Vaughan Home Prices Are $425,000 Below the 2022 Peak
Here’s your Vaughan real estate market update for October 2026, built on September’s numbers from TRREB Market Watch. If you bought near the 2022 peak, it’s a tough read. If you bought before the run-up, you’re most likely still ahead.
What happened in Vaughan in September?
213 homes sold, 47 fewer than last September, and homes took 42 days to sell. Want your own number?
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The short version: Prices are well below the 2022 peak, and a bit lower than a year ago. But if you bought before the run-up, you're most likely still ahead.
- The median price is $1,080,000. That's $425,000 below February 2022, and still $180,000 above September 2019
- 213 homes sold. That's 47 fewer than last September, down 18.07%
- The benchmark price is $1,119,400, down 5.21%
- Homes took 42 days to sell, up from 32
- Fixed mortgage rates went up, even though the Bank of Canada held
- The homes that sold went for 97% of their asking price, on average
Is it tougher than last year? Yes. Is it something to panic about? No. Let me walk you through why.
Are Vaughan Home Prices Going Down?
Yes, a little. You'd never guess it from the average, though.
The average price was $1,163,441. That's only $57 below last September. Looks flat.
Here's the catch. An average moves with whatever happened to sell that month. This September, detached homes were 50.70% of all Vaughan sales. Last September they were 46.92%. Sell more big detached homes and the average goes up, even if each one sold for a bit less.
So I'd look at these two instead:
- $1,080,000 median, and that's down 4.58%, or $51,900. Half of Vaughan sold above it, half below.
- $1,119,400 benchmark (MLS HPI), and that's down 5.21%. It compares the same kinds of homes year to year, so the mix can't throw it off.
What does 5.21% look like in dollars? On a home worth $1,100,000 last fall, it's roughly $57,000 less today.
That's real money. But it's only a loss if you sell. And if you're selling and buying here, the next home has come down too.
| Month | 2026 | 2025 |
|---|---|---|
| April | $1,116,000 | $1,190,500 |
| May | $1,088,000 | $1,264,000 |
| June | $1,100,000 | $1,152,000 |
| July | $1,065,000 | $1,160,000 |
| August | $1,148,750 | $1,180,000 |
| September | $1,080,000 | $1,131,900 |
This year's line has sat under last year's every month on this chart. In August the gap shrank to 2.64%. In September it opened back up to 4.58%.
I was hoping August was the start of a turn. September says not yet.
How far is Vaughan from the 2022 peak?
If you were watching the market in early 2022, you remember it. Homes were gone in 11 days, and on average they sold for 12% over asking. February 2022 was the top.
| Vaughan | Feb 2022 (peak) | Sept 2026 |
|---|---|---|
| Average price | $1,607,591 | $1,163,441 |
| Median price | $1,505,000 | $1,080,000 |
| Months of inventory | 1.0 | 4.9 |
| Sale-to-list | 112% | 97% |
| Days on market | 11 | 42 |
Since that peak, the average has come down 27.62%, about $444,150. The median is down 28.23%, or $425,000.
If you bought near the top, I know that's hard to read. If you bought before the run-up, it's a different picture. Today's median is still 6.14% ($62,500) above September 2020, and 20.00% ($180,000) above September 2019.
Citywide figures from TRREB Market Watch. Months of inventory is TRREB's trend figure in both columns. Your own home's value depends on its type, street and condition.
Wondering what this means for your own home? A quick conversation gets you a straight answer for your street, not the citywide average.
What Changed in Vaughan's Market in September?
213 sales, and that's down 18.07% from last year. Every single home type sold fewer than last September.
Some of that is supply. 735 new listings came on in September, and that's 23.75% fewer than a year ago. It's the fifth month in a row new listings have come in below the same month last year.
| Month | 2026 | 2025 | Change |
|---|---|---|---|
| May | 821 | 1,056 | -22.25% |
| June | 854 | 899 | -5.00% |
| July | 647 | 889 | -27.22% |
| August | 593 | 674 | -12.01% |
| September | 735 | 964 | -23.75% |
But something changed this month. Compared with August, new listings jumped 23.94% and sales dropped 11.98%. Sellers came back after the summer. Buyers didn't keep up.
The Toronto Regional Real Estate Board (TRREB) still puts Vaughan at 4.9 months of inventory, which is balanced. But their number smooths out the ups and downs. Take September on its own, 1,267 homes left at month end against 213 sales, and it works out to 5.9 months. That's my math, not theirs. If October looks like September, it'll keep tilting toward buyers.
Homes are also taking longer. 42 days on average, up from 32 a year ago. But the ones that sold still went for 97% of their asking price, same as last year. So if you're selling right now, it's mostly costing you time, not a bigger discount.
How Does Vaughan Compare to the Rest of the GTA?
Last month it looked like Vaughan was holding up better than the rest of the region. This month we're moving right along with it.
