Published 2 November 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Mississauga is cheaper to buy: its detached median was $1,225,000 from January to October 2026, against $1,415,000 in Vaughan, and condos were about $45,000 cheaper. Vaughan is cheaper to own each year, with a 2026 tax rate of 0.749% against 1.088%, and it has a subway station. Mississauga has the lake, the airport and three GO lines.
This guide is for buyers choosing between Mississauga and Vaughan in 2027, and for owners in one city wondering what a move to the other would cost. You will get 2026 prices for every home type, how fast homes sold, the property tax gap in dollars, the real transit picture and a plain answer on who each city suits.
Mississauga vs Vaughan: how do they compare side by side?
Mississauga is in Peel Region, west of Toronto. Vaughan is in York Region, north of Toronto. They do not touch, but both sit next to Highway 407 and both are big suburban cities with their own downtowns. Mississauga is more than twice the size by people: 717,961 in the 2021 census, against 323,103 in Vaughan, on a similar amount of land.
| Measure (Jan–Oct 2026) | Mississauga | Vaughan |
|---|---|---|
| Detached median price | $1,225,000 (−5.8%) | $1,415,000 (−5.0%) |
| Detached sales | 1,798 | 1,193 |
| Semi-detached median | $885,000 (−7.3%) | $1,040,000 (−9.2%) |
| Freehold townhouse median | $880,000 (−7.4%) | $1,014,500 (−9.3%) |
| Condo townhouse median | $689,300 (−8.1%) | $768,000 (−6.1%) |
| Condo apartment median | $485,000 (−9.3%) | $530,000 (−10.9%) |
| Condo apartment sales | 1,213 | 664 |
| 2026 total residential tax rate | 1.087901% | 0.749217% |
| Subway station in the city | No (Transitway buses connect to Kipling) | Yes, Vaughan Metropolitan Centre (Line 1) |
| Lake Ontario shoreline | Yes | No |
Source: TRREB MLS data via REALM, January–October 2026 vs the same period of 2025 (changes in brackets); Region of Peel 2026 total tax rates; City of Vaughan By-law 103-2026; 2021 census.
A median is the middle sale: half of homes sold for more and half for less. These are city-wide figures. Mississauga’s number mixes lakeshore areas like Port Credit with Meadowvale, Malton and the towers near Square One. Vaughan’s mixes Woodbridge, Maple, Kleinburg, Concord and the Vaughan side of Thornhill. Treat them as a starting point, not a price for one street.
Is Mississauga cheaper than Vaughan?
Yes, for every home type. The gap is biggest for houses. From January to October 2026, the detached median was $1,225,000 in Mississauga and $1,415,000 in Vaughan, a difference of $190,000. Semis were $155,000 cheaper in Mississauga and freehold townhouses $134,500 cheaper.
The gap narrows for condos. Condo townhouses were about $78,700 cheaper in Mississauga and condo apartments about $45,000 cheaper. Mississauga also sold almost twice as many condo apartments, 1,213 against 664, so a condo buyer there has more listings to compare.
Which held its value better since 2024?
For houses, the two moved almost in step. For condo townhouses, Vaughan held up better.
| Home type | Mississauga 2024 → 2026 | Vaughan 2024 → 2026 |
|---|---|---|
| Detached | $1,371,085 → $1,225,000 (−10.7%) | $1,590,000 → $1,415,000 (−11.0%) |
| Semi-detached | $999,999 → $885,000 (−11.5%) | $1,175,000 → $1,040,000 (−11.5%) |
| Freehold townhouse | $990,000 → $880,000 (−11.1%) | $1,165,000 → $1,014,500 (−12.9%) |
| Condo townhouse | $797,500 → $689,300 (−13.6%) | $840,000 → $768,000 (−8.6%) |
| Condo apartment | $583,000 → $485,000 (−16.8%) | $635,000 → $530,000 (−16.5%) |
Source: TRREB MLS data via REALM, January–October of 2024 and 2026, median sold prices.
Both cities lost about 11% at the detached median in two years, and condo apartments fell about 17% in both. So neither city was a “safer” place to own over this stretch. Past changes are not a forecast.
How fast are homes selling in Mississauga and Vaughan?
At almost the same pace. Detached homes took 31 days on average to sell in Mississauga and 30 in Vaughan in 2026, up from 22 and 21 days in 2024. Condo apartments took 42 days in both cities. Semis were a little quicker in Mississauga, at 26 days against 28.
