markets move differently, and the headline numbers don't always tell the full story. If you want to know what this means for your home or your search, reach out anytime at lwrealty.ca or 613-389-7777. We'll cover the Bank of Canada's October 28 decision in next month's update.

Sources

•      KAREA MLS® Market Insights, September 2026 (community figures)

•      KAREA board-wide statistics, August 2026 (CREA)

•      Bank of Canada interest rate announcement, September 2, 2026

•      BNN Bloomberg: Odds of an interest rate hike from Bank of Canada this year have jumped (September 18, 2026)

•      Money.ca: rate holds and the October rate decision (September 23, 2026)

•      RE/MAX Canada: Canadian Housing Market Outlook, Fall 2026 (October 7, 2026)

TRREB: HST elimination for all buyers of new housing

You've been waiting for something to change in the real estate market before you make your move. It just might not be the thing you expected...

While most headlines are hyper-focused on Bank of Canada interest rate decisions, the savviest buyers know that the change of season is starting to tip the scales in their favour. Historically, autumn has always been a strategic window for real estate. In Canada's current market, this fall presents a rare alignment of factors. Buyers this season are benefiting from more homes to choose from, stable or softening prices, and significantly more room to negotiate.

As Christopher Alexander, Past-President of RE/MAX Canada, explains:

"The fall market is usually a good early indicator for activity... and we're headed toward more healthy territory. With interest rates starting to ease, buyers are beginning to come off the sidelines."

But what does this macro trend look like on a local level? If we zoom into the Kingston and Area Real Estate Association (KAREA) market, the seasonal advantages of a fall move become even more striking, proving that the local landscape is primed for buyer opportunities.

Here is why this fall season is worth a closer look, both nationally and right here in Kingston.

1. There Are More Homes to Choose From (and Less Panic)

One of the biggest frustrations Canadian homebuyers have faced over the last few years has been a severe lack of choices. The frantic spring and summer markets often left buyers scrambling over limited listings. Fortunately, this fall is bringing some much-needed relief. Active listings across the country represent a healthy year-over-year increase in inventory, giving buyers a much wider selection. This inventory build happens because homes listed in late spring and summer that didn't immediately sell remain on the market, while fresh fall listings continue to be added.

📍 The Kingston Connection: A Decade-High Selection of Homes

More choices mean fewer compromises. You are far more likely to find a property that actually fits your budget and lifestyle, rather than settling for whatever happens to be available.

2. Asking Prices are Easing and Flattening

Having more choices is excellent, but only if the prices fit your budget. That is where fall’s second advantage kicks in: pricing pressure is easing across the country.

National condo prices and average prices are showing signs of stabilization, while major urban centres like Toronto and Vancouver are seeing modest price adjustments. Sellers typically feel the most confident in the spring and early summer when demand peaks. By fall, buyer activity naturally tempers as the weather cools, forcing sellers to price more realistically to attract interest. This gives you a direct advantage on your bottom line.

📍 The Kingston Connection: Softening Benchmark Prices

While the average price of homes sold in July was $658,437 (due to some higher-end sales skewing the monthly average), the more comprehensive year-to-date average price was $624,924, which is a slight 0.2% reduction from the first seven months of 2025. This price flatlining indicates that sellers are adjusting their expectations to meet the current market reality.

3. Sellers are Increasingly Motivated to Negotiate

Perhaps the most significant advantage of a fall move is the shift in negotiation power.

Because homes are staying on the market a little longer and competing offers are less common, the "take-it-or-leave-it" attitude among sellers is fading. If a seller's home has been sitting on the market through the summer, they are often highly motivated to close a deal before winter and the holiday season arrive. With fewer active buyers to compete against, you have a rare opportunity to negotiate favourable terms—whether that’s a lower purchase price, home inspections, or financing conditions that were almost impossible to include in recent years.

📍 The Kingston Connection: Rising Inventory and Buyer Leverage

Bottom Line

While every local real estate market moves at its own pace, the autumn seasonal trends remain remarkably consistent: more inventory, flatter pricing, and motivated sellers.

In the Kingston region, with a decade-high selection of listings and stabilizing benchmark prices, that window of opportunity is wide open right now.

If you have been waiting for your home search to feel a little more manageable, this fall is the perfect time to get back in the game. Reach out to see how these seasonal advantages are playing out in your target neighbourhood.

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.

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June was a busy month across the Kingston area — busier than we've seen in a while, and there's more than one reason why. Between a shifted military posting season, a major new tax rebate on new-build homes, fresh movement on the Alto high-speed rail file, and the usual summer rush of cottage buyers heading for South Frontenac, there was a lot working in the market's favour this month.

Here's a full breakdown of what actually happened in June 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: Kingston Leads a Busier June

Kingston saw 199 homes sell in June, up 4.2% from May, though still down 4.8% from June of last year. Average price came in at $648,710, up 2.8% month over month, while median price dipped to $582,500, down 4.5% from May. That gap between average and median suggests a handful of higher-priced sales pulled the average up while the typical, middle-of-the-market home traded a touch softer — a sign of a market with more range in it right now than it had earlier this spring.

The clearest shift was speed. Homes that sold in June moved in an average of 26 days, down almost 20% from May's 33. That figure reflects the average for homes that actually sold, and does not include active listings still on the market — a distinction worth remembering, since a well-priced home moving in under a month tells a very different story than an overpriced one sitting for two or three.

New listings pulled back slightly (down 8.2% from May), and 13.6% of homes that sold went for over asking, up from 12.0% the month before — a sign that buyers are competing again for the right homes. Zoomed out to the full year, Kingston is still down 5.3% in total sales compared to this point in 2025, so June was a genuinely strong month inside a softer year overall.

Four Local Stories Shaping June's Market

A few local developments help explain why activity picked up the way it did this month.

A Later CFB Kingston Posting Season

CFB Kingston drives meaningful housing demand every year through its annual posting cycle, as military families relocate in and out of the base — typically spread across spring and into summer. This year, postings landed later than usual, compressing a lot of that relocation activity into June instead of spreading it across April and May. That timing shift lines up closely with faster days on market and stronger competition in the communities closest to the base.

