Published 2 November 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Mississauga is usually cheaper to buy. From January to October 2026 its average detached sale was about $1.36 million, against about $1.47 million across Etobicoke’s districts, and condo apartments averaged $521,000 vs $602,000. Etobicoke has the subway and a lower yearly tax rate (0.767% vs 1.088%), but buyers pay a second land transfer tax.
This guide is for buyers deciding between Mississauga and Etobicoke in 2027, and for owners in one thinking about moving to the other. You will get 2026 prices for each home type, how fast homes sold, the transit and highway facts, the tax trade-off in plain numbers, and a clear answer on who each side of the border suits.
How do you compare Mississauga and Etobicoke fairly?
Mississauga is its own city in Peel Region. Etobicoke is the western part of the City of Toronto. The Toronto Regional Real Estate Board (TRREB) reports Mississauga as one area, but it splits Toronto into numbered districts. So for Etobicoke I added up five districts:
- W06: Alderwood, Long Branch, Mimico and New Toronto.
- W07: Stonegate-Queensway.
- W08: Kingsway South, Islington-City Centre West, Edenbridge-Humber Valley, Princess-Rosethorn, Markland Wood, Eringate-Centennial-West Deane and Etobicoke West Mall.
- W09: Humber Heights, Kingsview Village-The Westway and Willowridge-Martingrove-Richview.
- W10: Rexdale-Kipling, Elms-Old Rexdale, Thistletown-Beaumonde Heights, Mount Olive-Silverstone-Jamestown and West Humber-Clairville.
You cannot add medians together. A median is the middle sale, and five district medians do not make one Etobicoke median. So the fairest comparison is the average sold price, weighted by how many homes sold in each district. I show Mississauga’s average too, so you compare like with like, and I list its median for reference.
Is Mississauga cheaper than Etobicoke in 2026?
Yes, for almost every home type. Here are the January to October 2026 numbers side by side.
| Jan–Oct 2026 | Mississauga average | Mississauga median | Etobicoke average (W06–W10) |
|---|---|---|---|
| Detached | $1,361,313 (−6.5%) | $1,225,000 | $1,468,488 (−6.1%) |
| Semi-detached | $904,757 (−7.1%) | $885,000 | $938,402 (−7.4%) |
| Freehold townhouse | $905,328 (−6.3%) | $880,000 | $1,126,108 (+1.0%) |
| Condo townhouse | $708,646 (−6.3%) | $689,300 | $773,442 (−4.3%) |
| Condo apartment | $521,158 (−7.8%) | $485,000 | $602,119 (−7.1%) |
Source: TRREB MLS data via REALM, January–October 2026 vs the same period of 2025 (change in average in brackets). Etobicoke averages are weighted by each district’s sales.
The gap is about $107,000 on detached homes and about $81,000 on condo apartments. Freehold townhouses show the biggest gap, but Etobicoke had only 93 of them sell, so a few high sales can pull that number up.
District by district inside Etobicoke
Etobicoke is not one market. The detached median ran from $870,000 in W10 (Rexdale area) to $1,548,000 in W07 (Stonegate-Queensway). W08 was close behind at $1,540,000. W06 on the lakeshore was $1,179,000 and W09 was $1,135,000. For condo apartments, the medians ran from $401,000 in W10 to $607,500 in W06.
That means a detached home in north Etobicoke can cost less than the Mississauga median of $1,225,000, while one near the Kingsway or the Queensway usually costs more. The better question is often which pocket, not which city.
Which sells faster, Mississauga or Etobicoke?
Etobicoke, by a little. “Days on market” is the average time from listing to a firm sale.
| Jan–Oct 2026 | Mississauga | Etobicoke (W06–W10) |
|---|---|---|
| Detached sales | 1,798 (+3.3%) | 1,182 (+0.7%) |
| Detached days on market | 31 | 25 |
| Condo apartment sales | 1,213 (−4.9%) | 1,119 (−8.4%) |
| Condo apartment days on market | 42 | 39 |
| Semi-detached sales | 662 | 76 |
| 2026 residential tax rate | 1.087901% | 0.767311% |
| Land transfer tax | Ontario only | Ontario plus Toronto |
Source: TRREB MLS data via REALM, January–October 2026 vs 2025; Region of Peel total 2026 tax rates; City of Toronto 2026 tax rates.
Mississauga has more choice. It sold about 600 more detached homes and almost nine times as many semis. If you want a semi, Mississauga is the easier hunt. Two years ago things moved faster in both: Mississauga detached homes averaged 22 days in 2024, and the median has dropped about 10.7% since then, from $1,371,085 to $1,225,000.
Which has lower property tax and closing costs?
This is the real trade-off, and it pulls in two directions.
