1. Introduction: The Down Payment Hurdle

In the current real estate climate, the "rent trap" is a reality for many hardworking residents of Kingston and Frontenac County. The challenge isn't usually the ability to carry a monthly mortgage; it’s the monumental task of saving a five-figure down payment while simultaneously battling rising rental costs. As a real estate agent, I’ve seen many potential buyers sidelined simply because they lack that initial capital injection.

The 2026 Kingston and Frontenac Home Ownership Program is the transformative solution we’ve been waiting for. This isn't just a grant; it’s a strategic "leg up" designed to move you from the sidelines into your own front door. By dismantling the down payment barrier, the City is providing a path to equity that would otherwise take years—or even decades—of disciplined saving to achieve.

2. Takeaway 1: A Substantial Financial Head Start

The core of this program is a powerful boost to your purchasing power. By providing a significant portion of your down payment, the program increases your leverage with lenders and can substantially lower your monthly carrying costs by reducing your total mortgage principal.

"The maximum funding is 10 per cent of the home's purchase price, up to $37,500."

From a strategist's perspective, $37,500 is more than just cash—it’s a way to potentially avoid high-ratio mortgage insurance premiums or to qualify for a more stable home that fits your long-term needs. This funding allows you to enter the market sooner, capturing appreciation early rather than chasing a moving target.

3. Takeaway 2: The 20-Year Path to Forgiveness

The structure of this assistance is unique and requires a long-term mindset. It is not a gift, but an investment in your residency within our community.

"It is a 20-year interest-free forgivable loan registered on the property's title."

Strategic Insight: You must view the City as an equity partner. If you remain in the home as your principal residence for the full 20 years, the loan is forgiven entirely—a 100% gain for you. However, if you sell or move out before that 20th anniversary, the "gotcha" applies: you must repay the original loan plus 10% of any capital appreciation. Essentially, if your home’s value grows, the City shares in that profit. The winning strategy here is clear: buy a home you can see yourself in for two decades to keep every cent of that equity for yourself.

4. Takeaway 3: Broad Eligibility with Strict Guardrails

The program is designed for modern, middle-income households, but the criteria are rigid. I must highlight that this program is strictly for those who can qualify for a mortgage on their own merit.

• Residency & Status: You must currently live in Kingston or Frontenac County and be a Canadian Citizen or Permanent Resident.

• First-Time Buyer: You cannot currently own property or have participated in this program previously.

• Income Caps: Gross household income is capped at $95,000 for one-person households and $130,000 for two-person households.

• Asset Limit: Your combined assets must not exceed $50,000.

Strategic Warning: The Co-Signer Ban

One of the most critical "deal-breakers" in the guidelines is that applications supported by a co-signer or guarantor are ineligible. You must be able to secure a mortgage pre-approval from an approved lender (bank, credit union, or MIC) based solely on the income of the residents who will live in the home. Additionally, be aware that while RRSPs and RESPs are exempt, funds in TFSAs and FHSAs are included in your $50,000 asset limit.

5. Takeaway 4: Flexibility and Its Limits

The program covers a wide range of lifestyles, with a maximum purchase price of $500,000. Eligible units include detached homes, semis, townhouses, and condominiums. However, there are several exclusions and requirements you must plan for:

• Ineligible Properties: Mobile homes and multi-residential properties do not qualify.

• The Inspection Rule: For all resale homes, a professional home inspection is mandatory, and you must provide the report to the City.

• Program Exclusions: This funding cannot be combined with the Kingston-Frontenac Renovates Program.

Pro Tip: Do Not Sign Prematurely

Applicants who make an official offer on a property before receiving written application approval are automatically disqualified. You must have your Letter of Conditional Approval in hand before you sign an Agreement of Purchase and Sale.

6. Takeaway 5: The "First-Come, First-Served" Clock

This is a high-stakes race. Funding is limited, and the clock starts on Wednesday, April 1, 2026, at 8:30 a.m.

