I want to buy a house, but may I record a video or take pictures of it?

The short answer is no, unless you have received the homeowner's consent, either personally or through their agent.

It can be tempting to snap photos and videos while looking for a home nowadays when everyone carries a cell phone camera in their pocket. If you have toured a lot of houses and want to keep note of which features were present in which residence, this might be extremely useful.

Additionally, if you come across a house you really like, you might want to show pictures or videos of it to your family and friends to get a second or third view. You might also want to take pictures of any places you want to remodel so you can show them to a contractor.

In any case, We strongly advise you to contact your agent. They frequently have access to a wealth of images of listed properties, and some may even offer in-depth video tours, which are more and more popular since the pandemic started.

Ask your agent to speak with the seller first if there is anything you want to take a photo or video of.

If you have permission to take some photos and there are any restrictions you need to be aware of, the listing agent will let you know. For instance, the homeowner might not want any pictures or videos of the bedrooms where their kids sleep or specific fixtures and furnishings in the house shot.

Here are some extra factors for you to think about:

• Remember that a property is someone else's home when you go to see it. Be cautious and considerate of their residence and privacy.

• Avoid capturing the homeowners' personal or identifying information. This includes items like framed family portraits and certificates set up on tables and walls.

• Do not take photos or videos of any personal items or the contents of cabinets and drawers.

• If you are granted permission to take pictures, please remember that they are solely for your personal use and shouldn't be posted on social media or any other public platform.

To put things in perspective, if you are the one selling a house, we advise you to express any preferences or privacy concerns regarding purchasers taking photos or videos to your agent in a straightforward and concise manner. The agent will be able to follow your directions by including them in writing in all listings and marketing materials for the house and by notifying potential buyers' agents in advance of open houses and scheduled visits.

Selling your home?

You can also take preventative safety steps when getting your house ready for showings. We advise storing valuables like cash and jewellery in a safe or secured cabinet and any documents containing private information such as passports, bills, investment documents, tax returns, and medical data. You will lessen your risk by taking these measures, even if prospective buyers are typically advised not to record any personal information even if allowed to take photos, and an agent must be present during showings (unless you give special instructions that they are not required).

Buying a home is stressful enough, and being self-employed can make the mortgage part feel even more complicated. You’re not imagining it—major lenders do tend to look a little harder at people who work for themselves. But while it can take more paperwork and preparation, getting approved is absolutely possible with the right approach.

Here’s a simplified, friendlier version of what the process looks like, using only the facts provided.

Why It’s a Bit Trickier

Even though the pandemic led to a “Great Resignation” in parts of North America, Canada actually went the other direction. Before the pandemic, there were nearly 2.9 million self-employed Canadians. Today, it’s a little over 2.6 million, with many people shifting back into full-time employment across various industries—including professional and technical services.

For those who are still self-employed, the work is rewarding, but gathering credit and applying for loans (including mortgages) can feel like an uphill climb. Lenders simply want to see proof that your income is steady enough to handle regular mortgage payments and pass the stress test.

Here’s how to improve your chances.

7 Ways to Make Mortgage Approval Easier When You’re Self-Employed

1. Show Your Self-Employment Track Record

If you’ve been self-employed for fewer than two years, it’s harder to prove income stability. More than two years gives you a strong track record and makes things much easier for lenders to assess.

2. Provide Income Tax Assessments

Your Notices of Assessment from the CRA for the last few years are some of the strongest documents you can provide. They confirm exactly how much you’ve earned and show lenders that your income can support something like a $500,000 mortgage.

3. Be Ready With Extra Documentation

Self-employed buyers are often asked for more paperwork. It’s normal.
Common requests include:

• Bank statements

• A list of assets (savings and investments)

• A list of debts and monthly payments

• Other sources of income

• Proof of employment status (business licences, client referrals, reference letters)

The more organized you are, the smoother the process.

4. Reduce Your Debt

Lenders scrutinize debt more heavily for self-employed applicants. Paying down things like car loans, credit cards, or student loans can make a noticeable difference.
It’s not always easy—especially with inflation, rising costs of living, and higher interest rates—but it does help your approval odds.

