York Region, Ontario Real Estate Market — October 2026
October 2026 was a buyer's market across York Region: sales at 37% of new listings, inventory sits at 5.3 months, and 77% of sales over the past year closed below list price.
Prices still falling, and faster than a year ago.
The 12-month average price is $1,158,496, 18.1% below its August 2022 peak and 6.3% lower than a year ago, against a 5.7% decline twelve months earlier. 11,027 homes sold across the nine municipalities over the last 12 months.
Market phase: correction, buyers in control. Sellers are listing less, but the three-month average price is still 3.9% lower than a year ago.
York Region Housing Market — October 2026 At a Glance
October 2026 was a buyer's market across York Region, Ontario. Sales came in at 977, 8.6% fewer than a year earlier, and the median price was $1,050,000, down 4.5%. Supply fell faster than sales: new listings are 12.0% lower than last October and active listings 10.7% lower, so inventory eased to 5.34 months from 5.41. For a single town, see the Newmarket, Markham or Vaughan reports. Every figure below is compared with the same month a year earlier, which removes the seasonal swing.
October 2026 — Full Breakdown
Prices, inventory, what's moving and what's sitting — explained in plain language. Subscribe to get every monthly market video the moment it drops.
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Is York Region a Buyer's or Seller's Market? — October 2026
The cleanest single read on who holds the leverage is the sales-to-new-listings ratio: sales divided by new listings over the same period. Under 40% is a buyer's market and over 60% is a seller's market. We show it three ways, because one month can swing: the latest month, the last three months and the last twelve.
Balance Meter
The needle shows the latest month, which can swing. The three- and 12-month reads are steadier.
Seven signals, Aug to Oct 2026 against the same months a year earlier.
Hotter means tighter for buyers; cooler means more room. A signal moves only when it changes by a set amount: 5% for sales and listings, 2% for price, 3 points for the ratios, 0.3 months for inventory.
Sales equalled 36% of new listings over the last 12 months. The median since 2010 is 54%.
5.29 months on the three-month measure, against 5.56 a year earlier. How long the current stock of listings would last at the current pace of sales.
Every Month Since 2010 — Sales-to-New-Listings Ratio
Charcoal favours buyers, gold favours sellers, and the pale middle is balanced. Read across a row to see the season; read down a column to compare the same month over 17 years.
Best positioned right now: Buyers with financing in place, especially for condo apartments, where sales were 32% of new listings, 84% of sales closed below list and inventory is 6.52 months, and buyers in King, where sales were 22% of new listings. Move-up buyers too: the step from a row townhouse to a detached home is 47.5%, narrower than its long-run 49.0%.
Most pressure: Sellers priced to last year's market. Over the last 12 months, 45 listings were pulled for every 100 that came to market, against a long-run norm of 31.
Not sure what 5.3 months of inventory means for your situation?
Get a Custom Breakdown →York Region Home Price Trends — 2010 to October 2026
One month's average price moves with the mix of homes that happened to sell. To see the real trend we use the 12-month average: total dollar volume divided by total sales over the trailing year. On that measure York Region peaked at $1,414,772 in August 2022 and now stands at $1,158,496, 18.1% lower. The earlier correction bottomed 15.9% below its peak in July 2019.
12-month average $1,158,496, −6.3% on the year.
12-month average price against its highest level to that point. Zero means a new high. Today: −18.1%.