New-Home HST Relief Becomes Law

Ontario's enhanced HST rebate on new-build homes — worth up to $130,000 combining the provincial and federal portions — moved fully into law this June. Ontario's enabling legislation received Royal Assent in mid-May, and the federal piece followed with Royal Assent on June 18th. Eligible buyers signing an agreement of purchase and sale with a builder between April 2026 and March 2027 can now recover the full 13% HST on a qualifying new home priced up to $1 million. That kind of savings is changing behaviour on both sides of the deal: builders are bringing more new-construction supply to market, and buyers who had been sitting on the sidelines are stepping back in. The effect is most visible in Kingston, Loyalist Township, and Greater Napanee, where new-home development is active. Worth noting: as of June, the CRA's updated claim forms weren't fully in place, so many buyers are still paying the HST at closing and claiming the rebate back afterward rather than receiving a credit upfront — a conversation worth having with your lawyer or accountant.

Alto High-Speed Rail: A Southern Route Gains Ground

On June 22nd, federal Transport Minister Steven MacKinnon announced he is directing Alto to formally assess a southern high-speed rail route between Peterborough and Ottawa that would include a potential stop in Kingston, and signalled a strong preference for that option over the originally proposed northern route. Kingston's mayor welcomed the news. A southern route could ease the expropriation pressure that has been weighing on landowners along the original northern corridor through Frontenac, Stone Mills, and Lennox & Addington — though nothing is finalized, and a more detailed alignment isn't expected until this fall. If the southern route does move forward, the uncertainty shifts rather than disappears, this time toward communities along the new corridor, including parts of South Frontenac.

Cottage Buying Season Arrives

June also marks the unofficial start of cottage buying season across the region, as seasonal and waterfront buyers move to close on a property in time for summer. This is a meaningful seasonal driver in its own right, and it shows up most clearly in South Frontenac's numbers this month — more on that below.

Community-by-Community Breakdown

Kingston

199 sales, average price $648,710, median price $582,500. Homes moved in an average of 26 days, and sellers who priced right achieved 97.6% of asking on average. New listings totalled 434 for the month, so buyer choice remains healthy — it's the well-priced homes that are moving quickly, not the overall supply that has tightened. Kingston is also one of the communities where the new-home HST relief is having a real impact, given its active new-construction activity. Year-to-date sales sit at 875, down 5.3% from last year.

Loyalist Township

Loyalist had one of the more eye-catching months in the region: 38 sales, up 8.6% from May, with average price jumping to $692,594 — a 20.2% increase month over month and 16.6% year over year. Loyalist is benefiting from two forces at once: its proximity to CFB Kingston makes it a natural landing spot for relocating military families, and it's also an active new-construction market, so the HST relief likely added extra momentum. Days on market ticked up slightly to 34, but that's still well ahead of last June's 50-day average. Year-to-date, Loyalist sits at 156 sales, down 7.7% from last year.

Greater Napanee

Napanee saw a quieter month on volume — 19 sales, down 20.8% from May and 26.9% from last June — but pricing continued to gain, with average price up 5.1% to $548,605. Napanee is also an active new-construction market, and the HST relief becoming law in June is likely part of what's kept builder activity going even as resale volume cooled; it's worth watching new-listing activity here over the summer. Average days on market rose to 38. Year-to-date, Napanee has 97 sales, down 18.5% from last year.

South Frontenac

South Frontenac was the standout market this month. 42 homes sold, up 44.8% from May and 16.7% from last June — the strongest month-over-month move anywhere in the region. Average price climbed to $690,674, up 13.0% from May, and median price rose 9.8% to $657,500. Days on market fell sharply to 35, down a third from May's 52.

Two local factors are driving this: South Frontenac's proximity to the base makes it a likely beneficiary of the later posting season, and June is also the start of cottage buying season, when seasonal and waterfront buyers move to close on a property before summer. South Frontenac's mix of lakes, rural acreage, and easy access to Kingston makes it one of the most popular destinations for that seasonal wave, and this year's numbers reflect it.

That said, context matters: year-to-date, South Frontenac still sits at 126 sales, down 18.2% from last year, so June's surge is a strong rebound rather than a full turnaround. It's also worth watching the Alto rail conversation here, since a southern route would bring South Frontenac into that discussion as well.

If you're considering a cottage or waterfront purchase in South Frontenac this season, check out our complete cottage buying guide for what to know before you buy.

Stone Mills

Stone Mills is a smaller market, so June's 13 sales should be read as a small sample where a couple of unusual deals can swing the percentages. With that caveat: sales were flat month over month and up 18.2% from last June. Average price dipped 7.3% from May but is up 25.9% year over year, and average days on market improved to 34, down from 52 in May. The bigger-picture figure to watch is year-to-date volume — 47 sales, down 36.5% from last year — a genuinely slower year overall despite a solid June. For landowners here, the federal government's new preference for a southern Alto route could ease some of the expropriation pressure that's been hanging over the originally proposed northern corridor, though nothing is confirmed yet.

Gananoque

Gananoque is the smallest market in the region, and with only 8 sales in June, month-over-month percentages here can be misleading. The year-to-date picture is more reliable: 40 sales, down 18.4% from last year, with average price up 6.0% to $538,233 and median price up 5.2% to $515,500 — pricing has trended upward even with fewer transactions closing. Year-to-date average days on market has stretched to 51, up from 47 last year, and terminations are up sharply, at 56 year-to-date versus 21 at this point last year — a sign that more sellers are pricing optimistically and having to pull listings back. For anyone selling in Gananoque, pricing accuracy matters more here than anywhere else in the region.

What This Means for Buyers, Sellers, and Investors

Buyers

•  Kingston, Loyalist, and South Frontenac are moving quickly right now — be ready to act when you find the right home.

•  Napanee, Stone Mills, and Gananoque still favour patient buyers with more room to negotiate.

•  Considering a new build in Kingston, Loyalist, or Napanee? The HST relief is worth running the numbers on with your lawyer or accountant.

•  Shopping for a cottage in South Frontenac this season? Give yourself extra lead time given the competition.

Sellers

•  Pricing accuracy matters more than ever — terminations are climbing in several communities, most notably Gananoque, as overpriced listings get pulled rather than sold.

•  If you're near the base hoping the posting-season bump carries your listing, remember it helped homes that were already priced right — it isn't a rescue plan for an overpriced one.

Investors

•  Watch Loyalist and South Frontenac for near-term momentum tied to the base and cottage season, keeping in mind both are still down year-to-date.

•  Watch Kingston, Loyalist, and Napanee for new-construction activity as the HST relief works through the market.

