After working with so many buyers across Kingston and area—from first-timers to downsizers to families needing more space—we’ve noticed a few patterns. Most buyers make the same handful of mistakes, and the good news is that every one of them is avoidable with the right preparation.
Here’s a breakdown of the big ones we see, and what you can do differently.
1. Jumping Into the Search Before Sorting Out the Money
This is a common one. Buyers fall in love with houses online, start booking showings… and then discover the financing doesn’t line up with what they thought.
A few financial pitfalls to avoid:
a) Skipping the pre-approval
A pre-approval gives you your budget, your rate, and your confidence. Without it, you’re guessing—and that’s stressful for everyone.
b) Saving too little for the down payment
More down payment either lowers your monthly costs or increases your buying power. Both are helpful, especially in a competitive market.
c) Draining your savings completely
Don’t empty the tank. Things break, repairs pop up, and life happens. You’ll want a cushion when you move into your new place.
We’re not giving financial advice here—the right numbers come from your mortgage broker—but we can tell you that preparing early makes the rest of the process feel a whole lot easier.
2. Focusing on Décor Instead of the Bones
It’s incredibly easy to get distracted by gorgeous staging or shiny finishes… and just as easy to walk away from a perfectly good house because of terrible paint colours.
Here’s what matters most:
Pay attention to the structure and systems.
Get a home inspection.
Learn what flaws are manageable and what the dealbreakers are.
Cosmetic things—paint, hardware, countertops, cabinets—can all be changed. Roofs, foundations, wiring, plumbing… those are the pieces worth your attention.
3. Underestimating the Importance of Location
You can renovate a kitchen. You can add a bathroom. You can finish a basement.
You can’t move a house to a new neighbourhood.
Make sure you like where the home is: the street, the neighbourhood feel, the commute, the schools, the trails, the coffee shops—whatever matters to you. A home in the right location is almost always the better long-term choice.
4. Holding Out for the “Perfect” Home
This one comes up more often than you’d think.
When we bought our first home, we went in with the classic “forever home” mindset. A friend reminded us that we’d probably only be there five to ten years—and suddenly the right house appeared. We ended up staying for 12.
Most buyers don’t actually need a forever home; they need the right home for the next stage of life. Once you shift that mindset, great options start to show up.
Need Help Starting Your Search?
If you’re thinking about buying a home in Kingston and area, we’d be happy to walk through the process with you. From neighbourhoods to budgets to inspections and everything in between, we’re here to help you make a confident move.
Reach out anytime—we’d love to chat.