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Matthew Gizzie Real Estate Professional
Keller Williams Realty Centers, Brokerage.
When would you like to visit...
Matthew Gizzie Real Estate Professional
Keller Williams Realty Centers, Brokerage.
Aurora Rental Market Report – February 2026
Find What You Need Faster
This report is built for three types of readers. Jump to the section most relevant to you.
Looking to Rent in Aurora?
Find out what you should expect to pay, how quickly units move, and what landlords are looking for in a tenant right now.
- Average and median rent by bedroom
- How long units stay on market
- Whether you can negotiate rent
- Documents you need to apply
- Basement apartment legality guide
Leasing Out a Property in Aurora?
Understand where to price your unit, how fast the market is absorbing inventory, and what tenants are competing for right now.
- Current average rent by property type
- Days on market benchmarks
- SNLR and inventory levels
- Year-over-year pricing context
- Ontario rent control explained
Evaluating Aurora as a Rental Market?
Assess rental demand fundamentals, pricing trends, property type mix, and how Aurora stacks up against other York Region markets.
- 13-month rent trend with peak data
- Supply and demand indicators
- Property type market share breakdown
- Price distribution across rent bands
- GO Transit commuter demand drivers
Key Takeaways – February 2026
Down slightly from $2,922 in February 2025 as inventory expanded
Activity down year-over-year from 38 transactions in February 2025
Balanced inventory conditions give tenants negotiating leverage
SNLR indicates a balanced to slightly tenant-friendly rental environment
Aurora Rental Market Key Facts – February 2026
All figures sourced from TRREB MLS® lease records for the City of Aurora, Ontario. Last updated: February 2026.
- The average rent in Aurora in February 2026 is $2,885.
- The median rent in Aurora is $2,800.
- A total of 33 rental transactions occurred in February 2026.
- The sales-to-new-listings ratio is 52%, indicating a balanced market.
- Rental inventory currently sits at 3.22 months of supply.
- The average rental listing takes 40 days to lease.
- One-bedroom units average $1,350 per month in Aurora.
- Four-bedroom homes average $3,336 per month in Aurora.
- Average rent declined 1.3% year-over-year from $2,922 in February 2025.
- Lease volume decreased 13.2% year-over-year, falling from 38 to 33 transactions.
Aurora Rental Market Data – February 2026
| Metric | February 2026 |
|---|---|
| Average Rent | $2,885 |
| Median Rent | $2,800 |
| Lease Volume | 33 transactions |
| New Listings | 63 |
| Active Listings | 116 |
| Sales-to-New-Listings Ratio (SNLR) | 52% |
| Months of Inventory | 3.22 |
| Average Days on Market | 40 days |
| Median Days on Market | 27 days |
< 40% Balanced
40–60% Landlord's Market
> 60%
Data sourced from MLS® system lease records. All figures reflect Aurora, Ontario activity in the February 2026 reporting period.
Average Rent – 13 Month Trend
Average rent peaked at $3,061 in March 2025 and has since softened to $2,885 in February 2026, a decline of 5.7% from the peak. The relatively modest price correction reflects Aurora's detached-dominant rental mix which holds value better than condo-heavy markets.
February 2025 vs. February 2026
| Metric | Feb 2025 | Feb 2026 | Change |
|---|---|---|---|
| Average Rent | $2,922 | $2,885 | ▼ $37 (−1.3%) |
| Median Rent | $3,100 | $2,800 | ▼ $300 (−9.7%) |
| Lease Volume | 38 | 33 | ▼ 5 (−13.2%) |
| Active Listings | 98 | 116 | ▲ 18 (+18.4%) |
Aurora's rental market is in transition. While average rent held relatively steady at $2,885 (down just 1.3% YoY), median rent fell more significantly from $3,100 to $2,800, reflecting a softening in mid-tier pricing. Active listings increased 18.4% and inventory expanded to 3.22 months, placing the market firmly in balanced territory. Lease volume dipped modestly, suggesting tenants are taking more time to evaluate options.