•  Treat Gananoque's numbers with extra caution given how few transactions occur there each month.

Let's Talk About Your Move

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

Let’s Talk About Real Estate

Spring Has Arrived — And the Numbers Prove It

After a quieter start to 2026, the Kingston and area real estate market is doing exactly what spring markets do — waking up. April's numbers tell a story of genuine momentum, and whether you're thinking about buying or selling, understanding what's happening on the ground right now could make a significant difference in the decisions you make over the coming weeks and months.

Let me walk you through what's happening, community by community, and then share what I think it means for you.

The Bigger Picture: What's Driving the Market Right Now

Before we get into the local numbers, it's worth understanding the broader forces shaping our market.

The Bank of Canada is holding its overnight rate at 2.25% — providing a level of stability that buyers and sellers have been waiting for after years of rate uncertainty. That stability matters. It gives buyers more confidence in their purchasing power, and it gives sellers more confidence that motivated buyers are out there.

On the government side, the federal and provincial removal of HST on new builds is creating meaningful opportunity for buyers considering new construction — reducing the upfront cost at a time when affordability remains a real concern for many families. And both federal, provincial, and municipal governments continue to advance housing affordability initiatives aimed at making homeownership more accessible.

Add all of that to the natural energy of the spring market — historically the busiest and most active season for real estate across Ontario — and you have the conditions for the momentum we're seeing in April's data.

Kingston: The Region's Most Active Market

Kingston is the engine of our regional real estate market, and April delivered one of the strongest months we've seen in some time.

179 homes sold in Kingston in April — a 50% jump from March and a 5.9% increase from the same month last year. The average sale price came in at $676,877, up 7.4% year over year. Total dollar volume crossed $121 million — up 73% from March alone.

The median days on market was 20 days — but I want to be very clear about what that number means. That's the median only for homes that actually sold. Homes that are overpriced are sitting considerably longer. The market is not forgiving of wishful pricing — it is rewarding accurate pricing with fast, strong results.

New listings came in at 393 for the month — up 11.6% from March, but actually down 6.7% from April of last year. That's a critical detail. Buyers who are waiting for a flood of new inventory aren't going to get it. The supply simply isn't materializing at the scale many are hoping for.

Year to date, Kingston has seen 481 sales — essentially on pace with last year — and average prices of $615,826 are tracking closely to 2025 levels. The spring surge in April suggests the market is gaining momentum that should carry through the coming months.

What this means for Kingston buyers: The window to be thoughtful without being slow is narrowing (aka you snooze, you lose). With 81% of homes still selling below asking price and an average sale-to-list ratio of 97.7%, you still have negotiating room — but you need to be pre-approved, prepared, and ready to move when the right home comes along.

What this means for Kingston sellers: The buyers are here, they're motivated, and they're moving fast. But 109 listings terminated in Kingston in April alone — up 13.5% year over year. Those are sellers who got their pricing wrong. Accurate pricing from day one, combined with strong presentation, is what separates the homes that sell in 20 days from the ones that linger.

Loyalist Township: Steady, Stable, and Underrated

Loyalist Township doesn't always get the headlines, but it deserves more attention than it gets — because consistency in real estate is genuinely valuable.

31 homes sold in April, up 6.9% year over year. Year to date, 83 homes have sold — up 1.2% from the same period last year. The average sale price of $582,613 is essentially flat year over year, and year to date prices are tracking at exactly the same level as 2025.

The median days on market for homes that sold was 24 days — three days faster than last April and ten days faster than the year to date average. That acceleration as we move into spring is an encouraging signal.

New listings are up 18.2% year over year, giving buyers more choice than they had last spring. But sales are keeping pace with that new supply, which means inventory isn't piling up unsold.

What this means for Loyalist buyers: This is a market offering real value — strong communities, proximity to Kingston, and prices that have held steady through a period when other markets were volatile. If you've been watching Loyalist, the spring window is open.

What this means for Loyalist sellers: Your market has demonstrated remarkable resilience. Buyers recognize the value here. Come in with realistic expectations and strong presentation, and the spring momentum is on your side.

Greater Napanee: A Tale of Two Trends

Napanee's April numbers require a bit of context — because on the surface, they look contradictory.

Only 11 homes sold in April — down 54.2% from the same month last year, and down 15.6% year to date. That's a meaningful slowdown in activity. But the average sale price tells a completely different story: $560,809 in April, up 30.1% year over year. Year to date, prices are up 9.8%.

What this tells me is that the homes selling in Napanee are selling well. Buyers in this market are selective — but when the right home comes along at the right price, they act. The challenge is that the homes that aren't priced correctly simply aren't selling.

The median days on market was 58 days for homes that sold — up 25 days from last April. That number is high, and it reflects a market where buyers have more time to be selective. But again — those are only the homes that found a buyer. Overpriced homes in Napanee are sitting even longer.

What this means for Napanee buyers: You have real negotiating room here, and prices remain meaningfully below Kingston levels. If you're flexible on location, Napanee deserves a serious look.

What this means for Napanee sellers: Price strategy is everything in this market right now. The homes that are selling are achieving strong prices — but the market will not do the work for you. Accurate pricing and excellent presentation are non-negotiable.

South Frontenac: Opportunity Emerging for Patient Buyers

South Frontenac is an important market to read carefully right now.  Along with Stone Mills, South Frontenac stands to be impacted by the proposed ALTO high speed rail line. More than ever, it is important to work with a local realtor who is paying attention as this project develops.

26 homes sold in April — up 4% year over year, which is encouraging. But the price picture has softened: the average sale price of $626,281 is down 10.4% from last April, and year to date prices are down 10.8%. That's a meaningful correction from where this market was a year ago.

New listings surged 10.5% year over year in April, though year to date they're down 12.9% — reflecting some month-to-month variability that's typical of a smaller market finding its footing.

The median days on market for homes that sold was 40 days — up 21 days from last April. The homes that aren't priced right are sitting considerably longer than that.

What this means for South Frontenac buyers: This is one of the most compelling buyer opportunities in our region right now. Prices have softened, you have negotiating room, and you're buying into a beautiful part of Eastern Ontario. If you have the flexibility and patience to navigate a slower market, the value is real.

What this means for South Frontenac sellers: This is not the market to test the ceiling on price. Buyers here are informed and patient — they know what the data says. Realistic pricing and strong presentation are your most powerful tools right now.