The most important strategic advice I can give is this: An incomplete application is a wasted application. You will not secure a spot in line until every piece of documentation is submitted. Use the time leading up to April to gather your "Submission Ready" folder:

• Proof of Status: Birth certificates or Passports for all owners.

• Tax Records: 2024 or 2025 Notices of Assessment (NOA) for all adults.

• Bank Statements: The two most recent months for all accounts (including TFSA/FHSA).

• Mortgage Pre-Approval: A signed letter from an approved lender (no private/unregulated lenders).

"Approved applicants... have 90 days to provide a purchase agreement; the closing date of the purchase may be beyond the 90 day date."

Once you are approved, you have a 90-day window to find your home. If you miss this window, the funding commitment is withdrawn.

7. Conclusion: Moving Toward Your Future

The 2026 Home Ownership Program is a rare opportunity to bypass the hardest part of the home-buying process. By staying the full 20 years, you aren't just securing a roof over your head; you are executing a financial strategy that builds significant wealth for your future.

As you prepare for the April 1st deadline, ask yourself: Where could you be by the 20th anniversary of your first home? With $37,500 in assistance and a clear-eyed strategy, that future is closer than you think.

Ready to start? We can help!

• Visit the City of Kingston website to learn more

• Contact us and we will connect you with a lender so that you can start your preapproval

• Let’s meet for a buyer consultation - this will prepare you to search and find a home that meets all the program criteria

Kingston Homes <$500,000

Frontenac Homes <$500,000

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. Kingston

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

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

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

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

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

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. Kingston

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

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

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

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. Greater Napanee

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

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

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

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. Loyalist

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

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

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. Loyalist - Amherstview

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

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

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. South Frontenac

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

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

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. Stone Mills

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. Stone Mills

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

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. Gananoque

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

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

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.

If you already own a home in Kingston and area and you’re thinking about moving, you’re not alone in feeling unsure about the logistics.

We hear this all the time:
“I’d move… but how does it actually work if I have to sell and buy at the same time?”

The good news? It’s completely manageable. The key is understanding the sequence, the risks, and your options before you jump in.

Here’s how we guide our clients through it.

 Step 1: Start With a Clear Game Plan

Before you look at homes, we recommend sitting down and mapping out:

• Your home’s likely market value

• Your estimated net proceeds after closing costs

• Your mortgage situation (penalties, portability, timelines)

• Your ideal timing

We’ll leave financial advice to your mortgage broker or financial advisor, but from a real estate perspective, clarity is everything. When you know your numbers, you make better decisions.

Step 2: Decide Your Order of Operations

There are generally three approaches:

Option 1: Sell First, Then Buy - The most conservative approach.

Pros:

• You know exactly how much money you have.

• No risk of owning two homes.

• Strong negotiating position when buying.

Cons:

• You may need temporary housing.

• You may feel pressure to find something quickly.

This works especially well in balanced or slower markets.

 Option 2:  Buy First, Then Sell - Higher risk, higher flexibility.

Pros:

• You secure the home you love.

• No need for temporary housing.

Cons:

• You may carry two properties.

• Financing can be more complex.

• Pressure to sell quickly.

This can work in a strong seller’s market — but it requires careful planning.

 Option 3:  Conditional Purchase (Sale of Buyers’ Property Clause)

You make an offer on a new home conditional on selling your current one.

Pros:

• Reduces financial risk.

• Protects you from owning two homes.

Cons:

• Less competitive in multiple-offer situations.

• Some sellers won’t accept this condition.

This approach depends heavily on current market conditions in Kingston and area.

Our Best Advice: Don’t Close Both Transactions on the Same Day

We strongly advise against closing your sale and purchase on the exact same day.

Here’s why:

• If funds from your sale are delayed (even by hours), your purchase can’t close.

• A delay in the buyer’s financing can ripple into your purchase.

