Kingston Market Update — August 2025

Prices steady. More choice. Buyers have leverage; preparation still wins for sellers.

Market at a glance: Prices steady; inventory ~4.8–4.9 months (buyer tilt). Prep + right pricing = near‑ask; buyers have time and leverage.

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By the Numbers (July — Kingston & Area)

• Sales: 310
• New listings: 714
• Active listings: 1,479
• Sales-to-new-listings ratio: ~43% (balanced, buyer‑lean)
• Months of inventory: ~4.8–4.9
• Average price: $613,160
• Median price: $587,150
• Sale-to-list ratio: 96.8%
• Median days on market: 27 days
• HPI (Kingston city) composite: $585,100
• HPI by type (Kingston city): Single‑family $626,400 • Townhouse $478,400 • Apartment $393,500

Source: KAREA/CREA July 2025 report. Benchmarks (HPI) reflect “typical” home values and smooth out outliers. Averages/medians reflect actual sales for the month.

Values Holding — Product & Condition Decide

Kingston real estate values held steady in July. Average and median prices held steady as well. The city HPI composite sits in the mid‑$500s. No broad decline—results hinge on product, condition, and micro‑location. Move‑in‑ready homes still sell near ask. Dated or mispriced listings negotiate.

What helps: professional photos, fresh paint/lighting, tidy curb appeal, and pricing against the latest solds.

More Listings, More Leverage

Active listings are at multi‑year highs. With months of inventory near five and a sales‑to‑new‑listings ratio in the low‑40s, the market is balanced with a buyer tilt. More homes to compare. More time to think. More leverage on properties that need work or have sat.

Timing: turn‑key homes can list now and win. If prep is needed, tune up in late August and launch after Labour Day.

Homes Still Move — At a Measured Pace

Median time on market is 27 days. The best‑presented homes draw strong week‑one traffic and clean offers. Others take longer and negotiate more.

• Deep clean and touch‑ups
• Front‑yard refresh
• Scent‑free showings
• Launch price aligned to the latest solds

Where the Value Is — By Type

• Single‑family: ~$626K. Stable when well‑kept and well‑located.
• Townhouses: ~$478K. Softer vs. last year—good value for first‑timers and downsizers.
• Apartments/condos: ~$394K. Mixed by building; well‑run, well‑located towers see steadier demand.

How to read this: HPI is a benchmark of a “typical” home. Your home’s story (lot, updates, exposure, layout) will push you up or down from these anchors.

What This Means for You — How to play August

If you’re selling

• Price to today, not last spring. Use the last 30–60 days of comps.
• Win week one. A‑grade photos, copy, and show‑ready prep.
• Fix the $20 problems. Caulk, paint, lights, door hardware, squeaks.
• Set your price lane. Conservative / likely / stretch—and stick to it.

Pro tip: Book a 20‑minute photo scout. We’ll walk the home and prioritize the shots and fixes that matter.

What’s a “Price Lane”?

A price lane is a pre‑planned range you pick before launch so you don’t price by gut after you go live. We base it on adjusted comps (last 30–60 days), the active competition, and today’s market tone.

• Conservative: Adjusted Fair Value (AFV) minus ~1–2.5%. Goal: strong week‑one traffic and higher odds of clean terms.
• Likely: AFV ± ~0–0.5%. Goal: fair market value with typical days on market.
• Stretch: AFV plus ~2–4% (rarely up to 5% for one‑of‑a‑kind). Goal: test upside when the home is scarce/exceptional.

Pre‑commit your moves: Day 7–10, if showings and saves are soft, shift from Stretch → Likely (~−2%). Day 14–21, if feedback cites price, Likely → Conservative (−1–2%). If activity is strong with multiple buyers circling, hold your lane and negotiate terms.

Example (AFV = $600,000): Conservative $587,900–$594,900 • Likely $599,000–$604,900 • Stretch $612,000–$624,000.

If you’re buying

• You have time. Compare. Walk the street morning and evening.
• Shop payment and product. We’ll balance fixed/variable terms with the home that fits your life.
• Look past the beige. Cosmetic work often hides value; structure and location carry the day.
• Mind the condo math. Fees, reserve fund health, and rules shape the monthly.

Pro tip: Ask for our “3‑offer map” — three realistic offer strategies tailored to your budget and the specific home.

Street‑Level Truths

City averages hide street realities. Walkable south‑end pockets, strong school catchments, and renovated bungalows in mature areas still draw steady demand. On the fringe, homes needing updates see more price discovery.

Ask for a micro‑report: last 60–90 days of solds on your street, active and pending competition, and a clear pricing lane. Email Jay for your micro‑report →

Methodology & Notes

• Averages/medians: reflect actual July sales.
• HPI (Home Price Index): a benchmark “typical” home; removes outliers to track value trends.
• Market balance: sales‑to‑new‑listings ratio and months of inventory describe buyer/seller leverage.
• Data source: KAREA/CREA July 2025.

Ready to plan your next move?

A 15‑minute consult now can save weeks later. We’ll map pricing, prep, and timing so you can move with confidence.

Jay & Sean Gazeley
Brothers. REALTORS®. Here to help you move with confidence.
Jay: 613.561.4653  |  Sean: 613.888.9267  |  Turner: 613.876.5406
jay@gazeleyrealestategroup.ca  |  sean@gazeleyrealestategroup.ca  |  turner@gazeleyrealestategroup.ca