If buying a home in the Kingston area is on your radar for 2026, the smartest move you can make is starting before you ever book a showing. The buyers who feel the most confident—and make the best decisions—are almost always the ones who planned ahead.

Why early planning matters

When you’ve already done the groundwork, you’re not scrambling when the right property comes along. You understand your options, you know what matters most to you, and you’re able to move forward thoughtfully instead of emotionally. That confidence makes a real difference in competitive situations and helps you avoid buyer’s remorse later.

Mortgage prep (without the pressure)

We’ll leave financial advice to your mortgage broker or financial advisor, but from a real estate perspective, clarity is key. Getting a pre-approval is a key first step. Knowing your comfortable price range, how different purchase prices affect your monthly costs, and what flexibility you have puts you in a much stronger position once you start viewing homes. We’re always happy to recommend trusted local mortgage professionals if you need a starting point.

Smart searches beat endless scrolling

One of the biggest mistakes buyers make is relying solely on public listing sites. Successful buyers are using custom, neighbourhood-specific searches that match how they actually want to live—not just how many bedrooms they need.

We help buyers fine-tune searches based on:

• Neighbourhood preferences

• School zones

• Waterfront vs. town/city vs. rural living

• Property type and long-term lifestyle goals

That way, when a new listing hits the market, you’re seeing it immediately—and you already know whether it’s worth a closer look. Not to mention Exclusive Listings that can no longer be publicly advertised. If we know what you’re looking for, we can keep an ear to the ground and give you the inside scoop. 

Local competition isn’t one-size-fits-all

Buying in Kingston looks very different from buying in Amherstview, Bath, Gananoque, or the surrounding rural areas. Some neighbourhoods move quickly with multiple offers, while others reward patience and timing (although we know some of that is based on pricing strategy!).

Understanding these micro-markets—rather than reacting to broad headlines—is one of the biggest advantages of working with a local team that watches this market every day.

A simple first step

If 2026 is your buying year, getting set up early costs nothing and gives you clarity. A personalized home search lets you learn the market quietly, track patterns, and be ready when the right opportunity appears.

👉 Sign up for our VIP Home Search to receive listings tailored to your neighbourhood preferences, lifestyle goals, and timeline—before you ever feel rushed, or create your own custom search right here. If you’d like to book a buyer strategy session, contact us. And don’t forget to check out our free Buyer Resources and our Moving to Kingston Resources page.

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

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

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

Step 1: Define What “Best” Means to You

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

• Are you buying, selling, or doing both?

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

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

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

Step 2: Focus on Local, Not Flashy

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

• Clearly explain the Kingston-area market on their website

• Are active on Realtor.ca and Google Business Profiles

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

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

Step 3: Read Reviews Strategically

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

• Prioritize recent reviews over older ones

• Look for specific stories, not generic praise

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

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

Step 4: Check Experience Where It Counts

Longevity alone doesn’t equal expertise. Ask about:

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

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

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

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

Step 5: Interview Two or Three Agents

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

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

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

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

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

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

Step 6: Pay Attention to Communication and Chemistry

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

• Do they listen before offering advice?

• Are explanations clear and pressure-free?

• Do you feel respected and supported?

You should feel calmer after conversations—not more stressed.

Step 7: Look Behind the Scenes

Strong agents run strong systems. Ask about:

• Administrative and marketing support

• Coverage if they’re unavailable

• How they manage multiple clients without delays

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

Step 8: Review the Plan Before You Commit

Before signing anything, expect clarity.

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

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

If the plan feels vague, ask more questions.

How We Help Our Clients

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

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

Final Thought

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

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

Let’s Chat

When we show properties on Amherst Island, we always get the same five questions—whether it’s a young family looking for a slower pace, a couple dreaming of waterfront views, or retirees seeking community and quiet. We’ve answered them so many times we decided to make a video (you’ll find it below ), and if you prefer reading, here's the full scoop!

1. “What’s the deal with the ferry?”

The Amherst Island Ferry is more reliable than most people expect—it runs 20 hours a day, 365 days a year. The crossing takes about 15 minutes. It leaves hourly half past the hour from Millhaven (mainland) and on the hour from Stella (island side).

Visitor fare is $10.50 for a return trip (paid after boarding in Millhaven), and islanders can buy 25-ticket books for $105.00. Both docks offer public washrooms and indoor waiting areas.