| Month | Median Price | Average Price | Sales | Median vs a Year Earlier |
|---|---|---|---|---|
| Oct 2026 ✦ | $1,050,000 | $1,132,342 | 977 | −4.5% |
| Sep 2026 | $1,046,500 | $1,142,579 | 897 | −3.7% |
| Aug 2026 | $1,040,900 | $1,180,414 | 974 | −5.4% |
| Jul 2026 | $1,050,000 | $1,139,013 | 1,056 | −5.0% |
| Jun 2026 | $1,060,000 | $1,167,715 | 1,269 | −9.2% |
| May 2026 | $1,087,000 | $1,180,383 | 1,201 | −9.4% |
| Apr 2026 | $1,060,000 | $1,136,292 | 1,018 | −9.4% |
| Mar 2026 | $1,051,000 | $1,152,708 | 875 | −9.4% |
| Feb 2026 | $1,080,000 | $1,148,415 | 684 | −9.2% |
| Jan 2026 | $1,050,000 | $1,099,541 | 564 | −7.9% |
| Dec 2025 | $1,065,000 | $1,215,520 | 627 | −11.3% |
| Nov 2025 | $1,053,000 | $1,195,937 | 885 | −10.4% |
| Oct 2025 | $1,100,000 | $1,232,148 | 1,069 | −8.3% |
How Much Are York Region Buyers Negotiating?
Whether homes sell above or below their list price is the most direct measure of who is negotiating from strength. At the height of the last cycle, in April 2022, 66% of York Region homes sold above list over the year. Today 77% sell below it.
Each month's share weighted by that month's sales and averaged over 12 months. Above and below are measured against the original list price.
York Region Home Prices by Property Type — Detached, Condo & Townhouse
Detached homes are 54% of York Region's resale activity. Every property type is below its price peak, by 17.7% to 20.6%, and every type is lower than a year ago, so the correction is region-wide. Only semi-detached homes and row townhouses sit in balanced territory; the rest favour buyers. Figures cover the last 12 months. Investors can cross-check the investment deal analyzer.
Total dollar volume divided by sales over the trailing 12 months, for each property type.
The Last 12 Months by Property Type
| Property Type | Sales | Share | Average Price | vs Year Ago | From Peak | Sales-to-Listings | Below List | Active | Months Inv. |
|---|---|---|---|---|---|---|---|---|---|
| All homes | 11,027 | 100% | $1,158,496 | −6.3% | −18.1% | 36% | 77% | 4,983 | 5.29 |
| Detached | 5,911 | 54% | $1,461,752 | −6.0% | −17.7% | 35% | 79% | 2,855 | 5.46 |
| Semi-detached | 632 | 6% | $976,705 | −9.8% | −20.0% | 45% | 73% | 179 | 3.10 |
| Row townhouse | 1,696 | 15% | $991,251 | −9.0% | −18.9% | 42% | 70% | 524 | 3.92 |
| Condo townhouse | 606 | 5% | $759,891 | −9.6% | −20.6% | 32% | 72% | 303 | 5.75 |
| Condo apartment | 2,007 | 18% | $591,708 | −9.0% | −20.2% | 32% | 84% | 1,070 | 6.52 |
All homes also counts link homes and other types not listed, so shares do not add to 100%. Months of inventory is the three-month measure.
Current Active Inventory Snapshot
Is Now a Good Time to Upgrade in York Region?
A move-up buyer sells and buys in the same market, so what matters is the gap between the two homes. We track that gap every month back to 2010. Today a detached home costs 47.5% more than a row townhouse across the region, below the long-run median of 49.0%, so the step up is cheaper than usual. In dollars it is $470,501, down from $555,336 at its widest in August 2022. Review the buyer's guide before making your move.
| Upgrade Path | Selling (12-Mo Avg) | Buying (12-Mo Avg) | Step Up | Premium | Typical Since 2010 | Read |
|---|---|---|---|---|---|---|
| Row townhouse → Detached | $991,251 | $1,461,752 | $470,501 | +47.5% | +49.0% | In line with normal |
| Semi-detached → Detached | $976,705 | $1,461,752 | $485,047 | +49.7% | +49.8% | In line with normal |
| Condo townhouse → Detached | $759,891 | $1,461,752 | $701,861 | +92.4% | +84.0% | Wider than usual |
| Condo apartment → Row townhouse | $591,708 | $991,251 | $399,543 | +67.5% | +61.6% | Wider than usual |
| Condo apartment → Semi-detached | $591,708 | $976,705 | $384,997 | +65.1% | +59.5% | Wider than usual |
| Condo townhouse → Row townhouse | $759,891 | $991,251 | $231,360 | +30.4% | +24.9% | Wider than usual |
A free home valuation gives you your current equity position, the essential first step before any move-up decision. Also review the seller's guide to understand your net proceeds. Get a Free Valuation →
The premium has ranged from +40.6% in March 2024 to +64.8% in November 2016. It was lower than today in 41% of earlier months.