Stone Mills: A Market in Reset

Stone Mills is our quietest market in April, and the data reflects a community going through a genuine reset that's worth understanding.

9 homes sold in April — down 18.2% year over year, and down a significant 51.2% year to date compared to the same period in 2025. That's a dramatic slowdown. Prices have also softened considerably — the average sale price of $528,100 is down 24.3% from last April and down 11.7% year to date.

New listings are also contracting — down 2.9% year over year in April and 14.2% year to date. So this isn't simply a case of too much supply. Buyer demand has pulled back in this area.

The median days on market was 37 days for homes that sold — but in a market this quiet, homes that aren't priced correctly are simply not selling at all.

What this means for Stone Mills buyers: Patience and local knowledge are your best assets here. The value proposition is real for the right buyer — but understanding what's driving the market dynamics matters before you make a move.

What this means for Stone Mills sellers: An honest conversation about pricing before you list is the single most important thing you can do. In a market where buyer demand has pulled back, presentation and pricing have to do the heavy lifting.

Gananoque: Affordable, Holding Value, and Worth Watching

Gananoque is a small market, so I always look at the year-to-date figures here rather than drawing too many conclusions from a single month's numbers.

7 homes sold in April — and while that's up 75% from last April, we're talking about moving from 4 sales to 7. Small markets create big percentages. Year to date, sales are down 25% from the same period last year.

But here's the story that really matters: year to date, average prices in Gananoque are down just 0.1% from last year. Essentially flat. In a market that's seen significant variability elsewhere, that price stability is notable.

At an average of $493,414, Gananoque represents the most affordable entry point in our entire region — offering small-town charm, proximity to the 1000 Islands, and easy access to the 401 corridor.

New listings are up significantly — 27.3% year over year in April and 37.7% year to date — giving buyers more choice than they've had in some time.

What this means for Gananoque buyers: If affordability and lifestyle are your priorities, Gananoque deserves a serious look. More inventory, stable prices, and a community with genuine character.

What this means for Gananoque sellers: In a small market with more listings than usual, standing out matters. Pricing and presentation will determine whether your home is one of the 7 that sells — or one that sits.

The Bottom Line: What Should You Do Right Now?

For Buyers

The data makes a clear case for acting this spring — but acting smart, not acting fast.

Get your pre-approval done before you start seriously searching. Know your number. In a market where well-priced Kingston homes are selling in 20 days, you cannot afford to be scrambling for financing when the right property comes along.

Understand that waiting has a cost. Kingston prices are up 7.4% year over year. New listings are down nearly 7% from last April. The inventory flood that many buyers are waiting for simply isn't coming. And with the Bank of Canada holding at 2.25% and government programs adding additional support, the conditions for buying are as stable as they've been in years.

But don't panic — negotiate. Most homes across this region are still selling below asking price. You have room to be thoughtful, do your due diligence, and make an informed decision. This is not 2021.

For Sellers

Spring momentum is real — but it is not a free pass.

Price accurately from day one. The data is unambiguous on this point. The homes winning in this market are the ones that came in sharp and realistic. The ones sitting — and the 109 terminations in Kingston alone tell that story — are the ones that didn't.

Invest in presentation. Today's buyers are scrolling through dozens of listings online before they ever walk through a door. Professional photography, 3-D interactive tours, clean spaces, and thoughtful staging are the difference between selling in 20 days and sitting for 60.

And plan your next move before your sign goes up. Know where you're going before you have an offer in hand — not after.

Let's Talk

Whether you're ready to make a move right now or just starting to think about your options — I'd love to have that conversation. No pressure, no obligation. Just honest, local advice from someone who knows these communities inside and out.

Market data sourced from MLS statistics for April 2026. All figures reflect residential resale activity. Days on market figures reflect median days for homes that sold only.

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.

Is the Market on Thin Ice, or Just Waiting for Spring?

The February numbers for the Kingston and area real estate market are starting to paint a picture for 2026, but it’s still early. With only two months of data so far this year, we need to be careful about drawing big conclusions from small samples.

What we can say is that the market is showing different trends in different communities. Kingston looks different from Napanee. Loyalist Township looks different from South Frontenac. And in smaller markets like Stone Mills or Gananoque, a handful of transactions can dramatically affect the statistics.

Across the region, a few themes are emerging.

Well-priced homes are selling. Homes that appeal to first-time buyers and entry-level buyers are moving right now. At the same time, the number of new listings is down in many areas, which suggests some sellers may be sitting on the sidelines waiting for a signal.

What signal? That’s the big question right now. Interest rates, buyer confidence, and the momentum of the spring market will likely all play a role.

One thing worth watching closely is supply. With fewer new listings coming to market, if buyers return in greater numbers later this spring, we could see price pressure re-emerge simply because there aren’t enough homes available.

February at a Glance

Here is a quick snapshot of what happened across the Kingston and area housing market in February 2026:

• Kingston: 94 homes sold with an average price of $573,006. New listings dropped significantly compared with last year.

• Greater Napanee: 21 homes sold with an average price of $505,545, almost unchanged from last year.

• Loyalist Township: 15 homes sold with an average price of $548,560 across Bath, Amherstview, and Odessa.

• South Frontenac: 9 homes sold with an average price of $511,889.

• Stone Mills: Only 2 homes sold, illustrating how statistics can shift dramatically in small rural markets.

• Gananoque: 5 homes sold with an average price of $377,980.

Across most communities, new listings were lower than last year, while buyers continued to move forward on homes that were priced appropriately.

Kingston Real Estate Market – February 2026

The Kingston, Ontario real estate market remains the largest and most stable segment of the region.

February saw 94 homes sell, which is 8.7% fewer sales than the same month last year.

New listings totaled 204 properties, representing a 22% drop compared with February 2025. Year-to-date, listings are down 14.7%.

The average sale price was $573,006, down 3.3% year-over-year. The median price was $542,500.

About 83% of homes sold below asking price, while roughly 15% sold above list price.

That tells us buyers still have some negotiating room. At the same time, pricing strategy remains critical. Homes that are priced appropriately continue to attract buyers.

Days on market averaged 44 days, which is longer than last year. With only two months of data, however, it’s difficult to draw conclusions from that statistic alone. What we are seeing in practice is that well-priced homes are selling relatively quickly, while homes priced too high tend to sit.

