Published 2 November 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
North York had lower 2026 medians for every home type, about $1.398 million for a detached house against $1.42 million in Markham. But North York buyers pay Toronto’s land transfer tax too, which cancels the detached gap. North York wins on subway access, condos and semis; Markham on townhouses, a lower tax rate and the tech corridor.
This guide is for buyers choosing between North York and Markham in 2027, and for owners in one who are thinking about the other. You will get 2026 prices by home type and district, how fast homes sold, how Toronto’s second land transfer tax changes the math, the transit facts I checked, and who each area suits.
North York vs Markham: how do prices compare side by side?
North York is part of the City of Toronto, so the Toronto Regional Real Estate Board (TRREB) does not report it as one area. I grouped six TRREB districts that sit in North York: C06, C07, C13, C14, C15 and W05. I left out C12, the Bridle Path and York Mills area, because its $3,200,000 detached median would distort the picture. For one North York number, I weighted each district’s median by its sales. Markham is one city and is reported as one area.
| Jan–Oct 2026 | North York median (6 districts) | North York sales | Markham median | Markham sales |
|---|---|---|---|---|
| Detached | about $1,398,000 (−5.0%) | 1,027 | $1,420,000 (−6.5%) | 1,113 |
| Semi-detached | about $879,000 (−7.0%) | 354 | $1,025,000 (−12.2%) | 151 |
| Freehold townhouse | about $971,000 (−12.3%) | 89 | $999,990 (−10.9%) | 391 |
| Condo townhouse | about $693,000 (−7.0%) | 323 | $750,000 (−9.1%) | 214 |
| Condo apartment | about $542,000 (−8.4%) | 1,820 | $558,000 (−13.2%) | 582 |
Source: TRREB MLS data via REALM, January–October 2026 vs the same period of 2025 (change in brackets). North York = C06, C07, C13, C14, C15 and W05; its medians are my sales-weighted calculation, not official TRREB figures.
North York’s median was lower for every home type in 2026. The gap was small for detached houses, at about $22,000, and for condo apartments, at about $16,000. It was large for semis, at about $146,000. The two markets also sell different things: North York sold more than three times as many condo apartments, and Markham sold more than four times as many freehold townhouses.
Is North York cheaper than Markham?
On sticker price, yes, but not always once you add closing costs. A North York buyer pays Toronto’s municipal land transfer tax on top of Ontario’s, and Markham buyers do not. On a $1,400,000 house, that extra tax is $24,475, more than the roughly $22,000 detached price gap. So for a detached house, the two come out about even on day one.
For semis, North York is clearly cheaper even after the extra tax. For condos, North York’s lower median still leaves you about $9,000 ahead after the Toronto tax. I show the full numbers in the cost section below.
District by district
| Area | Detached median | Semi median | Condo apt median |
|---|---|---|---|
| W05 Downsview, York University Heights, Humber Summit | $971,250 | $835,000 | $450,000 |
| C06 Bathurst Manor, Clanton Park | $1,295,444 | Too few sales | $491,000 |
| C15 Bayview Village, Don Valley Village, Hillcrest Village | $1,411,000 | $927,500 | $526,750 |
| C07 Willowdale West, Newtonbrook West | $1,445,000 | $950,000 | $578,000 |
| C13 Banbury-Don Mills, Parkwoods-Donalda | $1,515,000 | $898,000 | $560,000 |
| C14 Willowdale East | $1,691,900 | Too few sales | $568,500 |
| Markham (whole city) | $1,420,000 | $1,025,000 | $558,000 |
Source: TRREB MLS data via REALM, January–October 2026. “Too few sales” means fewer than 10. Community names from TRREB’s Q2 2026 Toronto community reports.
W05, C06 and C15 had detached medians below Markham’s, and every North York district had cheaper semis where there were enough sales to measure. C14 was the priciest North York district for a detached house. My North York housing market 2027 guide covers each district in more depth.
How fast are homes selling in North York and Markham?
A little faster in Markham. Detached houses averaged 29 days on market in Markham and about 31 in North York. Semis averaged 28 days in Markham and about 30 in North York. Condo apartments took about 39 days in both.
