The July story across York Region is not about buyers. It is about sellers, and specifically how many of them decided not to show up. Sales came in at 1,063, a touch ahead of last July. New listings? Down 18.7% from a year ago. When demand holds steady and nearly one in five sellers stays home, the market tightens whether anyone announces it or not. The SNLR just hit 35.6%, the highest reading I have tracked in twelve months. So let's look at the numbers.
How Did York Region Real Estate Change Year Over Year in July 2026?
York Region recorded 1,063 sales in July 2026, up 1.3% from 1,049 in July 2025. The average price fell 7.1% to $1,146,307, and the median fell 4.5% to $1,060,000. New listings dropped 18.7% to 2,764, and active inventory came down 11.8% to 5,179, which pushed the sales-to-new-listings ratio from 32.8% to 35.6%, a twelve-month high.
Here is the full year-over-year picture.
| Metric | July 2025 | July 2026 | Change |
|---|---|---|---|
| Average Price | $1,234,564 | $1,146,307 | -7.1% |
| Median Price | $1,110,000 | $1,060,000 | -4.5% |
| Total Sales | 1,049 | 1,063 | +1.3% |
| New Listings | 3,400 | 2,764 | -18.7% |
| Active Listings | 5,874 | 5,179 | -11.8% |
| SNLR | 32.8% | 35.6% | +2.8 pts |
| Average Days on Market | 31 | 34 | +3 days |
| SP/LP | 98% | 98% | 0 |
Source: TRREB Market Watch, July 2026 and July 2025
Two prices, two different messages, and the gap between them is where the truth lives. The average dropped 7.1% while the median dropped 4.5%. When the average falls faster than the median, it usually means the top end of the market is doing the falling. That is exactly what happened. Last July the region's detached average was propped up by a strong run of high-end sales, and this July that top tier traded lower. The typical home in the middle of the market, the one the median tracks, gave up less than half as much ground. If you are trying to price a home or plan a purchase, the median is the honest yardstick this month.
The sale-to-list ratio held at 98%, same as last July, and that number quietly tells you the floor is holding. On a $1,060,000 median home, 98% means roughly $21,000 of room between asking and closing. That is negotiating space, not a fire sale. And it has not budged all year, through every month of soft headlines. Sellers who price accurately are still getting within two points of their number.
Demand Held Steady. Supply Did Not.
Look at the listings side, because that is where July actually happened. New listings fell from 3,400 to 2,764, an 18.7% drop, and it matches what TRREB reported across the GTA, where new listings were down 17.8%. This is the gridlock I have been talking about for months. Sellers who cannot get the number they want are not cutting their price; they are pulling the listing, or never listing at all. And with mortgage renewals and life changes not stopping, buyers kept buying. Steady demand plus shrinking supply moved the SNLR nearly three points in a year.
Homes did take a little longer to sell, 34 days on average against 31 last July. That sounds like a contradiction with a tightening market, but it is really about what was selling. More of July's activity happened in segments that always take longer, and King, Georgina and Stouffville all ran slow this month. Buyers still have time to breathe. What they have less of, month by month, is selection.
York Region City by City: Where Buyers and Sellers Actually Stand in July 2026
One region, nine markets, and the spread between them keeps widening. Markham is knocking on the door of a balanced market at a 39.4% SNLR. King sits at 20.8% with 11.6 months of inventory, as deep a buyer's market as exists anywhere in the GTA. Everyone else falls somewhere on the line between those two.
| Municipality | Sales | Average Price | Median Price | SNLR | Months of Inv. |
|---|---|---|---|---|---|
| Markham | 288 | $1,131,324 | $1,062,500 | 39.4% | 4.2 |
| Vaughan | 272 | $1,144,631 | $1,065,000 | 36.7% | 4.9 |
| Richmond Hill | 182 | $1,222,748 | $1,150,000 | 33.1% | 5.6 |
| Newmarket | 82 | $966,817 | $895,000 | 37.5% | 4.2 |
| Aurora | 62 | $1,301,811 | $1,175,000 | 35.3% | 4.9 |
| Georgina | 61 | $886,967 | $778,000 | 29.7% | 6.2 |
| Whitchurch-Stouffville | 49 | $1,125,840 | $1,088,000 | 38.1% | 4.9 |
| East Gwillimbury | 47 | $1,042,536 | $1,050,000 | 33.4% | 5.3 |
| King | 20 | $2,028,099 | $1,770,000 | 20.8% | 11.6 |
Source: TRREB Market Watch, July 2026
Markham led again with 288 sales and the tightest inventory in the region at 4.2 months, with Newmarket matching it on supply. Vaughan followed at 272 sales, and the two big markets again did more than half the region's business. The story I keep watching is at the top of the SNLR column. Markham at 39.4% and Stouffville at 38.1% are the two markets closest to TRREB's 40% balanced-market line, and both got there the same way: listings drying up faster than buyers thinned out.
