BUYING • 1 December 2025

How to Navigate Brookfield as a Canadian Military Member (Without Losing Your Mind)

by Dan DaCosta

If you’ve ever received a posting message, you know it can feel like a game of “Who Can Fill Out the Most Forms Before Coffee?” Welcome to the magical world of Brookfield (aka BGRS – Brookfield Global Relocation Services). Don’t worry: this guide will help you move without pulling your hair out—or at least leave a little left for styling.

Your Posting Message Is Your New Best Friend

That little email or memo is more powerful than a double espresso. It’s your ticket to:

Registering with Brookfield
Unlocking your relocation funds
Planning travel, house hunting, and survival meals

Tip: Don’t procrastinate. The sooner you register, the sooner you can start claiming envelopes and pretending you know what “custom envelope” actually means.

The Three Mystical Envelopes (Yes, They’re Real)

Brookfield reimburses expenses through three envelopes. Think of them as treasure chests… if the treasure was receipts and bureaucracy.

Core Envelope

Mandatory stuff you must spend to move:

Travel
Shipment of your 27 boxes of stuff (or just the essentials—who are we kidding?)
Temporary lodging

Custom Envelope

Think “house sale/purchase expenses.” If you paid it, Brookfield might cover it… as long as you don’t try to claim your cat’s emotional support counseling.

Personalized Envelope

This one is flexible. Savings you create (like skipping the fancy hotel or using a friend’s couch) can be used for other stuff. It’s basically Brookfield’s way of saying, “Congrats, adulting pays off.”

The Portal: Friend or Frustrating Foe

Yes, there’s an online portal where you:

Upload receipts
Track claims
Submit photos of questionable grocery items for reimbursement

But remember: the portal is like that coworker who answers your question with another question. Always follow up with your Brookfield advisor in writing. Your future self will thank you when you’re not arguing over why they didn’t cover your fourth latte.

Receipts, Receipts, Receipts… Did We Mention Receipts?

Brookfield loves receipts. They want proof of every dollar. Hotels, fuel, moving supplies, legal fees, inspections—you name it.

Pro Tip: Use a folder or cloud storage called: “Posting — Year — Brookfield: Receipts or Regret”

Trust me, it’ll save tears later.

House Hunting Trips: Not a Vacation

You get limited days to scout your new home—think of it as a military exercise with furniture shopping.

Usually 7 days total for travel + house hunting
Up to 2 adults
Must stick to hotel and travel rules

Cheeky Tip: Book a hotel with a kitchen. You’ll save money, eat better, and still have energy to argue with realtors.

What Brookfield Will (and Won’t) Cover

Will cover:

Lawyer fees
Appraisals and inspections
Moving trucks

Won’t cover:

Home renovations
Fancy appliances (unless included in the sale)
Your addiction to online moving supplies

Rule of thumb: If it makes your move “fancier” than necessary, Brookfield probably won’t pay for it.

Temporary Storage and Lodging: Your Safety Net

Sometimes your old house sells early, or your new place isn’t ready. Brookfield can cover:

Short-term storage
Temporary lodging
Meals (within reason—no lobster dinners at every hotel)

Plan ahead, or your “temporary” stay could become a permanent camping trip.

Advisors Are Your Secret Weapon

Your Brookfield advisor can save you from:

Misunderstood rules
Rejected claims
Random bouts of stress

Always communicate in writing. Emails are your shield, your sword, and your witness if things go sideways.

Patience Is a Virtue

Claims can take time. Typical wait times:

Small claims: 2–5 business days
Large claims: 1–2 weeks
Peak posting season: longer (brace yourself)

Follow up politely, but prepare to practice your meditation skills.

Tap Into CAF Wisdom

Other members have been there, done that, got the T-shirt, and probably cried over their receipts. Ask:

Your unit personnel
Online groups
Realtors familiar with military moves

Someone else’s tip can save you hundreds—and your sanity.

Final Thoughts

Brookfield doesn’t have to be a nightmare. Organize your receipts, communicate clearly, and understand your envelopes. With a bit of preparation (and a sense of humor), you can survive your move—and maybe even enjoy it.

Remember: moving is temporary; funny stories about Brookfield last forever.

BUYING • 23 November 2025

Why Buying a Home Before Christmas is a Smart Move

by Dan DaCosta

As the holidays approach, most people shift into shopping, decorating, and family-gathering mode — but here’s a little real estate secret: the weeks leading up to Christmas can be one of the best times of the year to buy a home.

