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 $1,420,000 in Markham, and condo apartments were $73,000 cheaper. Markham is cheaper to own, with a 2026 tax rate of 0.723% against 1.088%. Mississauga has the lake, the airport and three GO lines; Markham has the Stouffville line and a tech job cluster.
This guide is for buyers weighing Mississauga against Markham in 2027, often families who want a big suburban city with good jobs nearby but are not sure which side of Toronto to choose. You will get 2026 prices for every home type, how fast homes sold, the tax gap in dollars, the GO and highway picture, and a plain answer on who each city suits.
Mississauga vs Markham: how do they compare side by side?
Mississauga sits west of Toronto in Peel Region. Markham sits northeast of Toronto in York Region. Driving from one to the other means crossing the whole north of the city on Highway 401 or the 407. Mississauga is the bigger city, with 717,961 people in the 2021 census, against 338,503 in Markham, the largest city in York Region.
| Measure (Jan–Oct 2026) | Mississauga | Markham |
|---|---|---|
| Detached median price | $1,225,000 (−5.8%) | $1,420,000 (−6.5%) |
| Detached sales | 1,798 | 1,113 |
| Semi-detached median | $885,000 (−7.3%) | $1,025,000 (−12.2%) |
| Freehold townhouse median | $880,000 (−7.4%) | $999,990 (−10.9%) |
| Condo townhouse median | $689,300 (−8.1%) | $750,000 (−9.1%) |
| Condo apartment median | $485,000 (−9.3%) | $558,000 (−13.2%) |
| Condo apartment sales | 1,213 | 582 |
| 2026 total residential tax rate | 1.087901% | 0.722889% |
| GO lines | Lakeshore West, Milton, Kitchener | Stouffville |
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 Markham 2026 tax rates; 2021 census.
A median is the middle sale: half sold for more and half for less. These are city-wide numbers. Mississauga’s mixes the lakeshore with Meadowvale, Malton and the Square One towers. Markham’s mixes Unionville, Markham Village, Cornell, Berczy Village, Milliken and the Markham side of Thornhill. Use them as a starting point, not a street price.
Is Mississauga cheaper than Markham?
Yes, for every home type, and the gap is large for houses. From January to October 2026, the detached median was $1,225,000 in Mississauga and $1,420,000 in Markham, a gap of $195,000. Semis were $140,000 cheaper in Mississauga and freehold townhouses about $120,000 cheaper.
For condos, the gap is smaller. Condo townhouses were $60,700 cheaper in Mississauga and condo apartments $73,000 cheaper. Mississauga also had about twice as many condo apartment sales, 1,213 against 582.
Which held its value better since 2024?
Mississauga did, for every home type.
| Home type | Mississauga 2024 → 2026 | Markham 2024 → 2026 |
|---|---|---|
| Detached | $1,371,085 → $1,225,000 (−10.7%) | $1,650,000 → $1,420,000 (−13.9%) |
| Semi-detached | $999,999 → $885,000 (−11.5%) | $1,280,000 → $1,025,000 (−19.9%) |
| Freehold townhouse | $990,000 → $880,000 (−11.1%) | $1,200,000 → $999,990 (−16.7%) |
| Condo townhouse | $797,500 → $689,300 (−13.6%) | $900,000 → $750,000 (−16.7%) |
| Condo apartment | $583,000 → $485,000 (−16.8%) | $700,000 → $558,000 (−20.3%) |
Source: TRREB MLS data via REALM, January–October of 2024 and 2026, median sold prices.
In 2024 a Markham detached home cost about $279,000 more than one in Mississauga at the median. By 2026 the gap had shrunk to $195,000. If you own in Mississauga and have always wanted Markham, the step up is smaller than it was. Past changes are not a forecast.
How fast are homes selling in Mississauga and Markham?
Markham is a touch quicker. Detached homes took 29 days on average to sell in Markham and 31 in Mississauga in 2026. Condo apartments took 39 days in Markham and 42 in Mississauga. Both are slower than 2024, when detached homes sold in 19 and 22 days.
