Published 2 November 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Pickering is much cheaper to buy: its detached median was $1,039,999 from January to October 2026, against $1,420,000 in Markham. Markham is cheaper to own each year, with a 2026 tax rate of 0.723% against Pickering’s 1.337%. Pickering has the lake and the Lakeshore East GO line; Markham has the Stouffville line and a tech job cluster.
This guide is for buyers deciding between Markham and Pickering in 2027, often families priced out of a Markham detached house who are looking further east, and Markham owners thinking of cashing out. You will get 2026 prices for every home type, how fast homes sold, the large tax gap explained in dollars, the GO train facts and a plain answer on who each city suits.
Markham vs Pickering: how do they compare side by side?
Markham is in York Region, northeast of Toronto. Pickering is in Durham Region, just east of Toronto, on Lake Ontario. Markham is more than three times as big by people, with 338,503 residents in the 2021 census against 99,186 in Pickering, but Pickering has more land, about 231 square kilometres against 211. Much of north Pickering is still rural.
| Measure (Jan–Oct 2026) | Markham | Pickering |
|---|---|---|
| Detached median price | $1,420,000 (−6.5%) | $1,039,999 (−8.0%) |
| Detached sales | 1,113 | 546 |
| Semi-detached median | $1,025,000 (−12.2%) | $826,499 (−3.4%) |
| Freehold townhouse median | $999,990 (−10.9%) | $789,000 (−7.2%) |
| Condo townhouse median | $750,000 (−9.1%) | $608,000 (−6.5%) |
| Condo apartment median | $558,000 (−13.2%) | $470,000 (−13.6%) |
| Condo apartment sales | 582 | 117 |
| 2026 total residential tax rate | 0.722889% | 1.337288% |
| GO train | Stouffville line, four stations | Pickering GO, Lakeshore East line |
Source: TRREB MLS data via REALM, January–October 2026 vs the same period of 2025 (changes in brackets); City of Markham and City of Pickering 2026 tax rates; 2021 census.
A median is the middle sale: half sold for more and half for less. Markham’s figure mixes Unionville, Markham Village, Cornell, Berczy Village and Milliken. Pickering’s mixes Bay Ridges and the lakeshore with Rosebank, Dunbarton, the City Centre and the new Seaton area. Use them as a starting point, not a street price.
How much cheaper is Pickering than Markham?
A lot, for every home type. From January to October 2026, Pickering’s detached median was $1,039,999, about $380,000 below Markham’s $1,420,000. Semis were about $198,500 cheaper and freehold townhouses about $211,000 cheaper. Condo townhouses were $142,000 cheaper and condo apartments $88,000 cheaper.
Put another way, the price of a Markham freehold townhouse, about $1 million, buys roughly a median detached house in Pickering.
Which held its value better since 2024?
| Home type | Markham 2024 → 2026 | Pickering 2024 → 2026 |
|---|---|---|
| Detached | $1,650,000 → $1,420,000 (−13.9%) | $1,190,000 → $1,039,999 (−12.6%) |
| Semi-detached | $1,280,000 → $1,025,000 (−19.9%) | $903,000 → $826,499 (−8.5%) |
| Freehold townhouse | $1,200,000 → $999,990 (−16.7%) | $895,000 → $789,000 (−11.8%) |
| Condo apartment | $700,000 → $558,000 (−20.3%) | $569,450 → $470,000 (−17.5%) |
Source: TRREB MLS data via REALM, January–October of 2024 and 2026, median sold prices.
Pickering held up a little better for every type, most clearly for semis and townhouses. TRREB’s October 2026 benchmark prices agree: Pickering’s composite benchmark was $857,000, down 3.08% in a year, while Markham’s was $1,037,300, down 6.89%. Past changes are not a forecast.
How fast are homes selling in Markham and Pickering?
Pickering is a bit quicker. Detached homes took 26 days on average to sell in Pickering and 29 in Markham in 2026. Semis took 19 days in Pickering against 28 in Markham, and condo apartments 33 days against 39.