If you’re looking for value, motivation, and less competition, December might be your moment. Here’s why:

1. Less Buyer Competition

Most buyers hit pause during the holiday season, which means fewer offers, less pressure, and more negotiating power for you. Homes that would usually have multiple offers in spring might only have yours in December.

2. Motivated Sellers

Anyone listing their home in December typically needs to sell — whether it’s a job relocation, a closing deadline, or simply wanting the property off their books before year-end.
That motivation can translate into better pricing, flexible terms, and faster negotiations.

3. Potential Year-End Deals

Some sellers are more open to price adjustments, repairs, or inclusions (like appliances or furnishings) to get the deal done before the calendar flips.

4. Faster Closings

With fewer transactions happening, lenders, lawyers, and inspectors often have more availability. That can lead to smoother, quicker closings and less stress on your end.

5. See How a Home Performs in “Real Life” Conditions

Buying in winter gives you a clear look at:

how well the home stays warm
how the windows handle drafts
how the roof holds up
how the neighbourhood feels during quieter months

You get a truly honest preview of the home’s performance.

6. Start the New Year Fresh

Imagine ringing in the new year settled into your new home — no waiting for spring, no rushing through showings, just a calm, confident move.

Listings That MUST GO Before Christmas

Motivated Sellers!

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In-ground Pool!

https://dan-dacosta.heritagerealtor.ca/Details/X12541390/312-Boxwood-Street

Beautiful Family Home!

https://dan-dacosta.heritagerealtor.ca/Details/X12459200/1208-Iris-Drive

Privacy and Serenity!

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If you’re thinking about making a move before the holidays, now is the time. We’re here to help you navigate the December market and find the right home at the right price.

Let’s make your next move happen before the snow melts.

Uncategorized • 9 November 2025

11-11-11

by Dan DaCosta

Every year, on November 11, something rare happens. The world goes quiet.

Cars pause. Conversations stop. Children in school gyms lower their voices. Veterans straighten their medals. And at the eleventh hour of the eleventh day of the eleventh month, we observe two minutes of silence.

This is Remembrance Day.

It isn’t a festival, a sale, or a long weekend. It is a Canadian tradition rooted in respect—for the soldiers who served, the ones who never came home, and the families who carried the weight of war long after the headlines faded.

Why November 11?

On November 11, 1918, the First World War finally ended. A conflict that reshaped the world, scarred nations, and cost millions of lives came to a close. The date became a symbol: peace hard-won and never forgotten.

The Poppy: A Small Flower with a Tremendous Story

The red poppy worn on jackets and coats is more than decoration.

During the First World War, the soil of Flanders Fields was torn apart by artillery. Yet, through shattered ground and silent battlefields, poppies grew. Bright red flowers—fragile, stubborn, uninvited—became symbols of life in the places where so many had lost theirs.

Canadian soldier and poet Lieutenant-Colonel John McCrae wrote about that scene in “In Flanders Fields,” and the poppy became a tribute worn across the country.

How We Remember

Remembrance Day ceremonies take many forms:

Laying wreaths at cenotaphs
Standing for the Last Post
Reading names etched in stone
School assemblies that teach new generations who and what came before them
Veterans sharing stories—when the memories are not too heavy to hold

Whether you wear a poppy, attend a ceremony, or simply stop for a quiet moment at 11 a.m., the meaning is the same: we remember.

More Than History

Remembrance Day is not just about the past. It is about understanding the cost of peace today.

It honours:

Soldiers who fought in the world wars
Veterans of Korea, Afghanistan, Iraq, and peacekeeping missions worldwide
Those who returned home with physical and invisible wounds
Families whose loved ones never returned

It is gratitude in silence.

Why It Matters

The world changes, generations come and go, and new conflicts appear on distant screens. Remembrance Day keeps one truth alive: freedom is not an accident. It was earned, defended, and paid for.

We wear the poppy so we do not forget.

The Dan DaCosta Real Estate Group is proud to support and serve the brave individuals who dedicate their lives to protecting our country. To every veteran, active service member, and military family—thank you for your sacrifice, your courage, and your unwavering commitment to Canada. It is our honor to work for those who serve.

