Are you considering buying a condo in Kingston, Ontario? Our vibrant city nestled along the eastern shores of Lake Ontario offers a unique blend of historic charm and modern amenities, making it an attractive destination for condo buyers. Whether you're a first-time homebuyer, a retiree, or an investor, Kingston's condo market offers a variety of options to suit different needs and budgets.​ Let's walk through some of the different aspects of purchasing a condominium in Kingston, ensuring you're well-prepared to make an informed decision, starting with the basics.​ 

How Is Buying a Condo Different from Buying a House?

If you've never purchased a condo and are weighing the decision between buying a condo or a traditional freehold home in Ontario, it's important to understand how the two experiences differ. Here’s a quick comparison to help clarify what you’re really buying into.

Condo Ownership

When you buy a condo, you’re purchasing the interior space of your unit. You also share ownership of common elements — things like the lobby, gym, outdoor spaces, or parking garage. A condo corporation manages the building and collects monthly condo fees to cover maintenance, repairs, and amenities. In some cases, you may also be asked to contribute to special assessments for major upgrades.

Home (Freehold) Ownership

Buying a home, on the other hand, means you own the structure and the land it sits on. You're responsible for all upkeep — inside and out. There are no shared amenities or condo rules to follow, but that also means there's no help with maintenance or repairs.

Quick Comparison

Which One’s Right for You?

Condos can be ideal for those seeking a lower-maintenance, lock-and-leave lifestyle — especially first-time buyers or downsizers. Homes offer more freedom and space, but with greater responsibility. It all comes down to your lifestyle, budget, and priorities. If you decide to go the Condo route, keep reading.

Key Considerations When Buying a Condo in Kingston

Here are some important factors to consider:

• Location: Determine which neighbourhood aligns with your lifestyle and needs. Kingston offers diverse areas, from the bustling downtown core to   the west and east ends.​

• Variety of Options: From waterfront high-rise buildings, the historic Annandale building, and student-focused buildings in the downtown core to low-rise complexes, townhomes, and much more, Kingston's condo market caters to a wide range of preferences and budgets.​

• Amenities: Consider what amenities are important to you, such as parking, pool, in-suite laundry, fitness facilities, or proximity to public transportation.​

• Price Points: As of early 2025, the median list price for condos in Kingston was approximately $329,543, with a median price per square foot of $922. These figures vary significantly based on location, size, floor, and amenities.

• Condo Fees: Understand the monthly maintenance fees, what they cover, and how they fit into your overall budget.​ Talk to your mortgage specialist about it.

• Reserve Fund: Once you have a conditionally accepted offer, you can review the status certificate to assess the health of the condo corporation's reserve fund, which covers major repairs and replacements.​

• Rules and Regulations: Familiarize yourself with the condo's bylaws (included in the status certificate), especially if you have pets or plan to rent out the unit.​ 

Purchasing a condo in Kingston, Ontario, offers a blend of urban convenience and community charm. By understanding the local market, considering key factors, and working with experienced professionals like us, you can confidently navigate the process and find a condo that suits your lifestyle and investment goals.

Whether you're buying your first condo or exploring your options between a condo and a freehold home, we are here to guide you every step of the way. Lorna and I bring local expertise, market insights, and a no-pressure approach to help you make confident, informed decisions. We’ll walk you through the pros and cons, connect you with trusted professionals, and make sure no detail gets missed. Let’s find the right fit for your lifestyle — together. Contact us to talk about purchasing a home in Kingston anytime. 

When the snow finally melts and the tulips start popping up, the Kingston real estate market wakes right up with them. Spring has always been our busiest season, and if you’re thinking about selling, this is the perfect time to start getting your home in shape. Buyers come out with fresh energy, longer days mean brighter showings, and homes really do look their best this time of year.

Here are the key steps we walk through with our sellers every spring.

