Tamarack Circle Townhouses: 80 Homes from 1988 Near the Humber

Tamarack Circle is the kind of townhouse complex buyers find by accident: a private loop of 80 homes off Dixon Road near Royal York, built in 1988 and backing towards the Humber Creek valley. It trades rarely, the homes are bigger than most condo townhouses, and at nearly forty years old the questions worth asking are about the roofs and the reserve fund, not the finishes. I’m Jatin Dua, RE/MAX Quantum Realty.

A private loop, not a row on a main road

Most condominium townhouses in northwest Toronto front an arterial road or sit behind a strip plaza. Tamarack Circle is different: the homes are arranged on their own internal street, a circle, so traffic is limited to residents and visitors. That is the main reason families like it.

At 80 homes, the corporation is large enough to spread costs sensibly. A $400,000 roofing programme is $5,000 a home before reserves, not the $40,000 it would be in a ten-home complex. It is also large enough to need a professional manager, and condos.ca lists GSA Property Management.

A recent listing credited the complex to the Monarch Group, a long-established Ontario builder. I could not confirm that from an independent source, so treat it as the listing’s claim rather than a verified fact.

The same listing described a tight-knit community with friendly neighbours, which is a seller’s description, but it fits what I see in mature townhouse enclaves where many owners have stayed for years. Ask how long neighbours have owned and how often homes change hands; low turnover usually means owners are happy with how the place is run.

Bigger than a typical condo townhouse

These are two-storey homes with a basement and an attached garage, not stacked units. A recent listing described a two-bedroom plan of about 1,200 square feet above grade, with a finished basement on top of that, hardwood floors, a south-facing bay window in the living and dining room, and a walkout to a fenced, tree-lined yard with a deck.

The same listing described a second floor where each bedroom had its own ensuite and walk-in closet, which is an unusual layout and a good one for sharers or a family with a teenager. Plans differ across 80 homes and some will have been renovated, so measure and inspect the specific home.

Each home has its own garage, which the listing described as deep enough for a larger vehicle with extra storage. Confirm the driveway and visitor parking rules in the status certificate, because condos.ca does not list parking details for the complex.

What a 1988 complex needs now

MTCC-771 was registered in March 1988, so this is a mature corporation. Most of its original roofs, windows, doors, asphalt and fencing will have been replaced at least once or be close to it. The question is what has been done, what is scheduled, and whether the reserve fund can pay for the rest.

Read the reserve fund study for the roofing cycle, window and door replacement, paving of the circle, retaining walls and any underground services. Then compare the planned contributions with the current fee. A fund that relies on sharp fee increases in the next few years is a cost you are inheriting.

Condos.ca does not list what the fee includes, so confirm it from the budget. In townhouse complexes of this era, owners commonly pay their own heat, hydro and water, and the declaration decides who replaces furnaces, windows and doors. Get that answer in writing.

Finally, check the corporation’s insurance deductible. A water or roof claim below the deductible can fall on the owner of the affected home, so make sure your own policy covers that gap.

Kingsview Village and the Humber valley

Kingsview Village is in north Etobicoke, between Highway 401 and Dixon Road, with the Humber River to the east. The name dates from a 1950s subdivision and refers to the high ground. Much of the surrounding housing is detached homes from the 1950s and 1960s, some replaced by larger new builds on subdivided lots.

The practical draw is green space. The Humber Creek and Humber River valleys run close to the complex, with trails for walking and cycling, and the Weston Golf and Country Club is nearby. Royal York Plaza and Westown Shopping Centre cover daily errands.

For drivers, the 401, 427 and Pearson Airport are all a short drive, which is why the area suits people who work in the airport corridor. Schools, transit and walkability are in the panel on this page.

Pricing: value by the square foot

Condos.ca does not publish an average price per square foot for Tamarack Circle. At the time of writing there was one home for sale and none for rent, and I do not quote a single listing’s price or fee.

The value case here rests on size. With two full storeys, a finished basement and a garage, these homes compete with semi-detached houses in Kingsview Village and Humber Heights more than with condo apartments. Compare on total finished area, parking and monthly carrying cost, including your own utilities, rather than on headline price.

With 80 homes, there are usually a handful of sales a year to anchor on, which is more than most small complexes in the area offer. If you own here and are thinking of selling, ask me for the building sold report.

Building specifications

Amenities at Tamarack Circle Townhouses

There is no clubhouse, pool or gym. What the fee buys, according to a recent listing, is maintained gardens in summer and snow removal in winter, which for many owners is the whole point of choosing a condominium townhouse over a freehold house. A private yard and garage per home do the rest.

Jatin’s honest take on Tamarack Circle Townhouses

Tamarack Circle Townhouses — frequently asked questions

Looking at Downsview, Weston, York University Heights, Rexdale and northwest Toronto more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.