At the end of July, there were 1,500 active residential listings across Kingston and Area, the highest July inventory level since 2016. Inside the City of Kingston, however, active listings fell 10.9% from last year.
Both can be true, and that contrast is the most important part of this month’s market story.
The regional increase was not a sudden flood of new inventory. The 1,500 active listings were only 1.6% higher than last July. Instead, buyers across the wider region continue to have considerably more choice than they did during the unusually competitive markets of recent years. Within the City of Kingston, that choice has tightened, with new listings down 17.7% from July 2025.
Prices, meanwhile, remained remarkably steady. The MLS® Home Price Index composite benchmark was $552,500 across Kingston and Area, down just 0.6% over the past year. Within the City of Kingston, the benchmark was $579,500, virtually unchanged with a decline of only 0.1%.
For sellers, this is a market where local competition matters more than the regional headline. The City of Kingston had 3.7 months of inventory in July, compared with 4.9 months across the wider region. A successful selling strategy should consider recent comparable sales, current competing listings, your home’s condition and buyer activity within its particular price range.
For buyers, the broader region offers the greatest July selection we have seen since 2016. That can create more time for careful comparisons, inspections and thoughtful negotiations. However, buyers focused on a particular Kingston neighbourhood or property type may encounter considerably tighter conditions.
Whether you are planning a move or simply wondering how the market is affecting your home’s value, we would be happy to provide a practical look at what is happening in your neighbourhood.
It seems impossible that it’s been 10 years since The Tragically Hip played their final concert here in Kingston on August 20, 2016. Kingston was alive with thousands of people singing along at Market Square and in person at the Rogers K-Rock Centre now known as Slush Puppie Place. The city is marking the anniversary with Forever Hip, a months-long celebration of the band, its music, and its connection to Kingston. It
The anniversary week centres on Springer Market Square from August 20 to 22. Thursday evening features Rockin’ the Square with Choir! Choir! Choir!, along with Kingston artists Miss Emily, The Abrams, and members of Kasador. Friday includes music, archival footage, walking tours and a local merch market, followed by a free 8 p.m. screening of Long Time Running. On Saturday evening, people will gather in the Square once again for CBC’s commercial-free rebroadcast of The Tragically Hip: A National Celebration.
There is plenty happening beyond those three nights too. Downtown is being filled with Hip-inspired murals, sidewalk art and storefront installations, and visitors can explore self-guided music walking tours and landmarks including The Tragically Hip Way, the “THE HIP” sign, Springer Market Square and the Gord Edgar Downie Pier.
For anyone who remembers that night in August 2016, or simply appreciates the role The Hip has played in Kingston’s identity, this should be a memorable few days.
I’ve put together a little more on what’s happening, my memories and some of the places worth checking out during Forever Hip.
The spring market gets most of the attention, but it is not the only good time to make a move.
Homes continue to be listed and sold throughout July and August. The market simply feels a little different.
Some buyers take a break for holidays, cottage weekends, family visits, and summer travel. There may be fewer people casually attending open houses or watching every new listing.
However, the buyers who remain active are often serious. They may be relocating, trying to move before school begins, downsizing, purchasing an investment, or waiting for the right property to appear.
What has changed since spring?
The biggest change is selection.
Kingston and Area had 1,534 active residential listings at the end of June, the highest June inventory level in a decade. There were also 858 new listings during the month, the largest number ever added in June.
At the same time, 353 homes sold.
In plain English, buyers are still purchasing, but they have more properties to compare.
That creates opportunity for buyers, but it does not mean every seller is desperate or every home can be purchased at a large discount.
A well-prepared home in a desirable location can still attract strong interest. A property that is overpriced, poorly presented, or competing against several similar homes may take longer.
What does this mean for buyers?
Summer buyers may have more time to compare properties than they did in a tighter market.
A home that has been listed for several weeks may also offer more room for a conversation about price, conditions, inclusions, or the closing date.
The important phrase is “may offer.”
Days on market do not automatically mean a seller will accept a low offer. The asking price may already be reasonable. The seller may not be under pressure to move. There may also be new interest that is not visible online.
Before deciding what to offer, look at comparable sales, the condition of the home, its listing history, current competition, and the seller’s situation when that information is available.
What does this mean for sellers?
The summer market can still produce a very good result, but buyers have enough choice to be selective.
Price and presentation matter.
Imagine two similar west-end Kingston homes coming to market at the same time.
The first is clean, bright, properly prepared, professionally photographed, and priced close to the evidence provided by recent comparable sales.
The second needs some basic preparation and is listed above the likely market range because the sellers want to “leave room to negotiate.”
The first home may receive early attention because buyers recognize the value. The second may sit while buyers choose competing properties. Even if the second seller eventually reduces the price, the listing may no longer feel new.
The homes are similar. The strategies are not.
That difference matters in a market where buyers have options.
What if your home did not sell in the spring?
Simply waiting longer is not always the answer.
A listing that did not sell may need a fresh review of its price, presentation, photos, marketing, showing feedback, or target buyer.
Sometimes the market has provided a clear answer. Other times, the property needs to be positioned differently.
The goal is not to reduce the price automatically. It is to identify why buyers did not act and decide whether the strategy should change.
Not every local market behaves the same way
The broader Kingston and Area numbers are useful, but they do not tell the entire story.