- Yearly tax is lower in Etobicoke. Toronto’s 2026 residential rate is 0.767311%. Mississauga’s total, including Peel Region and education, is 1.087901%. On a home assessed at $800,000 by MPAC (Ontario’s property assessment agency), that is about $6,138 a year in Etobicoke and $8,703 in Mississauga.
- Closing costs are lower in Mississauga. Etobicoke buyers pay the Ontario land transfer tax and Toronto’s municipal land transfer tax. On a $1,000,000 home each one is $16,475, so $32,950 in total before rebates. In Mississauga you pay only the Ontario tax, $16,475.
So Etobicoke costs more on closing day, and Mississauga costs more every year after. With the $800,000 assessment above, the yearly gap is about $2,565, so it takes roughly six and a half years for Etobicoke’s lower tax to win back the extra land transfer tax. Your own numbers depend on the home’s assessment. I go through the full math in the Etobicoke or Mississauga cost difference across Highway 427, and the closing-day side in Etobicoke vs Mississauga closing costs.
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This model doesn’t know that your neighbour’s identical semi went $80,000 over asking last month, or which two upgrades actually pay back in your area. That conversation is free and takes twenty minutes.
Which is better for commuting, Mississauga or Etobicoke?
Etobicoke is closer to downtown and has the subway. Line 2 Bloor-Danforth ends at Kipling station in Etobicoke. Etobicoke also has GO stations on three lines: Mimico and Long Branch on Lakeshore West, Kipling on the Milton line, and Etobicoke North on the Kitchener line.
Mississauga is served by three GO lines too. Lakeshore West, with stations such as Port Credit, is the only one with all-day service. The Milton line stops at Dixie, Cooksville, Erindale, Streetsville, Meadowvale and Lisgar, and runs only in the peak direction at rush hour. Malton is on the Kitchener line. The Mississauga Transitway, a bus-only road beside Highway 403, runs from Winston Churchill Boulevard to Renforth and links with Kipling subway station.
What about the Hazel McCallion Line?
This 18 km light rail line will run on Hurontario Street from Port Credit GO to the Brampton Gateway Terminal at Steeles, with 19 stops. It is still under construction and Metrolinx has not published an opening date. I would not pay extra for a home because of it until a date is confirmed.
Driving and the airport
Toronto Pearson International Airport is in Mississauga’s northeast corner, in Malton. Etobicoke sits right across Highway 427 from it, so both are handy for airport workers. Etobicoke drivers also have the Gardiner Expressway, the QEW, Highway 401 and Highway 409. Mississauga has the 403, 401, 410, QEW and the 407 toll road. For trip ideas, see my Etobicoke commute guide.
What is it like to live in Mississauga vs Etobicoke?
Mississauga
Mississauga had 717,961 people in the 2021 census, a small drop from 2016. It has a big downtown of condo towers around Square One, older lakeside areas such as Port Credit and Lorne Park, and large family suburbs further north. Public schools are run by the Peel District School Board and the Dufferin-Peel Catholic District School Board. For a deeper look at prices, read my Mississauga housing market 2027 outlook.
Etobicoke
Etobicoke runs from the Lake Ontario shore up to the city’s northwest corner. The south has lakeside villages and the Humber Bay condo towers. The middle has older detached streets around the Kingsway and Islington. The north is the most affordable part. Schools are run by the Toronto District School Board and the Toronto Catholic District School Board. Being in Toronto also means Toronto city services and rules, including the Vacant Home Tax declaration each year. My guide to living in Etobicoke covers each area.
Are prices still falling in Mississauga and Etobicoke?
Mostly, yes, but slowly. Mississauga’s averages fell between 6% and 8% for every home type from 2025 to 2026. Etobicoke’s fell between 4% and 7%, except freehold townhouses. Two Etobicoke districts saw detached medians rise: W06 up 1.6% and W07 up 6.8%.
Rates moved up late in 2026. The Bank of Canada raised its policy rate to 2.50% on 28 October 2026, its first hike in more than three years, and big-bank prime rose to 4.70%. The Bank said it will decide one meeting at a time, and the next decision is 9 December 2026. Nobody can promise where prices go in 2027, and I do not make forecasts.
I work on both sides of Highway 427, and most of my clients decide on two things: the commute and how long they will stay. If you work downtown and plan to hold for many years, Etobicoke’s subway and lower yearly tax usually win, even after the second land transfer tax. If you want more space for the money, a semi, or a shorter hold, Mississauga often makes more sense. In my view, compare the full five-year cost, not just the price.
District averages hide big swings. W10 and W07 are about $680,000 apart at the detached median, and both are Etobicoke. Some types also had very few sales, such as two semis in W07. Price any home off recent sales on nearby streets, not off a city-wide number.
Who should pick Mississauga?
- Buyers who want more home for the money, since the detached average was about $107,000 lower.
- Semi and condo townhouse buyers, who get far more listings to choose from.