TRREB’s October 2026 Market Watch gives a fresher read. Across all home types, homes sold for 97% of the asking price on average in both cities. Mississauga had 4.9 months of inventory and Vaughan 4.8. Months of inventory is how long it would take to sell every active listing at the recent pace; the higher it is, the more room buyers have to negotiate. In October alone, the detached median was $1,150,000 in Mississauga and $1,420,000 in Vaughan.
Which has lower property taxes, Mississauga or Vaughan?
Vaughan, by a wide margin. Its 2026 total residential rate is 0.749217%: 0.203805% for the City, 0.392412% for York Region and 0.153% for education. Mississauga’s 2026 total, set through the Region of Peel, is 1.087901%.
On a home assessed at $800,000 by MPAC, that works out to about $8,703 a year in Mississauga and about $5,994 in Vaughan, a gap of roughly $2,700. Your bill depends on the assessment, not the price you pay, so ask for the seller’s actual tax bill. My guides to Mississauga property tax and Vaughan property tax explain due dates and instalments.
What about closing costs?
Neither city charges a municipal land transfer tax; only the City of Toronto does. At the detached medians, Ontario land transfer tax is about $20,975 in Mississauga and $24,775 in Vaughan. The minimum down payment is $97,500 and $116,500. Both medians sit under the $1.5 million cap for an insured mortgage.
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Which is better for commuting, Mississauga or Vaughan?
It depends on where you work. Vaughan has the subway. Mississauga has more GO lines, the airport and its own busway.
Vaughan: a subway station since 2017
Vaughan Metropolitan Centre station opened on December 17, 2017, as the north end of TTC Line 1 Yonge–University. It also connects to Viva and Brampton’s Züm buses on the Highway 7 rapidway and to a York Region Transit bus terminal. If you live near it, you can ride the subway downtown without a car. Highways 400, 407 and 7 carry most drivers.
Mississauga: three GO lines and the Transitway
Three GO lines serve Mississauga. Lakeshore West has all-day service to Union Station from Port Credit and Clarkson. The Milton and Kitchener lines run at rush hour. The Mississauga Transitway is a 12-station busway beside Highway 403, from Winston Churchill Boulevard to Renforth, with buses continuing to Kipling subway station. Pearson airport sits in the city’s northeast corner, and Highways 401, 403, 407, 427 and the QEW all pass through. My list of Mississauga condos near GO stations helps if the train matters most.
The Hazel McCallion Line
This light rail line is being built along Hurontario Street, about 18 km from Port Credit GO to the Brampton Gateway Terminal, with 19 stops. Construction began in 2020. As of 2026, Metrolinx has not published an opening date, so do not pay extra for a home because of it yet.
Driving between the two
Many households have one job in each region. If one of you works in Peel and the other in York, Highway 407 links the two cities directly, but it is a toll road, so price the daily tolls into your budget. Highway 401 is the free option and is often slower at rush hour. Before you choose, drive the route you would use every day, in both directions, at the hours you would travel.
What is it like to live in Mississauga vs Vaughan?
Mississauga
Mississauga is a big city made of distinct areas. The south has the Lake Ontario shoreline, Port Credit and Lorne Park. Streetsville and Meadowvale feel like their own towns. The centre has the Square One towers. Trillium Health Partners runs Credit Valley Hospital and Mississauga Hospital. Schools are run by the Peel District School Board and the Dufferin-Peel Catholic District School Board, so check the school for each address.
Vaughan
Vaughan is a group of communities more than one town. People say Woodbridge, Maple, Kleinburg, Concord or Thornhill before they say Vaughan. It has Canada’s Wonderland, Vaughan Mills, the McMichael Canadian Art Collection and the Kortright Centre. Cortellucci Vaughan Hospital, run by Mackenzie Health, officially opened on June 6, 2021, with 350 beds. Schools are run by the York Region District School Board and the York Catholic District School Board.
For most of my clients, this choice comes down to budget, work location and yearly costs. Mississauga gets you into a detached house for about $190,000 less, gives you the lake and puts you next to the airport and the west-end job areas. Vaughan costs more to buy but less to hold each year, and it is the only one of the two with a subway station. If you plan to stay ten years or more, add the tax gap to your math before you decide Mississauga is the cheaper city.
Do not compare tax rates alone. A Mississauga home with a lower assessment can carry a smaller bill than a pricier Vaughan home, even at the higher rate. In both cities, check how many similar units are listed in the same condo tower before you buy. A building with dozens of resale units can take a long time to sell when you move on.
Who should pick Mississauga?
- Detached and semi buyers on a budget, with medians $190,000 and $155,000 below Vaughan.
- People who work near Pearson, in Peel or west of Toronto.