• Movers can’t unload if keys aren’t released.

• You could end up in a legal and financial mess that’s completely avoidable.

Instead, we typically recommend closing your sale first and your purchase a few days later.

Yes, that means a short gap.
Yes, it may require temporary storage or creative moving logistics.

But that small buffer dramatically reduces stress and risk.

In our experience in Kingston and surrounding communities, that cushion is worth it every time.

 What About Bridge Financing?

If you’ve sold your home firm and purchased another, but the closings don’t align perfectly, your lender may offer bridge financing.

Bridge financing can:

• Allow you to access equity from your sale early.

• Help you close on your new home before your sale funds arrive.

Your mortgage broker is the right person to advise you here, and we’re always happy to connect you with trusted local professionals.

 What Makes This Process Easier

In Kingston and area — whether you’re moving within the city, heading to Amherstview, Napanee, Gananoque, or beyond — smooth transitions usually come down to preparation and coordination.

Here’s what truly helps:

• Pre-listing prep before you shop. Get your home photo-ready, staged, and market-prepared early so you can move quickly once you find the right property.

• Clear pricing strategy. Overpricing delays your ability to buy confidently. Strategic pricing gives you control over timing.

• Flexible closing dates built into negotiations. We negotiate timelines intentionally to reduce overlap risk.

• Strong communication between all parties. Realtors, lawyers, lenders, and buyers all need to be aligned. We stay in front of those conversations so you’re not chasing updates.

• A backup plan. Temporary accommodation, short-term storage, or family support options are discussed before they’re needed — not during a crisis.

• Realistic market expectations. Understanding inventory levels and competition prevents rushed decisions.

When you plan ahead, the process feels organized instead of overwhelming.

Bottom Line

Buying when you already own a home isn’t risky — doing it without a plan is.

If you’re even thinking about a move in Kingston and area this year or next, the smartest first step is a conversation.

We can map out your options, timelines, and strategy long before you list.

When you buy a home, your lender may suggest adding mortgage life insurance to your mortgage. It sounds like an easy add-on — who doesn’t want peace of mind knowing their family would be protected if something happened?

But here’s what most people don’t realize: a standalone life insurance policy usually offers better protection, more flexibility, and greater long-term value.

1. You Decide Who Benefits

With lender-provided mortgage insurance, if you pass away, the payout goes directly to your bank — not your loved ones.

When you own your own life insurance policy, your family receives the funds and decides how best to use them. They might pay off the mortgage, cover daily expenses, or invest for the future. That flexibility makes all the difference.

2. Your Coverage Doesn’t Shrink While You Pay the Same

Mortgage insurance only covers what’s left on your loan. As you pay it down, your coverage drops, but your premiums stay exactly the same — you pay the same for less.

Term life insurance works differently: the coverage amount stays level for the full term (like 20 or 30 years), no matter how small your mortgage balance gets.

3. It Ends When the Mortgage Ends

Once your mortgage is fully paid off, lender insurance disappears. The coverage ends automatically, and there’s nothing left to show for all those years of premiums.

Your own life insurance, on the other hand, continues providing coverage after the mortgage is gone. You can maintain it to help with other goals, like income replacement, retirement planning, or leaving a financial cushion for your family.

4. You Stay in Control

Mortgage insurance is tied to your lender. If you refinance or switch banks, it often ends — meaning you’ll have to reapply, and possibly pay more.

Personal life insurance belongs to you. It stays in place no matter where you bank, refinance, or live.

5. You Usually Get More for Less

Independent life insurance typically gives you more coverage for a lower premium. Instead of just protecting your mortgage balance, you can choose a policy amount that supports your family’s entire financial picture — not just the house.

6. Underwriting Happens Upfront — and That’s a Good Thing

Mortgage life insurance often has little screening upfront, but this can backfire. If you pass away, the insurer may investigate your health history and could reject the claim if something was missed.