Sales rose in both. North York’s detached sales were up 15.3% from 2025 and Markham’s up 10.6%. Over two years, prices have dropped a lot in both places. North York’s weighted detached median is down about 14.5% from January–October 2024, and Markham’s is down 13.9%, from $1,650,000. Markham condo apartments fell harder, down about 20.3% since 2024, against about 16.7% in North York.
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Which costs more to buy and own, North York or Markham?
North York costs more to buy into because of the second land transfer tax. Markham has the lower yearly property tax rate. Here is how that plays out at each area’s 2026 medians.
| Cost item | North York (Toronto) | Markham |
|---|---|---|
| 2026 residential tax rate | 0.767311% | 0.722889% |
| Yearly tax on an $800,000 assessment | about $6,138 | about $5,783 |
| Land transfer tax, detached median | $48,870 on $1,398,000 (Ontario + Toronto) | $24,875 on $1,420,000 |
| Land transfer tax, semi median | $28,110 on $879,000 | $16,975 on $1,025,000 |
| Land transfer tax, condo apt median | $14,630 on $542,000 | $7,635 on $558,000 |
| First-time buyer refunds (maximum) | Ontario $4,000 + Toronto $4,475 | Ontario $4,000 |
Source: City of Toronto 2026 tax rates and municipal land transfer tax rates; City of Markham 2026 tax rates; Ontario land transfer tax brackets; City of Toronto first-time buyer rebate. Dollar amounts are my calculation.
Put price and tax together. On a detached house, Markham’s median is about $22,000 higher, but its buyer pays about $24,000 less in land transfer tax, so day-one costs are nearly the same. On a semi, North York is still about $135,000 ahead after the extra tax. Markham also says its average 2026 residential assessment was $822,671, with an average total bill of $5,947. The same assessment in Toronto would cost about $6,312. For more on Markham bills, see my guide to Markham property tax in 2027.
Which is better for transit and commuting, North York or Markham?
North York has far more rapid transit. Line 1 Yonge–University has stations across North York. Line 4 Sheppard runs entirely inside North York, from Yonge east to Fairview Mall at Don Mills Road. Line 5 Eglinton opened on 8 February 2026, running from Mount Dennis to Kennedy along Eglinton Avenue.
Markham relies on GO trains, buses and cars. It has four GO stations on the Stouffville line: Unionville, 30.6 km from Union Station, then Centennial, Markham and Mount Joy at 38.7 km. Outside rush hour, trains run hourly in both directions between Union and Unionville or Mount Joy. At rush hour they run in the peak direction.
Driving
North York has Highways 400, 401 and 404, plus the Don Valley Parkway. The 401 through North York is described as the busiest stretch of freeway in North America, at more than 400,000 vehicles a day. Markham has the 404 on its western edge, the 407 toll highway across the city and Highway 48 to the north. If you work in Markham’s tech corridor, living in Markham can save you that 401 drive.
What is daily life like in North York vs Markham?
North York had 683,511 people in the 2021 census. It has its own downtown, North York City Centre, with offices and condo towers along Yonge. Yorkdale and Fairview are two of Toronto’s major malls, York University’s Keele campus is in the northwest, and Downsview Park was built on former military land. For buildings to look at, see my top 5 condos to buy in North York.
Markham had 338,503 people in 2021, up 2.9% from 2016. It is a group of communities, including Unionville, Markham Village, Cornell, Berczy Village, Milliken and part of Thornhill. It is home to more than 1,000 technology and life sciences companies. York University opened its Markham campus downtown in September 2024, Pacific Mall sits at Kennedy Road and Steeles Avenue, and Markham Stouffville Hospital is at Highway 7 and 9th Line. See my top 5 Markham neighbourhoods.
Schools are run by different boards. Markham is served by the York Region District School Board and the York Catholic District School Board, plus two French-language boards, while North York uses Toronto’s boards. Check the exact address with the board before you buy.
Do not compare sticker prices alone. On a detached house, Toronto’s land transfer tax can wipe out North York’s price advantage on closing day. And North York’s medians are my weighted average of six districts, which range from under $1 million to almost $1.7 million for a detached house. Price any home against recent sales on its own street.
