Last month I said September's listing flow would decide whether York Region's tightening kept going. The listings came. Sellers put 3,106 homes on the market, 30% more than in August. The buyers didn't follow them. 893 homes sold, down 13.5% from last September and the lowest monthly count since March. The sales-to-new-listings ratio, which had climbed every month from January through August, held at 35.8%. Not a reversal, but after seven straight gains, the first month it didn't move up.
Prices came down together this time. The average slipped 3.7% year over year to $1,136,650 and the median fell 4.1% to $1,043,000. In August the average held while the median dropped; in September both moved, and the detached share of sales was the same 54% it was a year ago, so there's no mix story to hide behind. The softness sits below the detached tier: semi-detached, condo townhouse and condo apartment medians are all down roughly 11% to 14%. Across the whole GTA, TRREB counted 5,040 sales, down 9%, with the average price off 5.1% at $1,006,409. York Region's sales drop was steeper than the GTA's and its price drop was milder. The full regional report is in our September 2026 Market Watch post.
How Did York Region Real Estate Change Year Over Year in September 2026?
York Region recorded 893 sales in September 2026, down 13.5% from 1,032 in September 2025. The average price fell 3.7% to $1,136,650 and the median fell 4.1% to $1,043,000. New listings came in at 3,106, down 11.6% from last September's 3,515, and active inventory ended the month at 5,168, down 8.9%. The SNLR sits at 35.8%, up 2.6 points from 33.2% a year ago. Months of inventory held at 5.0, the sale-to-list ratio slipped a point to 97%, and homes took 38 days to sell on average, three more than last September.
| Metric | September 2025 | September 2026 | Change |
|---|---|---|---|
| Total Sales | 1,032 | 893 | -13.5% |
| Average Price | $1,180,765 | $1,136,650 | -3.7% |
| Median Price | $1,088,000 | $1,043,000 | -4.1% |
| New Listings | 3,515 | 3,106 | -11.6% |
| SNLR | 33.2% | 35.8% | +2.6 pts |
| Active Listings | 5,676 | 5,168 | -8.9% |
| Months of Inventory | 4.9 | 5.0 | +0.1 |
| Sale-to-List Price Ratio | 98% | 97% | -1 pt |
| Avg Days on Market | 35 | 38 | +3 days |
Source: Toronto Regional Real Estate Board (TRREB) Market Watch, September 2026 and September 2025.
The average and median falling by almost the same amount is the detail I'd pull out of this table. In August the average was flat and the median was down almost 6%, which pointed to a mix shift. September doesn't give you that excuse. Detached homes made up 54% of sales in both Septembers, and the composite still dropped 3.7%. That's a price move, concentrated in the $500,000 to $1,000,000 segments where the typical York Region buyer is shopping. Detached held up far better, with its median down just 1.9%.
At 97% of asking on a $1,043,000 median, buyers are closing roughly $31,000 below list on a typical home. That gap has sat between 2% and 4% for thirteen straight months. What changed in September is time. The average home took 38 days to sell, the longest since January's 47, and three days longer than last September. Buyers are still showing up to well-priced homes, but they're taking longer to commit, which lines up with TRREB's read that households are waiting on clarity about rates and jobs before they move.
Supply arrived on schedule. Demand didn't.
New listings jumped 30% from August, which sounds dramatic until you check last year: the August-to-September jump in 2025 was 34.6%. This was a normal fall listing wave, even a slightly smaller one. The difference is on the other side of the ledger. Last September sales rose 3.8% over August. This September they fell 8.0%. Same seasonal supply, weaker seasonal demand, and that's why the SNLR stopped climbing. Active inventory is still 8.9% below last year at 5,168 homes, and months of inventory is holding at 5.0, so the region hasn't loosened. It just stopped tightening for a month.
York Region City by City: Where Buyers and Sellers Actually Stand in September 2026
Markham held above the 40% line for a second month, which answers the question I raised in August about whether the September listing wave would knock it back under. Vaughan and Newmarket are tied at 37.2%, Stouffville slipped for a second straight month, and King is still running a market eleven months deep in inventory. Here's where each municipality stands.
| Municipality | Sales | Average Price | Median Price | SNLR | Months of Inv. |
|---|---|---|---|---|---|
| Markham | 245 | $1,125,353 | $1,051,000 | 40.5% | 4.1 |
| Vaughan | 213 | $1,163,441 | $1,080,000 | 37.2% | 4.9 |
| Richmond Hill | 172 | $1,189,203 | $1,079,000 | 33.3% | 5.6 |
| Newmarket | 64 | $915,986 | $872,500 | 37.2% | 4.2 |
| Aurora | 56 | $1,165,686 | $1,081,500 | 35.1% | 4.9 |
| Georgina | 49 | $873,859 | $775,000 | 28.5% | 6.5 |
| Whitchurch-Stouffville | 41 | $1,139,770 | $1,050,000 | 36.3% | 5.2 |
| East Gwillimbury | 33 | $1,090,748 | $980,000 | 32.9% | 5.4 |
| King | 20 | $1,875,750 | $1,710,000 | 21.8% | 11.4 |
Source: TRREB Market Watch, September 2026.