- Lakeshore West GO riders who want all-day trains to Union.
- Condo buyers who want choice, with almost twice as many condo apartment sales.
- Anyone who wants the lake, from Port Credit to Clarkson.
Who should pick Vaughan?
- Daily subway riders who want Line 1 without a transfer from a bus or GO train.
- Long-term owners who value a 2026 tax rate about a third lower.
- People who work along Highway 400, Highway 7 or in York Region.
- Families who want a newer subdivision in Maple, Woodbridge or Kleinburg.
What to do next
- Price the full monthly cost in each city: mortgage, property tax and commuting. 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.
- Do your real commute from both cities at rush hour, by car and by transit.
- Read my Vaughan housing market outlook for 2027 and compare it with the Mississauga numbers above.
- If you own in Mississauga, find out what your Mississauga house is worth before you plan a move.
- Ask for recent sales on the exact streets you like, not just the city median.
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 Mississauga better than Vaughan?
Neither is better for everyone in 2027. Mississauga was about $190,000 cheaper at the detached median from January to October 2026 ($1,225,000 vs $1,415,000) and has the lake, the airport and three GO lines. Vaughan has a subway station and a much lower 2026 tax rate. Choose by budget, commute and how long you plan to stay.
Is Vaughan more expensive than Mississauga?
Yes, for every home type in 2026. Based on TRREB MLS data via REALM for January to October 2026, Vaughan’s medians were $190,000 higher for detached homes, $155,000 higher for semis, $134,500 higher for freehold townhouses and $45,000 higher for condo apartments. Vaughan’s lower property tax rate claws back part of that gap each year.
Which has higher property taxes, Mississauga or Vaughan?
Mississauga has the higher 2026 rate. Its total residential rate is 1.087901%, against 0.749217% in Vaughan. On a home assessed at $800,000, that is about $8,703 a year in Mississauga and $5,994 in Vaughan. Your actual bill depends on the MPAC assessment of the home, so ask the seller for the latest tax bill.
Does Mississauga have a subway?
No. As of November 2026, Mississauga has no subway station. The Mississauga Transitway buses run to Renforth and continue to Kipling station on Line 2. Three GO lines serve the city, and the Hazel McCallion Line light rail on Hurontario Street is under construction with no opening date published by Metrolinx.
Does Vaughan have a subway station?
Yes. Vaughan Metropolitan Centre station opened on December 17, 2017, as the north end of TTC Line 1 Yonge–University. It connects with Viva rapid buses, Brampton’s Züm and a York Region Transit terminal. Homes and condos within walking distance of it are the only places in either city where you can take the subway downtown without another ride first.
Are homes selling fast in Mississauga and Vaughan?
No, both are slower than in 2024. Detached homes took 31 days on average to sell in Mississauga and 30 in Vaughan from January to October 2026, against 22 and 21 days in 2024. In October 2026, homes in both cities sold for about 97% of asking, with 4.9 and 4.8 months of inventory, which gives buyers room to negotiate.
Is it cheaper to buy a condo in Mississauga or Vaughan?
Mississauga is cheaper. The condo apartment median was $485,000 in Mississauga and $530,000 in Vaughan from January to October 2026, per TRREB MLS data via REALM. Mississauga also had 1,213 condo apartment sales against 664, so there is more to choose from. Both cities saw condo prices fall about 17% since 2024.
Is Mississauga or Vaughan better for families?
Both suit families; the right pick depends on budget and work. Mississauga offers cheaper detached homes, the lakeshore and two hospitals run by Trillium Health Partners. Vaughan offers newer subdivisions in Maple, Woodbridge and Kleinburg, Canada’s Wonderland and Cortellucci Vaughan Hospital. In both, check the exact school for each address with the local school board.
How much do you need to buy a detached house in Vaughan vs Mississauga?
At the 2026 medians, you need at least $116,500 down in Vaughan and $97,500 in Mississauga. That is the minimum down payment on detached medians of $1,415,000 and $1,225,000. Add Ontario land transfer tax of about $24,775 or $20,975, plus legal fees. Neither city charges a municipal land transfer tax.
Sources
- TRREB Market Watch, October 2026
- Region of Peel: Total 2026 tax rates
- City of Vaughan: By-law 103-2026 (2026 tax rates)
- Ontario: Calculating land transfer tax
- Mississauga (Wikipedia, background: census, transit, hospitals)
- Vaughan (Wikipedia, background: census, communities, hospital)
- Vaughan Metropolitan Centre station (Wikipedia, opening date)
- Hazel McCallion Line (Wikipedia, route and status)
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.