If you want a condo or a semi near the subway, North York usually wins, even after the extra tax. If you want a detached house or a newer freehold townhouse, Markham gives you more choice for about the same day-one cost and a slightly lower tax bill every year. I would decide on the commute first: subway and downtown point to North York, the 404 and 407 tech corridor points to Markham.
Who should pick North York?
- Subway riders who want Line 1 or Line 4 close by.
- Semi buyers, who saved about $146,000 at the 2026 medians.
- Condo buyers who want choice, with about 1,820 condo apartment sales in 2026.
- Detached buyers under $1.3 million who are open to W05 or C06.
Who should pick Markham?
- Freehold townhouse buyers, with 391 sales to choose from in 2026.
- Tech and life sciences workers along the 404 and 407.
- Buyers who want one land transfer tax and a lower yearly tax rate.
- Families who want York Region schools and newer suburban communities.
What to do next
- Pick one or two North York districts from the table and compare them with the Markham communities you like.
- Add land transfer tax and a year of property tax to the price of every home you compare.
- Get a written mortgage pre-approval, since rates rose in late October 2026.
- Test your commute at rush hour by subway, GO and car from the exact street.
- If you own in Markham, find out what your Markham house is worth before planning a move.
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 North York better than Markham?
Neither is better for everyone. In 2026, North York had lower medians for every home type, and far more subway access and condo choice. Markham had more freehold townhouses, a lower tax rate and no Toronto land transfer tax. For a detached house the day-one costs come out about even, so choose based on your commute and home type.
Is Markham cheaper than North York in 2027?
Not on price. From January to October 2026, Markham’s medians were higher than North York’s for every home type, by about $22,000 for detached houses and about $146,000 for semis, based on TRREB MLS data via REALM. But Markham buyers skip Toronto’s land transfer tax, which closes most of the detached gap.
Is property tax lower in Markham or North York?
Markham’s is lower. Its 2026 total residential rate is 0.722889%, while Toronto’s, which applies in North York, is 0.767311%. On a home assessed at $800,000, that is about $5,783 a year in Markham and $6,138 in North York. The City of Markham says its average 2026 residential bill was $5,947.
Do you pay Toronto land transfer tax in North York?
Yes. North York is part of the City of Toronto, so buyers pay both Ontario’s land transfer tax and Toronto’s municipal land transfer tax. On a $1,400,000 home in 2026, each is $24,475, for $48,950 in total. In Markham you pay only Ontario’s tax. Toronto first-time buyers can get up to $4,475 back.
Does the subway go to Markham?
No. As of November 2026, Markham has no subway station. It is served by four GO stations on the Stouffville line: Unionville, Centennial, Markham and Mount Joy. Off-peak trains run hourly in both directions between Union and Unionville or Mount Joy. North York, by contrast, has stations on Line 1 and Line 4.
Which North York districts are cheapest for a detached house?
W05, which includes Downsview, York University Heights and Humber Summit, had the lowest detached median among the six North York districts in this guide, at $971,250 from January to October 2026. C06, Bathurst Manor and Clanton Park, was next at $1,295,444. Both were below Markham’s $1,420,000 citywide median.
Are condos cheaper in North York or Markham?
North York’s are slightly cheaper. Its six main districts had a sales-weighted condo apartment median of about $542,000 from January to October 2026, against $558,000 in Markham. After Toronto’s extra land transfer tax, the savings shrink to about $9,000. North York had about 1,820 condo apartment sales, more than three times Markham’s 582.
How fast are houses selling in Markham in 2026?
Detached houses in Markham averaged 29 days on market from January to October 2026, up from 27 days in 2025. Semis averaged 28 days and condo apartments 39. In North York, detached houses averaged about 31 days. Markham detached sales rose 10.6% from 2025, while prices fell 6.5%.
Sources
- City of Toronto: Property tax rates and fees (2026)
- City of Markham: About your tax bill (2026 rates and average bill)
- City of Toronto: Municipal land transfer tax rates and fees
- City of Toronto: MLTT rebate opportunities (first-time buyers)
- Ontario Ministry of Finance: Calculating land transfer tax
- Markham, Ontario (Wikipedia: 2021 census, communities, GO stations, schools)
- Stouffville line (Wikipedia: Markham stations, distances and service)
- North York (Wikipedia: population, subway lines, highways)
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.