In TRREB’s October 2026 Market Watch, homes in both cities sold for 98% of asking on average across all types. Pickering had 3.8 months of inventory and Markham 4.1. Months of inventory is how long it would take to sell every active listing at the recent pace; lower numbers mean sellers have a little more power. The October detached median was $940,000 in Pickering and $1,350,000 in Markham.
One caution for condo buyers: Pickering had only 117 condo apartment sales in ten months, down 28.7% from 2025. A small market can be harder to sell into later.
Why are property taxes so much higher in Pickering?
Because of the regional rate. Pickering’s 2026 total residential rate is 1.337288%: 0.403528% for the City, 0.780760% for Durham Region and 0.153% for education. Markham’s is 0.722889%: 0.177477% for the City, 0.392412% for York Region and the same 0.153% for education. Durham’s regional share alone is about twice York’s.
For every $100,000 of MPAC assessed value, the 2026 bill is about $1,337 in Pickering and $723 in Markham. On an $800,000 assessment, that is about $10,698 against $5,783. Your real bill depends on the assessment of the home, and a home that costs less may also be assessed lower, so ask each seller for the actual bill and compare those. My Markham property tax guide explains how bills are worked out.
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What does it cost to buy in each city?
Pickering wins on upfront cash. Neither city charges a municipal land transfer tax. At the detached medians, Ontario land transfer tax is about $17,275 in Pickering and $24,875 in Markham. The minimum down payment is about $79,000 in Pickering and $117,000 in Markham. Both medians sit under the $1.5 million cap for an insured mortgage.
Over time, the tax gap pushes the other way. If you plan to stay ten years or more, add the yearly tax difference to your math before you decide Pickering is the cheaper city to own.
Which is better for commuting, Markham or Pickering?
Pickering: Lakeshore East
Pickering GO is the first station past the Toronto border on the Lakeshore East line, which runs the full route to Oshawa every day of the year, through to Union Station. An enclosed pedestrian bridge over Highway 401, opened in 2012, links the station to Pickering’s downtown. The 401 runs along the south of the city and the 407 crosses its middle.
Markham: Stouffville line and the 404
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, with more at rush hour. Highway 404 runs along Markham’s west side into the Don Valley Parkway, and the 407 and Highway 7 cross the city.
If you work downtown and want to take the train, both can work. If you work in North York or along the 404, Markham is far easier. I have not given trip times because they change with each schedule; check the GO timetable for your exact trains.
Driving
From Pickering, the 401 is the main road into Toronto and it is often slow at rush hour. The 407 is faster but it is a toll road, so add the tolls to your monthly budget if you would use it every day. From Markham, the 404 and the Don Valley Parkway lead downtown, and the same toll trade-off applies on the 407.
What is it like to live in Markham vs Pickering?
Markham
Markham is a large, established suburb known for its tech employers, with more than 1,000 technology and life-sciences companies. Its main communities are Berczy Village, Cornell, Markham Village, Milliken, Thornhill and Unionville. 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.
Pickering
Pickering mixes lakeshore living, older suburbs and a growing north. Frenchman’s Bay has the Nautical Village, with a boardwalk and shops, and hosts a yearly dragon boat festival. Seaton is a new community still in its early years: only 1,549 of a planned 20,989 homes had been built as of 2022. Hamlets like Claremont, Brougham and Whitevale keep a rural feel. Schools are run by the Durham District School Board and the Durham Catholic District School Board. See the best neighbourhoods to live in Pickering for more.
For a family that needs a detached house and works downtown or in the east end, Pickering stretches the budget much further, about $380,000 at the median, and the Lakeshore East line is a real advantage. The trade-off is a tax rate almost twice Markham’s and a thinner condo market. If your job is in Markham, North York or along the 404, or you want to stay close to family in York Region, Markham is worth the extra. In my view, the right answer comes from your commute, not the price tag alone.
Do not budget a Pickering purchase from the price alone. Ask for the actual tax bill and include it in your mortgage pre-approval, because lenders count property tax when they work out what you can afford. In Seaton and other new areas, check what is still to be built near the lot before you buy.
Who should pick which?
Pick Pickering if you
- Need a detached house on a set budget, at a median about $380,000 below Markham.
- Take the GO downtown and want the Lakeshore East line, which runs every day of the year.
