By Shawn Zigelstein, Broker | Team Zold, Royal LePage Signature Realty
Published September 2026
If you look only at the top-line numbers, Aurora's August data looks severe. The average sale price fell 18.7% year over year, the sharpest drop in York Region. But Aurora is a market built on a smaller monthly sample, and when volume sits around 50 transactions, a shift in product mix can easily swing the averages by six figures in either direction. The headline tells one story; the actual mechanics of the market tell another.
What stands out when you dig into the details is how active inventory and sales are balancing out. Active listings contracted 10.3% to 279, while total sales came in at 49, down 10.9% from last August. Because supply and demand dropped at almost identical paces, months of inventory held virtually flat at 4.9 months. Aurora isn't accelerating or decelerating right now; it's holding position.
How Did Aurora Real Estate Change Year Over Year in August 2026?
Here is the full year-over-year breakdown across all property types in Aurora:
| Metric | Aug 2026 | Aug 2025 | Change |
|---|---|---|---|
| Total Sales | 49 | 55 | -10.9% |
| Average Sale Price | $1,105,004 | $1,358,974 | -18.7% |
| Median Sale Price | $942,000 | $1,200,000 | -21.5% |
| New Listings | 121 | 130 | -6.9% |
| Active Listings | 279 | 311 | -10.3% |
| Sales-to-New-Listings Ratio (SNLR) | 35.2% | 32.2% | +3.0 pts |
| Months of Inventory (MOI) | 4.9 | 4.8 | +0.1 |
| Sale-to-List Price Ratio (SP/LP) | 97% | 96% | +1 pt |
| Listing Days on Market | 42 | 39 | +3 days |
To understand why the average price dropped nearly 19%, you have to look at the composition of sales. In August 2025, Aurora recorded 35 detached home sales out of 55 total transactions, pulling the average up to $1,358,974. This August, only 25 of the 49 sales were detached homes. When your highest-priced asset class drops by 10 transactions while lower-priced formats hold steady, the composite average falls sharply even if baseline home values haven't crashed by that magnitude.
Meanwhile, the sales-to-new-listings ratio ticked up 3 points to 35.2%, and homes averaged 42 days on the market with a 97% sale-to-list ratio. Sellers who price to recent comparable sales are finding their buyers without massive discounting.
What Happened by Property Type in Aurora This August?
Breaking down the property segments separates true market adjustments from composition noise:
| Property Type | Sales | Aug 2026 Avg | YoY Avg Chg | Aug 2026 Median | YoY Med Chg | SP/LP |
|---|---|---|---|---|---|---|
| Detached | 25 | $1,467,448 | -7.5% | $1,390,000 | -7.9% | 96% |
| Semi-Detached | 6 | $870,833 | -2.8% | $867,500 | -2.3% | 98% |
| Freehold Townhouse | 7 | $855,643 | -22.6% | $860,000 | -22.5% | 99% |
| Condo Townhouse | 5 | $626,300 | -39.2% | $665,000 | -13.6% | 97% |
| Condo Apartment | 6 | $518,833 | -37.1% | $499,000 | -45.8% | 97% |
- Detached Homes: With 25 transactions, detached houses provide the only reliable sample size in Aurora. The average price dipped 7.5% to $1,467,448, while the median slid 7.9% to $1,390,000. These closely aligned metrics prove that detached values have genuinely eased, tracking the broader regional trend.
- Attached & Condo Segments: Smaller sample sizes in townhomes and condos experience significant monthly percentage swings driven by specific property sales rather than broad market declines.
What Has Aurora Real Estate Done Over the Past 12 Months?
Here is how Aurora's market has tracked month-by-month over the past 12 months:
| Month | Avg Price | Sales | SNLR | MOI |
|---|---|---|---|---|
| Aug 2026 | $1,105,004 | 49 | 35.2% | 4.9 |
| Jul 2026 | $1,301,811 | 62 | 35.3% | 4.9 |
| Jun 2026 | $1,239,892 | 76 | 33.8% | 5.1 |
| May 2026 | $1,181,220 | 71 | 32.5% | 5.3 |
| Apr 2026 | $1,153,153 | 60 | 31.4% | 5.4 |
| Mar 2026 | $1,187,555 | 51 | 31.6% | 5.4 |
| Feb 2026 | $1,229,261 | 40 | 30.5% | 5.5 |
| Jan 2026 | $1,238,516 | 31 | 30.1% | 5.5 |
| Dec 2025 | $1,248,524 | 41 | 30.1% | 5.5 |
| Nov 2025 | $1,285,894 | 50 | 30.3% | 5.3 |
| Oct 2025 | $1,317,466 | 62 | 31.5% | 5.0 |
| Sep 2025 | $1,183,116 | 69 | 32.7% | 4.8 |
Over the past 12 months, Aurora's average price has drifted in a band between $1.1 million and $1.3 million without breaking out in either direction. However, the structural metrics show a quiet, steady tightening: the SNLR has climbed 5 points since January, and months of inventory have compressed from a winter high of 5.5 down to 4.9. The direction of travel is consistent.
How Did Aurora's August Compare to July 2026?
Comparing August directly to July shows a pullback following summer's peak:
| Metric | Aug 2026 | Jul 2026 | Change |
|---|---|---|---|
| Total Sales | 49 | 62 | -21.0% |
| Average Price | $1,105,004 | $1,301,811 | -15.1% |
| Median Price | $942,000 | $1,145,000 | -17.7% |
| New Listings | 121 | 163 | -25.8% |
| Active Listings | 279 | 302 | -7.6% |
| SNLR | 35.2% | 35.3% | -0.1 pts |
| Months of Inventory (MOI) | 4.9 | 4.9 | 0.0 |
July was Aurora's most active month of the summer, so August's step back in sales and volume represents a return to a more typical late-summer rhythm. Crucially, the core efficiency metrics—the SNLR (35.2% vs. 35.3%) and months of inventory (4.9 vs. 4.9)—remained flat month-over-month. The underlying supply-demand balance didn't shift; transaction volume simply cooled for the end of August.
What This Means for You
If You're Selling
Pricing accurately is critical. With a 97% sale-to-list ratio and 42 days on market, buyers are taking their time and exercising patience. Active listings are contracting, but with nearly five months of inventory, buyers have plenty of alternatives. If your home is priced tightly to recent comparable sales in your specific pocket, you will attract serious buyers. Over-reaching on price in a 4.9-month inventory environment will cause your listing to sit.
If You're Buying
You have room to be selective. An SNLR of 35.2% keeps Aurora firmly in buyer's market territory. You have healthy selection across inventory pools and the breathing room to include conditional clauses. However, because inventory is shrinking rather than expanding, holding out indefinitely for a steep discount is a risky strategy if you find a property that fits your needs.
What to Watch
September will test whether the SNLR can break higher as fall listings enter the market. If new listings stay suppressed while buyer demand holds steady, inventory will compress further and nudge Aurora closer to a balanced market.
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