Learn more from Loyalist Township: Amherst Island Ferry Info

2. “What if there’s an emergency?”

We get it—being on an island raises some concerns. Amherst Island has a trained fire and first response crew available at all times. If an ambulance is needed, the ferry crew is notified and transports the ambulance from the mainland, waits during the call, and brings it back. We also have a helipad.

3. “What are the roads like in winter?”

Here’s a surprise: winter road maintenance is excellent. Amherst Island has its own roads crew, and during snow season there’s even a night watch in place to wake the crew if significant snowfall happens overnight. Locals often say snow removal here is better than on the mainland.

4. “Are there any stores or services?”

Yes! Year-round, the island has:

• The General Store with LCBO outlet, frozen meals, snacks, and much more

• Post Office

• Topsy Farms’ Wool Shed 

In warmer months, you’ll also find:

• The Back Kitchen (non-profit restaurant)

• The Neilson Store Museum & Cultural Centre

• The Weasel & Easel Arts & Gifts Shop

• A weekly Island Market & Social at the Agricultural Pavilion

5. “What do you do in the winter?”

Winter is a different kind of beautiful on Amherst Island. Locals enjoy a slower pace and either happily hole up quietly with books, music and knitting or gather for:

• Potluck dinners, bridge, mahjong, book clubs, movies, games, music

• Beach walks (yes—even in winter!) - during a pandemic winter, a few islanders took it upon themselves to walk every public road on the island! 

• The Amherst Island Recreation Association has weekly sports 3-4 nights/week and occasional social gatherings

• Occasional Friday evening Back Room Talks and Saturday morning Winter Markets at the Museum (brought to you by the Museum and Women's Institute, respectively)

• Birdwatching

• And of course, a quick trip to Kingston gets you to top-tier restaurants, live music, art galleries, and theatre performances.

Island life doesn’t stop when the snow flies—it just shifts into a cozier gear.

Final Thoughts

Whether you're planning to move full-time or looking for a weekend getaway, Amherst Island might just surprise you with how connected, welcoming, and well-serviced it really is. If you’re curious about life on the island—or ready to come take a look—reach out. We live here, and we’d love to show you around.

 Let’s chat about your dream island lifestyle.

As soon as the air turns crisp around Kingston and the leaves start to fall, cottage owners across Frontenac, L&A, and the Rideau system begin the annual shutdown. It’s always a bit bittersweet—one last coffee on the deck, one more look at the water—but closing things up properly now makes for a smooth, stress-free opening in the spring.

Here’s your cottage closing list for fall.

Start Early

Getting a head start before the first real freeze makes everything easier. Give yourself a weekend (or two) so you’re not rushing around in the cold.

A quick prep list:

• Pick a date for your cottage-closing weekend.

• Make a list of what needs to be done.

• Bring any supplies you’ll need.

• Let family or friends know so you’re not surprising anyone who might drop by.

Give Everything a Good Clean

A clean cottage over winter is far less tempting to pests and far nicer to return to in the spring.

• Clear out food, wipe down cupboards, and clean the fridge.

• Scrub surfaces and sweep out corners.

• Give the outdoor furniture and grill a quick clean before storing them.

Winterize the Plumbing

This is the big one. Frozen pipes can cause serious headaches (and bills).

• Turn off the main water supply.

• Drain all water lines.

• Open faucets so everything empties fully.

• Add antifreeze to toilets, sinks, and drains.

• Turn off and drain the hot water tank.

Check the Roof & Gutters

A quick inspection now can prevent winter damage later.

• Look for missing or damaged shingles.

• Clear out gutters so they don’t freeze up or cause ice dams.

• If you’ve been considering gutter guards, this is the time to do it.

Secure Windows & Doors

Cottages take a beating in winter.

• Seal any drafts with caulking or weatherstripping.

• Lock everything up tightly—good for heat loss and for security.

Disconnect Appliances

Unplugging everything helps avoid power issues and keeps things fresh.

• Unplug appliances and electronics.

• Clean the fridge, stove, and microwave.

• Leave appliance doors slightly open to prevent mould.

Keep Pests Out

Mice love cottages—and they’re persistent.

• Set traps or take preventative steps.

• If pests have been an issue in the past, consider calling a professional before winter hits.

Turn Off Utilities

• Switch off the main power at the breaker.

