After a quiet summer, the phone is ringing again. New listings are coming out, showings are being booked, and the fall market — our short, busy one — is underway. It usually runs hard from now until about Halloween and then tapers off as we get closer to Christmas. So here's what August's numbers actually tell us, and how I'd read them if you're thinking about making a move this fall.
The numbers
August's figures for the Kingston area:
239 homes sold — exactly the same as August last year.
$612,691 average sale price — up 2.7% year over year.
5.8 months of inventory — well above the long-run August average of 3.6.
The story is in what moved and what didn't. Sales were flat. Prices edged up, but nowhere near July's pace. What really moved was supply: 562 new listings, up 13.3%, which lifted active listings to 1,397 and pushed inventory to its highest point in months. As board president Luca Andolfatto put it, "sales activity was at about the same level in August as it had been in the same month going back four years and more subdued compared to historical norms for this time of year."
In plain terms: buyers have plenty to choose from, prices are holding, and the homes that are selling are the ones priced right and presented well.
Why I don't think price drops are the answer
When a home sits, the first instinct is to cut the price. I honestly don't think that's what makes the difference right now.
Patience is everything in this market. I've been marketing my listings like crazy — professional video, photography, a real online presence — and what I keep seeing is that with a little time and perseverance, they get an offer. Sometimes multiple. Just this month, a listing of mine at $1.79 million went into multiple offers, and it came down to timing and leverage, not a price cut.
There's only so much control any of us have over the market. What you can control is how your home shows up in it. Sellers aren't wanting to keep dropping price when it doesn't make sense — and they shouldn't have to. Stick with your bottom line. If it doesn't happen this fall, plan on coming back strong in the spring.
What this means if you're buying
More choice is genuinely good news for you. With 5.8 months of inventory, you have room to be selective, to take a second showing, and to negotiate on the homes that have been sitting. That said, the well-priced, well-presented homes are still moving — and occasionally into multiple offers — so if one of those comes up in your neighbourhood of choice, be ready to act.
What this means if you're selling
Fall is short. If you want to sell this year, September is the moment to get your number and your plan together so you're on the market while buyers are still out looking. Price it right the first time, present it properly, and give it the patience it deserves. And if the timing isn't right for you, we'll say so — preparing now and listing in the spring can be just as smart.
Curious what your home is worth in today's market? Get a free, no-pressure home evaluation — a real number based on what's actually selling near you, with no obligation to list.
About the author
Kim Purcell is a REALTOR® with Sutton Group Masters Realty in Kingston, Ontario. Born and raised in Kingston and working in real estate since 2016, she has built a referral-driven business on smart pricing, strong negotiation and a genuinely no-pressure approach — earning a place in the top 1% of REALTORS® in Canada and more than 100 five-star reviews from clients across Kingston, Amherstview, Gananoque and the surrounding areas. Read more about Kim, or reach out anytime for a no-pressure 15-minute call.