Greater Napanee Real Estate Market – February 2026

The Greater Napanee real estate market shows a slightly different pattern.

Napanee recorded 21 home sales, which is 10.5% higher than the same month last year.

At the same time, new listings dropped sharply to 31 properties, down 38% year-over-year.

The average sale price was $505,545, essentially unchanged from last year.

About 81% of homes sold below list price, and the average sale-to-list ratio was around 94.5%.

This suggests that buyers are still cautious and price-sensitive. Sellers who price realistically are continuing to see activity.

Loyalist Township Real Estate Market – Bath, Amherstview, and Odessa

The Loyalist Township real estate market, including Bath, Amherstview, and Odessa, saw 15 homes sell in February, down 11.8% from last year.

There were 40 new listings, which is 13% fewer than the same month last year.

The average sale price was $548,560, down 6.7% year-over-year.

Another factor affecting the Loyalist Township market is new construction activity. Building permits issued in the township have been significantly lower than in recent years, which suggests builders are slowing down and not putting as many shovels in the ground.

This may be due to several factors. The cost of financing construction remains high, and builders are also navigating uncertainty in global markets, including tariffs affecting building materials and shifting demand.

Within Loyalist Township, the smaller communities show different patterns.

Amherstview recorded four sales, with an average price of $577,250.

Odessa saw three sales, with an average price of $548,333, slightly higher than last year.

Bath recorded four sales, with an average price of $523,875.

Because the number of transactions is small, monthly percentages can shift dramatically. The key takeaway is that buyers are still active when homes are priced correctly.

South Frontenac Real Estate Market – February 2026

The South Frontenac real estate market saw nine homes sell, down 25% compared with last year.

There were 40 new listings, roughly the same as last year.

The average sale price was $511,889, a 2.4% decrease year-over-year.

Days on market declined compared with last year, but with a small number of sales and only two months of data, it’s difficult to interpret that statistic too strongly.

What we are seeing is that buyers looking for rural homes within commuting distance of Kingston remain active, particularly in price ranges that appeal to first-time buyers and move-up buyers.

Stone Mills Real Estate Market – February 2026

The Stone Mills real estate market illustrates how small sample sizes can distort statistics.

Only two homes sold in February, compared with 13 sales in February of last year.

The average price was $342,500, though the year-to-date price change is only slightly lower, showing how monthly averages can swing when there are very few transactions.

New listings dropped to seven properties, down significantly from last year.

Stone Mills continues to be a rural market where prices vary widely depending on property type, acreage, and location.

Gananoque Real Estate Market – February 2026

In the Gananoque real estate market, five homes sold in February, down 28.6% from last year.

The average sale price was $377,980, though small sample sizes can exaggerate monthly percentage changes. 

About 80% of homes sold below asking price, with an average sale-to-list ratio of about 97%.

Gananoque continues to attract buyers seeking small-town living near the Thousand Islands while remaining within commuting distance of Kingston.

What This Means for the Kingston and Area Housing Market

Across the Kingston and area real estate market, several themes are emerging early in 2026.

Inventory is lower in many communities, suggesting some homeowners may be waiting before listing their properties.

Buyers are active but selective. Homes priced appropriately are still attracting offers, especially in price ranges that appeal to first-time buyers.

The market also remains highly local, with different trends emerging in Kingston, Loyalist Township, Napanee, and the surrounding rural communities.

If buyer confidence increases this spring while listing inventory remains limited, we could begin to see renewed upward pressure on prices simply due to limited supply.

For now, however, it is still early in the year. The spring real estate market in Kingston and surrounding communities will likely provide a clearer picture of what 2026 may bring.

Thinking of Buying or Selling in Kingston and Area?

If you’re considering buying or selling real estate in Kingston, Greater Napanee, Loyalist Township, South Frontenac, Stone Mills, or Gananoque, it’s important to understand the conditions in your specific neighbourhood and price range.

Real estate is always local, and the right strategy can make a significant difference.

If you would like a custom market update for your home or neighbourhood, I would be happy to help.

A Slower Start, with Clear Signals

January at a Glance

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

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

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

• Sellers need realistic pricing and strong preparation

• The market is balanced, not stalled

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

Kingston & Area: The Big Picture

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

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

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

Kingston

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

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

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

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

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

Loyalist Township (Amherstview, Odessa, Bath)

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

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

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

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

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

South Frontenac

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

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

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

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

Greater Napanee

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

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

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

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

Stone Mills

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

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

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

Gananoque

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

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

What This Means for Buyers and Sellers

For Sellers

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

For Buyers

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

Looking Ahead

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

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

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

Boom, Bust, or Balance?

As 2025 comes to a close, buyers and sellers across Kingston and the surrounding area are asking a reasonable question:
Did the market slow too much — or did it finally normalize?

By looking at December 2025 results alongside full-year 2025 data, a clear picture emerges.
2025 was a year of stabilization and reset — not a downturn.

This update reviews the numbers, the year-over-year trends, and what they mean heading into 2026 for: Kingston; Greater Napanee; Loyalist Township; South Frontenac; Stone Mills, and Gananoque

Home Sales: December Slowdown, Year-End Resilience

December sales slowed across every community, which is typical seasonally. The year-end totals tell a more meaningful story.

Full-Year 2025 Sales (YTD):

• Kingston: 1,669 sales (-0.8% YoY)

• Greater Napanee: 245 sales (0.0% YoY)

• Loyalist Township: 304 sales (-4.4% YoY)

• South Frontenac: 302 sales (+11.4% YoY)

• Stone Mills: 126 sales (+1.6% YoY)

• Gananoque: 100 sales (+12.4% YoY)

December 2025 alone:

• Kingston recorded 89 sales

• Napanee recorded 13 sales

• Loyalist Township recorded 14 sales

• South Frontenac recorded 18 sales

• Stone Mills recorded 7 sales

• Gananoque recorded 5 sales

What this tells us:
Buyer demand did not disappear in 2025. In most communities, it either held steady or increased, with the strongest gains seen in South Frontenac and Gananoque, where lifestyle properties continue to attract interest.

New Listings: Inventory Returned — Selectively

Inventory growth was one of the defining features of 2025, but it was uneven by community.

