Published 2 November 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Aurora is usually cheaper for houses: its detached median was $1,370,000 from January to October 2026, against $1,415,000 in Vaughan. Vaughan has the lower 2026 tax rate (0.749217% vs 0.873953%), the Line 1 subway and more homes to choose from. Pick Aurora for a town feel and value; pick Vaughan for the commute.
This guide is for buyers deciding between Aurora and Vaughan in 2027, whether you are moving north from Toronto or already live in York Region. You will get 2026 prices for every home type, how each held its value since 2024, the tax gap in dollars, the subway and GO train facts I checked, and a clear answer on who each place suits.
Aurora vs Vaughan: how do they compare side by side?
These two York Region neighbours are very different in size. Vaughan is a city of 323,103 people (2021 census) with four historic communities: Woodbridge, Maple, Kleinburg and Thornhill. Aurora is a town of 62,057 on about 50 square kilometres along Yonge Street, north of Richmond Hill. So Vaughan sells far more homes, and you get much more choice there.
| Measure | Aurora | Vaughan |
|---|---|---|
| Detached median, Jan–Oct 2026 | $1,370,000 (−2.0%) | $1,415,000 (−5.0%) |
| Detached sales, Jan–Oct 2026 | 325 | 1,193 |
| Detached average days on market | 32 | 30 |
| All home types sold, Jan–Oct 2026 | 542 | 2,468 |
| Months of inventory, October 2026 | 5.0 | 4.8 |
| Sale price vs list price, October 2026 | 98% | 97% |
| 2026 total residential tax rate | 0.873953% | 0.749217% |
| Rapid transit | Aurora GO (Barrie line) | Line 1 subway; Rutherford and Maple GO (Barrie line) |
Source: TRREB MLS data via REALM, January–October 2026 vs 2025; TRREB Market Watch, October 2026; Town of Aurora and City of Vaughan 2026 tax rates; 2021 census.
The markets moved at about the same pace in late 2026. Both had roughly five months of inventory in October, which means it would take about five months to sell every active listing at the recent pace. Buyers in both places had room to negotiate.
Is Aurora cheaper than Vaughan in 2026?
For most home types, yes. A detached house in Aurora had a median of $1,370,000 from January to October 2026, about $45,000 below Vaughan’s $1,415,000. The gap was bigger lower down the ladder: about $117,500 on a semi and $114,500 on a freehold townhouse.
| Jan–Oct 2026 | Aurora median | Aurora sales | Vaughan median | Vaughan sales |
|---|---|---|---|---|
| Detached | $1,370,000 (−2.0%) | 325 | $1,415,000 (−5.0%) | 1,193 |
| Semi-detached | $922,500 (−7.3%) | 28 | $1,040,000 (−9.2%) | 148 |
| Freehold townhouse | $900,000 (−8.2%) | 87 | $1,014,500 (−9.3%) | 358 |
| Condo townhouse | $675,000 (−15.6%) | 51 | $768,000 (−6.1%) | 87 |
| Condo apartment | $583,500 (−14.8%) | 48 | $530,000 (−10.9%) | 664 |
Source: TRREB MLS data via REALM, January–October 2026 vs the same period of 2025 (change in brackets). Median sold prices.
Condo apartments are the one type where Vaughan was cheaper: $530,000 against $583,500 in Aurora. Vaughan sold 664 condo apartments, while Aurora sold only 48. With so few sales, one or two units can swing Aurora’s condo number a lot, so treat it as a rough guide.
Aurora’s small sample cuts both ways. Only 28 semis sold there in ten months, so the semi median is less reliable than Vaughan’s, which rests on 148 sales.
Which held its value better since 2024?
Neither escaped the slowdown. Over two years, detached prices fell by about the same share in both. In 2026 alone, Aurora’s detached median slipped only 2.0%, while Vaughan’s fell 5.0%.
| Home type | Aurora 2024 → 2026 | Vaughan 2024 → 2026 |
|---|---|---|
| Detached | $1,560,500 → $1,370,000 (−12.2%) | $1,590,000 → $1,415,000 (−11.0%) |
| Semi-detached | $1,100,000 → $922,500 (−16.1%) | $1,175,000 → $1,040,000 (−11.5%) |
| Freehold townhouse | $1,078,888 → $900,000 (−16.6%) | $1,165,000 → $1,014,500 (−12.9%) |
| Condo apartment | $652,500 → $583,500 (−10.6%) | $635,000 → $530,000 (−16.5%) |
Source: TRREB MLS data via REALM, January–October of 2024 and 2026, median sold prices.