Thinking about upgrading? Find out what your current home is worth first.
Free Home Valuation →York Region Municipalities — Where to Buy in 2026
York Region is nine markets, not one. Average prices run from $829,208 in Georgina to $2,067,371 in King, and Markham, Vaughan and Richmond Hill make up 70% of sales, so they set the regional headline. Figures cover the 12 months to October 2026. For any one town, open its report: Markham, Vaughan, Richmond Hill, Newmarket, Aurora, Georgina, Whitchurch-Stouffville, East Gwillimbury.
Supply Pressure by Municipality — 12 Months to October 2026
| Municipality | Sales | Average Price | vs Year Ago | Sales-to-Listings | Below List | Active | Months Inv. | Condition |
|---|---|---|---|---|---|---|---|---|
| Markham | 2,913 | $1,146,758 | −6.6% | 40% | 71% | 1,074 | 4.22 | Balanced |
| Vaughan | 2,875 | $1,167,617 | −5.9% | 37% | 81% | 1,227 | 5.24 | Buyer-leaning |
| Richmond Hill | 1,967 | $1,215,226 | −8.7% | 33% | 73% | 951 | 5.63 | Buyer-leaning |
| Newmarket | 864 | $989,948 | −5.9% | 38% | 81% | 308 | 3.95 | Buyer-leaning |
| Aurora | 624 | $1,207,521 | −9.7% | 35% | 81% | 300 | 6.12 | Buyer-leaning |
| Georgina | 597 | $829,208 | −1.9% | 29% | 84% | 375 | 6.70 | Buyer-leaning |
| Whitchurch-Stouffville | 544 | $1,230,455 | −3.0% | 36% | 79% | 293 | 6.37 | Buyer-leaning |
| East Gwillimbury | 406 | $1,086,618 | −11.5% | 34% | 81% | 214 | 6.83 | Buyer-leaning |
| King | 227 | $2,067,371 | −2.3% | 22% | 87% | 233 | 10.28 | Buyer-leaning |
Sales-to-listings = sales ÷ new listings over the same 12 months, two separate totals; it is not the share of those particular listings that went on to sell. Above 60% = seller-leaning; 40–60% = balanced; below 40% = buyer-leaning. Average prices cover all property types, so a change in the mix of homes sold can move a neighbourhood's average as much as the market does.
Buying or Selling in York Region? October 2026 Strategy Guide
Buyers hold the leverage. Price to the sold data, not the asking prices.
76.4% of October sales closed below list, at a median of $1,050,000. 77% of sales over the last year closed below list, and homes that sold in October took a median of 24 days.
Price is the strategy. Timing is not. Talk to Matthew directly →
York Region Investment & Rental Market Outlook — 2026
The average lease signed through the MLS in York Region over the last 12 months was $2,817 a month, down 2.3% on the year. The headline moves with the mix of unit sizes, so read it by bedroom count: 1-bedroom −3.5%, 2-bedroom −3.2%, 3-bedroom −2.7%, 4-bedroom −0.9%. Every size rents for less than a year ago, so the drop is real, not a mix effect. See the York Region rental market report for rents by town.