A downtown condo, a west-end family home, a bungalow in Bath, a rural property north of Kingston, and a waterfront home near Gananoque or the Thousand Islands may attract completely different buyers.
Price range matters too. A well-located entry-level home may face different demand than a rural luxury property or seasonal cottage.
That is why your decision should not be based only on a general headline about the Kingston market.
What should you do next?
Buyers should make sure their financing is current, watch new listings closely, and compare value rather than focusing only on the asking price.
Sellers should understand their competition, prepare the property carefully, and establish a realistic pricing plan before launching.
You have not necessarily missed your opportunity because spring is over.
The better question is whether the current market fits your particular home, goals, and timing.
Market statistics in this article are for the Kingston and Area Real Estate Association MLS® System and are not limited to the City of Kingston.
This is one of the biggest questions facing downsizers and homeowners planning their next move.
Unfortunately, there is no single correct order.
Buying first can give you time to find the right home without feeling that you must settle. This can be especially helpful when you are looking for something specific, such as a bungalow, an accessible home, a particular condo building, or a property close to family.
The risk is that you may own two homes temporarily. You also need to know whether you can qualify for the new purchase before your current home sells.
Selling first gives you certainty. You know how much your home sold for, how much equity you have available, and the date by which you need to move.
The risk is that you may feel pressure to find your next home before the closing date. That can lead to rushed decisions or the need for temporary accommodation.
Consider a Kingston couple moving from a larger family home to a bungalow.
They may have substantial equity, but most of that money is tied up in their current house. Before buying the bungalow, they should understand the realistic selling range for their existing home, how long it could take to sell, and what would happen if it sold for less or took longer than expected.
They should also speak with their lender about financing and bridge financing.
Bridge financing is a short-term loan that may allow a buyer to access some of the equity from a home that has already sold but has not yet closed. It can help when the new home closes before the old one. It normally requires a firm sale agreement for the existing home and lender approval.
It is not a solution for every situation, and it does not remove all the risk.
Deposits also need to be considered. A buyer may need access to a significant deposit before the money from the current home is available.
Closing dates can sometimes make the process easier. A longer closing date, a carefully coordinated closing, or even a brief period in temporary accommodation can provide more flexibility and reduce pressure.
Conditions may also help, depending on the property and the strength of the offer. However, a condition on the sale of the buyer’s existing home may not be attractive to every seller.
Before committing to either order, homeowners should answer a few practical questions:
Can we qualify to buy before selling?
Where will the deposit come from?
How quickly is our current home likely to sell?
What happens if the sale price is lower than expected?
Could we carry both homes for a period?
Do we have somewhere temporary to stay if needed?
A lender, real estate lawyer, and REALTOR® should each review the parts that fall within their area of expertise before you make a firm commitment.
The best plan is the one that protects your finances while giving you a reasonable chance of finding the right next home.
Real estate decisions rarely come down to the market alone.
Your timing, finances, property type, location, and reason for moving all matter. Sometimes moving during the summer makes sense. Sometimes waiting is the better choice.
You are welcome to reply with a property you are considering, your street or neighbourhood, a question about buying or selling first, or a request for a realistic summer market assessment.
An initial conversation does not create any obligation. It is simply a chance to understand your options before making a decision.
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.
A more balanced spring. And that’s actually a good thing.
Let’s get one thing straight before we dive into the numbers: this is not a broken market. It’s not a boom either. It’s what a healthy, functional real estate market actually looks like — and if you haven’t seen one in a while, that’s fair.
What happened in April
There were 231 single-family home sales across the KAREA region — down just slightly from April 2025, but nothing dramatic. Meanwhile, 644 new listings hit the market, up nearly 10% from last year. More homes to choose from. A little less urgency.
Prices? Holding up better than most people expected.
The average sale price landed at $664,947 — up 4.4% year-over-year. The median came in at $615,000, up 2.1%. Fewer sales, but values didn’t cave. That matters.
What buyers need to know
You have room to breathe. Homes are taking a median of 23 days to sell (compare that to just 7 days during the frantic peak of April 2021). There are 927 active listings out there, and 4.0 months of inventory — meaning supply is real, not a mirage.
Sellers are negotiating. The average home sold at 97.6% of asking price, so most deals are landing slightly below list — not at deep discounts, but close enough to have a conversation.
The catch? Don’t get too comfortable. Well-priced, well-presented homes in desirable spots still attract real attention. Being pre-approved and ready to move quickly on the right home is still your best edge.
What sellers need to know
The opportunity is real — but the strategy has changed. Buyers today are comparing you against every other listing in your price range. They’re watching days on market. They’re looking at condition, photos, and price with a more critical eye than they had in 2021.
The homes that are winning right now have three things going for them: accurate pricing, strong presentation, and a smart launch. The homes that are sitting? Usually missing at least one of those.
Ask yourself not “what’s the most I can ask?” but “what price makes my home the obvious choice?” That’s the price that creates activity.
The bigger picture
Year-to-date, 572 single-family homes have sold across KAREA — down 14.5% from the same stretch in 2025. But the median price year-to-date sits at $590,000, unchanged from last year. The market is slower, not collapsing.
This is a market that rewards preparation, punishes wishful pricing, and still rewards good homes with good results.
Curious what this means for your home or your next move? We’d love to help you run the numbers.
