Published 2 November 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Aurora is far cheaper for houses: its detached median was $1,370,000 from January to October 2026, against $1,850,000 across King Township. At King’s median you need 20% down, about $370,000, because the price is over $1.5 million. King offers land and a village setting; Aurora offers more home types, faster sales and a lower tax rate.
This guide is for buyers choosing between King City and Aurora in 2027, and for Aurora or Richmond Hill owners wondering whether a move to King makes sense. You will get 2026 prices, how slowly or quickly homes sold, the down payment rules that change above $1.5 million, tax bills in dollars, the GO train facts and an honest answer on who each place suits.
King City vs Aurora: how do they compare side by side?
These are very different places that happen to be neighbours. Aurora is a town of 62,057 people (2021 census) on about 50 square kilometres along Yonge Street. King City is a village inside King Township, which covers about 332 square kilometres but had only 27,333 people in 2021. King City itself had 8,396. The Township says it is the largest municipality in York Region by area and the smallest by population.
TRREB reports King Township as one area, so the King prices below include King City, Nobleton, Schomberg and the countryside. Treat them as a township guide, not a King City street price.
| Measure (Jan–Oct 2026) | King Township | Aurora |
|---|---|---|
| Detached median price | $1,850,000 (−9.1%) | $1,370,000 (−2.0%) |
| Detached sales | 150 (+5.6%) | 325 (+9.1%) |
| Detached average days on market | 47 | 32 |
| Freehold townhouse median | $1,200,000 (13 sales) | $900,000 (87 sales) |
| Condo townhouse median | No sales | $675,000 (51 sales) |
| Condo apartment median | $550,000 (19 sales) | $583,500 (48 sales) |
| 2026 total residential tax rate | 0.9160087% | 0.873953% |
| GO train | King City GO, Barrie line | Aurora GO, Barrie line |
| Main highway | Highway 400 | Highway 404 |
Source: TRREB MLS data via REALM, January–October 2026 vs the same period of 2025 (changes in brackets); Township of King By-law 2026-043 and Town of Aurora 2026 tax rates; 2021 census.
Is King City more expensive than Aurora?
Yes, by a lot for houses. King Township’s detached median was $1,850,000 from January to October 2026, about $480,000 above Aurora’s $1,370,000. Freehold townhouses were about $300,000 higher in King, but only 13 sold. King had just three semi-detached sales and no condo townhouse sales, so there is no real market for those types.
Condo apartments were the exception. King’s median was $550,000 on 19 sales, slightly below Aurora’s $583,500 on 48. With so few sales in both, one or two units can swing those numbers.
How have prices moved since 2024?
| Home type | King 2024 → 2026 | Aurora 2024 → 2026 |
|---|---|---|
| Detached | $2,120,000 → $1,850,000 (−12.7%) | $1,560,500 → $1,370,000 (−12.2%) |
| Freehold townhouse | $1,405,750 → $1,200,000 (−14.6%) | $1,078,888 → $900,000 (−16.6%) |
| Condo apartment | $647,500 → $550,000 (−15.1%) | $652,500 → $583,500 (−10.6%) |
Source: TRREB MLS data via REALM, January–October of 2024 and 2026, median sold prices.
Detached prices fell by about the same share in both over two years. In 2026 alone, Aurora held up much better: its detached median slipped 2.0%, while King’s fell 9.1%. Past moves do not predict 2027 prices.
Why do King homes take longer to sell than Aurora homes?
Because King is a small, high-priced market with fewer buyers. Detached homes in King took 47 days on average to sell in 2026, against 32 in Aurora. King condo apartments took 77 days.
TRREB’s October 2026 Market Watch shows the gap clearly. King had 11.1 months of inventory, meaning it would take about 11 months to sell every active listing at the recent pace. Aurora had 5.0. Detached homes in King sold for 92% of asking price on average that month, against 98% in Aurora. In plain terms, King buyers had much more room to negotiate in late 2026, and King sellers needed to price carefully.
In my experience, large rural lots, custom homes and estate properties are also hard to compare, which slows sales. My King Township estates buyer’s guide covers what to check on those.
How much down payment do you need in King City vs Aurora?
This is where the two towns split. Canada’s minimum down payment is 5% of the first $500,000 and 10% of the part up to $1.5 million. At $1.5 million and above, you need 20%, and the mortgage cannot be insured.
- Aurora detached at the $1,370,000 median: at least $112,000 down. An insured mortgage is possible.
- King detached at the $1,850,000 median: at least $370,000 down, because the price is over $1.5 million.