• Turn off the gas line or propane if your cottage uses it.

It’s safer and saves money.

Store Outdoor Gear

Bring in anything that shouldn’t sit under snow all winter.

• Kayaks, canoes, paddles, cushions, and furniture.

• Cover larger items like boats with a properly fitted tarp.

Add Some Security

Winter is quiet in cottage country.

• Set up a security camera or alarm if you have one.

• Let a neighbour or local friend know the cottage will be empty so they can keep an eye out.

A Thoughtful Closing Makes Spring So Much Easier

A well-closed cottage saves you time, money, and stress—and gives you peace of mind all winter long. Come spring, you’ll thank yourself when you unlock the door and everything is exactly as you left it.

If you ever need guidance, or if you’re thinking about buying or selling a cottage in Kingston or the surrounding lakes, we’re here to help.

Waterfront living is something people dream about for years, and in Kingston and area we’re lucky to have an incredible mix of options—big open water on Lake Ontario, quiet bays around Loyalist Township, island shorelines, cottage-country lakes in Frontenac, and the winding Napanee River system.

After helping countless clients move to the water—full-time or seasonally—we’ve seen firsthand what makes it such a powerful lifestyle shift. If you're thinking about buying a waterfront home in Kingston, here’s what really matters.

The Lifestyle Slows Down (In the Best Way)

There’s something about the sound of waves, wide-open lake views, and evening sunsets that naturally changes your pace of life. Whether it’s a shoreline cottage in South Frontenac or a year-round home on Amherst Island, people slow down within weeks.

Morning coffees on the dock, watching the ice form and melt on the lake, or simply stepping outside to birdsong—it adds a sense of calm you can’t replicate in town.

Your Backyard Turns Into Your Playground

In Kingston and area, you’re never far from something to do on the water:

• Paddling along the shoreline in Bath or Amherstview

• Swimming off a private dock at Verona Lake or Sharbot Lake

• Sailing out of Kingston Yacht Club or Collins Bay

• Fishing along the Bay of Quinte or Hay Bay

• Skating on smaller lakes in the winter

You don’t need a “big lake” to enjoy waterfront living. Some of the most peaceful spots are tucked-away bays where the water is calm and protected—perfect for paddleboards, kayaks, and lazy afternoons.

Limited Inventory Means Long-Term Value

True waterfront in southeastern Ontario is limited, and it’s consistently in demand. Whether you’re looking at Lake Ontario frontage, a cottage on Howe Island, or a waterfront acreage in Greater Napanee, the supply-and-demand balance tends to favour long-term value.

We’re not mortgage experts (your broker is the right person for that part), but we can say that well-chosen waterfront homes have historically performed very well in Kingston and surrounding townships.

Living Close to Nature Adds Something Special

One thing buyers often don’t expect is how much they’ll enjoy the wildlife. Around here, you’ll see:

• Osprey diving for fish

• Swans gliding by at sunset

• Foxes trotting along shoreline paths

• Deer in the yard in early morning

• Ice formations that change daily in winter

Every season brings something different, and that connection to nature becomes part of your routine.

The Views Really Do Improve Your Day

We’re not talking Pinterest-pretty. We mean the way light hits the water as the sun comes up over Lake Ontario, or the silver-grey moodiness of a storm rolling in from Wolfe Island.

For people working from home, glancing up from a laptop and seeing water—even for a second—makes a noticeable difference in how the day feels.

Practical Things Waterfront Buyers Should Know

(This is where our local expertise really matters.)

Waterfront homes come with unique considerations, and they vary across Kingston, Loyalist Township, Frontenac County, and L&A:

Shoreline Regulations

Conservation authorities and townships each have their own rules about docks, breakwalls, tree removal, and shoreline protection.

Wells, Septic, and Water Treatment

Most rural waterfront homes rely on these systems. Understanding their age, location, and expected lifespan is essential.

Exposure & Swimability

South-facing vs. east-facing makes a huge difference in sun, wind, and ice. Not all shorelines are equally good for swimming—some are rocky, shallow, or weedy.

Island Living

If you’re considering Amherst Island, Wolfe Island, or Howe Island, ferries create a rhythm to your day. Most people love it; some don’t. It’s important to know where you fit.

These aren’t negatives—they’re simply part of finding the right waterfront fit.

Thinking About Waterfront Living?