Individual life insurance policies are fully underwritten before approval, so once your policy is in place, you can be confident your loved ones are protected — no surprises later.

The Takeaway

Mortgage life insurance may sound convenient, but it’s designed to protect the lender. A personal life insurance policy protects you and your family — ensuring your coverage stays stable, portable, and flexible, often at a lower cost.

If you’re buying a home or reviewing your mortgage, it’s worth speaking with an independent insurance advisor to find coverage that fits your life, not just your loan.

Disclaimer: We are not insurance experts or financial advisors. This information is intended for general educational purposes only and should not replace advice from a licensed insurance professional or financial planner.

In Kingston, many homeowners delay listing until May for one well-intentioned reason:
they want the yard, gardens, and outdoor spaces to look their best.

It makes sense. After a long winter, green grass and blooming gardens feel like the moment when a home truly shines. But here’s the reality we see every year - waiting until May often means missing some of the strongest opportunities of the spring market.

March and April Are When Serious Buyers Are Already Active

By the time May arrives, spring isn’t just beginning — it’s already well underway. Buyers who are motivated to purchase in the spring typically:

• Start watching the market closely in late winter

• Begin touring homes in March and April

• Make early decisions to avoid increased competition later in the season

Many of the best-positioned homes — the ones that were prepared early — are already sold or conditionally sold before the May long weekend.

Why So Many Sellers End Up Competing in May

When sellers wait for gardens to fully bloom, something else happens at the same time:

• A surge of new listings hits the market

• Buyers have far more choice

• Competition between sellers increases

• Homes take longer to stand out

In May, you’re no longer benefiting from pent-up demand — you’re sharing it.

Early Spring Still Shows Well (With the Right Preparation)

The good news is that a home doesn’t need peak-season landscaping to show beautifully in March or April.

Simple preparation can go a long way:

• Clean edges, fresh mulch, and tidy beds photograph well early

• Evergreen shrubs, planters, and hardscaping add structure before gardens bloom

• Professional photography can highlight outdoor spaces without relying on full greenery

• Buyers in early spring focus more on layout, light, and location than on flower beds

And if outdoor spaces improve as the season goes on, we can always return later to capture updated photos when gardens are in full bloom and swap them into the listing. That way, you don’t lose early momentum — and you still get the benefit of peak-season visuals.

The Real Advantage of Listing Before May

Homes that come to market in March or April often benefit from:

• Fewer competing listings

• Buyers who are focused and ready to act

• Strong early-season momentum

• More negotiating leverage

In a market like Kingston, timing isn’t just about when your yard looks best — it’s about when buyers are paying the most attention.

The Takeaway: Don’t Let the Garden Decide Your Timing

If selling is on your radar, don’t let the calendar push you into the busiest part of the market.

The most successful spring sales are usually the ones that:

• Started preparing earlier

• Launched before the May rush

• Focused on strategy, not just seasonality

A great yard helps — but good timing and good preparation matter more. Let’s talk about getting your home “market ready”

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 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.

Short answer: it’s helpful… but it shouldn’t hold your cheque.

If you’ve Googled—or asked ChatGPT—questions like “Is now a good time to buy in Kingston?” or “What should I list my home for?” you’re not alone. More buyers and sellers in Kingston and area are turning to AI as a kind of real estate advisor or coach.

And honestly? That makes sense.

AI is fast, available 24/7, and very good at explaining things clearly. But when it comes to one of the biggest financial decisions of your life, there are a few important limits worth knowing—especially in a market as nuanced as ours.

So let’s talk about what AI is great at… and where a human still matters.

What AI Does Really Well

Let’s give credit where it’s due. AI is excellent at:

• Explaining real estate terms without making you feel silly

• Summarizing market concepts and trends

• Helping you think through pros and cons

• Generating good questions to ask your realtor or lender

In other words, it’s a great research assistant. If real estate were a school project, AI would be the kid who colour-codes the notes and brings extra highlighters.