Declutter and Depersonalize

A little editing goes a long way. Clearing out extra furniture, personal items, and anything that makes rooms feel crowded helps buyers picture themselves living there. We’re not aiming for empty—just clean, calm, and spacious.

Deep Clean

A spotless home signals that the property has been well cared for. Whether you tackle it yourself or bring in the pros, focus on kitchens, bathrooms, windows, and floors. It makes a noticeable difference the moment someone walks in.

Make Small Repairs

Those little fixes you’ve been putting off? Now’s the time. Patch that drywall, tighten the loose doorknob, and give scuffed walls a quick touch-up. Minor repairs help your home feel move-in ready and reassure buyers about overall maintenance.

Boost Curb Appeal

First impressions start at the driveway. Fresh mulch, trimmed shrubs, and a tidy lawn make your home feel inviting before buyers even reach the door. A freshly painted front door or updated light fixture can add a nice touch.

Stage Your Home

Staging isn’t about perfection—it’s about showcasing your home’s strengths. We provide a consultation with a professional stager who can help you highlight the flow of your rooms and make each space feel comfortable and functional. Even simple tweaks, like rearranging furniture or adding warm accents, can make a big impact.

Embrace the Season

Spring is all about light and freshness. Open the windows, let the breeze in, and show off any outdoor spaces—patios, decks, gardens, or even a sunny corner for morning coffee. A vase of fresh flowers or a splash of colour can make a home feel especially welcoming this time of year.

Price It Right

Pricing is both an art and a science. We look at current market conditions, recent comparable sales in Kingston and area, and the unique features of your home to land on a competitive list price. The right price helps you attract more buyers, stand out in the spring rush, and position yourself for a smooth sale.

Preparing your home for a spring sale takes a bit of planning, but it sets you up for great results. If you’re thinking about making a move, we’re here to walk you through every step and take the guesswork out of the process.

Reach out anytime—we’re always happy to chat about your plans.

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

Here’s your cottage closing list for fall.

Start Early

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

A quick prep list:

• Pick a date for your cottage-closing weekend.

• Make a list of what needs to be done.

• Bring any supplies you’ll need.

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

Give Everything a Good Clean

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

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

• Scrub surfaces and sweep out corners.

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

Winterize the Plumbing

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

• Turn off the main water supply.

• Drain all water lines.

• Open faucets so everything empties fully.

• Add antifreeze to toilets, sinks, and drains.

• Turn off and drain the hot water tank.

Check the Roof & Gutters

A quick inspection now can prevent winter damage later.

• Look for missing or damaged shingles.

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

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

Secure Windows & Doors

Cottages take a beating in winter.

• Seal any drafts with caulking or weatherstripping.

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

Disconnect Appliances

Unplugging everything helps avoid power issues and keeps things fresh.

• Unplug appliances and electronics.

• Clean the fridge, stove, and microwave.

• Leave appliance doors slightly open to prevent mould.

Keep Pests Out

Mice love cottages—and they’re persistent.

• Set traps or take preventative steps.

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

Turn Off Utilities

• Switch off the main power at the breaker.

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

It’s safer and saves money.

Store Outdoor Gear

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

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

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

Add Some Security

Winter is quiet in cottage country.

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

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

A Thoughtful Closing Makes Spring So Much Easier

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

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

As real estate agents, we understand the importance of protecting your client's interests throughout home-buying. One vital aspect of this protection is title insurance. This blog post delves into title insurance, exploring its significance, benefits, and how it safeguards your real estate investment.

What is Title Insurance?

Title insurance is a form of indemnity insurance that protects against financial loss arising from defects in title to a property. When you purchase a property, you want to be certain that you are acquiring a clear and marketable title, meaning there are no legal disputes, liens, or other encumbrances that could jeopardize your ownership rights. While conducting a thorough title search during the purchase process, it uncovers impossible to guarantee that all potential issues are. This is where title insurance steps in. It provides coverage for losses due to undisclosed title defects, such as errors or omissions in public records, unknown heirs claiming ownership, forgery, fraud, or any other legal disputes that may arise.