That is a gap of about $258,000 in cash before closing costs. The Ontario land transfer tax adds about $23,875 in Aurora and $33,475 in King at those prices. Neither charges a municipal land transfer tax, and first-time buyers can claim up to $4,000 back. For many buyers, the down payment rule decides this choice before anything else.
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Are property taxes higher in King or Aurora?
King’s rate is a little higher. King Township’s 2026 total residential rate is 0.9160087%: 0.3705967% for the Township, 0.392412% for York Region and 0.153% for education. Council passed it on 1 June 2026. Aurora’s total is 0.873953%, with a Town share of 0.328541% and the same regional and education rates.
On a home assessed at $1,000,000 by MPAC, the 2026 bill would be about $9,160 in King and $8,740 in Aurora, a gap of about $420 a year. King homes usually carry higher assessments because they are worth more, so the real difference in bills is often bigger. Ask for the seller’s latest tax bill. Rural homes may also have well and septic costs instead of water and sewer bills.
Which is better for commuting, King City or Aurora?
For the train, they are close. For driving, it depends on whether you head down the 400 or the 404.
GO train
Both are on GO Transit’s Barrie line. King City GO is at 7 Station Road, with about 636 parking spaces across five lots, many of them reserved. Aurora GO is at 121 Wellington Street East, with about 1,382 spaces, including a parking garage. Metrolinx is adding a new west platform, a pedestrian bridge and more parking at King City GO to prepare for two-way, all-day service on the Barrie line. It has not set a date for that service.
Driving
Highway 400 runs through King Township, which suits commuters heading to Vaughan, Pearson or the west side of Toronto. Aurora has grown east to Highway 404, which suits drivers heading to Markham, Richmond Hill and the Don Valley Parkway. The Township describes King as about 50 minutes from downtown Toronto. Drive both routes at rush hour before you decide.
What is it like to live in King City vs Aurora?
King City
King City is a village with a rural setting. The Township says about 66% of King is on the Oak Ridges Moraine and 33% is in the Greenbelt. King City sits on the moraine and is designated a rural settlement, and new growth is only allowed inside village boundaries. The Township’s Official Plan forecasts King City to grow from about 6,900 people in 2016 to 15,500 by 2031, so expect more new subdivisions. Seneca College’s King Campus and the Country Day School, a private school from kindergarten to Grade 12, are here. King City was connected to a municipal sewer system in the 2000s, but many rural homes in the township still use private wells and septic systems.
Aurora
Aurora feels like a busy small town. Aurora Town Square, at 50 Victoria Street, has a 250-seat performance hall linked to the public library. The town is known for private schools such as St. Andrew’s College and St. Anne’s School. Part of Aurora is on the Oak Ridges Moraine and a large southeastern area is in the Greenbelt. Aurora has no hospital; the nearest is Southlake Regional Health Centre in Newmarket. See the best neighbourhoods to live in Aurora for street-level detail.
Schools
Both use the York Region District School Board and the York Catholic District School Board, and both boards have their head offices in Aurora. Check the assigned school for each address with the board’s locator. My list of top schools in Aurora and Newmarket is a good place to start.
For most families I work with, the down payment settles this. If you can put 20% down on a home near $1.85 million and want land, privacy and a village setting, King is worth a look, and late 2026 gave buyers real bargaining power there. If you want a detached home with an insured mortgage, walkable shops, a town square and a faster resale later, Aurora is the more practical choice. In my view, King buyers should plan to hold for many years, because selling there can take time.
Most of King Township is on the Oak Ridges Moraine or in the Greenbelt, where provincial plans limit what you can build or add. If you plan an addition, pool, barn or second home on a rural lot, ask the Township and the conservation authority before you firm up your offer. On a home with a well and septic system, make the offer conditional on a water test and a septic inspection.
Who should pick King City?
- Buyers with 20% or more down for a home above $1.5 million.
- People who want land and privacy on or near the Oak Ridges Moraine.
- Highway 400 commuters heading to Vaughan, Pearson or west Toronto.
- Patient buyers who can use King’s slower market to negotiate.
Who should pick Aurora?
- Detached buyers who need an insured mortgage, at a $1,370,000 median.
- Families who want townhouses or condo townhouses, which barely trade in King.
- Highway 404 commuters heading to Markham or downtown via the DVP.
- Families looking at private schools such as St. Andrew’s College or St. Anne’s School.
What to do next
- Get a pre-approval that shows how much you can borrow and how much cash you need. The Bank of Canada raised its policy rate to 2.50% on 28 October 2026, prime is 4.70%, and the next decision is 9 December 2026.
- Decide whether you need an insured mortgage. If you do, most King detached homes are out of reach.
- Drive the 400 and 404 routes at rush hour, and check the GO Barrie line timetable.