BUYING • KINGSTON • SELLING • 3 November 2025

The Haunting of ABC Street: A Real Estate Horror Story

by Dan DaCosta

Every real estate agent has a story that still makes the hair on the back of their neck stand up. This one takes place right here in Kingston, in a quiet neighborhood not far from the waterfront — where a “simple” showing turned into something straight out of a ghost story.

It was late October, just before dusk, when I met a young couple to tour an older limestone home on lets call it “ABC Street”. The property looked great on paper — classic 1800s charm, original trim, tall windows, and that historic Kingston character buyers love. But as soon as we stepped inside, something felt… off.

The air was cold — colder than outside — and had that stillness you only feel in vacant homes. We made it through the main floor fine, admiring the antique details and slightly creaky floors. But then we reached the basement.

The lights down there didn’t work. No big deal — old wiring, I thought. I pulled out my phone flashlight, and we started down the stairs. The moment my foot hit the concrete, my flashlight flickered out. The couple laughed nervously, and I joked that maybe the ghosts didn’t like competition from LED lighting.

That’s when we all heard it — a faint, slow creak coming from the far corner of the basement. Like someone shifting their weight on an old chair. I called out (because, of course, I’m a professional, not a coward… mostly). No answer. The buyers decided they’d “seen enough of the basement” and headed up. I followed — quickly.

Back upstairs, we heard another sound — a loud thump from below. The couple looked at me. I looked at them. I smiled and said, “Must be the foundation settling… aggressively.”

We finished the showing in record time. Later that night, curiosity got the better of me, so I called the listing agent to ask about the house. She chuckled and said, “Oh, that one. Yeah, the previous owner was an antique collector who used to restore furniture in the basement. The neighbors say they still hear him working late sometimes.”

Needless to say, the couple decided to keep looking — and I now bring a bigger flashlight to every showing.

Moral of the Story

Real estate isn’t always haunted, but old homes often have stories — and a few creaks that remind us of their long history. Whether it’s a century limestone in Sydenham Ward or a cottage near Collins Bay, every property has a past. And sometimes… it still makes itself known.

BUYING • KINGSTON • SELLING • 7 October 2025

Kingston Home Survival Guide: Staying Cozy and Sane This Fall

by Dan DaCosta

Fall in Kingston is gorgeous — red maples, pumpkin spice everything, and that brief sweet spot before winter arrives and reminds us why snow tires are a thing. But before you curl up with a butter tart and Netflix, it’s time to get your house ready for the season. Here’s how to do it without feeling like you signed up for a second job.

Check Your Heating System (Because January is Not the Time for Surprises)

Nothing says “romance” like a furnace tune-up. Book a professional inspection now so you’re not shivering under three blankets in February, Googling “DIY furnace repair” at 2 a.m. Pro tip: if you have a fireplace or wood stove, make sure your chimney is clean — squirrels don’t count as insulation.

Seal Up Drafts (Your Hydro Bill Will Thank You)

Downtown Kingston is full of beautiful old limestone homes… and beautiful old drafts. Walk around with a candle or an incense stick — if the flame flickers or the smoke dances, that’s a draft. A little weather stripping now means fewer icy blasts hitting you in the face while you’re trying to watch Hockey Night in Canada.

Clean the Gutters (Or Build a Leaf Dam — Your Choice)

Yes, it’s gross. Yes, it’s necessary. Those leaves piling up in your eavestroughs will turn into frozen, soggy lasagna if you don’t deal with them. And nothing says “fun” like an ice dam in January. Grab a ladder, some gloves, and maybe a friend to hold the ladder so you don’t become Kingston’s next downtown spectacle.

Inspect the Roof (Preferably From the Ground)

If you see missing shingles, don’t just squint and hope they grow back like hair. A small patch now is cheaper than calling a roofer mid-blizzard while your dining room turns into an indoor skating rink.

Winterize Outdoor Spaces (Goodbye, Patio Life)

Turn off and drain your outdoor faucets unless you want a free ice sculpture come December. Put away the hose, cover the barbecue, and drag in that patio furniture. Yes, it’s sad. Yes, you’ll see it again in May.

Rake and Compost Leaves (Or Pretend It’s “Natural Mulch”)

Sure, you could leave the leaves… until you’re ankle-deep in mush and your grass gives up the will to live. Bag them up for Kingston’s yard waste collection or start a compost. Bonus: you get to feel smugly eco-friendly while doing it.