Go by the average and Vaughan held steady while the GTA fell 5.05%. Go by the benchmark and it's Vaughan down 5.21%, the GTA down 4.65%. Pretty close, and a touch softer here.
Sales tell the same story. Vaughan's fell 18.07%, the GTA's 9.02%. Buyers here pulled back about twice as hard.
Why I'm showing you both. It'd be easy to quote the flat average and call Vaughan the safe spot in the GTA. The numbers don't back that up right now. If you're making a big decision, you should see the real comparison first.
Curious what's for sale near you? Every Vaughan listing is on a live map. Filter it by home type and zoom in on your street.
Which Vaughan Home Types Are Holding Up Best?
One citywide number hides five different markets. Here's what yours did in September.
Swipe the table sideways to see every column.
| Home Type | Sold | Sales vs Last Year | Median Price | Median vs Last Year | Left at Month End | Months of Inventory | Days on Market |
|---|---|---|---|---|---|---|---|
| Freehold Townhouse | 21 | -32.25% | $965,000 | -3.98% | 124 | 5.9 | 32 |
| Condo Apartment | 62 | -21.51% | $510,000 | -12.82% | 420 | 6.8 | 53 |
| Detached | 108 | -11.47% | $1,442,500 | -0.85% | 594 | 5.5 | 38 |
| Semi-Detached | 13 | -13.33% | $1,000,000 | -11.41% | 42 | 3.2 | 30 |
| Condo Townhouse | 8 | -33.33% | $717,500 | -8.01% | 77 | 9.6 | 64 |
| Vaughan, All Types | 213 | -18.07% | $1,080,000 | -4.58% | 1,267 | 4.9 | 42 |
Months of inventory by type is homes left unsold at month end divided by homes sold. The 4.9 for Vaughan overall is TRREB's published trend figure. Semi-detached had 13 sales and condo townhouse had 8, so treat their price changes as directional only.
Here's how I'd read each one.
🏡 Freehold Townhouses
Shifted to buyersThe biggest change in the city. Tight at 3.5 months in August, 5.9 in September. Listings jumped while sales dropped. The good news for sellers: the ones that sold got 99% of asking, the highest of any home type. With only 21 sales, I'd wait for October before calling it a trend.
🏢 Condo Apartments
Most buyer roomThe clearest price drop in Vaughan. Part of it is smaller units selling. The apartment benchmark is down a gentler 4.92%. Either way, it costs less to get in than a year ago, and buyers can take their time. If you're selling one, price it right in week one.
🏠 Detached
Leaning to buyersDon't read the steady median as prices holding. The detached benchmark is down 5.42%. Bigger, pricier homes made up more of the sales. Inventory went from 4.4 months in August to 5.5. Buyers have more choice than a month ago.
🏚 Semi-Detached
Still tightThe one home type still favouring sellers. Fastest to sell at 30 days, and only 42 left unsold in all of Vaughan at month end. With 13 sales, I wouldn't lean on that median drop. Lean on the 42.
🏗 Condo Townhouses
Read with careEight sales isn't enough to read prices. What's solid: 9.6 months of inventory and 64 days to sell. If you're buying, you have time. If you're selling, a sharp price from day one matters more here than anywhere.
Which Vaughan Neighbourhoods Saw Prices Drop?
Almost all of them. This wasn't a few pockets of the city. It was nearly every corner.
17 of 19 communities sold for less on average than they did in the spring of 2025. Only Islington Woods and Vaughan Grove went up.
Here's the part people miss, though. More homes changed hands: 901 sales across these communities, up 13.90% from 791 a year earlier. In the spring, lower prices came with more sales, not fewer.
What sold where in September
TRREB's next neighbourhood report covers the summer, so here's a quick September look from MLS sales records. I've only included neighbourhoods with 10 or more sales of one home type, because anything smaller is too thin to read.
| Neighbourhood | Home type | Sold | Average price |
|---|---|---|---|
| Patterson | Detached | 20 | $1,480,775 |
| Kleinburg | Detached | 18 | $2,092,667 |
| Vellore Village | Detached | 16 | $1,549,750 |
| East Woodbridge | Detached | 11 | $1,468,513 |
| Maple | Detached | 10 | $1,226,200 |
| Concord | Condo apartment | 13 | $522,468 |
| Vaughan Corporate Centre | Condo apartment | 12 | $452,375 |
September 1 to 30, 2026, from MLS sales records. This count is slightly different from TRREB's citywide report (for example, 106 detached sales here vs 108 in TRREB's), so read it alongside the TRREB numbers, not against them.
A detached home in Kleinburg averaged just over $2 million. A condo in Vaughan Corporate Centre averaged $452,375. Same city, very different markets, which is why your street matters more than the citywide number.
Is Vaughan a Buyer's Market or a Seller's Market Right Now?
Months of inventory answers it. It's how long it'd take to sell everything left on the market if nobody listed another home.