Aurora’s semis and freehold townhouses fell harder over two years. Vaughan’s condo apartments fell the most in percentage terms, 16.5%, which fits a pattern I see across GTA condo markets with a lot of supply. Past moves do not predict 2027 prices. The Bank of Canada raised its policy rate to 2.50% on 28 October 2026 and says it will decide one meeting at a time, with the next decision on 9 December 2026.
How much do you need to buy a detached home in Aurora vs Vaughan?
Both detached medians sit under $1.5 million, so an insured mortgage is possible in either place. Canada’s minimum down payment is 5% of the first $500,000 and 10% of the part from $500,000 to $1.5 million.
- Aurora at $1,370,000: at least $112,000 down, plus about $23,875 in Ontario land transfer tax.
- Vaughan at $1,415,000: at least $116,500 down, plus about $24,775 in Ontario land transfer tax.
Neither town charges a municipal land transfer tax, unlike the City of Toronto. First-time buyers can claim up to $4,000 back from Ontario. Remember the CMHC insurance premium is added to the loan when you put less than 20% down, so ask your lender for the full number.
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Are property taxes higher in Aurora or Vaughan?
Aurora’s rate is higher. Both pay the same York Region rate (0.392412%) and the same provincial education rate (0.153%). The gap is the local share: 0.328541% for the Town of Aurora and 0.203805% for the City of Vaughan, which Vaughan set in By-law 103-2026 on 26 May 2026.
On a home assessed at $800,000 by the Municipal Property Assessment Corporation (MPAC), the 2026 bill would be about $6,992 in Aurora and $5,994 in Vaughan, a gap of roughly $998 a year. Your real bill depends on your home’s assessed value, so always ask for the seller’s latest tax bill. My Vaughan property tax guide explains how bills and due dates work there.
Which is better for commuting to Toronto, Aurora or Vaughan?
Vaughan, for most people. It is the only one of the two with a subway.
Vaughan
Vaughan Metropolitan Centre station is the northwestern end of Line 1 Yonge–University, so you can ride the subway straight into downtown Toronto. It is also a hub for York Region Transit, Viva and Züm buses. Vaughan also has Rutherford and Maple GO stations on the Barrie line, and Highway 400 runs through the city. Homes in north Vaughan or Kleinburg can still be a long drive from the subway, so test the exact street.
Aurora
Aurora GO is on the Barrie line, which runs to Union Station. The line already has hourly two-way trains between Union and Aurora outside rush hour. Metrolinx is working toward more frequent two-way, all-day service on the Barrie line, including a second track and upgrades at Aurora, but it has not set a date for the full service. For drivers, Aurora has grown east to Highway 404. I have not quoted trip times, because they change with each schedule; check the GO and TTC planners at your real commute time.
What is it like to live in Aurora vs Vaughan?
Aurora feels like a small town that grew up around Yonge Street. Part of it sits on the Oak Ridges Moraine and it is surrounded by the Greenbelt, so there is green space close by. There is no hospital inside Aurora; the nearest is Southlake Regional Health Centre in Newmarket. My list of the best neighbourhoods in Aurora covers the streets in more detail.
Vaughan is a big, busy suburban city. It has Canada’s Wonderland, Vaughan Mills and the Vaughan Metropolitan Centre area around the subway. Cortellucci Vaughan Hospital opened on Major Mackenzie Drive in 2021, and Vaughan had been the largest city in Canada without a hospital until then. If you want a village feel inside Vaughan, Kleinburg and parts of Maple are worth a look.
Both are served by the York Region District School Board and the York Catholic District School Board. Check the assigned school for each address with the board before you make an offer.
Aurora’s market is small. In ten months it sold just 28 semis and 48 condo apartments, so a median built on so few sales can be off by tens of thousands of dollars. Do not price an offer from a town-wide median. Ask for recent sales on the same street and in the same type of home, in writing.
If you commute downtown every day or want the widest choice of homes, Vaughan is the practical pick, and its lower tax rate helps. If you want a smaller town, a slightly lower price for a house and you mainly drive or take the GO at rush hour, Aurora gives you good value and held its detached prices better in 2026. In my view, nobody should buy in either place betting on a quick price rebound in 2027. Buy a home you would happily keep for five years or more.
Who should pick Aurora?
- Detached buyers with a budget near $1.4 million who want a town feel.
- Townhouse buyers, with a freehold townhouse median of $900,000.