- Buyers watching closing costs, because there is no Toronto land transfer tax.
- People who work in Mississauga, at Pearson or further west along the 403 or 401.
- Lakeshore West commuters who want all-day GO service.
Who should pick Etobicoke?
- Subway riders. Line 2 ends at Kipling, and the GO network has stations on three lines.
- Long-term owners who want Toronto’s lower yearly tax rate.
- Sellers and buyers who like a faster market, with detached homes selling in 25 days on average.
- Budget detached buyers who look at W09 or W10, where medians sat well below Mississauga’s.
- People who want to be in Toronto for work, family or city services.
What to do next
- Pick two or three target areas, such as W08 and Port Credit, and compare their recent sales, not the city averages.
- Work out the five-year cost: land transfer tax, yearly property tax at the real assessment, and your mortgage.
- Test your commute at rush hour from each address, by car and by transit.
- Check school boundaries with the Peel or Toronto boards before you make an offer.
- If you own now, get a current value with the estimator above, or read what your Mississauga house is worth, so you know your budget before you shop.
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 Etobicoke?
Neither is better for everyone in 2027. Mississauga was cheaper from January to October 2026, with a detached average of about $1.36 million against about $1.47 million across Etobicoke’s districts, per TRREB MLS data via REALM. Etobicoke has the subway, a lower yearly tax rate and faster sales. Choose on commute, budget and how long you plan to stay.
Is it cheaper to live in Mississauga or Etobicoke?
Mississauga is cheaper to buy into, but Etobicoke is cheaper each year in property tax. Condo apartments averaged $521,158 in Mississauga and $602,119 in Etobicoke in January to October 2026. Toronto’s 2026 tax rate is 0.767311%, while Mississauga’s is 1.087901%, so a home assessed at $800,000 pays about $2,565 less a year in Etobicoke.
Do you pay double land transfer tax in Etobicoke?
Yes. Etobicoke is part of the City of Toronto, so buyers pay both the Ontario land transfer tax and Toronto’s municipal land transfer tax. On a $1,000,000 home in 2026, each one is $16,475, or $32,950 in total before first-time buyer rebates. Mississauga buyers pay only the Ontario tax.
Which TRREB districts make up Etobicoke?
For this 2027 comparison, Etobicoke is TRREB districts W06, W07, W08, W09 and W10. W06 covers Alderwood, Long Branch, Mimico and New Toronto, W07 is Stonegate-Queensway, W08 includes the Kingsway and Islington-City Centre West, W09 includes Humber Heights and Richview, and W10 covers Rexdale, Thistletown and West Humber-Clairville.
How fast are homes selling in Mississauga in 2026?
Detached homes in Mississauga averaged 31 days on market from January to October 2026, per TRREB MLS data via REALM, up from 28 days in 2025 and 22 in 2024. Condo apartments averaged 42 days. In Etobicoke’s districts, detached homes averaged about 25 days and condo apartments about 39.
Is the subway in Mississauga?
No. The TTC subway does not run into Mississauga. Line 2 Bloor-Danforth ends at Kipling station in Etobicoke. Mississauga riders can reach Kipling on the Mississauga Transitway, a bus-only road beside Highway 403, or take GO trains on the Lakeshore West, Milton or Kitchener lines into Union Station.
When will the Hazel McCallion LRT open in Mississauga?
There is no confirmed opening date as of November 2026. The Hazel McCallion Line is an 18 km light rail line with 19 stops on Hurontario Street, from Port Credit GO in Mississauga to the Brampton Gateway Terminal at Steeles Avenue. It is still under construction, and Metrolinx has not published when it will open.
Is Etobicoke cheaper than Mississauga for detached homes anywhere?
Yes, in parts of north Etobicoke. From January to October 2026 the detached median was $870,000 in TRREB district W10 and $1,135,000 in W09, both below Mississauga’s $1,225,000 median, per TRREB MLS data via REALM. W07 and W08, around the Queensway and the Kingsway, had medians above $1.5 million.
What school boards serve Mississauga and Etobicoke?
Mississauga is served by the Peel District School Board and the Dufferin-Peel Catholic District School Board, plus two French-language boards. Etobicoke is served by the Toronto District School Board and the Toronto Catholic District School Board. Your school depends on the exact address, so check each board’s locator before you buy in 2027.
Sources
- City of Toronto – Property tax rates and fees (2026)
- Region of Peel – Total 2026 tax rates (Caledon, Brampton, Mississauga)
- Ontario – Calculating land transfer tax
- City of Toronto – Municipal Land Transfer Tax rates and fees
- TRREB Community Housing Market Report, Toronto West, Q2 2026
- Mississauga (Wikipedia: 2021 census, transit, school boards)
- Milton line (Wikipedia: stations and service pattern)
- Hazel McCallion Line (Wikipedia)
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.