Total lease value divided by leases signed over the trailing 12 months, for each bedroom count.
| Bedrooms | Leases, 12 Months | Average Rent | vs Year Ago | From Peak | Leases-to-Listings | Active | Median Days to Lease |
|---|---|---|---|---|---|---|---|
| 1 bedroom | 5,506 | $2,118 | −3.5% | −10.1% | 66% | 648 | 15 |
| 2 bedroom | 4,498 | $2,603 | −3.2% | −7.0% | 61% | 740 | 21 |
| 3 bedroom | 3,556 | $3,267 | −2.7% | −5.5% | 68% | 467 | 18 |
| 4 bedroom | 2,378 | $3,980 | −0.9% | −5.4% | 66% | 314 | 17 |
For Investors
For Renters
For Landlords
Rents are averages of leases signed through the MLS® over the last 12 months. The gross yield compares average rent with average sale price for row townhouses; they are not the same homes, so treat it as a rough guide.
Buying in York Region right now
Buyers hold the leverage across York Region: sales at 37% of new listings in October and inventory sits at 5.3 months, so you have time to compare homes and keep your conditions. 76.4% of October sales closed below list and the median home sold after 24 days, so offer from recent sold prices, not the asking price. Conditions differ by town: Markham is the tightest, King the loosest.
Want to Know What This Market Means for You?
Every situation is different. I break down your exact position — whether you're buying, selling, or investing — using the current York Region data.
York Region Real Estate FAQ — Prices, Market & Municipalities
Prices & Market Conditions
Municipalities
Buying & Selling
York Region Real Estate Forecast — What to Watch in November & December 2026
Our test for a structural recovery across York Region: 1,100 or more sales a month with inventory at 4.5 months or less. Here is how each of the last 12 months scored. One month passed (June 2026). October came in at 977 sales with 5.34 months of inventory: inventory is under the 5.5-month caution line, but sales are short of 1,100, so it scored mixed.
Gold: recovery test met. Charcoal: caution (sales under 900, or inventory over 5.5 months). Pale: in between.
Inventory back to 4.5 months or less with sales at 1,100 or more. Last year sales were 885 in November and 627 in December; matching those with fewer listings would tighten the market. Watch the share of sales closing below list: 77% over the last three months.
Sales below 900 a month or inventory above 5.5 months. The 12-month average price is falling 6.3% a year, faster than a year ago; until that rate eases, the correction is still running.
This is what separates informed decisions from guesswork. Bookmark the York Region real estate market 2026 report — updated monthly, with every month back to 2010.
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Related Reports & Resources
Coverage
Resale transactions and leases recorded through the MLS® for York Region, Ontario. Source: HabiStat MLS® statistics, all associations, monthly from January 2010 to October 2026. Excludes new construction sold by builders, assignment sales and private sales. The current partial month is reported separately and left out of every calculation.
Key Definitions
Sales-to-new-listings ratio (SNLR): sales in the period divided by new listings in the same period, two separate totals. It measures pressure, not the fate of any one listing: a 30% reading does not mean 30% of that month's listings sold, and it is not a probability that a given home will sell. Months of inventory: how long active listings would last at the current pace of sales; the three-month measure uses the trailing three months of sales. 12-month average price: total dollar volume divided by total sales over the trailing 12 months. Sale-to-list: sale price as a percentage of list price. Distance from peak: the 12-month average price against its highest level to that point.
How the Reads Are Made
Market phase compares the latest three months with the same three months a year earlier and tags each signal hotter, cooler or steady by a fixed threshold. The balance meter treats a sales-to-new-listings ratio under 40% as a buyer's market and over 60% as a seller's market. These are rules applied to the data, not forecasts.
Limitations
Figures by property type or neighbourhood rest on smaller samples and can move with the mix of homes sold, which is why they are shown over 12 months. Average rents cover leases through the MLS® only. All data is subject to revision.
Mis-keyed lease records: in January 2010 and October 2010, the MLS® data holds lease values far above any rent, most likely sale prices or extra zeros (a property type or bedroom count whose average was more than 2.2 times its median). Those records are counted at that month's median rent, and the excess is taken out of the all-homes figure. Lease counts are unchanged. Left in, they would set a false rent peak.
Editorial Notes
Neighbourhood descriptions and commute times are editorial and are not appraisals. Commute times reflect typical off-peak conditions.
All metrics are for informational purposes only and do not constitute financial, legal 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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