Safety Check (Because Batteries Never Die in July)

Fall is the season of “replace the batteries in your smoke detectors” (a.k.a. that thing you only remember when it starts beeping at 3 a.m.). Do it now, along with testing your carbon monoxide detector. And if you’ll be using a fireplace, maybe dust off that fire extinguisher — because marshmallows are the only thing you want roasted indoors.

Cozy Touches (Optional, But Highly Recommended)

Bring out the blankets, swap the sheer curtains for something with a little weight, and maybe add some cinnamon-scented candles. You deserve to enjoy fall in Kingston without constantly worrying about your house falling apart around you.

Final Thoughts
Getting your Kingston home ready for fall isn’t rocket science — it’s just a mix of common sense and a little elbow grease. Do the work now, and you’ll be free to spend the next few months the way nature intended: complaining about the wind off Lake Ontario while secretly loving how cozy your house feels.

BUYING • KINGSTON • 14 September 2025

What to Consider Before Buying a Rental Property in Kingston

by Dan DaCosta

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.

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.

Financing Matters

Mortgage terms can make or break a deal. Rising interest rates have squeezed cash flow for many Kingston investors, so it’s important to stress-test your numbers. Run scenarios at higher rates to see if the property still works.

Property Condition

Much of Kingston’s rental stock is older—Victorian triplexes downtown, mid-century walk-ups, and purpose-built apartment buildings from the 1960s and 1970s. While these buildings can be solid investments, they often need updates to plumbing, electrical, windows, or heating systems. Deferred maintenance is common, so budget for improvements.

Tenants and Leases

Kingston has a mix of tenant types:

Students (Queen’s University, St. Lawrence College, RMC) — high demand but high turnover.
Professionals — steady renters looking for quality units close to downtown.
Families — long-term stability, often in the west and east ends.

Before buying, check if the rents are at market value. Many older Kingston rentals are under market due to Ontario’s rent control rules (anything built before November 2018 is subject to strict annual increase limits).

Location, Location, Location

Different areas of Kingston appeal to different renters:

Downtown — strong demand, but older buildings and higher purchase prices.
Near Queen’s University & RMC — ideal for student rentals, but management-intensive.
West End & East End — family-oriented, with newer builds and more parking.
King’s Town/North End — improving steadily with development projects and affordability.

Vacancy rates are low across the city, which supports rental demand, but knowing your target market is key

Regulations and the LTB

Ontario’s landlord-tenant laws are strict, and the Landlord and Tenant Board (LTB) in Kingston can be slow-moving. Be prepared for delays if issues arise. On top of that, make sure any property you’re considering meets fire code (separate exits, smoke/CO detectors, fire-rated separations), as Kingston enforces these standards closely.

Property Management

Managing in Kingston can be demanding, especially with student rentals or multi-unit properties. Some landlords self-manage, but many hire professional property managers to handle tenant screening, rent collection, and maintenance. Factor management fees into your numbers if you go that route.

Long-Term Strategy

Kingston’s rental market shows no sign of slowing down, with consistent population growth and new employers moving in. Ask yourself: does the property fit your portfolio strategy? Will it appreciate in value while generating stable income? And if you need to sell, is the building in a location and condition that will attract buyers?

Final Thoughts

Buying a rental property in Kingston can be an excellent investment, but only if you go in prepared. With cap rates averaging around 5–6%, older housing stock, and a strong but regulated rental market, success comes down to due diligence. Do the math, understand the property’s condition and tenant profile, and plan for the long term. With the right approach, Kingston can deliver both steady income and lasting growth for real estate investors.

KINGSTON • 9 September 2025

Fall Events in Kingston

by Dan DaCosta

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.

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.

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.

Intercultural Arts Festival & Princess Street Promenade — Sept. 14 & 20

Intercultural Arts Festival, taking place at Confederation Park on Sept. 14, shines a spotlight on diverse arts and cultural celebrations.
Princess Street Promenade follows on Sept. 20, transforming downtown into a lively outdoor hub of performances, vendors, music, and local eats.

Art After Dark — Sept. 26

Discover Kingston’s vibrant art scene after hours with gallery openings, creative exhibitions, and installations across the downtown core.

Ontario Culture Days — (Late Sept through Oct)

Keep an eye out for Ontario Culture Days, a province-wide cultural celebration that brings a variety of arts events—including performances, workshops, and exhibitions—to Kingston and beyond. The festival typically spans several weeks in the fall.