Full-Year 2025 New Listings:

• Kingston: 3,789 listings (+9.7% YoY)

• Greater Napanee: 764 listings (+2.8% YoY)

• Loyalist Township: 763 listings (+6.7% YoY)

• South Frontenac: 740 listings (-9.5% YoY)

• Stone Mills: 337 listings (-3.4% YoY)

• Gananoque: 244 listings (+8.0% YoY)

December listing activity dropped sharply everywhere — a normal seasonal pattern — but the annual numbers show a clear rebalancing, especially in Kingston, Loyalist Township, and Napanee.

What this tells us:
Buyers gained more choice, while sellers faced more competition. This shift alone explains why price growth slowed, even though demand remained stable.

Prices: Stability After Volatility

Prices in 2025 moved within a narrow, controlled range, particularly compared to the volatility of previous years.

Average Sale Price — Full Year 2025:

• Kingston: $630,373 (-0.1% YoY)

• Greater Napanee: $522,445 (-4.8% YoY)

• Loyalist Township: $589,809 (+2.2% YoY)

• South Frontenac: $659,096 (-1.1% YoY)

• Stone Mills: $639,586 (+17.5% YoY)

• Gananoque: $501,365 (-0.7% YoY)

December 2025 averages were higher in some communities, but monthly numbers were influenced by small sample sizes and individual sales.

Important context: Stone Mills

In December, a farm property sold for approximately $5.5 million after 697 days on the market, significantly skewing December averages for both price and days on market. This highlights why full-year data is far more reliable in rural markets.

What this tells us:
2025 was not a year of appreciation. It was a year where prices found equilibrium.

Days on Market: A More Deliberate Pace

Homes generally took longer to sell in 2025 — but not dramatically so.

Average Days on Market — Full Year 2025:

• Kingston: 34 days (+4.9% YoY)

• Greater Napanee: 48 days (-12.2% YoY)

• Loyalist Township: 42 days (essentially flat)

• South Frontenac: 51 days (+6.9% YoY)

• Stone Mills: 63 days (+27.8% YoY)

• Gananoque: 47 days (-11.5% YoY)

December days on market increased across most communities, reflecting normal year-end slowdowns.

What this tells us:
Conditions, inspections, and negotiation returned — a hallmark of a healthier market.

2025 in Context: What the Numbers Really Say

When you combine sales, inventory, pricing, and market timing, 2025 stands out as a normalization year:

• Sales were flat to higher in most communities

• Inventory increased where it was needed

• Prices stabilized within a tight range

• Buyers regained leverage

• Sellers had to price and prepare carefully

This was not a correction driven by distress — it was a reset driven by balance.

2026 Outlook: What Comes Next

According to the RE/MAX Canadian Housing Market Outlook forecast for Kingston and area, 2026 is expected to bring:

• Approximately 2% price growth

• About 3% growth in sales activity

• Market conditions described as balanced to buyer-leaning

In practical terms, 2026 is shaping up as a year that rewards planning, preparation, and local expertise, rather than speculation or urgency.

What This Means for Buyers and Sellers in 2026

Buyers:
More choice, fewer bidding wars, and time to evaluate opportunities — particularly if you understand neighbourhood-level trends.

Sellers:
Pricing accuracy and presentation will matter more than timing the market. Buyers are informed and selective.

In this environment, strategy matters more than speed.

Watch the Video + Get Local Advice

This blog accompanies our December 2025 Kingston & Area Real Estate Market Update video, where we walk through these trends visually and explain what the numbers mean in real time.

If you’re planning to buy or sell and want advice grounded in local data and real context, reach out to us. We’re always happy to help.

What Buyers and Sellers Need to Know Right Now

The November real estate market across Kingston & Area showed the typical late-fall slowdown, with fewer new listings, softer sales activity, and stable-to-shifting prices depending on the community. Below is a clear, factual breakdown of what happened across Kingston, Loyalist Township, Amherstview, Bath, Odessa, Greater Napanee, Stone Mills, Gananoque, and Frontenac County.

KAREA Overview

Across the Kingston and Area Real Estate Association region:

• Average price: $612,972 (down 1.6% from October) 

• New listings: Down 43.5%

• Active listings: Down 13.3%

• Unit sales: 185 (down 25.4% month-over-month)

Inventory tightened significantly, and prices held relatively steady as we moved into winter.

Kingston

Kingston’s market slowed compared to October:

• Average price: $605,911 (down 4.4%)

• New listings: Down 41.5%

• Active listings: Down 7.4%

• Average days on market: 27

• Unit sales: 103 (down 18.9%) 

Well-priced homes continued to sell, with less competition for sellers due to the lower volume of new listings.

Loyalist Township

Loyalist was one of the strongest-performing communities this month:

• Average price: $646,164 (up 13.2% from last month)

• New listings: Down 44.4%

• Active listings: Down 16.2%

• Average days on market: 18

• Unit sales: 23 (up 4.5%) 

Community Breakdown

• Amherstview: 11 sales, average price $621,071

• Bath: 5 sales, average price $601,600

• Odessa: 2 sales, average price $448,500

• Rural Loyalist: sales occurred but no published average

Homes moved quickly across the township, and limited inventory contributed to strong pricing.

Greater Napanee

Napanee saw rising prices but fewer sales:

• Average price: $567,308 (up 3.7%)

• New listings: Down 41.8%

• Active listings: Down 12.6%

• Average days on market: 43

• Unit sales: 13 (down 45.8%) 

The increase in average price reflects the mix of homes sold rather than a broad market shift.

Stone Mills

With limited rural inventory, Stone Mills remained steady:

• Average price: $649,414 (down 5%)

• New listings: Down 68.2%

• Active listings: Down 24.1%

• Average days on market: 43

• Unit sales: 7 (unchanged from last month) 

Low sales volume means monthly averages can fluctuate based on the types of homes sold.

Gananoque

Gananoque saw significant shifts due to very low sales volume:

• Average price: $612,500 (up 23.5%)

• New listings: Down 55.2%

• Active listings: Down 15.6%

• Average days on market: 36

• Unit sales: 4 (down 63.6%) 

With just a handful of sales, averages can swing sharply month to month.

Frontenac County

Frontenac’s broader rural market cooled as expected for late fall:

• Average price: $566,592 (down 14.1%)

• New listings: Down 32%

• Active listings: Down 17.7%

• Average days on market: 43

• Unit sales: 23 (down 45.2%) 

The diversity of properties—waterfront, rural, and recreational—often produces variable monthly averages.