Markham's 40.5% SNLR and 4.1 months of inventory are still the tightest numbers in the region, and it got there in a month when its new listings rose 25% from August. That's the test passing. Its prices didn't hold as well as its balance did, with the median down 8.0% year over year, and I go through why in the Markham update. Vaughan posted its ninth straight monthly SNLR gain to reach 37.2% on the back of a 23.8% drop in new listings from last September, the biggest supply contraction of any market we cover. Newmarket matched Vaughan's 37.2% but got there from the other direction, slipping from 38.0% in August as its sales fell to 64.
Richmond Hill is the market where prices actually reset. Its average and median are both down about 10% from last September, driven by detached, and yet it was the only one of the big three where September sales rose over August. Aurora recovered from August's distorted numbers, with its median up 5.5% year over year. Stouffville's SNLR has slipped from 38.1% in July to 36.3% now, and it's the only one of our eight markets where new listings and active inventory are both higher than a year ago. At the bottom of the table, Georgina at 28.5% and 6.5 months remains the region's value market, and King at 21.8% and 11.4 months is the deepest buyer's market in York Region by a long way. Each of these has its own September update with the full breakdown.
What Happened by Property Type in York Region This September?
Detached homes did 479 sales at an average of $1,444,505, down 1.3% year over year, with the median off 1.9% at $1,325,000. That's the steadiest segment in the region by a wide margin. Everything below it gave ground. Semi-detached medians fell 14.1% on an identical 57 sales, freehold townhouses fell 7.0% on the median, condo townhouses dropped 13.1%, and condo apartments were down 11.5% on the median and 12.4% on the average.
Average Sold Price by Property Type
| Property Type | September 2025 | September 2026 | YoY Change | SP/LP |
|---|---|---|---|---|
| Detached (479 sales) | $1,463,205 | $1,444,505 | -1.3% | 97% |
| Semi-Detached (57 sales) | $1,058,861 | $970,547 | -8.3% | 100% |
| Freehold Townhouse (115 sales) | $1,034,570 | $967,838 | -6.5% | 100% |
| Condo Townhouse (59 sales) | $828,385 | $781,547 | -5.7% | 98% |
| Condo Apartment (167 sales) | $644,429 | $564,236 | -12.4% | 97% |
Source: TRREB Market Watch, September 2026 and September 2025. Sales counts are September 2026.
Median Sold Price by Property Type
| Property Type | September 2025 | September 2026 | YoY Change | SP/LP |
|---|---|---|---|---|
| Detached (479 sales) | $1,350,000 | $1,325,000 | -1.9% | 97% |
| Semi-Detached (57 sales) | $1,072,000 | $921,000 | -14.1% | 100% |
| Freehold Townhouse (115 sales) | $1,000,000 | $930,000 | -7.0% | 100% |
| Condo Townhouse (59 sales) | $799,500 | $695,000 | -13.1% | 98% |
| Condo Apartment (167 sales) | $593,000 | $525,000 | -11.5% | 97% |
Source: TRREB Market Watch, September 2026 and September 2025. Sales counts are September 2026.
The semi-detached line deserves attention because it's a clean comparison: 57 sales last September, 57 this September, and the median dropped from $1,072,000 to $921,000. That's $151,000 on the typical semi, and they still closed at 100% of asking. When a segment sells at full list and the median falls that far, the list prices themselves have come down. Sellers in that bracket repriced and buyers met them. The same pattern shows up in freehold townhouses: 115 sales at 100% of asking, median down $70,000 to $930,000.
Condo apartments are the softest segment on every measure. The average fell 12.4% to $564,236, the median dropped $68,000 to $525,000, and the 167 units that sold took 47 days on average, ten more than last September. Condo townhouses at 59 sales had a wide gap between the average decline of 5.7% and the median decline of 13.1%, which tells you the lower-priced stacked towns did most of the falling. If you're a first-time buyer in York Region, these two segments are where the negotiating room is widest and the selection is deepest.
The detached number is the one that keeps the regional average from falling further. A 1.9% median decline on 479 sales is close to flat in a market this size. Detached buyers paid 97% of asking and closed in 36 days. If you own a detached home in York Region, the past year has cost you very little on paper. If you own a condo, it has cost you more than the regional headline suggests.
What Has York Region Real Estate Done Over the Past 12 Months?
Over the past twelve months the average price has ranged from $1,110,582 in January to $1,234,849 in October 2025, and September's $1,136,650 sits in the lower third of that band, about $98,000 below the October peak. Sales bottomed at 554 in January and peaked at 1,289 in June. The SNLR rose from 31.5% in January to 35.8% in August without a single down month, then held at 35.8% in September.
| Month | Average Price | Sales | SNLR | MOI |
|---|---|---|---|---|
| September 2026 | $1,136,650 | 893 | 35.8% | 5.0 |
| August 2026 | $1,179,938 | 971 | 35.8% | 5.0 |
| 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 |
Source: TRREB Market Watch, October 2025 through September 2026.