Where AI Starts to Struggle

This is where things get interesting.

1. AI doesn’t actually know your neighbourhood

AI can talk about markets in general, but it doesn’t:

• Walk your street

• Know why two similar homes—one in the west end, one near downtown—can sell weeks apart

• Understand the difference between lakefront, riverfront, and “water-adjacent”

• Factor in ferry schedules, rural septic systems, or whether a road gets plowed first

Real estate in Kingston, Amherstview, Bath, Gananoque, and the surrounding rural areas is hyper-local. Sometimes hyper-specific. AI works in averages. Homes don’t.

2. AI doesn’t know your life

Real estate decisions are rarely just about numbers. AI doesn’t know:

• You’re downsizing after decades in the same home

• You want fewer showings because you work from home

• You’d rather accept a clean offer than chase every last dollar

• You’re juggling a move, kids, work, and aging parents

AI can be logical. It can’t be empathetic. And those two things don’t always line up.

3. AI sounds confident… even when it shouldn’t

This is a big one. AI is very good at sounding certain, even when:

• Data is outdated or not neighbourhood-specific

• Local factors aren’t being considered

• Assumptions are being made quietly in the background

It won’t say, “This feels risky—let’s slow this down.”  Experienced local professionals say that all the time.

4. AI doesn’t negotiate

Negotiation is where real money and favourable terms are won or lost. AI can explain negotiation theory, but it can’t:

• Read the tone of an offer

• Sense when a buyer is bluffing

• Pick up the phone and get context from another local agent

• Push back firmly without derailing the deal

And it definitely can’t do it calmly when emotions are running high.

5. AI isn’t accountable

This part matters more than most people realize. If something goes sideways:

• AI doesn’t attend inspections

• AI doesn’t talk to your lawyer, lender, or insurer

• AI doesn’t flag local issues that only come up mid-transaction

There’s no follow-up. No fixing it. No “we’ve got this.”

The Best Way to Use AI in Real Estate

Here’s the sweet spot. Use AI to:

• Learn

• Prepare

• Organize your thoughts

• Ask better questions

But rely on a human to:

• Interpret Kingston-area market data properly

• Apply local knowledge and judgement

• Adjust strategy in real time

• Negotiate and manage the details

Think of AI as your assistant, not your decision-maker.

The Bottom Line

AI is a fantastic place to start. But when it comes to pricing your home, navigating offers, or making a move in Kingston and area, most people want:

• Local insight

• Clear advice

• Someone who understands both the market and the moment

• A real person who is accountable for the outcome

Real estate is still a very human business. And when your home—and your future—are involved, that’s a good thing.

If you’re using AI to get oriented and want a local, human perspective to go with it, we’re always happy to talk things through—no obligation, no sales pitch.

A beautiful place to live, work and play

We’ll just start this post by saying we love Bath! Bath is a historic lakeside village on the north shore of Lake Ontario, located along the scenic Loyalist Parkway (Hwy 33). Just 20–25 minutes west of Kingston and a short drive to Napanee and Prince Edward County, Bath offers small-town charm with convenient access to nearby cities, CFB Kingston, and regional amenities.

The shoreline and Centennial Park provide direct access to Lake Ontario for swimming, paddling, picnics, and stunning sunset views. The Loyalist Parkway is popular with cyclists and road-trippers for its historic stops, farm landscapes, and lake vistas.

Settled in 1784, Bath is one of the oldest communities in Ontario. The population is 1,180. It is Ward 2 of Loyalist Township, a part of Lennox & Addington County. Loyalist township's council consists of the mayor, deputy mayor, and 5 councillors, one representing Ward 2 (Bath). For such a small community, Bath has a lot to offer. 

Things to See and Do

The community hosts year-round events—from weekly summer markets and park concerts to art shows, fundraising breakfasts, Merry Little Main Street in December, and a Canada Day annual celebration that’s a hub of community activity, entertainment, and family-friendly fun.

