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.