What This Means for Buyers

• There’s more negotiating room in many communities.

• Inventory is tightening, so act quickly if you see a home that fits.

• Loyalist Township remains competitive, with fast-moving listings.

• Pre-approvals continue to be essential in this market.

What This Means for Sellers

• Reduced listing volume means your home faces less competition.

• Serious buyers are still actively searching across the region.

• Strategic pricing is key as we move into the winter season.

• Homes in Loyalist Township and Kingston are attracting the strongest attention.

If you’d like a customised, neighbourhood-level breakdown or help deciding whether now is the right time to buy or sell, reach out anytime.

If you’re considering listing in December or early 2026, preparing now is a smart move.

Watch the full video on YouTube or below.

Curious what these trends mean for your home or neighbourhood? If you’d like a personalized market update for your neighbourhood, contact us.

Kingston & Area Real Estate Market Update — October 2025

What Buyers and Sellers Need to Know Right Now

October brought meaningful shifts across Kingston, Frontenac, Loyalist Township, Napanee, Stone Mills, and Gananoque. Inventory remains elevated in most areas, prices are holding steady or rising, and buyer activity is steady but cautious as we move deeper into fall.

Here’s a clear breakdown of what happened and what it means for your real estate plans.

KAREA Region (All Areas Combined)

The Kingston & Area Real Estate Association (KAREA) region saw a balanced month overall.

• Unit Sales: 248

  • Up 1.2% year-over-year

  • Up 6.0% month-over-month

• Average Price: $622,665

  • Up 3.4% year-over-year

  • Essentially flat since last month (-0.1%)

• New Listings: 609

  • Up 21.6% year-over-year

• Active Listings: 1,230

  • Up 8.8% year-over-year

• Average Days on Market: 31 days

Takeaway: Inventory continues to build, but prices remain stable. Buyers have more choice, while sellers with well-prepared homes are still getting strong results.

Kingston

Kingston saw a mixed month, with rising sales but slight year-over-year price softening.

• Unit Sales: 127

  • Down 5.9% YoY, but up 2.4% MoM

• Average Price: $634,098

  • Down 1.4% YoY, but up 2.4% MoM

• New Listings: 328

  • Up 32.8% YoY

• Active Listings: 554

  • Up 16.6% YoY

• Average Days on Market: 27 days

What this means: Kingston continues to behave like a balanced market. More listings are coming out, giving buyers breathing room. Prices remain steady month-over-month.

Frontenac

Frontenac stood out as one of the stronger markets in October.

• Unit Sales: 42

  • Up 31.3% YoY

• Average Price: $659,453

  • Up 7.2% YoY; up 7.7% MoM

• New Listings: 75

• Active Listings: 203

  • Down 10.6% YoY

• Average Days on Market: 43 days

Takeaway: With rising sales and rising prices—and fewer active listings—Frontenac is tightening. Well-priced homes are moving.

Gananoque

Gananoque was another strong performer this month.

• Unit Sales: 11

  • Up 83.3% YoY

• Average Price: $496,136

  • Up 22.4% YoY

• New Listings: 29

  • Up 26.1% YoY

• Active Listings: 64

  • Up 36.2% YoY

• Average Days on Market: 36 days

What this means: Even with more inventory, buyers are active, and prices are climbing. Demand is clearly present.

Loyalist Township

Loyalist showed some of the largest month-to-month swings.

• Unit Sales: 22

  • Down 31.3% YoY, but up 46.7% MoM

• Average Price: $570,836

  • Up 0.8% YoY, but down 20.2% MoM

• New Listings: 72

  • Up 44% YoY

• Active Listings: 130

  • Up 14% YoY

• Average Days on Market: 18 days

Interpretation: After a quiet September, sales rebounded strongly in October. Prices dipped month-over-month, but year-over-year trends remain stable. Inventory is building, creating opportunities for buyers.

Napanee

Napanee saw softening sales but stable pricing.

• Unit Sales: 24

  • Down 7.7% YoY

• Average Price: $546,913

  • Up 7.6% YoY

• New Listings: 55

• Active Listings: 135

• Average Days on Market: 43 days

Takeaway: Prices continue to climb year-over-year, even with more inventory and fewer sales. Buyers have options, but sellers are still achieving solid results.

Stone Mills

Stone Mills continues to be one of the most inventory-heavy rural markets.

• Unit Sales: 7

  • Down 22.2% YoY

• Average Price: $683,300

  • Up 35% YoY

• New Listings: 22

  • Up 10% YoY

• Active Listings: 54

  • Up 63.6% YoY

• Average Days on Market: 43 days

Market view: Inventory is high and sales are low, but prices surged year-over-year—likely influenced by a handful of higher-end sales.

What Buyers Should Know Right Now

• You have more choice and more negotiating room in most areas.

• Prices are rising in several communities despite higher inventory—meaning waiting may not pay off.

• Homes that are well-priced are selling quickly (especially in Frontenac, Gananoque, and Kingston).

If you’ve been waiting for the right moment, this fall market offers favourable conditions.

What Sellers Should Know

• Buyers are active, but selective. Presentation, pricing, and marketing matter more than ever.

• Inventory is trending up, so your home needs to stand out to attract the right audience.

• Several communities (Frontenac, Gananoque, parts of Kingston) are showing price strength heading into winter.

If you’re considering listing in November or early 2026, preparing now is a smart move.

Curious what these trends mean for your home or neighbourhood?

If you’d like a personalized market update for your neighbourhood, contact us.

Watch the full video on YouTube 

Prices Dip in Some Areas, Loyalist Township Still Hot

The July 2025 Kingston real estate market is showing signs of change — with prices dipping in some areas, rural inventory rising, and certain communities, like Loyalist Township, still seeing strong demand. Whether you’re buying, selling, or investing, understanding these shifts in the Kingston & Area housing market will help you make your next move with confidence.

Kingston & Area Housing Market Overview – July 2025

According to the Kingston & Area Real Estate Association (KAREA):

•  812 new listings — up almost 10% from July 2024

•  327 sales — up 3.8% year-over-year

•  Average sale price: $595,000 — down 3.5% from last year

• ⏳ Average days on market: 44 — up 13% from 2024

What this means: Buyers have more properties to choose from and more negotiating power. Sellers may need to adjust pricing and marketing strategies to attract offers in this evolving Ontario housing market.