5. Improve Your Credit Score

A higher score makes you look more “creditworthy.”
In Canada:

• A good credit score is 660–724 (Equifax)

• 760+ is considered exceptional

Ways to help boost it:

• Pay bills on time

• Don’t cancel credit cards

• Maintain a mix of credit types

• Check your credit report for errors

• Pay off old debts

• Avoid unnecessary spending

6. Save a Stronger Down Payment

Minimums in Canada:

• 5% for homes under $500,000

• 5% on the first $500,000 + 10% on the rest for homes over that amount

A larger down payment helps strengthen your application—but don’t use every dollar you have. Lenders want to see that you still have a rainy-day fund.

7. Keep Cash Reserves

Beyond the down payment, lenders want to see that you can cover mortgage payments if something unexpected happens—illness, job loss, slow business months, etc. Cash reserves show stability.

The Bottom Line

Yes, getting a mortgage while self-employed can take more work. But it’s far from impossible. With the right documents, the right preparation, and the right lender, many self-employed Canadians qualify for mortgages every year—some for 25-year terms.

I spent many of my tween and teen years at our family apple orchard in Colborne, Ontario, so fall is one of my favourite seasons! Fresh apples abound in southern Ontario. If you need a little fresh air, you can pick up or pick-your-own apples at a number of local apple orchards.

TIP

If you opt for pick-your-own, in order to preserve the tree, my tip to you is: "eye to the sky". The eye of the apple is the centre of the bottom. Just cup your hand around the apple (gently - some apples like McIntosh tend to bruise easily) and turn the eye to the sky. The apple should come off without the accompanying leaves and portions of the branch that it is on.

Greater Kingston Area Apple Orchards

View their websites/facebook pages for more information on visiting and pick-your-own opportunities.

• Spring Meadow Orchard - 10143 Highway 33, Adolphustown

• A Good Farm - 2017 Centreville Road, Centreville, 613-358-9363

• Wynn Farms - 8191 Highway 33, Greater Napanee

• Janssen Orchards - 668 County Road 4, Odessa

• Waddell Apples - 1345 Washburn Road, Kingston

• Loughborough Heritage Orchard - 3371B/C Lakeside Road, Inverary

• Hall's Apple Market - 2930 2nd Concession Road, Brockville  

Click to view the google map.

If you are in the Northumberland County, ON area: The orchard my family started, named after my jazz-loving father (Pieter) with a nod to Canadian jazz vibraphone player Peter Appleyard, is still open in Colborne: Pieter's Appleyard. A couple of years after he named the orchard, my dad introduced himself to Peter Appleyard at one of his concerts and they hit it off and remained good friends until they both passed in 2013. 

Happy apple picking! 
Lynn

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

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

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

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

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

So where does that leave cottage buyers?

Cottage Prices Across Canada (Stats Provided)

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

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

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

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

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

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

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

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

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

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

Will the Cottage Boom Slow Down?

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

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

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

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

Are Cottages Still an Affordable Option?

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

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

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

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

The Canadian government has recently taken aim at house-flipping in hopes of cooling housing prices. By introducing an anti-flipping tax, Ottawa hopes to slow rapid resale activity and create more room in the market for everyday buyers. Still, under the right conditions, flipping can be a smart investment strategy and a way to build wealth. The key is knowing how to approach it thoughtfully—and with a solid plan.

Here are some helpful things to consider if you’re thinking about getting into the world of house-flipping.

A Beginner’s Guide to Flipping a House

Run the Numbers Carefully

Flipping isn’t just about buying low and selling high. There are many financial pieces to account for beyond the purchase price. Renovation costs, materials, labour, carrying costs (mortgage, utilities, taxes, and insurance), closing costs, and selling expenses all need to fit comfortably within your budget.

Ask yourself:

• Does the home require major renovations?

• Is the scope realistic for your skill level and timeline?

• Do you have a financial buffer if something unexpected comes up?