Rent Prices by Bedroom – Aurora Ontario
| Bedrooms | Average Rent | Median Rent | Leases |
|---|---|---|---|
| 1 Bedroom | $1,350 | $1,350 | 2 |
| 2 Bedroom | $2,255 | $2,350 | 13 |
| 3 Bedroom | $3,019 | $3,050 | 7 |
| 4 Bedroom | $3,336 | $3,200 | 7 |
Two-bedroom units account for the largest share of lease transactions in Aurora, reflecting balanced demand across working professionals and small families. Three and four-bedroom rentals dominate by dollar volume, driven by detached home rentals which make up 61% of Aurora's rental stock.
Rental Price Distribution – Where the Market Clears
| Rent Range | Leases | Share of Market |
|---|---|---|
| $1,000 – $1,499 | 2 | 6.1% |
| $1,500 – $1,999 | 4 | 12.1% |
| $2,000 – $2,499 | 6 | 18.2% |
| $2,500 – $2,999 | 7 | 21.2% |
| $3,000 – $3,499 | 7 | 21.2% |
| $3,500 – $3,999 | 3 | 9.1% |
| $4,000 – $4,499 | 1 | 3.0% |
| $4,500 – $4,999 | 3 | 9.1% |
Aurora's lease activity is concentrated in the $2,500–$3,499 range (42% of transactions), reflecting the detached and townhouse-heavy rental stock. Notably, 12% of leases occurred in the $4,500+ range — a clear signal of the premium family home segment that sets Aurora apart from other York Region markets.
Rental Inventory by Property Type
| Property Type | Market Share |
|---|---|
| Detached | 61% |
| Attached Row Townhouse | 12% |
| Condo Apartment | 9% |
| Condo Townhouse | 9% |
| Semi-Detached | 6% |
| Other | 3% |
Why detached homes dominate: Aurora's housing stock is predominantly single-family detached homes — at 61%, this is one of the highest ratios in York Region. This explains why Aurora's average rent ($2,885) runs higher than markets with more condo supply. Renters in Aurora have exceptional access to full-house rentals with private yards, garages, and family-sized space at rents well below comparable detached homes in the GTA.
Inventory, Demand & Market Balance
Supply
Inventory sits at 3.22 months, which falls within the balanced range of 3–4 months. This is a notable shift from tighter conditions in 2024–2025, giving tenants more options and time to evaluate before applying.
Demand
Steady demand from Toronto commuters using Aurora GO Station, families relocating from more expensive GTA communities, and York Region's continued population growth. Aurora's strong school reputation and community character sustain long-term renter demand.
Market Balance
A 52% SNLR indicates balanced conditions — neither landlord nor tenant has a decisive edge. This is actually positive for Aurora's long-term stability: rents aren't spiking unsustainably, and quality tenants can take more time to find the right unit.
12-Month Rent Trend – Aurora Ontario
| Month | Avg Rent | Median Rent | Leases |
|---|---|---|---|
| February 2025 | $2,922 | $3,100 | 38 |
| March 2025 | $3,061 | $3,100 | 51 |
| April 2025 | $2,920 | $2,850 | 42 |
| May 2025 | $3,097 | $3,200 | 43 |
| June 2025 | $3,236 | $3,275 | 54 |
| July 2025 | $2,703 | $2,825 | 48 |
| August 2025 | $3,113 | $3,100 | 68 |
| September 2025 | $3,284 | $3,350 | 43 |
| October 2025 | $3,142 | $3,200 | 53 |
| November 2025 | $2,915 | $3,000 | 44 |
| December 2025 | $2,743 | $2,500 | 36 |
| January 2026 | $2,855 | $2,650 | 43 |
| February 2026 | $2,885 | $2,800 | 33 |
Prior month data will be populated as the reporting series builds. This table will reflect a rolling 12-month dataset updated monthly using MLS® lease records.
Why Rent in Aurora, Ontario?
Commuter Access
Aurora GO Station provides direct train service to Union Station in downtown Toronto in approximately 55–70 minutes, making it a highly practical base for Toronto commuters.
Schools
Aurora is consistently recognized for its strong school programs within the York Region District School Board, making it one of the most family-sought communities in York Region.
Amenities
Aurora Town Centre, the Aurora Farmers' Market, and the shops and restaurants along Wellington Street offer a vibrant mix of retail and dining without leaving the community.
Lifestyle
Aurora blends established neighbourhood character with quick access to Highway 404 and 400, connecting residents to major employment hubs across the GTA and Simcoe County.