- Want to live near the lake, around Frenchman’s Bay and Bay Ridges.
- Work in Scarborough or Durham, or along the 401 east of Toronto.
Pick Markham if you
- Work in Markham, North York or along the 404, where the drive is short.
- Plan to stay a long time and want a tax rate about half of Pickering’s.
- Want a bigger condo market, with five times as many condo apartment sales in 2026.
- Have family and community ties in York Region.
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.
- Ride your real commute from both cities at rush hour.
- Read my Durham housing market outlook for 2027 and my Pickering vs Ajax comparison if you are open to other Durham towns.
- If you own in Markham, find out what your Markham house is worth before you plan the move.
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 Pickering cheaper than Markham?
Yes, by a wide margin. From January to October 2026, Pickering’s detached median was $1,039,999 and Markham’s was $1,420,000, a gap of about $380,000, based on TRREB MLS data via REALM. Condo apartments were $470,000 in Pickering and $558,000 in Markham. Pickering’s higher property tax rate narrows the gap over time.
Is Markham better than Pickering?
Neither is better for everyone in 2027. Markham has a much lower tax rate, a tech job cluster and a bigger condo market. Pickering has detached homes about $380,000 cheaper at the 2026 median, the lake and the Lakeshore East GO line, which runs every day of the year. Pick by where you work and how long you plan to stay.
Why are Pickering property taxes so high?
Mostly because of Durham Region’s share. Pickering’s 2026 total residential rate is 1.337288%, of which 0.780760% goes to Durham Region. Markham’s total is 0.722889%, with 0.392412% to York Region. On each $100,000 of assessed value, that is about $1,337 a year in Pickering and $723 in Markham.
Does Pickering have a GO train to Toronto?
Yes. Pickering GO is on the Lakeshore East line, the first stop past the Toronto border, and trains run the full route to Oshawa and into Union Station every day of the year. A pedestrian bridge over Highway 401, opened in 2012, links the station to Pickering’s downtown. Check the current GO timetable for trip times.
Does Markham have a GO station?
Yes, four. Unionville, Centennial, Markham and Mount Joy are on the Stouffville line. As of 2026, trains run hourly in both directions, seven days a week, between Union and Unionville or Mount Joy, with extra trains at rush hour. Langstaff GO on the Richmond Hill line sits on the Markham–Richmond Hill border.
Are homes selling fast in Pickering and Markham?
Pickering is slightly faster. Detached homes took 26 days on average to sell in Pickering and 29 in Markham from January to October 2026. In October 2026, homes in both sold for 98% of asking, with 3.8 months of inventory in Pickering and 4.1 in Markham, per TRREB Market Watch. Both are balanced to buyer-leaning.
Did Markham house prices drop more than Pickering?
Yes. Between January to October 2024 and the same period of 2026, Markham’s detached median fell 13.9% and Pickering’s fell 12.6%. The gap was wider for semis, down 19.9% in Markham and 8.5% in Pickering. TRREB’s October 2026 composite benchmark was down 6.89% year over year in Markham and 3.08% in Pickering.
How much do you need to buy a house in Pickering vs Markham?
At the 2026 detached medians, you need at least about $79,000 down in Pickering and $117,000 in Markham. Those are the minimum down payments on $1,039,999 and $1,420,000. Add Ontario land transfer tax of about $17,275 or $24,875, plus legal fees. Neither city charges a municipal land transfer tax.
Is it a good idea to buy a condo in Pickering?
It can be, but the market is small. Pickering had 117 condo apartment sales from January to October 2026, down 28.7% from 2025, with a median of $470,000. Markham had 582 sales at a $558,000 median. Fewer sales means fewer comparable prices and potentially a slower resale, so check the building’s recent sales closely.
Sources
- TRREB Market Watch, October 2026
- City of Pickering: 2026 tax rates
- City of Markham: About your tax bill (2026 rates)
- Ontario: Calculating land transfer tax
- Lakeshore East line (Wikipedia, stations and service)
- Stouffville line (Wikipedia, stations and service pattern)
- Pickering, Ontario (Wikipedia, background: census, Seaton, Frenchman’s Bay)
- 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.