Why is Title Insurance Important?

• Protection against financial loss: Title insurance protects you by compensating for covered losses, legal fees, and expenses incurred in defending your title. If an unforeseen title issue arises after the purchase, the insurance policy can provide you with the necessary support and financial resources.

• Peace of mind: Knowing that you have title insurance can provide peace of mind to buyers and lenders. It offers reassurance that you have a safety net to protect your investment even if a hidden defect in the title emerges.

• Smooth real estate transactions: Title insurance facilitates smooth and efficient transactions. Lenders often require title insurance to protect their interests, ensuring that they have a valid and enforceable lien on the property. By addressing potential title issues upfront, title insurance helps streamline the closing process.

• Continual coverage: Unlike other insurance policies that require ongoing premiums, title insurance is typically a one-time premium paid at closing. This means you have coverage for as long as you own the property, protecting you against future claims or losses due to title defects.

Understanding the Coverage

Title insurance policies typically provide coverage for a range of issues, such as:

• Forgery and fraud: Protection against forged signatures on documents or fraudulently executed transfers of the property.

• Survey and boundary issues: Coverage for survey errors or boundary disputes that could impact your ownership rights.

• Outstanding liens and encumbrances: Safeguarding against unpaid taxes, outstanding mortgages, or other liens on the property.

• Undisclosed heirs and claims: Protection from claims made by undisclosed or missing heirs, ex-spouses, or other parties with potential ownership rights.

• Errors in public records: Coverage for mistakes or omissions in public records that could affect the validity of the title.

Title Insurance is a critical component of any real estate transaction. It provides protection and peace of mind, safeguarding your investment against unforeseen title defects and potential legal issues. By working with a reputable title insurance provider, you can ensure your clients have the necessary coverage to protect their interests, making their home-buying experience smoother and more secure. As real estate agents, we prioritize the protection and satisfaction of our clients. Be sure to talk to your real estate lawyer about your title insurance. Contact us today to learn more about how we can assist you in securing your real estate dreams.

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

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

The Lifestyle Slows Down (In the Best Way)

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

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

Your Backyard Turns Into Your Playground

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

• Paddling along the shoreline in Bath or Amherstview

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

• Sailing out of Kingston Yacht Club or Collins Bay

• Fishing along the Bay of Quinte or Hay Bay

• Skating on smaller lakes in the winter

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

Limited Inventory Means Long-Term Value

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

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

Living Close to Nature Adds Something Special

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

• Osprey diving for fish

• Swans gliding by at sunset

• Foxes trotting along shoreline paths

• Deer in the yard in early morning

• Ice formations that change daily in winter

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

The Views Really Do Improve Your Day

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

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

Practical Things Waterfront Buyers Should Know

(This is where our local expertise really matters.)

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

Shoreline Regulations

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

Wells, Septic, and Water Treatment

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

Exposure & Swimability

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

Island Living

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

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

Thinking About Waterfront Living?

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

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

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

Something that's been coming up with our buyers and sellers lately has been the sale of the buyer's property.

If the buyer needs to sell their home to buy a home, they can put in a condition called an SBP or an SPP or an SOP, depending on where you are.

Here in Kingston and the area standard is the Sale of Buyer’s (AKA Purchaser’s) Property.

So that means the purchase of this home is conditional upon the sale of me, the buyer's property. And there's a timeline there. It could be two weeks or two months or whatever has been negotiated between the 2 parties in which the buyer has to sell their property.

But because it's such a long timeline, there's an escape clause.

An escape clause is a 24- to 72-hour period, wherein if the sellers get another offer, they can inform the first buyers and say, "Hey, we have another offer. We'd like to take that offer. So you have to commit or let it go."

At that point, the buyers can either say, "Okay, I'm letting my condition go. I'm waiving my condition." OR "I am escaping getting out of the house, not buying this house."

So that's what a Sale of Buyers Property is.

