Published 16 September 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
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In most of the GTA in 2026 you should not assume you need to go over asking. In August 2026, homes across TRREB sold at an average of 97% of asking, City of Toronto condos at 96% and detached homes at 97%. Some pockets ran hotter: W06 detached homes and Markham townhouses averaged 100%. Base your offer on recent comparable sales, not the list price.
Sale-to-list ratios, August 2026
| Area and type | Average sale-to-list |
|---|---|
| All TRREB, all types | 97% |
| All TRREB, detached | 97% |
| All TRREB, condo apartment | 96% |
| City of Toronto, detached | 97% |
| City of Toronto, condo apartment | 96% |
| W06 Etobicoke lakeshore, detached | 100% |
| Markham, freehold townhouse | 100% |
| Markham, detached | 98% |
| Vaughan, detached | 96% |
| Oakville, detached | 95% |
Source: TRREB Market Watch, August 2026. Averages hide wide variation between individual homes.
Why the list price is not the market price
Some homes are listed low to attract an offer date; others are listed high to test the market. A 97% average means many homes sell below asking, but underpriced homes with an offer date can still sell well above. Your number should come from what similar homes sold for recently, adjusted for size, condition, lot or floor and parking.
How to set your offer
- Get three to five sold comparables from the last 90 days.
- Check how long the listing has been on the market and whether the price has changed.
- Ask whether there is an offer date and how many offers are expected.
- Decide your walk-away price before you see the competition.
- Balance price with conditions, deposit and closing date.
Know your real ceiling first
The calculator shows the maximum price you can realistically carry after the stress test and closing costs.
Free tool — what can you actually afford here?
When going over asking makes sense
- The home is underpriced relative to sold comparables and has an offer date.
- It is scarce: the right street, layout or lot rarely comes up.
- You have seen several similar homes sell above asking recently.
See bully offers and competing offers.
Where I fit
I am Jatin Dua, Broker of Record at RE/MAX Quantum Realty. Before every offer I pull sold comparables so buyers across Toronto and the GTA know what the home is worth, not just what it is listed at.
The takeaway
Across the GTA in August 2026 homes sold at about 97% of asking on average, condos at 96%. Only a few pockets averaged 100%. Set your offer from recent sold comparables and your own ceiling, not from the list price or a rule of thumb.
Talk it through with me
What should you offer on a specific home?
Send me the listing. I will send sold comparables and a suggested range before you decide.
I will come back to you personally, usually the same day. If it is urgent, call or text 833-330-1925.
Frequently asked questions
How much over asking should I offer in Toronto?
Often none. In August 2026 GTA homes sold at 97% of asking on average and City of Toronto condos at 96%. Base your offer on recent sold comparables.
Are Toronto homes selling below asking in 2026?
On average, yes. City of Toronto detached homes sold at 97% and condo apartments at 96% of asking in August 2026.
Where are homes selling at or above asking?
In August 2026, W06 Etobicoke lakeshore detached homes and Markham townhouses averaged 100% of asking.
Should I offer below asking on a condo?
It can be reasonable when similar units have sold below asking and there is plenty of competition. Check days on market and sold comparables.
What if I pay more than the appraisal?
Your lender lends against the appraised value, so you may need to cover the shortfall in cash.
What is a good sale-to-list ratio?
It depends on the area and home type. Compare with recent local sales rather than a GTA average.
Sources
- TRREB Market Watch, August 2026 — district tables W06, W07 and W08 for all home types, detached and condo apartment, plus the MLS® HPI benchmark page. Accessed 16 September 2026.
- Real Estate Council of Ontario (RECO) — public register of registrants, registration categories and disciplinary decisions. Accessed 16 September 2026.
Related reading
- Bully offers and competing offers
- Hold offers or accept anytime?
- What a pre-approval guarantees
- Offer strategy for condos
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, Etobicoke. I work with buyers and sellers across Toronto and the GTA, with deep local knowledge of the west end. Four-plus years of active GTA transactions and over $100 million in sales volume. Every market figure here comes from TRREB’s published tables and every rule from RECO or Ontario legislation, so you can check all of it without asking me.
Reach me at connect@jatindua.com or 833-330-1925, or book a call.