Amenities & Services

• Bath Public School (JK-8), 247 Church St

• Bath Fire Hall, 241 Church St

• L&A County Library - Bath Branch, 193 Davy St

Everyday

• Bath Family Pharmacy, 220 Main St

• Bath Dental Centre, 379 Queen St

• Canada Post, 400 Main St

• Circle K Gas & Convenience, 234 Main St

• Fast Freddy's Convenience + LCBO, 242 Main St

• Free Flow Petroleum, 242 Main St

• RBC Royal Bank, 375 Main St

• Schell's Market, 408 Main St

Coffee & Treats

• Bread & Butter Bakery, 376 Main St

• Country Style (inside Fast Freddy's), 242 Main St

• The Lodge Coffee (inside Books on Main), 368 Main St

Dining & Drinks

• Beachside BBQ, 352 Main St

• MacKinnon Brothers Brewing, 1915 County Rd 22

• Mike's Pizza & More, 426 Main St

• A Pizza Pie & Cheese House, 216 Main St

• Welborne Commons, 368 Main St

Parks & Playgrounds

• Bath Park & Tennis Courts, 217 Church St

• Briscoe Park, 169 Sir John Johnson Dr

• Bulch Park, 265 Academy St

• Centennial Park North, 336 Main St & South, 329 Main St

• Finkle's Shore Park, 697 Main St

• Hawley Court Park, 20 Hawley Court

• Heritage Park, 53 Bayshore Dr

• Jessup Lane Park, 208 Somerset Ave (east)

Places of Worship

• Bath United Church, 402 Academy St

• Parkway Church, #6 - 218 Main St

• St. John's Anglican Church, 212 Church St

• St. Linus Catholic Church, 217 Main St

Services & Clubs

• Loyalist Cove Marina, 100 Bayshore Dr

• Loyalist Golf & Country Club, 1 Loyalist Blvd

• Royal Canadian Legion Branch 623, 120 County Rd 4

• St. John's Hall, Bath & District Lions Club, 216 Church St

Miscellaneous

• Books on Main, 368 Main St

• The Hive (Studio, Gallery, Workshops), 363 Main St

• Janasen Lifestyle, 374 Main St

• SALON aka, 368 Main St

• Joy’s Hair & Wellness, 385 Main St

Seasonal

• Sunday Market, Centennial Park 336 Main St

• Live Music Sundays, Finkle’s Shore Park 697 Main St

• Fryway 33, Finkle’s Shore Park 697 Main St

• Bath Museum and Visitor Centre, 434 Main St

• Fairfield Gutziet House, 341 Main St

• Bath Canada Day, July 1

Truly, if we didn’t love living on Amherst Island (Lorna in “downtown Stella” and Lynn + family in the country), we’d probably both be somewhere in Bath. A few of our favourite things to do: Welborne Commons for supper, the monthly Lions breakfast, Live Music Sundays in summer, MacKinnon Brothers for local beer, live music, and events, Janasen Lifestyle for clothing & more, and The Hive for local art (gallery and workshops). 

Bath Public School is a small JK–8 school in the heart of the village, known for its friendly, close-knit atmosphere and strong community involvement. Families appreciate the walkability, supportive staff, and the small-school feel that comes with living in Bath.

Thinking about buying or selling in Bath?
We have helped many clients moving to and from Bath—from heritage homes on Main Street to the Loyalist Country Club community and the pockets old and new in the east end, on the hill, and in Millhaven. If you’re considering a move in Bath, Ontario or anywhere in Kingston and area, we’d be happy to walk you through the market, neighbourhoods, and next steps. Reach out anytime to start the conversation.

Bath Real Estate

Zoom into the map above for amenities.

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.