Kingston, Ontario Real Estate Market

In Kingston proper:

• 174 homes sold in July — nearly unchanged from last year

• Average sale price: $636,000 — down 1%

• Average days on market: 38 — up 26% from July 2024

 Takeaway for Kingston sellers: Price competitively and prepare for longer selling times.
 For Kingston buyers: This is a good time to negotiate, especially if you’re pre-approved and ready to move quickly.

Loyalist Township Real Estate Trends

Loyalist Township continues to outperform other local markets:

• 32 homes sold — up 39% from July 2024

• Average sale price: $611,000 — up 5%

• Days on market: 46 — slightly faster than last year

 Why Loyalist is hot: Proximity to Kingston, family-friendly communities in Amherstview and Bath, and relatively affordable prices are drawing buyers from across Ontario. If you’re selling in Loyalist Township, now is a strong window to list.

Greater Napanee Real Estate Market

The Napanee housing market is cooling:

• 26 sales — down almost 19% from last year

• Average sale price: $493,000 — down nearly 9%

• Days on market: 40 — faster than last year but still buyer-friendly

 Opportunity for Napanee buyers: Detached homes at more competitive prices compared to Kingston.
 Advice for sellers: Focus on curb appeal, staging, and sharp pricing to compete.

Stone Mills Housing Market Update

Stone Mills saw one of the steepest price drops in July:

• Only 9 sales — down 50% year-over-year

• Average sale price: $455,000 — down 34%

• Average listing price: $1.06M — up 55% (a large gap between list and sale prices)

⚠️ Insight: Overpricing is keeping homes on the market longer (56 days on average). Sellers should price realistically to attract buyers.

Frontenac County Real Estate – South, Central & North

Rural Frontenac saw a huge rise in new inventory:

• Average sale price: $599,000 — down 12.4% year-over-year

• 58 total sales in July

• Average days on market: 51

 Buyer’s advantage: With more rural homes and waterfront properties available, it’s a good time to shop for cottages, year-round homes, and investment properties in Frontenac County.

What This Means for Kingston & Area Buyers, Sellers, and Investors

For Buyers:

• More listings and longer days on market = stronger negotiating position

• Focus on cooling markets like Napanee and Stone Mills for value opportunities

• Get pre-approved to act quickly in competitive areas like Loyalist Township

For Sellers:

• Price smart — the first two weeks are critical for attracting offers

• Invest in staging, professional photography, and strong marketing

• Be prepared for longer market times in Kingston, Napanee, and rural areas

For Investors:

• Look for underpriced properties in slower markets

• Rural Frontenac offers potential for vacation rentals and long-term holds

• Rising inventory could mean better deals this fall

Bottom Line – Kingston Real Estate Market July 2025

The Kingston & Area real estate market is moving toward a more balanced state. Loyalist Township is still competitive, but many other communities are shifting toward buyer-friendly conditions.

If you’re planning to buy, sell, or invest in Kingston, Loyalist Township, Greater Napanee, Stone Mills, or Frontenac County, having the right strategy — backed by local expertise — will make all the difference.

Learn More - FULL MARKET REPORT VIDEO

 Let’s talk about your next move — call or text (613) 389-1005 or email lorna@lwrealty.ca for expert, local advice.

If you're in Kingston or the surrounding area and thinking about buying or selling real estate, this market update is for you.

February 2025. It was a month. It brought some big shifts in the local housing market, and with economic uncertainties, tariffs and elections, things are getting even more interesting. Stick around for the full breakdown, and don't forget to like, subscribe, and drop a comment on what you think the future holds for Kingston Real Estate.

In the city of Kingston, it was a slow month. Home sales were down 20% with 105 properties sold, and the average selling price dropped 7% to 606,000. Year to date, that average selling price is down 2.5%. However, lower prices have homes selling faster, with an average of 35 days on the market compared to 43 in 2024, and new listings are up 14%. So there's a lot more for buyers to choose from.

Gananoque is kind of fun. There were only eight homes that sold, but the average selling price was 1.2 million. So, does this mean that housing values have skyrocketed again? Well, no. One of those eight houses sold for 6.1 million, which is extraordinary. The stat that's probably better to look at in Gananoque is the median selling price, what was right in the middle, and that's 472,500. So, Gananoque is still an affordable option.

There's good news in Loyalist Township, even though the number of properties that sold dropped by 30%, the average selling price of 588,000 is up 6.72% in the month of February and up 4.8% year to date, and the average days on market in Loyalist has dropped from 56 to 27. So, homes are selling quickly.

In Greater Napanee. It was pretty much a flat month with 22 homes sold, which is exactly the same as in 2024. And the average selling price of 495,000 is pretty flat with last year. The difference is homes, as we're seeing across the board, are selling a little bit more quickly as buyers are coming to the market. So, in Napanee, on average, homes were on the market for 44 days.

South Frontenac has been slow to move, with a 20% decrease in the number of homes sold at 12, but the average selling prices increased by 11% to 525,000. This is the slowest market in the region right now at 61 days average on the market, and some of that may have to do with winter weather. Most of the homes in South Frontenac are rural homes, and we're expecting that that market's going to pick up now that the snow is starting to melt.

In Stone Mills, the number of properties sold was 12, which was a 20% increase over last year, but a 27% increase in the average selling price at 596,000 and a 50% decrease in the number of days on the market at 36.

So what does this mean for you? So, let's talk about what's affecting the market beyond our numbers. So there's tariff uncertainty and new trade policies and supply chain cost concerns are likely going to make home construction more expensive, which leads to higher home prices. It's a concern for buyers, it's a concern for builders. We've just had an election and there's another one that's coming in. Political uncertainty always plays a role. There are potential policy changes that could impact mortgage rates, affordability programs, and tax incentives for home buyers. And while interest rates have been dropping, we're anxious to see what happens when the Bank of Canada makes its announcement on March 12th.

So what does this mean for you? Well, buyers now might be the time to take advantage of some softer prices and with sellers, as we always say, pricing competitively is key, especially with more listings hitting the market.

The bottom line is that even in uncertain times, life goes on, and jobs change. We have babies, we get married, our circumstances change. So, let's talk about your circumstances and plans and how we can navigate this market together.

If you found this update helpful, don't forget to like, subscribe and hit the notification bell so that you don't miss our next market update.

If you've got questions, drop them in the comments or reach out to me directly for personalized advice.

Until next time, happy house hunting.