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Showing posts from September, 2025

The FSBO Illusion: Why Selling Your Own Home in Kingston Right Now Might Cost You More Than the Commission

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Let’s be honest for a second. We’ve all looked at real estate commissions at some point and thought, “Man, I could just put a sign on my front lawn, throw it on Facebook Marketplace, and pocket that extra cash myself.” It makes perfect sense on paper. You do the math, look at the potential savings, and it feels like a no-brainer. But there’s a massive gap between real estate theory and the actual boots-on-the-ground reality especially in Kingston, Loyalist, and the surrounding areas right now. The illusion of saving money by going "For Sale By Owner" (FSBO) is incredibly tempting. But in today’s market, attempting to run your own transaction is a fast track to actually netting less money at the closing table. Here is what really happens when you try to fly solo in the current Kingston market. 1. This Isn’t the 2021 Market Anymore Remember a few years ago when you could practically list a doghouse on a whim and have twenty unconditional offers by midnight? Those days are gone...
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What to Consider Before Buying a Rental Property in Kingston

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Kingston’s rental market has been heating up for years, with rising demand from students, military families, and professionals all competing for limited housing. For investors, that makes Kingston an attractive city to buy rental property—but success depends on more than just picking up the first building that comes on the market. Here are the key things to consider before you buy in Kingston. 1. Run the Numbers First In Kingston, the average cap rate for multifamily and apartment buildings generally ranges between 5% and 6% . That means investors need to carefully calculate whether the property’s income justifies its price. Look beyond gross rent: factor in property taxes, insurance, utilities (especially if they’re landlord-paid), and maintenance. Always include a reserve fund for unexpected costs like a roof replacement or furnace upgrade. 2. Financing Matters Mortgage terms can make or break a deal. Rising interest rates have squeezed cash flow for many Kingston investors, so it’s ...
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Fall Events in Kingston

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1. Kingston Fall Fair — Sept. 11 to 14 One of Kingston’s most beloved traditions, the 193rd Annual Kingston Fall Fair kicks off today and runs through Sunday. Held at the Kingston Memorial Centre, the fair brings together agricultural exhibits, carnival rides, games, and lively entertainment for all ages. Kingston Fall Fair 2. Harvest Homecoming at the Memorial Centre Farmers’ Market — Sept. 7 (ongoing) The local farmers’ market celebrates the harvest with live music, vendors, a petting zoo, craft offerings, a corn boil, and warm apple cider. A delightful way to embrace the local bounty and community spirit. Kingstonist 3. Kingston WritersFest — Sept. 18 to 21 For literature lovers, Kingston WritersFest returns mid-month with a rich lineup of readings, author Q&As, workshops, and stage sessions. It’s a creative highlight for readers and writers alike. Facebook 4. Intercultural Arts Festival & Princess Street Promenade — Sept. 14 & 20 Intercultural Arts Festival , taking p...
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Kingston High Schools and Their Neighborhoods

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  Choosing the right high school in Kingston often goes hand in hand with choosing the right neighborhood. Here’s a guide to the city’s main high schools, paired with a snapshot of the communities they’re located in: 1. Bayridge Secondary School Neighborhood: Bayridge (West Kingston) School: A public high school with modern facilities and a reputation for community involvement. Recently updated spaces make it attractive for local families. Area Summary: Bayridge is a classic suburban neighborhood with quiet, family-friendly streets, established homes, and easy access to shops and parks. It’s one of Kingston’s most popular west-end communities. 2. Loyalist Collegiate and Vocational Institute (LCVI) Neighborhood: Calvin Park (West-central Kingston) School: Known for its wide range of programs—AP prep, arts enrichment, skilled trades, and international options—LCVI serves a diverse student body. Area Summary: Calvin Park is centrally located, close to shopping, the Kingsto...
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