Kingston's Housing Market Shifts to Favor First-Time Buyers in Historic Turn 

The limestone city's real estate landscape has transformed dramatically this summer, creating unprecedented opportunities for young families and first-time purchasers

For the first time in nearly four years, Kingston's housing market is telling a different story. Gone are the bidding wars, the rushed decisions, and the heartbreak of losing out on dream homes. Instead, August 2025 has ushered in what local real estate professionals are calling a "buyer's renaissance" – and the numbers tell a compelling tale.

With 1,479 active listings currently on the market and inventory levels reaching 4.8 months – the highest Kingston has seen since 2021 – first-time homebuyers are finally finding themselves in the driver's seat. The shift represents a dramatic reversal from the seller-dominated market that defined the post-pandemic years. "For the first time in years, my first-time buyer clients can actually breathe, compare options, and make thoughtful decisions instead of panic purchases."

The Numbers Paint a Clear Picture

The latest data from the Kingston and Area Real Estate Association reveals a market in transition. July 2025 saw 310 home sales against 714 new listings – a sales-to-new-listings ratio of just 43%, firmly placing Kingston in balanced-to-buyer-favorable territory. Perhaps more telling is the median time homes spend on the market: 27 days, giving buyers unprecedented time to consider their options.

For Mahoney, whose background includes 15 years as an Ontario Provincial Police officer – including detective work and major case management with the Gananoque detachment – reading market conditions comes naturally. "In police work, you learn to analyze situations, look for patterns, and understand when timing is critical," she explains from her Perth Road Village home, which she and her husband built in 2020. Having grown up in nearby Brockville before her policing career brought her to Gananoque, Mahoney's roots run deep throughout the Thousand Islands region. "Right now, all the indicators are pointing to opportunity for buyers who've been waiting on the sidelines."

The price points tell an equally encouraging story for first-time purchasers. While single-family homes average $626,400, townhouses – often the sweet spot for young families – are averaging $478,400, representing more accessible entry points. Condominiums and apartments, at an average of $393,500, provide even more affordable options for those taking their first step into homeownership.

A Detective's Eye for Hidden Value

What sets Mahoney apart in Kingston's competitive real estate landscape isn't just her family's four-generation legacy in the business – it's the investigative skills she honed during her law enforcement career. Where other agents might see surface-level staging, Mahoney sees the bones of a property, the neighborhood dynamics, and the long-term value proposition.

"My detective background taught me to look beyond the obvious," Mahoney explains. "When I walk through a property with clients, I'm not just seeing what's presented – I'm investigating what's underneath. Is the foundation solid? Are the systems well-maintained? What's the real story of this neighborhood?"

This analytical approach has become Mahoney's signature method. Her staging expertise – inherited from her mother and refined through years of helping clients present their homes – allows her to envision potential that others might miss. "I often tell my clients that some of the best values are hiding behind outdated décor," she notes. "A fresh coat of paint and some strategic updates can transform a property's appeal and value."

The Townhouse Opportunity

Perhaps nowhere is the current market shift more evident than in Kingston's townhouse segment. Properties that were commanding premium prices just months ago are now presenting genuine value opportunities for first-time buyers.

"I'm seeing townhouses that offer everything a young family needs – multiple bedrooms, outdoor space, often in family-friendly complexes with amenities," Mahoney observes. "The current market conditions mean buyers can take time to find the right fit rather than settling for whatever's available."

The townhouse market's adjustment reflects broader economic pressures, but for buyers, it represents a window of opportunity that may not remain open indefinitely. As mortgage rates continue their gradual decline and more buyers enter the market, current inventory levels and pricing advantages may prove temporary.

Beyond the Transaction: A Relationship-First Approach

What becomes clear in speaking with Mahoney's clients is that her approach extends far beyond traditional real estate services. Her background in law enforcement, combined with her natural empathy and communication skills, creates a unique dynamic that puts nervous first-time buyers at ease.

"Buying your first home is one of the most stressful experiences you'll go through," Mahoney notes, speaking from her backyard where she and her husband enjoy watching deer and other wildlife on their property. "My job isn't to add pressure – it's to use my experience and investigative skills to protect you from costly mistakes and help you make confident decisions."