The sellers don't love it because there's no total commitment to buy the house, and they're sitting there waiting, tied up with you to ensure you will sell before you commit to purchasing their home.

Buyers, sometimes it's the only way, but it depends on the market whether, whether it's used or not.

Watch the video here:

What's an amendment?

An amendment is a change to an Agreement of Purchase and Sale or “Offer”.

It could be anything from deleting a condition or a clause to changing a condition or a clause to changing a date, like the closing/completion date.

It could also be changing the names on the purchase and sale agreement, adding someone, deleting someone, et cetera.

What happens is: whoever is initiating the change signs gives an irrevocable time limit to the other party, and it gets sent to their agent.

If they agree within that time period, then it's all good. They sign it back. The amendment does not pass if they disagree or they run out of time. 

Contact us if you have questions. We're happy to help!

When you’re getting ready to buy a home, you’ll hear the terms conventional mortgage and high-ratio mortgage pretty quickly. Here’s what they actually mean in plain language.

Conventional Mortgage

This is when you're putting at least 20% down on the home you’re buying.
With that amount of down payment, the lender doesn’t need mortgage default insurance. The approval process tends to be a little more straightforward because you already have more equity in the property.

High-Ratio Mortgage

If your down payment is less than 20%, you’re getting a high-ratio mortgage.
That just means the lender has to send your application to a mortgage default insurer for approval. It’s a normal part of the process, especially for first-time buyers.

Who Are the Insurers?

There are three mortgage insurers in Canada:

• CMHC (the one most people know)

• Sagen

• Canada Guaranty

Your mortgage broker or lender decides which insurer to use depending on the file. Buyers don’t have to choose; it happens behind the scenes.

Why This Matters

Understanding the difference helps you set expectations early on — especially around budgeting and pre-approval. In Kingston and area, lots of first-time buyers go the high-ratio route, and it’s completely normal.

If you’d like a referral to a local mortgage broker who can walk you through your options, just let us know. We’re always happy to connect you with someone great.

Watch the video here:

Why is my realtor asking for my ID, job history, and whether I'm the head of an international organization?

FINTRAC stands for Financial Transaction Reporting and Analysis Center of Canada.

It's the Federal Government's Financial Intelligence Unit, and we as realtors are required to ask ID and ask these questions of all buyers and sellers, anyone with large sum transactions.

FINTRAC's mandate is to facilitate the detection, reporting, and deterrence of money laundering and financing of terrorist activities. So don't be surprised when your realtor asks to scan your driver's license.

Check out the FINTRAC website here.

Are you a homeowner looking to sell your home and wondering how we make the most of an Open House? Hosting a successful Open House is a crucial step in the home-selling process. Let's go over some tips and tricks we use to ensure your open house is successful.

Preparation is key

Before hosting an Open House, prepare the home for showings properly. That includes decluttering, deep cleaning, and making any necessary repairs. Our professional stagers will help make the house look its best. Additionally, we ensure all the required paperwork, such as property listing, brochure, and disclosures, are ready for potential buyers to review.

Choose a suitable date and time

Choose a date and time for your Open house that is convenient for potential buyers. Consider factors such as the day of the week, holidays, and local events when selecting a date. As for the time, hosting the Open House mid-afternoon on the weekend is recommended, as most people have free time to attend.

Marketing your Open House

Once we have determined the date and time, we work hard to market the event effectively. We use online resources such as social media, real estate websites, print, and local media to promote the event. Neighbours and friends often know someone who wants to move to the neighbourhood, so you can help by reaching out to your network to spread the word.

Create a welcoming atmosphere

When hosting an Open House, we create a welcoming atmosphere that makes potential buyers feel at home. Having fresh flowers, playing soft music, and providing light refreshments makes buyers feel welcome. We greet visitors at the door and give them a property tour - pointing out your home's best features.