Renting Tips for Tenants in Aurora
The Aurora rental market rewards prepared applicants. Being prepared before you apply significantly increases your chances of securing the unit you want.
- Credit Report: Obtain a current credit report from Equifax or TransUnion. Most landlords require a score of 650 or higher.
- Employment Letter: Secure a formal letter from your employer confirming your position, start date, and annual salary.
- Recent Pay Stubs: Prepare the last two to three pay stubs as proof of current income.
- Rental References: Contact previous landlords in advance and confirm they are willing to provide a reference.
- Bank Statements: Some landlords request 60–90 days of banking history to verify financial stability.
- Work With a Local Agent: A local REALTOR® provides access to listings before they are widely advertised and can help you submit a competitive application quickly.
Pro Tip: With 3.22 months of inventory and a 52% SNLR, Aurora is in balanced conditions — you have more time to evaluate than in a seller's market, but well-priced family homes still receive multiple applications. Come prepared to move efficiently on the right unit.
Rent by Neighbourhood – Aurora February 2026
Aurora's rental market varies by neighbourhood. Here's how each area performed in February 2026, based on TRREB MLS® lease data.
| Neighbourhood | Avg Rent | Median Rent | Leases | SNLR | Avg DOM | Median DOM |
|---|---|---|---|---|---|---|
| Aurora Estates | $4,600 | $4,600 | 1 | 20% | 21 | 21 |
| Aurora Grove | $3,500 | $3,500 | 1 | 50% | 13 | 13 |
| Aurora Heights | $2,449 | $2,100 | 5 | 42% | 36 | 27 |
| Aurora Highlands | $2,878 | $2,500 | 7 | 58% | 62 | 70 |
| Aurora Village | $2,433 | $2,550 | 6 | 55% | 40 | 35 |
| Bayview Northeast | $3,575 | $3,575 | 2 | 50% | 81 | 81 |
| Bayview Wellington | $2,775 | $2,775 | 4 | 67% | 32 | 27 |
| Hills of St. Andrew | $3,400 | $3,400 | 2 | 100% | 5 | 5 |
| Rural Aurora | $3,010 | $2,500 | 5 | 56% | 25 | 24 |
Aurora's highest-rent neighbourhood. A 20% SNLR and a single transaction in February means significant tenant negotiating leverage at this price point. Luxury detached homes on large lots with premium finishes. Low volume means averages are highly susceptible to individual outliers month-to-month.
Second-highest average rent in Aurora at $3,575. The 81-day average DOM is by far the longest in the city — units here are sitting, and landlords are open to negotiation. Prestigious address along the Bayview corridor but price sensitivity is real at this tier. Balanced 50% SNLR confirms tenant-side leverage.
The standout data point in Aurora's premium tier: 100% SNLR and only 5 days average DOM. Both leases in February were absorbed almost instantly, suggesting strong demand at the $3,400 price point here. Established executive neighbourhood with prestige address appeal. Move quickly if a unit comes available.
Aurora's most active mid-market neighbourhood with 7 leases. Note the wide gap between avg ($2,878) and median ($2,500) — a few high-priced outliers pull the average up. Most Highlands renters transact closer to $2,500. The 62-day average DOM signals that overpriced units are sitting. Price to median, not average, for faster absorption.
Rural Aurora punches above its weight — 5 leases with a 25-day average DOM reflects relatively fast absorption for a rural setting. Another wide avg/median gap ($3,010 vs $2,500) driven by a small number of premium estate rentals. Buyers of acreage-style properties on the fringe of Aurora's urban boundary drive this segment.
Tightest mid-market signal in Aurora. Average and median are perfectly aligned at $2,775 — a reliable benchmark with no distortion. 67% SNLR is the only neighbourhood in landlord-favoured territory outside of Hills of St. Andrew. Good access to Wellington Street East and Aurora GO corridor.
One of Aurora's most walkable areas near Yonge Street and the historic Village. $2,433 average rent is one of the lowest in Aurora, making this a strong value play for renters who prioritize location and character over newer builds. Balanced 55% SNLR means neither party dominates negotiations.
Lowest SNLR in Aurora at 42% — the only neighbourhood clearly in tenant-favourable territory. Median rent of $2,100 is the best value in the city. The avg/median gap ($2,449 vs $2,100) points to a wide mix of unit types. Budget-conscious renters should target this neighbourhood first. There is genuine negotiating room here.