My family has belonged to various CSAs (Community Supported Agriculture) for over a decade. For several years in Toronto, we hosted a pickup point for Plan B Organic Farms (highly recommend them if you are in one of the areas they service!) on our porch. When we moved to Amherst Island in 2016, it took a couple of years to get back into it. We’ve tried a few different local farms, and last year we split a share with Lorna with our nearest CSA: McClure Eats in Bath. (If you’re curious about what we received over the 2025 season, there is a list at the bottom of the blog.)

Why a CSA? Part of it has to do with buying directly from the farmers, but there’s more to it. We love fresh, local food and want to support sustainable farming as well. Let’s talk CSAs: what it is, benefits, strategies for success, and some fantastic local options. It does come with risks: last year the early rain and later drought ruined our farmer’s corn crop so there was no corn. 

What is a CSA?

A CSA is a farm share program where members (consumers) commit to buying a season’s worth of produce directly from a local farm, in advance. This allows the farmers to fund the seeds and everything involved in getting it all growing for the season. In return, members receive weekly or bi-weekly boxes filled with fresh, seasonal produce. CSAs offer a great way to eat locally, support small-scale farmers, remove the middle man, and enjoy high-quality ingredients straight from the farm to your table.

How to Successfully Use Your CSA

To make the most of your CSA subscription, here are some helpful tips:

1. Plan Your Meals Around Your Box – Each week, you’ll receive a different variety of produce. Before heading to the grocery store, plan meals around what’s in your CSA box.

2. Be Open to Trying New Foods – CSAs often include less common vegetables like kohlrabi, sunchokes, or golden beets. Embrace the adventure and look up recipes for any unfamiliar items.

3. Store Produce Properly – Keeping veggies fresh is key to minimizing waste. For a handy guide on proper storage, check out these resources:

   • Foodland Ontario

   • Eating Well

   • The Spruce Eats

   • thekitchn.com

   • Real Simple

   • Maryland's Best

4. Batch Cook or Preserve Extras – If your box includes more than you can eat in a week, consider freezing, pickling, or making soups and sauces to enjoy later.

5. Engage with Your Farmer – Many CSAs offer newsletters, recipe ideas, and farm visits. Connecting with your farmer helps you learn more about where your food comes from and how it’s grown.

Local CSA Farms in the Kingston Ontario Area

If you’re ready to join a Kingston CSA, here are some great local farms offering memberships:

- Fat Chance Farmstead (Harrowsmith, ON)

• Season Length: 18 weeks starting mid-June

• Vegetables: 30+ varieties, including staples like carrots and tomatoes, as well as unique offerings like chard and kohlrabi.

• Extras: Fresh strawberries in June and July.

- Main Street Urban Farm (Kingston, ON)

• Season Length: Weekly or bi-weekly subscriptions

• Unique Offerings: In addition to vegetables, they provide ferments, prepared foods, and specialized items like Thai curry ingredients.

- McClure Eats (Bath, ON)

• Season Length: 17 weeks starting mid-June

• Extras: Includes a small bouquet of flowers in every box.

- Rooted Oak (Brockville, Gananoque, Kingston, Merrickville, N. Augusta, Ottawa)

• Small (bi-weekly), regular (weekly) and large (weekly or bi-weekly) options

• Season Length: 18 weeks

• Numerous pickup spots

- Root Radical Farm (Kingston & Gananoque)

• Season Length: 24 weeks (June to November)

• Extras: Access to a recipe archive, farm events, and storage guides.

- Salt of the Earth Farm (Kingston & Lyndhurst)

• Season Length: 18 weeks (June 18 – October 15)

• Extras: Flowers, herbs, and seasonal variety in each weekly box.

• Tips for Success: Morgan’s CSA Success Guide

Is a CSA Right for You?

A CSA might be a great fit if:

• You enjoy cooking at home and experimenting with new ingredients.

• You want fresh, high-quality, organic produce.

• You appreciate knowing where your food comes from and connecting with farmers.