Be prepared to answer questions

Potential buyers will likely have questions about the property and the surrounding area, so we must be prepared to answer these questions. We ensure that we understand your home's features and the local neighbourhood well and are ready to provide this information to visitors.

Why have an Open House?

You may think that open houses are full of nosy neighbours, but we have found over the years that the majority of attendees are potential buyers actively viewing the home. They often return for a second visit with their REALTOR® and sometimes go straight to the offer process.

Hosting a successful open house is an essential step in the home-selling process. By following these tips and tricks, we make the most of the event and increase the chances of finding a buyer for your home.

Ready to get started planning your home sale? Contact us today to learn more about how we can help.

After working with so many buyers across Kingston and area—from first-timers to downsizers to families needing more space—we’ve noticed a few patterns. Most buyers make the same handful of mistakes, and the good news is that every one of them is avoidable with the right preparation.

Here’s a breakdown of the big ones we see, and what you can do differently.

1. Jumping Into the Search Before Sorting Out the Money

This is a common one. Buyers fall in love with houses online, start booking showings… and then discover the financing doesn’t line up with what they thought.

A few financial pitfalls to avoid:

a) Skipping the pre-approval
A pre-approval gives you your budget, your rate, and your confidence. Without it, you’re guessing—and that’s stressful for everyone.

b) Saving too little for the down payment
More down payment either lowers your monthly costs or increases your buying power. Both are helpful, especially in a competitive market.

c) Draining your savings completely
Don’t empty the tank. Things break, repairs pop up, and life happens. You’ll want a cushion when you move into your new place.

We’re not giving financial advice here—the right numbers come from your mortgage broker—but we can tell you that preparing early makes the rest of the process feel a whole lot easier.

2. Focusing on Décor Instead of the Bones

It’s incredibly easy to get distracted by gorgeous staging or shiny finishes… and just as easy to walk away from a perfectly good house because of terrible paint colours.

Here’s what matters most:

• Pay attention to the structure and systems.

• Get a home inspection.

• Learn what flaws are manageable and what the dealbreakers are.

Cosmetic things—paint, hardware, countertops, cabinets—can all be changed. Roofs, foundations, wiring, plumbing… those are the pieces worth your attention.

3. Underestimating the Importance of Location

You can renovate a kitchen. You can add a bathroom. You can finish a basement.

You can’t move a house to a new neighbourhood.

Make sure you like where the home is: the street, the neighbourhood feel, the commute, the schools, the trails, the coffee shops—whatever matters to you. A home in the right location is almost always the better long-term choice.

4. Holding Out for the “Perfect” Home

This one comes up more often than you’d think.

When we bought our first home, we went in with the classic “forever home” mindset. A friend reminded us that we’d probably only be there five to ten years—and suddenly the right house appeared. We ended up staying for 12.

Most buyers don’t actually need a forever home; they need the right home for the next stage of life. Once you shift that mindset, great options start to show up.

Need Help Starting Your Search?

If you’re thinking about buying a home in Kingston and area, we’d be happy to walk through the process with you. From neighbourhoods to budgets to inspections and everything in between, we’re here to help you make a confident move.

Reach out anytime—we’d love to chat.

If your lease is ending in six to eight months and you’re starting to think about buying your first home, the best time to reach out to a REALTOR® is right now.

Connecting early makes the process far less overwhelming. A REALTOR® will share a list of trusted lenders so you can compare options and choose who you want to work with. You’ll also get support in understanding your finances—how much more you may need to save, and ways to strengthen your credit so you’re ready to qualify for a mortgage.

Your REALTOR® will set up a home search for you, giving you a chance to see what’s available and what homes are currently selling for. You can get familiar with different neighbourhoods and start to understand what you like, what you don’t, and what fits your budget.

Starting early also gives you time to build a relationship. The more your REALTOR® gets to know you and your priorities, the better they’ll be able to help you choose the right home when you’re ready to start looking in person.

Thinking about buying in six, eight, or even twelve months? Reach out now and start preparing with confidence.