- Highway 404 drivers heading to Markham, Richmond Hill or the Don Valley Parkway.
- People who want the Oak Ridges Moraine and Greenbelt close by.
Who should pick Vaughan?
- Daily commuters to Toronto who want the Line 1 subway.
- Condo buyers, with 664 condo apartment sales and a $530,000 median.
- Buyers who want the lower tax rate and a hospital in the city.
- Highway 400 drivers heading to Pearson or the west side of the GTA.
What to do next
- Get a written mortgage pre-approval at today’s rates. Prime is 4.70% after the October 2026 hike.
- Pick two or three home types from the tables that fit your budget in both places.
- Test your commute at rush hour: the subway from Vaughan Metropolitan Centre, and the Barrie GO line from Aurora or Maple.
- Check school boundaries for each address with the York Region boards.
- If you own in Vaughan now, see what your Vaughan house is worth. 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 Aurora cheaper than Vaughan?
Yes, for most homes. From January to October 2026, Aurora’s detached median was $1,370,000 against $1,415,000 in Vaughan, based on TRREB MLS data. Aurora semis and freehold townhouses were also over $100,000 cheaper. Condo apartments were the exception: Vaughan’s median was $530,000, below Aurora’s $583,500, though Aurora sold only 48 condos.
Which has lower property taxes, Aurora or Vaughan?
Vaughan has the lower rate. Its 2026 total residential tax rate is 0.749217%, compared with 0.873953% in Aurora. Both pay the same York Region and education rates, so the gap comes from the local share. On an $800,000 assessment, that is about $998 a year less in Vaughan. Your real bill depends on your MPAC assessment.
Is there a subway to Aurora?
No. Aurora has no subway station as of November 2026. Aurora residents use Aurora GO on the Barrie line, which runs to Union Station, plus York Region Transit and Viva buses on Yonge Street. Vaughan is the York Region city with a subway today, at Vaughan Metropolitan Centre on Line 1.
Is Vaughan a good place to live in 2027?
For many families, yes. Vaughan has the Line 1 subway at Vaughan Metropolitan Centre, two GO stations on the Barrie line, Cortellucci Vaughan Hospital and a wide choice of homes, with 1,193 detached sales from January to October 2026. The trade-offs are higher house prices than Aurora and traffic on Highway 400 and Highway 7. Check the commute from your exact street.
How fast are homes selling in Aurora and Vaughan?
Fairly slowly by GTA standards. From January to October 2026, detached homes took 32 days on average to sell in Aurora and 30 days in Vaughan, per TRREB MLS data. In October 2026, Aurora had 5.0 months of inventory and Vaughan 4.8, and homes sold for about 97% to 98% of the asking price.
How much down payment do I need for a house in Vaughan in 2027?
At Vaughan’s 2026 detached median of $1,415,000, the minimum is about $116,500: 5% of the first $500,000 and 10% of the rest up to $1.5 million. You would also pay about $24,775 in Ontario land transfer tax and closing costs. Homes priced at $1.5 million or more need 20% down.
Does Aurora have a hospital?
No. There is no hospital inside Aurora’s boundaries as of November 2026. The nearest is Southlake Regional Health Centre in Newmarket, just to the north. Vaughan has Cortellucci Vaughan Hospital on Major Mackenzie Drive, which opened in 2021. If quick hospital access matters to your family, check the drive time from the exact street you are looking at.
Is Aurora or Vaughan better for families?
It depends on the commute and budget. Aurora suits families who want a smaller town, the Oak Ridges Moraine nearby and a lower detached price. Vaughan suits families who need the subway, a hospital in the city and more homes to choose from. Both use the York Region District School Board and the York Catholic District School Board, so check each address’s assigned school.
Do I pay municipal land transfer tax in Aurora or Vaughan?
No. Only the City of Toronto charges a municipal land transfer tax in the GTA. In Aurora and Vaughan you pay only the Ontario land transfer tax, which is about $16,475 on a $1,000,000 home. First-time buyers can get up to $4,000 of that refunded, as of November 2026.
Sources
- TRREB Market Watch, October 2026
- Town of Aurora: 2026 property tax rates
- City of Vaughan: By-law 103-2026 (2026 tax rates)
- Ontario: Calculating land transfer tax
- Metrolinx: Barrie Line GO Expansion
- Barrie line (Wikipedia: stations and service history)
- Vaughan (Wikipedia: 2021 census, subway, hospital)
- Aurora, Ontario (Wikipedia: 2021 census, Highway 404, 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.