- If you own in King, see what your King City house is worth before you list. If you are also weighing Richmond Hill, read my Aurora vs Richmond Hill comparison.
Need help with this? Talk to me.
I’m Jatin Dua, Broker of Record at RE/MAX Quantum Realty, and I’m the best agent to do this kind of work for you in Toronto and across the GTA. Over $100 million in GTA sales and 100+ families helped sell. Feel free to contact me any time: call or text 833-330-1925 or email [email protected].
Frequently asked questions
Is King City better than Aurora?
It depends on budget and lifestyle. King Township’s detached median was $1,850,000 from January to October 2026, against $1,370,000 in Aurora, per TRREB MLS data via REALM. King offers land, privacy and a village setting. Aurora offers lower prices, more home types, a town square and faster sales. Many families choose Aurora for practical reasons.
Is King City more expensive than Aurora in 2026?
Yes. TRREB reports King Township as one area, and its detached median was $1,850,000 from January to October 2026, about $480,000 above Aurora’s $1,370,000. Freehold townhouses were about $300,000 higher in King, but only 13 sold. Condo apartments were the exception, at $550,000 in King and $583,500 in Aurora.
How much down payment do I need for a house in King City?
At the 2026 King Township detached median of $1,850,000, you need at least $370,000, or 20%. Homes priced at $1.5 million or more cannot have an insured mortgage in Canada, so the 20% minimum applies. In Aurora, at the $1,370,000 median, the minimum is about $112,000 because the price is under $1.5 million.
Are property taxes higher in King Township or Aurora?
King’s rate is slightly higher. King Township’s 2026 total residential tax rate is 0.9160087%, and Aurora’s is 0.873953%. On a home assessed at $1,000,000, that is about $9,160 a year in King and $8,740 in Aurora. Both pay the same York Region and education rates, so the difference is the local rate.
Does King City have a GO train station?
Yes. King City GO, at 7 Station Road, is on GO Transit’s Barrie line, the same line as Aurora GO. It has about 636 parking spaces across five lots, many reserved. Metrolinx is adding a west platform, a pedestrian bridge and parking to prepare for two-way, all-day Barrie line service, with no date set.
Why are houses in King Township taking so long to sell?
King is a small, high-priced market with fewer buyers. Detached homes took 47 days on average to sell in 2026, and in October 2026 King had 11.1 months of inventory, per TRREB. Detached homes sold at 92% of asking that month. Large rural lots and custom homes are also harder to price and compare.
Is King City on the Oak Ridges Moraine?
Yes. King Township says about 66% of the township is on the Oak Ridges Moraine and 33% is in the Greenbelt. King City sits on the moraine and is designated a rural settlement, with growth allowed only inside village boundaries. Provincial plans limit what owners can build on many rural lots in 2027.
Does Aurora have a hospital?
No. Aurora does not have a hospital within its borders. The nearest is Southlake Regional Health Centre in neighbouring Newmarket. Mackenzie Health’s Cortellucci Vaughan Hospital and Mackenzie Richmond Hill Hospital are other options to the south. Check drive times from the exact address if hospital access matters to you.
What schools serve King City and Aurora?
Both are served by the York Region District School Board and the York Catholic District School Board, and both boards have head offices in Aurora. King City has the Country Day School and Seneca College’s King Campus. Aurora has St. Andrew’s College and St. Anne’s School. Confirm the assigned public school for each address before buying.
Sources
- Township of King: By-law 2026-043, setting 2026 tax rates
- Town of Aurora: 2026 combined property tax rates
- Township of King: Location (Oak Ridges Moraine, Greenbelt, transportation)
- Township of King: By the Numbers (population forecasts)
- Metrolinx: King City GO Station improvements
- GO Transit: King City GO station details
- Aurora, Ontario (Wikipedia: 2021 census, schools, hospital, Town Square)
- TRREB Market Watch, October 2026
Related reading
- Mississauga vs Oakville in 2027: Prices, Commute and Which Fits You
- Brampton vs Mississauga in 2027: Prices, Commute and Which Fits You
- Markham vs Richmond Hill in 2027: Prices, Commute and Which Fits You
- Vaughan vs Markham in 2027: Prices, Commute and Which Fits You
About the author — Jatin Dua, Toronto and GTA real estate broker
I am Jatin Dua, Broker of Record and co-founder of RE/MAX Quantum Realty Inc., Brokerage, Unit 101, 799 The Queensway, Toronto. I work with buyers and sellers across Toronto and the GTA and have helped more than 100 families sell. Four-plus years of active GTA transactions and over $100 million in sales volume.
Reach me at [email protected] or 833-330-1925, or book a call.