You’ll also want to understand the tax implications. In Canada, selling a flipped property is treated as business income—not capital gains—and the principal residence exemption doesn’t apply. GST/HST may also come into play. It’s worth talking with an accountant so you’re clear on how your profits will be taxed.

Choose the Right Location

Location still matters—maybe more than ever. Look for areas where renovated homes are in demand and supply is limited. Access to schools, parks, transportation, and everyday amenities plays a major role in buyer appeal.

A “great deal” in a location buyers avoid can quickly become a costly lesson. A solid neighbourhood, even if the purchase price is higher, will typically offer more reliable resale potential.

Manage Your Timeline

Time is money with flipping. The longer a project takes, the more you’ll spend on carrying costs. Before committing, consider whether the renovation timeline is realistic. If the scope looks overwhelming or could drag on, it may be wise to walk away and wait for a better opportunity.

Work with Reliable Professionals

The right contractor team can make or break a flip. Quality work, completed on schedule, directly impacts your bottom line. Ask for references, view previous projects, and make sure everything is in writing. Cutting corners on labour often ends up costing more than it saves.

Permits Matter

If you’re making structural changes, additions, or altering major systems (like plumbing or electrical), permits are typically required. Build time into your schedule for approvals. Working without permits can lead to expensive fixes, delays, or required removals—and buyers today are very savvy about checking.

Know Who You’re Renovating For

Before swinging a hammer, think about who your future buyer will be. Young families? Investors? Retirees? This helps determine things like layout decisions, finishes, and pricing strategy.

Different buyers value different features. For example, a family might prioritize yard space and school zones, while downsizers might focus on one-level living and low maintenance.

Understand the Tax Rules

When you sell, the profit from a flip is typically taxed as business income and must be reported to the CRA. If you repeatedly buy and sell homes, even without major renovations, CRA may still consider it business activity. Understanding how this works ahead of time can prevent surprises.

If you’re considering a flip or wondering whether a property has real potential, we’re always happy to walk through the numbers, help evaluate neighbourhoods, and connect you with reliable contractors and local experts.
We're local REALTORS® in Kingston and area, and we work regularly with investors—from first-time flippers to seasoned renovators.

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

Meet 11-Year-Old Evelyn

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

The Miracle Home and Commercial Miracle Property Program

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

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

What is a real estate deposit?

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

When do I pay the deposit?

There are 3 options:

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

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

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

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

How can I pay my deposit?

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

How much is the deposit?

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

What happens I’m late paying the deposit?

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

Where does my deposit go?

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

Is my deposit refundable?

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

What happens to my deposit at closing?

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

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

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

Land Transfer Tax

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

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

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

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

Legal Fees & Disbursements

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

Title Insurance

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

Adjustments

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

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

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

HST

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

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

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

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

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

1. Make It Warm and Inviting

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

2. Keep Ice and Snow Under Control

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

3. Showcase the Fireplace

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

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

4. Let There Be Light

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

5. Create a Cozy Atmosphere

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

6. Embrace the Season

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

7. Share the Summer Fun

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

Why Sell in Winter?

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

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

Thinking About Selling This Winter?

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

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

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

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

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

How to Decide When to Sell

Choosing the right timing depends on your circumstances.

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

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

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

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

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

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

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

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

Frustrated Buyers Turning to New Construction

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

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

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

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

Questions to Ask Before Buying New Construction

1. How long will the home take to build?

• What possible delays could impact your timeline?

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

2. Is your completion date affected by other buyers?

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

3. What’s included in the base price?

• Which finishes, features, and appliances come standard?

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

4. Are there condo or homeowner association fees?

• What do they cover?

• How might they change over time?

5. What’s happening around the development?

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

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

Why New Construction Can Be a Smart Move

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

Curious About New Home Developments in Kingston?

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

Book a quick call with us here.

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

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

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

Remodel Kitchen

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

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

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

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

Update Bathrooms

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

Re-do Plumbing

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

Remove Paneling and Stucco

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

Attic Renovation

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

Replace Siding

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

New Garage Door

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

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

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

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