Ongoing Fall Experiences

Exploring Fall Colours & Outdoor Trails: Enjoy scenic walks along the Waterfront Pathway, lush campus strolls at Queen’s University, and leafy escapes in Lake Ontario Park.
Arts & Galleries: Dive into live music, theatre, and local art at venues like the Isabel Bader Centre, Broom Factory, or enjoy curated exhibitions around town.

Fall in Kingston is full of community celebrations and cultural moments to savor. Whether you’re into live performances, literary events, or just getting outside to enjoy autumn’s colours, there’s something for everyone this season.

KINGSTON • 1 September 2025

Kingston High Schools and Their Neighborhoods

by Dan DaCosta

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 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 Kingston Centre, and bus routes. It’s convenient for families who want quick access to downtown and west-end amenities.

3. Frontenac Secondary School
Neighborhood: Strathcona Park (Northwest Kingston)
School: A well-established public high school recognized for its strong academic programs, music, and athletics—especially football and basketball. It has a reputation for school spirit and community engagement.
Area Summary: Strathcona Park is a mature, family-oriented neighborhood with tree-lined streets, larger lots, and quick access to schools, parks, and shopping. Families enjoy its balance of quiet living with proximity to central Kingston.

4. La Salle Secondary School
Neighborhood: Pittsburgh Township / East Kingston
School: La Salle has a strong reputation in academics and athletics, particularly football and rugby, drawing students from suburban and rural parts of Kingston’s east side.
Area Summary: East Kingston offers a mix of established subdivisions and newer developments, with larger lots and access to waterfront areas along the St. Lawrence. It appeals to families who enjoy a quieter lifestyle with an easy commute into the city.

5. Regiopolis–Notre Dame Catholic Secondary School (RND)
Neighborhood: North-central Kingston
School: One of Ontario’s oldest Catholic high schools, RND is well-regarded for its International Baccalaureate (IB) program and close-knit school culture.
Area Summary: Located just north of downtown, this area combines historic neighborhoods with newer infill housing. It’s ideal for families who want to be close to the city core, hospitals, and Queen’s University.

6. Holy Cross Catholic Secondary School
Neighborhood: Bayridge (West Kingston)
School: Holy Cross is a large Catholic school with strong extracurriculars and community involvement, serving grades 9–12.
Area Summary: The west end around Bayridge is one of Kingston’s fastest-growing residential areas, with newer homes, shopping plazas, and excellent access to parks and recreation. Families here enjoy a modern suburban lifestyle.

7. École secondaire catholique Sainte-Marie-Rivier
Neighborhood: East Kingston
School: A French-language Catholic school for grades 7–12, offering standout programs in STEM, dance, robotics, and hockey.
Area Summary: East Kingston is known for its balance of quiet residential neighborhoods and open space. With newer schools and family-oriented amenities, it’s a draw for Francophone families and those looking for more suburban living.

8. Kingston Secondary School (KSS)
Neighborhood: Kingscourt / Rideau Heights (Central Kingston)
School: Kingston’s newest public high school, KSS features state-of-the-art facilities, a focus on technology and the arts, and a wide range of extracurricular activities. It serves as a central hub for students from across the city.
Area Summary: Kingscourt and Rideau Heights are evolving neighborhoods with a mix of older homes, new developments, and revitalization projects. Families here benefit from proximity to downtown, schools, and community centres.

9. Leahurst College High School
Neighborhood: Downtown Kingston
School: A private, university-preparatory school with small class sizes, personalized learning, and a strong academic focus.
Area Summary: Downtown Kingston is vibrant and walkable, with historic architecture, waterfront parks, and cultural hotspots. Families in this area enjoy being steps away from shops, restaurants, and Queen’s University.

Final Thoughts
Kingston offers a diverse mix of high schools spread across unique neighborhoods. From the lively downtown core to the suburban west and quieter east end, each area has its own character—and the schools reflect that. Choosing a high school here isn’t just about academics; it’s about finding the right fit for your family’s lifestyle.

SELLING • 10 August 2025

Why Isn’t My Kingston Home Selling? 5 Common Reasons & What You Can Do About It

by Dan DaCosta

Selling your home can be both exciting and stressful — especially when the offers don’t come as quickly as you hoped. If your Kingston home has been sitting on the market longer than expected, don’t worry — you’re not alone. Many sellers face similar challenges, but understanding the common reasons can help you make smart moves to get your property sold.