Key Neighbourhood Takeaway: Aurora Highlands led February 2026 with 7 leases (21% of city activity). Hills of St. Andrew showed the tightest conditions — 100% SNLR and just 5 days DOM on 2 leases. Premium neighbourhoods (Bayview NE, Aurora Estates) averaged $3,575–$4,600 but had low SNLRs and long DOM, giving tenants clear negotiating power. Aurora Heights is the best-value neighbourhood with $2,100 median rent and a 42% SNLR in tenant-side territory.
What the Data Doesn't Tell You About Renting in Aurora
Market reports show you averages. They don't show you that a well-priced detached on a Hills of St. Andrew street leases in under a week, while an overpriced Bayview unit sits for 80+ days.
After working in the Aurora and York Region market, here are the on-the-ground patterns I see that don't show up in the numbers.
"Aurora in 2026 is a market of contrasts. Hills of St. Andrew leased in 5 days at 100% SNLR. Bayview Northeast averaged 81 days. The market isn't slow — it's price-selective. Landlords who price to the median, not the average, will win. Tenants who target the premium tier will find genuine leverage."
— Matthew Gizzie, REALTOR® · Aurora & York RegionThe GO Transit Premium
Units within walking or cycling distance of Aurora GO Station command a consistent premium of $150–$300/month over comparable units further from the line. Toronto commuters treat GO proximity as non-negotiable — and Aurora's station has reliable service to Union in 55–70 minutes. If you're a landlord near the station, price accordingly and market to the Toronto commuter segment directly.
Seasonality Matters More Than People Think
February is historically one of the quieter leasing months in Aurora — yet 33 transactions still occurred across a city of its size. Spring (April–June) is peak season, when families time moves around Aurora's highly rated schools and corporate relocations pick up. Landlords listing in March–April see faster absorption. Tenants who search in January–February — like now — have more negotiating leverage before the spring rush.
Neighbourhood Price Gaps Are Real
Aurora isn't one rental market — it's several. Hills of St. Andrew and Bayview Wellington operate in landlord-favoured territory. Aurora Heights and Aurora Village near Yonge Street offer significantly more affordable options, often in older stock with character. The gap between Aurora's lowest median ($2,100 in Aurora Heights) and highest ($4,600 in Aurora Estates) is over $2,500/month — knowing your neighbourhood tier changes everything.
Application Quality Wins Over Price
In Aurora's balanced market, the strongest application still wins — not necessarily the highest offer. A complete package (credit report, employment letter, pay stubs, references) submitted promptly consistently beats incomplete applications that offer slightly more rent. This matters especially for family-sized detached rentals in Hills of St. Andrew and Bayview Wellington, where landlord vetting of long-term tenants is thorough.
Detached Supply Drives Aurora's Story
Unlike GTA condo markets, Aurora's rental supply is 61% detached homes — making it one of the most house-rental-oriented cities in York Region. This explains why average rent ($2,885) held stable while condo-heavy markets declined sharply. Investors with single-family product in mid-tier Aurora neighbourhoods have seen the strongest rent retention. New condo supply along the Yonge corridor has modestly softened the one-bed segment.
Rent Control: Know Before You Sign
Ontario's rent increase guideline only protects tenants in units first occupied before November 15, 2018. Most new Aurora condo buildings are exempt. This means a landlord can reset rent to market rate between tenancies. For long-term renters, securing a unit in an older building with rent control protection can be worth paying a slight premium upfront — it's insurance against future increases.
Have a specific question about an Aurora rental or neighbourhood? I publish this report monthly and am happy to answer directly.
Ask Matthew →Work With a Local Aurora Rental Expert
Whether you are looking to rent in Aurora or lease out a property, working with a local real estate professional ensures you have access to the latest listings and accurate market data.
Aurora Rental Market – FAQ
Questions real tenants, landlords, and investors are searching for right now — answered with February 2026 MLS® data.
The data presented in this report is sourced from the MLS® System and reflects lease transactions recorded in Aurora, Ontario in February 2026. All metrics are for informational purposes only and do not constitute financial or investment advice. MLS® is a registered trademark of the Canadian Real Estate Association. Matthew Gizzie is a registered REALTOR® with Keller Williams Realty Centres, Brokerage.
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