Whether you’re dreaming of a cottage-style retreat on Sharbot Lake, a modern home along Amherst Island’s south shore, or a peaceful bayfront lot near Napanee, we can help you sort through your options.

Waterfront is not one-size-fits-all, and choosing the right spot takes local insight and a clear understanding of your lifestyle.

Reach out anytime—we’re always happy to talk waterfront.

Living in Kingston, Frontenac, Lennox & Addington, and Gananoque means being surrounded by lakes, rivers, and canals. Around here, cottage life isn’t a fantasy—it’s part of the culture. Whether it’s a rustic cabin, a small three-season retreat, or something year-round, people love the idea of having their own spot by the water.

But the big question we hear all the time is: “Can I actually afford a cottage right now?”

During the height of the pandemic, the answer changed quickly. Cottages across Canada turned into hot commodities almost overnight. Prices jumped because demand was unlike anything we’d seen. Properties that used to be weekend getaways suddenly became full-time homes for people who were cleared to work remotely.

Families packed up condos in bigger cities and moved to areas like Muskoka, the Kawarthas, and Haliburton to buy cottages, chalets, and cabins. And yes—many of those buyers asked the same question you might be asking now: Why not live here all year long?

Now that offices are reopening and many employers are calling people back on-site, things are shifting again. Everyone—buyers, sellers, and industry experts—is watching to see what this means for those who traded urban living for lake life. At the same time, even with the broader real estate market slowing due to higher interest rates, prices across the country remain elevated. Inflation doesn’t cool quickly.

So where does that leave cottage buyers?

Cottage Prices Across Canada (Stats Provided)

Here’s a snapshot of cottage markets across the country, based on the data you provided:

Whistler, BC
• Average Residential Price: $1.87 million
• Annualized Change: +31.78%
• 2022 Price Forecast: 0%

Canmore, Alberta
• Average Residential Price: $877,678
• Annualized Change: +14.92%
• 2022 Price Forecast: +5%

Southern Georgian Bay, Ontario
• Average Residential Price: $1.1 million
• Annualized Change: +30.05%
• 2022 Price Forecast: 9%

Muskoka, Ontario
• Average Residential Price: $969,324
• Annualized Change: +11.22%
• 2022 Price Forecast: 18%

Rideau Lakes, Ontario
• Average Residential Price: $582,000
• Annualized Change: +23.04%
• 2022 Price Forecast: 8%

Summerside, Prince Edward Island
• Average Residential Price: $300,000
• Annualized Change: +20%
• 2022 Price Forecast: 5.5%

Across these recreational markets, despite rising interest rates and limited supply, average prices could still increase by as much as 20% for the rest of 2022.

According to Christopher Alexander, President of RE/MAX Canada:

“The level of activity we’re seeing in recreational markets across the country is a direct reflection of the stability and quality of life that these regions provide… Many recreational properties, whether as a primary or secondary residence, afford buyers the best of both worlds, compelling Canadians to settle in these areas for the long term. This is putting upward pressure on these markets.”

Will the Cottage Boom Slow Down?

That’s the big question heading into 2023. Rising mortgage rates and a softer economic outlook could change buying patterns for a while.

As Lisa Hannam, Executive Editor of MoneySense, explained to Cottage Life Magazine:

“We are currently in a seller’s market, so it does seem a little bleak if you’re trying to get into it… We have sellers who are holding on to the 2020 and 2021 prices, and then you have the buyers who are thinking about 2023, 2024 prices. So, you’re probably going to negotiate a lot more than you expected.”

In other words, cottage country has shifted from a frenzy into more of a chess match—buyers and sellers figuring out where they meet.

Are Cottages Still an Affordable Option?

Before the pandemic, cottages across Ontario, BC, and the Maritimes were often seen as the more accessible way to get into the market—or to add a second property for weekends and holidays. But with people moving in full-time, competition increased and prices rose quickly.

Now we’re seeing the first price softening in some parts of the Canadian market after nearly two years of nonstop growth. Whether those cooling trends will reach cottage country is still uncertain.

But here in southeastern Ontario—Kingston, L&A, Frontenac, Gananoque—we continue to see demand from buyers looking for cottage-style living without the Muskoka price tags.

So while national prices remain elevated, exploring local options can still be worthwhile. And if nothing else, you can still throw the kids in the car and enjoy a classic cottage-country weekend in places like the Kawarthas—no purchase required.