The pause matters less than the level. An SNLR of 35.8% with 5.0 months of inventory is still the firmest balance York Region has had in this twelve-month window, and a flat month after seven straight gains is what a seasonal listing wave does to a rolling ratio. What I'll be watching is whether October resumes the climb or starts a slide. One flat month is noise. Two down months would be a trend.
The sale-to-list ratio has spent all twelve months between 96% and 98%. It hasn't touched 100% at any point in this window, which means buyers have had negotiating room on the typical home for well over a year. Prices have drifted lower across the same stretch, about 8% from the October peak to now, but the drift has been gradual rather than a step down. There's no month in this table where the market broke. There's a market that has been slowly repricing while the balance between buyers and sellers slowly improved underneath it.
How Did York Region's September Compare to August 2026?
Sales fell 8.0% from August's 971 to 893. New listings jumped 30.0% to 3,106, the fall wave arriving on schedule, and active inventory rose 5.1% to 5,168. The average price dropped 3.7% from August while the median was flat at $1,043,000, up 0.1%. The SNLR held at 35.8%, months of inventory stayed at 5.0, the sale-to-list ratio stayed at 97%, and days on market rose by three to 38.
| Metric | August 2026 | September 2026 | Change |
|---|---|---|---|
| Total Sales | 971 | 893 | -8.0% |
| Average Price | $1,179,938 | $1,136,650 | -3.7% |
| Median Price | $1,041,800 | $1,043,000 | +0.1% |
| New Listings | 2,389 | 3,106 | +30.0% |
| SNLR | 35.8% | 35.8% | 0.0 pts |
| Active Listings | 4,919 | 5,168 | +5.1% |
| Months of Inventory | 5.0 | 5.0 | 0.0 |
| Sale-to-List Price Ratio | 97% | 97% | 0 pts |
| Avg Days on Market | 35 | 38 | +3 days |
Source: TRREB Market Watch, September 2026 and August 2026.
The August-to-September comparison is where this month's story is clearest. Last year, sales rose from August to September. This year they fell 8%. Last year the listing wave lifted the SNLR because buyers absorbed it. This year it didn't, because they didn't. The result is more choice for anyone shopping right now: 249 more active listings than a month ago and a median price that didn't move. For sellers, the result is more neighbours competing for the same reduced pool of buyers.
The average falling 3.7% while the median held flat is the opposite of what happened in August, when a heavy detached month pulled the average up. September's detached share dropped back toward normal and the average came down with it. The median is the number that tells you what the typical buyer paid, and it says September cost the same as August.
What This Means Heading into October 2026
What should York Region sellers do right now?
There were 30% more new listings in September than in August, and the buyers you're competing for are fewer and slower than they were a year ago. That doesn't mean you can't sell. It means the margin for error on your list price is thinner than it was in the spring. Homes that are selling are closing at 97% of asking in about 38 days, and in the semi-detached and townhouse segments they're closing at full list because the list prices already reflect the market. Price to the last 60 to 90 days of comparable sales in your segment and your municipality, not to your neighbour's spring listing that's still sitting. In Markham, a correctly priced freehold home is drawing offers. In Georgina or King, the same home needs to be priced to stand out against months of inventory. The regional average won't tell you which market you're in.
Is this a good time to buy in York Region?
September gave you 249 more homes to choose from than August did, and it gave you time. With 5,168 active listings, 5.0 months of inventory and a 97% sale-to-list ratio, a conditional offer with a financing clause and an inspection is still normal across most of the region. The condo apartment segment is the softest in York Region: median down 11.5%, 47 days on market, and 1,086 units to choose from. Semi-detached and townhouse prices have come down 7% to 14% on the median in a year. The caveat I'd give is the same one as last month. The SNLR has risen 4.3 points since January and only paused in September. If you're pre-approved and you've found the right home, the conditions in front of you are the best you'll likely see this cycle. Waiting for a further drop is a bet against a market that has been tightening all year.
What to watch in October 2026
First, the SNLR. If October's reading comes in at or above 35.8%, September was a seasonal pause and the tightening resumes. If it drops below 35%, the fall listing wave is outrunning demand and the balance shifts back toward buyers through the winter. Second, sales volume against last October's 1,050. September's 13.5% year-over-year decline is far steeper than August's 2.3%, and whether October narrows that gap tells you whether buyers are waiting or leaving. Third, the condo apartment median. At $525,000 it's the lowest in this twelve-month window, and if it holds there through October while days on market stay near 47, that segment is still searching for its floor.
Thinking About Making a Move in York Region?
Whether you're in Markham or King, Newmarket or Vaughan, the regional numbers only get you so far. Each municipality has its own September update on the site, and our team watches these markets street by street.Ā
Shawn Zigelstein, Broker
Team Zold, Royal LePage Signature Realty
š (416) 855-5525
š www.teamzold.com