Here are the top reasons homes aren’t selling in Kingston right now — and what you can do about them.

Pricing Too High for the Market

One of the most common reasons a home stalls on the market is pricing it above what buyers are willing to pay. Even in a seller’s market, buyers have clear expectations based on recent sales and comparable properties nearby.

What to do:
Work with a proper Kingston real estate expert ( like me!!) who knows your neighborhood well. They can help you price competitively by analyzing recent sales, current listings, and market trends.

Poor Online Presentation

Did you know that over 90% of buyers start their home search online? Low-quality photos, cluttered rooms, or incomplete listings can turn off potential buyers before they ever visit.

What to do:
Your realtor should invest in professional photography and you should declutter your space. Consider simple staging techniques that highlight your home’s best features and create an inviting atmosphere.

Limited or Inconvenient Showings

If your home is hard to show—due to limited hours, last-minute cancellations, or an overly restrictive showing schedule—buyers may move on to other options.

What to do:
Make your home as accessible as possible. Flexibility with showings shows you’re serious and increases the number of potential buyers who get to see your home.

Needed Repairs or Updates

Issues like peeling paint, outdated kitchens, or even minor plumbing problems can discourage buyers. Many prefer a move-in ready home and will avoid properties that require work.

What to do:
Address visible repairs before listing. If major renovations aren’t feasible, be upfront about issues and price your home accordingly to reflect the work needed.

Market Conditions & Seasonal Factors

Sometimes, external factors like a slower market season or economic changes can affect how quickly your home sells. Kingston’s real estate market can fluctuate with the seasons and buyer demand.

What to do:
Work with your agent to understand local market timing. In slower months, you may need to adjust expectations or incentives, like offering more open closing dates and pre-sale home inspections, to attract buyers.

Final Thoughts

If your home hasn’t sold yet in Kingston, take a step back and review your strategy with a trusted real estate professional. Often, small adjustments in pricing, presentation, or accessibility can make a huge difference.

Selling your home is a journey — and with the right approach, you’ll find the right buyer.

If you want personalized advice or a market evaluation of your home, feel free to reach out. I’m here to help you navigate Kingston’s real estate market with confidence.

BUYING • 28 July 2025

5 Things to Consider When Buying a Fixer-Upper

by Dan DaCosta

Buying a fixer-upper can be a smart way to get into a desirable neighborhood or build equity fast — but it’s not always as simple as TV makes it look. Before you grab your hammer and vision board, here are five key things to consider if you’re thinking about buying a property that needs some work.

1. Condition of the Property

Fixer-uppers come in all shapes and sizes — from simple cosmetic updates to full gut jobs. Knowing what you’re walking into is crucial. You’ll need to either have (or hire) skills in project management, budgeting, and construction to tackle the renovation successfully. If you’re not hands-on, make sure you have a team you trust — and a realistic sense of how much time and effort is involved.

2. Renovation Costs & Budget

One of the most common mistakes buyers make is underestimating renovation costs. Before you even make an offer, get rough estimates on major upgrades — kitchen, bath, roof, electrical, etc. And always build in a 15–20% contingency for unexpected surprises (because there will be surprises).

3. Financing Options

Not all fixer-uppers qualify for traditional mortgages — especially if they’re missing basic systems like plumbing or heat. You may need to explore Purchase Plus Improvements mortgages, renovation loans, or even a home equity line of credit. Speak with your lender early to know your options and your limits.

4. Location & Future Value

The golden rule of real estate still applies: location, location, location. A fixer-upper in a great neighborhood is usually a good investment. One in a struggling or stagnant area? Not so much. Look for areas with signs of growth, new development, or revitalization. Also, consider the after-renovation value (ARV) — will you be overbuilding for the area?

5. Inspection & Hidden Issues

You should never skip the home inspection on a fixer-upper — even if the place is being sold “as-is.” A qualified inspector can help you uncover expensive hidden problems like mold, asbestos, old wiring, or foundation issues that could blow your budget. When in doubt, bring in specialists for second opinions before you finalize the deal.

Final Thoughts

Buying a fixer-upper can absolutely be worth it — whether you’re creating your dream home or making a smart investment. But success lies in preparation, realistic budgeting, and having the right team around you.

Do your homework, know your limits, and don’t be afraid to ask for help along the way.

We’d be happy to email you a curated list of currently available properties that might be the perfect project. Just reach out — we’re here to help!