We participate in an amazing REMAX initiative and would love to tell you about it. REMAX real estate professionals believe in giving back to the communities in which they live and work, with a charitable focus on strengthening the foundation of this country’s great neighbourhoods. REMAX does this by lending support to valuable local initiatives, organizations and programs that make a profound difference in the care and quality of life for Canadian citizens, such as Children’s Miracle Network (CMN). Since REMAX and CMN first partnered in 1992, Canadian REMAX agents have donated more than $89 million to their local children’s hospitals through the Miracle Home or Commercial Miracle Property program. CMN raises funds and awareness for 12 Children’s Hospitals in Canada, and donations stay local to fund critical treatments and healthcare services, pediatric equipment and research.

Meet 11-Year-Old Evelyn

Evelyn is active, outgoing, and loves to dance and do cartwheels. But in Grade 2, her life took an abrupt turn in a direction that she and her family could not have imagined. Evelyn developed a fever and sore jaw which both a walk-in clinic and emergency room physician attributed to a virus. A week later, the pain and fever were back, and one side of her face was sore and swollen. After more physician visits, a blood test was ordered. That night, Evelyn’s mother got a call from the lab telling her to immediately take Evelyn to BC Children’s Hospital. Within hours, the family received unfathomable news – Evelyn had acute lymphoblastic leukemia (ALL). If not treated quickly, this type of leukemia could be fatal. Evelyn started chemotherapy the very next day and was treated at BC Children’s Hospital. In the beginning, Evelyn received her ALL treatment every two weeks, for four days at a time. She completed her treatment in the fall of 2021 and is now back at school, seeing her friends, performing again, and full of life. Her form of cancer is very curable if the patient receives the right care and at the right time. Thanks to BC Children’s Hospital, Evelyn quickly got what she needed and is thriving. This incredible story is just one from the thousands of children across Canada who stand strong in the face of illness and disease every day. They’re stories of hope, resilience, and love. But they also show how great the need is, across children’s hospitals from coast to coast. By choosing a RE/MAX Agent who participates in the Miracle Home or Commercial Miracle Property program, you are helping to give kids their childhoods back. By choosing a RE/MAX agent that is part of the Miracle Home or Commercial Miracle Property program, you are helping children’s hospitals deliver care, with nearly three million in-person and virtual visits taking place in 2021 alone.

The Miracle Home and Commercial Miracle Property Program

The Miracle Home and Commercial Miracle Property program is and exclusive program to REMAX agents, where participating agents donate on behalf of their clients after each property sale or lease. In 2021, REMAX affiliates across Canada have donated more than $5.4 million to Canadian children’s hospitals. When you buy or sell a property with a REMAX agent participating in the Miracle Home program, which we do, you can help make miracles happen. Once your property sells, we will donate to your local CMN member hospital on your behalf. You can feel good knowing that when you choose to buy or sell with us you are also choosing to help make a difference in a child’s life. Thank you for choosing REMAX. By positively changing the health of children, we will change the health of Canada.

If you're a first-time buyer, you may have questions about deposits. Let's go over them and get you in the know!

What is a real estate deposit?

The Buyer pays a real estate deposit upon an accepted Agreement of Purchase and Sale (offer) for a property. The deposit is to provide security to the Seller in the act of good faith that the Buyer has a financial stake in the agreement.

When do I pay the deposit?

There are 3 options:

• Herewith - the deposit is submitted with the Agreement of Purchase and Sale. If the offer is accepted by the seller(s), the cheque or bank draft is deposited. If not, you can simply return to your bank and redeposit the funds back to your account.

• Upon Acceptance (most common) - the deposit is due within 24 hours of the offer being accepted. 

• As otherwise described in this Agreement - sometimes buyers pay several deposits. For example: a portion upon acceptance, and a portion after conditions are fulfilled or waived.

These terms will be described in the Schedule A of the Agreement of Purchase and Sale. Generally in the Kingston area the deposit is due Upon Acceptance - i.e. within 24 hours of your offer being accepted by the seller.

How can I pay my deposit?

You can pay via bank draft, money order, certified cheque, wire transfer, or sometimes several e-transfers (limit is often $3000 on e-transfers and you can expect the deposit to be more than this). The specific instructions will be provided by the listing (seller's) brokerage.

How much is the deposit?

This is often described in the listing, which your REALTOR® can access. In the Kingston area, up until recently, a $5000 deposit was the norm. In the past year we have seen more buyers in breach of contract (unable or unwilling to complete a property purchase) so you can expect this to be closer to 4 or 5% of the purchase price. The higher the deposit, the better the sign of good faith in the seller’s eyes.