TRREB’s October 2026 Market Watch shows the same pattern. Across all home types, Markham homes sold for 98% of asking on average and Mississauga homes for 97%. Markham had 4.1 months of inventory and Mississauga 4.9. Months of inventory is how long it would take to sell every active listing at the recent pace, and a higher number gives buyers more room to negotiate. Detached sales also rose 10.6% in Markham in 2026, against 3.3% in Mississauga.
Which has lower property taxes, Mississauga or Markham?
Markham, by a wide margin. Its 2026 total residential rate is 0.722889%: 0.177477% 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 is about $8,703 a year in Mississauga and about $5,783 in Markham, a gap of roughly $2,900. Your bill depends on the assessment, not the price, so ask for the seller’s latest tax bill. My Markham property tax guide covers due dates and instalments.
Closing costs and down payment
Neither city charges a municipal land transfer tax. At the detached medians, Ontario land transfer tax is about $20,975 in Mississauga and $24,875 in Markham. The minimum down payment is $97,500 and $117,000. Both medians sit under the $1.5 million cap for an insured mortgage.
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Which is better for commuting, Mississauga or Markham?
It depends on where you work. Neither city has a subway station.
Mississauga: three GO lines and a busway
Lakeshore West has all-day GO service from Port Credit and Clarkson to Union Station. The Milton and Kitchener lines run at rush hour. The Mississauga Transitway is a 12-station busway beside Highway 403 that links to Kipling subway station. Pearson airport is in the city’s northeast, and Highways 401, 403, 407, 427 and the QEW all pass through. See my list of Mississauga condos near GO stations if the train matters most.
Markham: the Stouffville line
Markham’s GO stations are Unionville, Centennial, Markham and Mount Joy on the Stouffville line. Trains run hourly in both directions, seven days a week, between Union and either Unionville or Mount Joy, with extra trains at rush hour. Metrolinx’s GO Expansion plan names Unionville GO as the end of the line’s core section, where it aims for trains every 15 minutes or better, all day, in both directions; there is no date for that. Highway 404 runs along Markham’s western edge into the Don Valley Parkway, and the 407 and Highway 7 cross the city.
Where the jobs are
Markham is known as a high-tech hub, with more than 1,000 technology and life-sciences companies. Mississauga is home to Pearson and many head offices along the 401 and 403. If your job is in one of these clusters, living in the same city usually beats any GO line.
If you work on opposite sides of the city
Some couples have one job in Peel and one in York Region. The 407 is the fastest link across the top of Toronto, but it is a toll road, and the daily tolls add up over a year. The 401 is free but often slow at rush hour. Price both routes before you split the difference and buy somewhere in the middle.
What is it like to live in Mississauga vs Markham?
Mississauga
Mississauga runs from the Lake Ontario shoreline at Port Credit and Lorne Park up to Malton by the airport. Streetsville and Meadowvale have a small-town feel, and the centre has Square One and its 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.
Markham
Markham’s main communities are Berczy Village, Cornell, Markham Village, Milliken, Thornhill and Unionville, with newer areas like Cathedraltown and Cachet. It is one of the most diverse cities in the country: in 2021, 58% of residents were immigrants. Markham Stouffville Hospital is at Highway 7 and 9th Line. Schools are run by the York Region District School Board and the York Catholic District School Board. For area-by-area detail, see the best neighbourhoods to live in Markham.
I see this choice made mostly on work and family ties, and then on budget. Mississauga gets you a detached house for about $195,000 less and gives you the lake and the airport. Markham costs more to buy but about $2,900 less a year in property tax on the same assessment, and its prices have come down further since 2024 than Mississauga’s. If you plan to stay a long time, run both numbers over ten years before you decide.
A tax rate only tells half the story. Two homes at the same price can carry very different assessments, so always ask for the actual bill. In Markham, a listing that says “near the GO” usually means a station with hourly trains outside rush hour, which is not the same as a subway. Check the timetable from that exact station at the hours you travel before you pay extra for the location.
Who should pick Mississauga?
- Buyers who want a detached house for less, at a median about $195,000 below Markham.
- People who work near Pearson, in Peel or west of Toronto.
- Lakeshore West riders who want all-day trains to Union.
- Condo buyers who want choice, with about twice as many condo apartment sales.