This philosophy has earned Mahoney a reputation that extends well beyond typical client relationships. Many of her buyers become long-term friends, and her staging advice is sought by friends and family throughout the Kingston area. Her approach to home presentation – often involving creative solutions and personal touches – demonstrates a level of care that sets her apart in the industry.

"I've had clients tell me that working with me felt more like having a knowledgeable friend guide them through the process," Mahoney shares. "That's exactly what I'm aiming for – someone who genuinely cares about your long-term happiness, not just completing a transaction."

The Detective Advantage in Home Buying

Mahoney's law enforcement background provides unique advantages that benefit her clients in ways most people don't consider. "In police work, you learn to ask the right questions and notice details that others might miss," she explains. "Those same skills are invaluable when evaluating a property."

Her investigative approach includes researching neighborhood trends, understanding local development plans, and identifying potential issues before they become problems. "I've learned to read situations and people," she notes. "When we're negotiating on behalf of a client, that experience in understanding motivations and finding common ground makes a real difference."

This thorough approach has helped countless first-time buyers navigate what can be an overwhelming process. "Many of my clients have never been through anything like this before," Mahoney explains. "My job is to be their advocate and guide, making sure they understand every step and feel confident in their decisions."

The Timing Factor

Real estate professionals across Kingston agree that current market conditions represent a unique convergence of factors favoring first-time buyers. The combination of increased inventory, motivated sellers, and time to make thoughtful decisions hasn't been seen in years.

"We're seeing buyers who can actually visit neighborhoods at different times of day, get proper inspections, and make decisions based on genuine preferences rather than desperation," Mahoney observes. "It's how the market should work – thoughtful, informed decisions rather than panic buying."

The shift is particularly pronounced in Kingston's family-friendly neighborhoods, where young professionals and growing families are finding options that seemed impossible just a year ago. Properties in established areas with good school catchments – traditionally the most competitive segment – are now seeing more reasonable competition levels.

A Fourth-Generation Perspective

Mahoney's family legacy in real estate – spanning from her Brockville upbringing through her Gananoque policing years to her current Kingston practice – provides her with a unique long-term perspective on Thousand Islands market cycles. "Real estate is truly in my blood," she says. "I've seen how markets evolve, and I understand that timing matters – but so does finding the right property for your specific needs and circumstances."

This generational knowledge, combined with her modern approach and investigative skills, creates a comprehensive service that addresses both the emotional and practical aspects of home buying. "Every client's situation is different," she emphasizes. "My job is to understand what matters most to you and help you achieve those goals."

Looking Ahead: A Window of Opportunity

Market analysts suggest that current conditions may represent a temporary sweet spot for buyers. As inventory levels normalize and mortgage rates continue their expected decline, the balance of power may shift back toward sellers. For first-time buyers, this creates urgency around taking advantage of current opportunities.

Mahoney, whose client base has grown significantly through referrals and repeat business, sees the current market as validation of her patient, relationship-focused approach. "I've always believed that the right home at the right time is worth waiting for," she says. "Right now, we have both the right conditions and the right opportunities."

For first-time buyers who have been watching Kingston's market from the sidelines, the message from local professionals is clear: the conditions that have made homeownership seem impossible are changing. With the right guidance and a strategic approach, the dream of owning a home in the limestone city is once again within reach.

"This is the market I've been telling my first-time buyer clients to wait for," Mahoney concludes. "The question now isn't whether opportunities exist – it's whether buyers are ready to take advantage of them."

About Mishele Mahoney

Mishele Mahoney brings a unique perspective to Kingston real estate, combining four generations of family expertise with 15 years of experience as an Ontario Provincial Police officer, including detective and major case management work. A Brockville native who served with the Gananoque OPP detachment before settling in Perth Road Village area with her husband and two dogs Murphy & Finnegan. Her approach emphasizes thorough investigation, honest communication, and genuine care for her clients' long-term success. She can be reached at (613) 540-1579 or mishele@mishelemahoney.com.

Check out the latest clips from our podcast episode with Mishele Mahoney