At the other end, Richmond Hill still carries 5.6 months of inventory and a 33.1% SNLR, Georgina remains the value play with a $778,000 median, and King is a category of its own, a low-volume estate market where patience is the whole game. We break each of these down in their own updates, so if you want the street-level version of your city, it is there for you.
What Happened by Property Type Across York Region This July?
Detached homes did the most volume at 573 sales, up from 558 last July, with the average down 8.8% to $1,427,017. Semi-detached and freehold townhouses were the competitive segments, closing at 100% of asking on average. Condo apartments took the biggest step back on price, down 7.0% on average to $607,573, and they were the slowest to sell at 45 days.
Average Sold Price by Property Type
| Property Type | July 2025 | July 2026 | Change |
|---|---|---|---|
| Detached (573 sales) | $1,563,885 | $1,427,017 | -8.8% |
| Semi-Detached (72 sales) | $1,025,789 | $983,016 | -4.2% |
| Freehold Townhouse (165 sales) | $1,043,898 | $987,389 | -5.4% |
| Condo Townhouse (51 sales) | $775,689 | $745,556 | -3.9% |
| Condo Apartment (186 sales) | $653,305 | $607,573 | -7.0% |
Source: TRREB Market Watch, July 2026
Median Sold Price by Property Type
| Property Type | July 2025 | July 2026 | Change |
|---|---|---|---|
| Detached (573 sales) | $1,400,000 | $1,330,000 | -5.0% |
| Semi-Detached (72 sales) | $1,020,000 | $975,000 | -4.4% |
| Freehold Townhouse (165 sales) | $1,012,500 | $950,000 | -6.2% |
| Condo Townhouse (51 sales) | $753,000 | $709,990 | -5.7% |
| Condo Apartment (186 sales) | $612,944 | $559,000 | -8.8% |
Source: TRREB Market Watch, July 2026
The freehold middle of the market is where the action is. Semi-detached homes closed at 100% of asking, with the median down just 4.4%, and freehold townhouses did the same at 100% with the median off 6.2%. When a whole segment trades at full asking price month after month, that is not a soft market; that is a market where accurate pricing gets rewarded on the spot. First-time buyers and downsizers keep competing for the same well-priced homes between $900,000 and $1,000,000, and it shows.
Detached is the segment doing the heavy lifting on those falling averages. Down 8.8% on the average but 5.0% on the median tells you the decline is concentrated up at the luxury end, not spread evenly across every detached street. A typical detached home in the region traded at $1,330,000 this July against $1,400,000 a year ago. Real money, but nothing like the double-digit collapse the average implies.
And then there are condo apartments, still the widest-open door in the region. The average came down 7.0% to $607,573, days on market ran 45, the slowest of any segment, and the sale-to-list ratio sat at 97%. For a buyer who has been priced out of freehold, this is the segment where you can take your time, write a conditional offer, and negotiate below asking without competing against four other bidders. That window has been open all year. With 186 sales against 545 new listings, it is not closing yet.
What Has York Region Real Estate Done Over the Past 12 Months?
Over the past twelve months, the average price has moved between $1,110,582 in January and $1,234,849 in October, landing at $1,146,307 in July. The direction that matters is in the SNLR column: it bottomed at 31.5% in January and has climbed every single month since, six straight, to 35.6%. Months of inventory has walked down from 5.5 to 5.0 over the same stretch.