What happens I’m late paying the deposit?

The seller has the right to cancel the deal, and you are in breach of the agreement. Time limits are extremely important in real estate and if you are late, even by a few minutes, the seller can try to cancel. When you seriously start searching for a property, it’s important to have your deposit funds readily available.
Misconception: There is a misconception that the agreement is not firm and binding until the deposit is paid, but this is not true. If you do not deliver the deposit, you are in breach of agreement, and a seller is entitled to seek damages.

Where does my deposit go?

Deposits are generally held in the listing (seller) brokerage’s Real Estate Trust Account. The funds remain in trust until closing. If interest is payable, this must be stated in the agreement. Deposits held in Real Estate Trust Accounts are insured up to $100,000.

Is my deposit refundable?

When there are conditions in an Agreement of Purchase and Sale that are not satisfied, a real estate deposit is returned to the buyer. An example of this is if you've made an offer with a Financing Condition and the bank refuses your application during the conditional period. If you are unable to proceed with the purchase because the condition cannot be met, the buyer and seller both sign a Mutual Release during the conditional period. It's important to discuss conditions in your offer with your REALTOR®.

What happens to my deposit at closing?

Your deposit is applied to the property’s purchase price at closing. To find out what other costs are involved at closing, check out our Closing Costs blog.

Please note: this blog post is not intended to replace advice of a solicitor.

When we bought our first house, many of our friends were doing the same. Thankfully, they warned us to hold back a chunk of money for "closing costs". It's tempting to put as much into your mortgage down payment as possible, but you definitely need to keep some back for closing costs. So what are "closing costs" and how much are they? They are the costs to be paid at completion of a real estate sale on top of a down payment (and mortgage insurance if your down payment is less than 20%). These are not including things like home insurance, home inspections, or other details that are paid earlier and to other vendors. Let's break them down for you:

Land Transfer Tax

This is the big one. When you buy land or an interest in land in Ontario, you pay Ontario's land transfer tax. This tax is usually based on the amount paid for the land, plus the amount remaining on any mortgage or debt assumed as part of the arrangement to buy the land. Ratehub has a great Land Transfer Tax calculator. Make sure you put the area where you are buying, since Toronto has a municipal land transfer tax as well. If you are a first‑time homebuyer, you may be eligible for a refund of all or part of the land transfer tax. Kingston area examples:

• $350,000 home: $3,725 - First-time homebuyer rebate: $3,725

• $500,000 home: $6,475 - First-time homebuyer rebate: $4,000

• $850,000 home: $13,475 - First-time homebuyer rebate: $4,000

Legal Fees & Disbursements

Legal fees vary, but expect them to be $700-$1000 +HST. Disbursements are the out of pocket expenses every lawyer incurs to close your transaction, including search costs, registration costs for transfer and mortgage, etc. The disbursements vary with each property but may be around $300-$500.

Title Insurance

Most lenders require title insurance to protect against losses in the event of a property ownership dispute. Title Insurance costs around $100-$300 for homes under $400,000 but increases significantly after that. For more information on Title Insurance and all it covers and does not, visit the Financial Services Commission of Ontario website.

Adjustments

The amount of money due on closing will be “adjusted” to reflect the expenses of the property that should be paid by the seller and those that should be paid by the buyer, depending on the number of days of the year each party owns the property. Examples:

• The buyer will be required to reimburse the seller if the seller has prepaid any property taxes.

• If a home is heated by an oil furnace or there is propane tank (rurally for heating, fireplace or cooking), the seller generally fills the tank before closing and the purchaser pays the seller the cost of the full tank.

HST

HST is not applicable to the purchase price of resale homes, but it is charged on the sale of new or substantially renovated homes. If you are not sure whether a specific home has been renovated enough to incur HST, check with your accountant, lawyer, or tax professional. Also, canada.ca has great FAQs here for owner-occupied home sales and HST. If you purchase a newly constructed home, you may be eligible for an HST rebate. Check out canada.ca for more details on rebates.

Lastly, if you're shopping around and come across a "No closing costs mortgage", don't be fooled. The lender rolls your closing costs into your mortgage (increasing your mortgage) and you end up paying interest on the closing costs! Remember, if it sounds too good to be true, it usually is. Do you have real estate questions? Contact us for a no-obligation consultation.

Winter may not be the most popular time to sell, but that doesn’t mean you have to wait until the snow melts to list your property. With the right strategy, your home can stand out in a season where competition is low and buyers are highly motivated to make a move.

Selling a home is all about emotional connection. Most buyers know within minutes whether a house feels right. Your job is to help them feel that connection the moment they step inside.

Here are 7 tips to help you sell your home this winter.