- Under 4 months: sellers have the edge
- 4 to 5 months: balanced
- Over 5 months: buyers do
Four of the five home types are now over 5 months. On TRREB's overall number, Vaughan still looks balanced. But go type by type and buyers have more room than they've had in years. Semis are the one exception.
If you felt shut out of this market a few years ago, this is the kind of market you were waiting for. You can take your time, look at a few homes and actually negotiate.
Why Are Vaughan Buyers Holding Back Right Now?
It isn't one thing. It's three things landing at the same time.
1. Fixed mortgage rates went up, even though the Bank of Canada didn't move
This one confuses a lot of people. The Bank of Canada held at 2.25% in September. But fixed mortgage rates don't follow the Bank of Canada. They follow the 5-year government bond yield, and that's climbed about a full percentage point since late February.
Since early September, all six big banks have raised at least some fixed rates, by up to half a percentage point. By my math, every half point adds roughly $220 to $235 a month on an $800,000 mortgage over 25 years.
And after September's jobs report, markets are betting the Bank of Canada's next move is up, possibly by December.
2. Everyday costs are biting
Gas cost 22.8% more in August than a year earlier, while overall inflation ran at 3.0%. GTA pump prices jumped again in early October. When the monthly budget already feels tight, a bigger mortgage payment feels a lot scarier.
3. Jobs and tariffs have people nervous
Canada lost 68,000 jobs in September, after losing 42,000 in August. Ontario lost 20,000, and its unemployment rate sits at 7.0%. In the Toronto area, unemployment rose to 7.2%, up from 6.7% in August.
That's on top of a 50% U.S. tariff on Canadian dairy, alcohol and vehicles since August 22, and Canada's own counter-tariffs in September.
To be fair to the numbers, though: Toronto's unemployment rate is still lower than a year ago, when it was 8.6%, and 66,900 more people are working here than last September. Economists also say September's job losses weren't concentrated in the industries that sell to the U.S. So for now, this is more about confidence than layoffs.
Put it all together. Paycheques feel less certain, monthly costs are creeping up, and the mortgage quote went up even though the headlines said rates held. That's exactly what I'm hearing from buyers right now. Sellers, on the other hand, have mostly adjusted their expectations.
One timing note. September's sales were mostly agreed in August and September. Many of the fixed-rate increases landed in late September and early October, so October's numbers will show more of the effect.
What Does This Mean for You?
- Buying? More listings to choose from, more time to decide, and prices about 5% below last year. Condo apartments (6.8 months) and condo townhouses (9.6) give you the most leverage. If you need a fixed rate, get pre-approved now. Most lenders will hold a rate for a few months while you look.
- Selling? Price for today's market, not last year's. Homes that sold went for 97% of asking on average. On a $1,000,000 ask, that's about $970,000. Plan for around six weeks on the market, not three or four.
- Moving up or down within Vaughan? Don't judge the move by one headline price. Price both sides. What matters is the gap between what yours sells for and what the next one costs. If both came down, the gap may not have moved much at all. Just plan for a slower sale on your side.
- Staying put? On paper, your home is probably worth around 5% less than a year ago. If you're not moving, that doesn't change much day to day. And if you bought before 2021, you're likely still ahead.
- Investing? Condo apartment prices are lower than a year ago, with a $510,000 median. Weigh that against posted 5-year rates near 6.09%, and 53 days to sell when you eventually want out.
My bottom line. September was slower and softer. Prices are down about 5% from last year, and homes are taking longer to sell. I'm not going to dress that up.
But it's not a collapse either. Homes are still selling close to asking, and buyers finally have some breathing room. What's changed is that fixed mortgage rates are creeping up, so a plan matters more now than it did in the summer.
I've lived in Vaughan since 2004, and I've watched this market go up and come down before. If you're feeling uneasy about your plans, that's completely normal. Headlines won't tell you much about your own home, though. Your home type, your street and your timing will. Tell me the street and I'll pull the real numbers for you.
Got a Question About Your Own Home?
Call or text me. Tell me your street and what you're thinking, and I'll give you the real numbers for it. I answer my own phone, and there's no pressure.
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Vaughan Real Estate, Frequently Asked
Sources: TRREB Market Watch, September 2026, August 2026 and September 2025 (citywide and home-type figures, MLS Home Price Index), plus February 2022, September 2020 and September 2019 for the long-term comparison; TRREB Community Housing Market Reports, Vaughan, Q2 2026 and Q2 2025; MLS sales records for the September neighbourhood snapshot; Statistics Canada Labour Force Survey, September 2026 (released October 9, 2026); Statistics Canada Consumer Price Index, August 2026; Bank of Canada; Canadian Mortgage Trends (lender rate changes and bond yields). All figures in CAD. "Last year" compares September 2025. Percentages are calculated from the underlying figures and shown to two decimal places without rounding, except where a source publishes its own figure. Active listing counts are month-end snapshots: what remained unsold on the last day of the month, not the total that came to market during it.
For information only. Not financial or legal advice. Every situation is different, so talk to a licensed broker before you make a move.