• You like supporting local businesses, cutting out the middle man, and sustainable agriculture.

• You’re willing to adjust your meal planning around what’s in season.

If you’re looking for an alternative to grocery store produce and want to make a commitment to fresh, local food, a CSA is a fantastic choice. Whether you’re an experienced home cook or just starting to explore farm-fresh ingredients, joining a CSA can bring exciting new flavours to your kitchen while supporting your local farming community. And if you don't think you can eat all of that food? Find someone to split your share with! We've done that for a few years with great success. 

Ready to sign up? Explore the farms above and find the best CSA fit for your household. And come June, bon appétit!

Photos used with permission from McClure Eats.

Want some ideas on how to use your veggies? Check these out:

• http://www.foodland.gov.on.ca/english/recipes.html

• https://www.prevention.com/food-nutrition/healthy-eating/a20453908/how-to-use-csa-veggies/

• https://www.buzzfeed.com/rachelysanders/confusing-scary-csa-vegetables-recipes

• https://www.thekitchn.com/tips-for-getting-the-most-out-147351

Happy local eating! 
Lynn

Our 17 weeks of 2025 full shares from McClure Eats included the list below. Usually they include corn but there was none because the heavy rain in spring and drought later. 

• Apples

• Baby eggplant

• Basil

• Beans

• Beets

• Bok choy

• Cabbage

• Carrots

• Celery

• Cucumber

• Eggplant

• Flowers

• Garlic

• Garlic scapes

• Green coriander

• Green onion

• Ground cherry

• Kale

• Lettuce

• Mixed herbs

• Nappa cabbage

• Oregano

• Peas

• Peppermint

• Potatoes

• Red onion

• Rosemary

• Snow peas

• Squash

• Stone fruit

• Swiss chard

• Thyme

• Tomato

• Turnip

• Zucchini

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

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.

You may have heard the terms exclusive property or off-market listing  and wondered what they really mean. In Ontario, exclusive listings are still allowed, but the rules around how they’re handled have changed significantly — especially when it comes to marketing.

An exclusive listing is a signed agreement between a seller and one brokerage to list a property for sale without putting it on MLS®. The property is for sale, but it’s not publicly advertised. That means no lawn signs, no social media, no websites, and no broad promotional campaigns.

Under today’s rules, an exclusive listing can only be shared privately:

• Within the listing brokerage, and

• One-on-one with individual agents or individual buyers

If a property is advertised publicly in any way, it must be placed on MLS® within 3 days.

Why Would Someone Choose an Exclusive Listing?

While most sellers benefit from full exposure on MLS®, exclusives can make sense in certain situations, such as:

• Privacy concerns (high-profile individuals, sensitive circumstances, divorce, medical issues, etc.)

• Preparing the property before going public (repairs, staging, photography, paperwork)

• Testing timing or price quietly, without a public days-on-market clock

In these cases, exclusive listings offer more control and discretion.

Why Did the Rules Change?

The Canadian Real Estate Association (CREA) introduced these policies in January 2024 to promote fairness and transparency. Broad public advertising of exclusives was limiting buyer access and sometimes reducing competition for sellers — which could impact sale price. Today’s structure ensures sellers understand the trade-offs and that buyers are treated equitably.

How Do Buyers Find Exclusive Listings?

Because they won’t appear on Realtor.ca or be advertised publicly, access happens within brokerages and through relationships, networking, and agent-to-agent communication. Working with a local REALTOR® who’s well connected is the best way to hear about opportunities that aren’t yet on the public market.

Is an Exclusive Listing Right for You?

For many properties, MLS® exposure is the best path to achieving maximum value. But depending on your goals, privacy needs, or timing, an exclusive listing can be a strategic option.

If you’d like to talk about whether exclusive or off-market makes sense for your situation — or if you want to be kept in the loop about private opportunities in Kingston and area — we’re always happy to chat.

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.

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