1. Make It Warm and Inviting

Now is not the time to be stingy with the thermostat. If buyers walk in and instantly feel warm and comfortable, it’s easier for them to picture themselves living there. A cozy home leaves a great first impression.

2. Keep Ice and Snow Under Control

Clear sidewalks, steps, and pathways make your home look cared for and keep everyone safe. It also reduces your liability.
If you’ll be away, ask a neighbour to help keep the entry shovelled and sanded, or hire it out.

3. Showcase the Fireplace

If you have a gas fireplace, turn it on for showings—it adds instant warmth and ambiance.
With a wood-burning fireplace, set it up with neat stacks of birch logs.
No fireplace? Consider a simple electric model you can take with you when you move.

Around the holidays, a tasteful garland or stockings can help buyers imagine spending future holidays there.

4. Let There Be Light

Daylight is limited this time of year, so aim for daytime showings whenever possible.
Turn on every light—inside and out—to keep the home bright and welcoming.
Even though outdoor living spaces are harder to showcase in winter, putting in the extra effort matters.

5. Create a Cozy Atmosphere

When buyers step in from the cold, you want them to feel instantly at home.
A soft blanket on the sofa, warm-toned lighting, and a pleasant scent can set the mood.
You don’t need to bake cookies for every showing, but a subtle diffuser or soft music goes a long way.

6. Embrace the Season

Your home is already looking its best during the holidays.
Keep décor simple and inviting—avoid anything too large, flashy, or themed. You want buyers to notice your home, not your entire Grinch collection.

7. Share the Summer Fun

Snow hides a lot of your home’s best exterior features.
If you have photos of your gardens, landscaping, pool, deck, or patio from warmer seasons, include them in your listing and leave a small album out for showings.
It helps buyers picture the home year-round.

Why Sell in Winter?

Winter selling has its perks. The biggest advantage is less competition—there are typically fewer homes for sale, which helps your listing stand out.
And although winter is slower overall, the buyers who are looking tend to be more serious.

In December 2020, more than 244 homes sold in the Kingston area.
In 2021, year-to-date sales are up 12%, so it’s likely that over 270 homes will sell this December.

Thinking About Selling This Winter?

If you're considering making a move, reach out for a free, no-obligation home valuation. We’re here to help you plan your next steps with confidence.

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

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

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

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

How to Decide When to Sell

Choosing the right timing depends on your circumstances.

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

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

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

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

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

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

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

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

Frustrated Buyers Turning to New Construction

Across much of the country, real estate markets are tight and inventory levels are historically low. Some homeowners are reluctant to list because they don’t want strangers walking through their homes right now. Others have spent so much time at home that they’ve started re-evaluating how their space supports their lifestyle, leading to a “right-sizing” mindset.

With properly priced homes selling quickly, many buyers are feeling the frustration. For anyone who has some flexibility with their timeline, new construction can be a great alternative to competing in the resale market.

New construction offers something many buyers love:
a fresh, blank canvas to create their ideal home. Modern floor plans, updated mechanicals, and the ability to personalize finishes are appealing in any market—but when resale inventory is low, the draw becomes even stronger.

That said, buying new construction comes with its own set of considerations. Before jumping in, it’s important to ask a few key questions.

Questions to Ask Before Buying New Construction

1. How long will the home take to build?

• What possible delays could impact your timeline?

• How does the projected completion date align with selling your current home or arranging interim housing?

2. Is your completion date affected by other buyers?

• Are timelines dependent on the sale or occupancy of other units or phases?

3. What’s included in the base price?

• Which finishes, features, and appliances come standard?

• What upgrades or custom add-ons will cost extra?

4. Are there condo or homeowner association fees?

• What do they cover?

• How might they change over time?

5. What’s happening around the development?

• Are there future plans for roads, parking, traffic changes, or additional buildings that could affect noise, congestion, or your view?

Understanding these details helps set realistic expectations so you can decide whether new construction is the right fit for you.

Why New Construction Can Be a Smart Move

In a competitive resale market, buyers can find themselves writing multiple offers and repeatedly missing out. New construction removes a lot of that pressure. Developers in today’s climate are also offering attractive incentives, making this option even more appealing for buyers who have time to wait for a build.

Curious About New Home Developments in Kingston?

If you’re exploring new construction as an option in Kingston and area, we’re happy to chat and walk you through what’s currently available.

Book a quick call with us here.

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

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

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

Remodel Kitchen

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

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

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

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

Update Bathrooms

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

Re-do Plumbing

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

Remove Paneling and Stucco

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

Attic Renovation

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

Replace Siding

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

New Garage Door

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

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

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

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