| Month | Average Price | Sales | SNLR | MOI |
|---|---|---|---|---|
| July 2026 | $1,146,307 | 1,063 | 35.6% | 5.0 |
| June 2026 | $1,169,958 | 1,289 | 34.8% | 5.1 |
| May 2026 | $1,177,330 | 1,183 | 33.9% | 5.2 |
| April 2026 | $1,131,433 | 994 | 32.6% | 5.4 |
| March 2026 | $1,164,324 | 887 | 32.3% | 5.5 |
| February 2026 | $1,133,471 | 683 | 31.7% | 5.5 |
| January 2026 | $1,110,582 | 554 | 31.5% | 5.5 |
| December 2025 | $1,204,046 | 683 | 31.6% | 5.4 |
| November 2025 | $1,208,487 | 893 | 32.0% | 5.2 |
| October 2025 | $1,234,849 | 1,050 | 32.6% | 5.1 |
| September 2025 | $1,180,765 | 1,032 | 33.2% | 4.9 |
| August 2025 | $1,184,196 | 994 | 32.9% | 4.9 |
Source: TRREB Market Watch, August 2025 through July 2026
Six consecutive months of a rising SNLR is not noise; it is a trend with its shoulder against the door. Every month since January, buyers have absorbed a slightly bigger share of what came to market. Prices have not responded yet, and that is normal. Volume firms up first, inventory burns off second, and price is always the last one to move. The average sits about $89,000 below its October peak while the SNLR sits at a twelve-month high, which is what the middle of that sequence looks like.
The sale-to-list ratio has spent the entire twelve months pinned between 96% and 98%, never once touching 100%. So the negotiating window has now been open for over a year. What would close it is the SNLR pushing through 40% region-wide. At the current pace of roughly half a point a month, that is not imminent, but for the first time in two years you can actually see it from here.
How Did York Region's July Compare to June 2026?
Sales eased 17.5% from June's 1,289 to 1,063, which is the normal summer rhythm, while new listings fell 16.1% to 2,764. The average price slipped 2.0% to $1,146,307, and the median actually rose 0.9% to $1,060,000. The SNLR added another 0.8 points to reach 35.6%, and the sale-to-list ratio held at 98%.
| Metric | June 2026 | July 2026 | Change |
|---|---|---|---|
| Average Price | $1,169,958 | $1,146,307 | -2.0% |
| Median Price | $1,050,888 | $1,060,000 | +0.9% |
| Total Sales | 1,289 | 1,063 | -17.5% |
| New Listings | 3,293 | 2,764 | -16.1% |
| Active Listings | 5,302 | 5,179 | -2.3% |
| SNLR | 34.8% | 35.6% | +0.8 pts |
| Average Days on Market | 29 | 34 | +5 days |
| SP/LP | 98% | 98% | 0 |
Source: TRREB Market Watch, July 2026 and June 2026
July always cools off from June, so the sales dip is the least interesting line in this table. The one worth your attention is the SNLR ticking up again in a slower month. Sellers stepped back at almost exactly the pace buyers did, which means the tightening did not pause for summer; it just got quieter. The median rising while the average fell also backs up the mix story: the middle of the market held its price into July even as fewer big-ticket sales came through.
For a full breakdown of last month's numbers, take a look at our York Region June 2026 Market Update.
What This Means Heading into August 2026
What Should York Region Sellers Do Right Now?
Your competition is thinning out, and that is the best news sellers have had in a while. Nearly 19% fewer new listings came to market this July than last. But do not confuse less competition with a hot market. The SNLR is 35.6%, still below balanced, and buyers are still closing at 98% of asking after 34 days. Price to the last ninety days of comparable sales in your segment and your city, not to the region-wide headline, because as we covered above, the spread between markets and between property types is wide right now. Priced-right homes are selling. Overpriced ones are sitting through their fourth month.
Is This a Good Time to Buy in York Region?
The conditions that favour you are still here: prices down 4.5% on the median year over year, a 98% sale-to-list ratio that leaves roughly $21,000 of room on a typical home, and enough days on market to write conditional offers with inspections. What is changing is the shelf life of those conditions. Active listings are down almost 12% from last year, and the SNLR has climbed six months in a row. If you have a pre-approval in hand, the widest selection and softest competition of this cycle is behind us, but the window is very much still open, especially in condos and in the higher-inventory markets like Richmond Hill and King.
What to Watch in August 2026
Two numbers. First, new listings: if the August count comes in down another 15% or more year over year, the supply cushion that has kept prices flat starts looking thin heading into the fall market. Second, the regional SNLR: it has added roughly four points in six months, and anything approaching 38% by early fall says the spring 2027 market opens with sellers holding more cards. The Bank of Canada sits in the background of all of it, and nobody should bet their housing plans on a rate call. Watch the listing count instead. That is the number actually moving this market.