The real estate market is also moving into its summer rhythm, but it feels different than the market we saw a few years ago.
May was active, but more balanced. Buyers had more choice. Sellers had more competition. Well-priced homes continued to attract attention, but homes that missed the mark on price or presentation were easier for buyers to pass over.
Here is a clear look at what happened in the Kingston and Area residential market in May.
What happened in May
Kingston and Area saw 317 residential sales in May 2026.
There were also 915 new listings, giving buyers more options and creating a more competitive environment for sellers.
The average sale price was $639,295, while the median sale price was $600,000.
A few key May numbers:
- 317 residential sales
- 915 new listings
- $639,295 average sale price
- $600,000 median sale price
- 1,437 active listings
- 4.5 months of inventory
- 21 median days on market
- 97.4% average sale-to-list price ratio
In plain English, this is a market with activity, but also more balance.
Homes are selling. Buyers are still buying. But buyers have more choice, and that means sellers need to be more thoughtful.
What buyers need to know
Buyers have more breathing room than they did during the tighter market years.
With 1,437 active listings and 4.5 months of inventory, there is more to compare. That can mean more time to make a decision, more room to negotiate, and a better chance of including conditions where appropriate.
That is good news.
But it does not mean every home is sitting or every seller is under pressure.
The best homes, in the right locations, at the right price, are still getting attention. If a home is well-prepared, well-marketed, and priced properly, buyers still need to be ready.
For buyers, the key is preparation.
Know your budget. Understand your financing. Watch the market closely. Compare value, not just asking price. And when the right property appears, be ready to move with confidence.
What sellers need to know
Sellers need to be realistic, but not discouraged.
May brought 915 new listings to the market. That means buyers had choices. When buyers have choices, they compare everything.
- They compare price.
- They compare condition.
- They compare layout.
- They compare location.
- They compare photos, video, presentation, and how the home feels before they ever book a showing.
The average sale-to-list price ratio was 97.4% in May. That tells us sellers are still achieving strong results when the price and strategy are right. But it also tells us that the market is not automatically handing sellers full asking price.
The first impression matters more now.
A strong listing strategy should include proper pricing, preparation, professional marketing, and a clear plan for the first 7 to 14 days on market. That early window is important because it tells us how buyers are responding.
If the market responds well, great.
If it does not, the seller needs to know quickly and adjust before the listing goes stale.
The bigger picture
Year-to-date, Kingston and Area has seen 1,058 residential sales.
The year-to-date median price is $572,000, and the year-to-date average price is $605,501.
So the market has not stopped. It has shifted.
Compared to the pace we saw in the peak years, buyers now have more leverage. But compared to a slow market, there is still meaningful activity.
The best way to think about it is this:
This is a functional market, but not an automatic one.
- Buyers need a plan.
- Sellers need a strategy.
And the right advice depends heavily on the property type, price range, neighbourhood, and timing.
A west-end family home, a downtown condo, a bungalow in Bath, a rural property north of Kingston, and a waterfront home near the Thousand Islands can all behave differently.
The headline numbers tell us the direction of the market.
The property-specific details tell us what to do next.
If you are thinking about buying or selling this summer, we would be happy to help you understand what these numbers mean for your home, your neighbourhood, or your next move.
Jay, Sean & Turner
Brothers. Family. REALTORS®.