Who should pick Markham?
- Long-term owners who want one of the lowest tax rates in the GTA.
- People who work in tech along Highway 404 and Highway 7.
- Families with ties to York Region or to Scarborough and North York next door.
- Buyers who want a faster-moving market, with 4.1 months of inventory in October 2026.
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 GO.
- Read my Mississauga housing market outlook for 2027 for more on where prices may go.
- If you own in Markham, find out what your Markham house is worth before you plan a move.
- Confirm the school for each address with the local board before you make an offer.
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 Markham?
Neither is better for everyone in 2027. Mississauga was about $195,000 cheaper at the detached median from January to October 2026 ($1,225,000 vs $1,420,000) and has the lake, the airport and three GO lines. Markham has a much lower property tax rate and a tech job cluster. Pick the city closest to your work and family.
Is Markham more expensive than Mississauga?
Yes, for every home type in 2026. Based on TRREB MLS data via REALM for January to October 2026, Markham’s medians were $195,000 higher for detached homes, $140,000 higher for semis, about $120,000 higher for freehold townhouses and $73,000 higher for condo apartments. Markham’s lower tax rate offsets part of the gap each year.
Which has higher property taxes, Mississauga or Markham?
Mississauga has the higher 2026 rate. Its total residential rate is 1.087901%, against 0.722889% in Markham. On a home assessed at $800,000, that is about $8,703 a year in Mississauga and $5,783 in Markham, a gap of roughly $2,900. Your real bill depends on the MPAC assessment, so ask the seller for the latest bill.
Does Markham have GO train service all day?
Yes, as of 2026 the Stouffville line runs hourly in both directions, seven days a week, between Union and either Unionville or Mount Joy, with more trains at rush hour. Markham’s stations are Unionville, Centennial, Markham and Mount Joy. Metrolinx plans trains every 15 minutes to Unionville under GO Expansion, but has not set a date.
Did Markham house prices drop more than Mississauga?
Yes. From January to October 2024 to the same period of 2026, Markham’s detached median fell 13.9%, from $1,650,000 to $1,420,000, while Mississauga’s fell 10.7%, from $1,371,085 to $1,225,000. Markham condo apartments fell 20.3% and Mississauga’s 16.8%, based on TRREB MLS data via REALM. Past changes are not a forecast.
Are homes selling fast in Markham and Mississauga?
Markham is slightly faster. Detached homes took 29 days on average to sell in Markham and 31 in Mississauga from January to October 2026. In October 2026, Markham homes sold for 98% of asking with 4.1 months of inventory, and Mississauga homes for 97% with 4.9 months, per TRREB Market Watch. Both markets give buyers room to negotiate.
Is it cheaper to buy a condo in Mississauga or Markham?
Mississauga is cheaper. The condo apartment median was $485,000 in Mississauga and $558,000 in Markham from January to October 2026, per TRREB MLS data via REALM. Mississauga also had 1,213 condo apartment sales against 582. Condo townhouses were $689,300 in Mississauga and $750,000 in Markham.
How much do you need to buy a house in Markham vs Mississauga?
At the 2026 detached medians, you need at least $117,000 down in Markham and $97,500 in Mississauga. Those are the minimum down payments on $1,420,000 and $1,225,000. Add Ontario land transfer tax of about $24,875 or $20,975, plus legal fees. Neither city charges a municipal land transfer tax; only Toronto does.
Is Markham or Mississauga better for commuting to downtown Toronto?
Mississauga has more options. Lakeshore West GO runs all day from Port Credit and Clarkson, and the Transitway links to Kipling subway station. Markham has the Stouffville GO line, with hourly two-way trains, and Highway 404 into the Don Valley Parkway. Test the trip from the exact street at your real hours before you choose.
Sources
- TRREB Market Watch, October 2026
- Region of Peel: Total 2026 tax rates
- City of Markham: About your tax bill (2026 rates)
- Ontario: Calculating land transfer tax
- Metrolinx: GO Expansion
- Stouffville line (Wikipedia, stations and service pattern)
- Mississauga (Wikipedia, background: census, transit, hospitals)
- Markham, Ontario (Wikipedia, background: census, communities, hospital)
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.