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Toronto vs Mississauga: where to buy
Mississauga is Toronto's western neighbour and the largest city in Peel Region. In August 2026 TRREB recorded 435 sales there against 1,767 in the City of Toronto, with medians of $842,000 and $770,000.
Side by side, August 2026
| TRREB, August 2026 | City of Toronto | Mississauga |
|---|---|---|
| Sales, all property types | 1,767 | 435 |
| Median price, all property types | $770,000 | $842,000 |
| Average price, all property types | $979,684 | $898,510 |
| Detached sales | 550 | 164 |
| Average detached price | $1,525,749 | $1,275,221 |
| Condo apartment sales | 885 | 109 |
| Average condo apartment price | $651,648 | $495,052 |
| Land transfer tax at Mississauga's median | $26,630 | $13,315 |
| Toronto municipal land transfer tax | Yes | No |
A single month is a snapshot. Small categories in particular swing from one month to the next, so read these alongside our Toronto market reports, which follow the figures over time.
House and condo prices in August 2026
The detached average was $1,275,221 in Mississauga and $1,525,749 in Toronto, a difference of $250,528. For condo apartments it was $495,052 in Mississauga and $651,648 in Toronto, so Mississauga was the less expensive of the two for a condo buyer that month.
Detached houses were 38% of Mississauga's sales and 31% of Toronto's, which is why the overall medians sit $72,000 apart even though house prices differ more.
Medians by property type
Averages and medians tell different stories for detached houses. Toronto's detached average of $1,525,749 sits well above its median of $1,170,000, a sign that a smaller number of very expensive sales lift the average. Mississauga's detached median was $1,189,000, within a few per cent of Toronto's.
The clearer gap is in attached homes and condos. A semi-detached house had a median of $881,000 in Mississauga and $981,000 in Toronto. Condo townhouses sold at medians of $690,000 and $661,650. Condo apartments were $500,000 and $550,000, so Mississauga had the lower median condo price.
| Median price, August 2026 | City of Toronto | Mississauga |
|---|---|---|
| Detached | $1,170,000 (550 sales) | $1,189,000 (164 sales) |
| Semi-detached | $981,000 (159 sales) | $881,000 (66 sales) |
| Freehold townhouse | $962,000 (45 sales) | $855,000 (11 sales) |
| Condo townhouse | $661,650 (120 sales) | $690,000 (85 sales) |
| Condo apartment | $550,000 (885 sales) | $500,000 (109 sales) |
Source: TRREB Market Watch, August 2026, tables by home type. A category with only a few dozen sales in a month is a thin sample, so read its median as a rough guide.
What the 2021 Census counted
Statistics Canada counted 244,575 occupied private dwellings in Mississauga in 2021. 37% were single-detached houses and 27% were apartments in buildings of five or more storeys. Toronto's figures were 23% and 47%.
Mississauga sits between Toronto and the York Region cities. Its share of single-detached houses is higher than Toronto's. Its share of apartments in buildings of five or more storeys is higher than Markham's 16% or Vaughan's 13%.
| 2021 Census, occupied private dwellings | City of Toronto | Mississauga |
|---|---|---|
| Total dwellings | 1,160,890 | 244,575 |
| Single-detached houses | 23% | 37% |
| Apartments, five or more storeys | 47% | 27% |
Land transfer tax on each side of the border
Toronto's municipal land transfer tax applies to property in the City of Toronto, so a buyer in Mississauga pays the Ontario tax only. At Mississauga's August 2026 median of $842,000 that is $13,315. The same price in Toronto carries $26,630 with the municipal tax added, before first-time buyer refunds.
At Mississauga's median detached price of $1,189,000 the figures are $20,255 and $40,510. Put your own price through the land transfer tax calculator.
Property tax: 2026 rates
Here the comparison turns around. Mississauga's 2026 residential rate is 1.087901%, set by city by-law and made up of the City of Mississauga, Region of Peel and education rates. Toronto's is 0.767311%. On the same $800,000 assessment that is $8,703 a year in Mississauga and $6,138 in Toronto, so Toronto has the lower bill when the assessments match.
The land transfer tax saving is paid once. The property tax gap recurs every year. At these figures the $13,315 saved at Mississauga's median equals about 5 years of the difference on an $800,000 assessment.
The rate applies to the value the Municipal Property Assessment Corporation (MPAC) puts on a home, not the price paid. Assessments for 2026 are still based on January 1, 2016 values, so two homes that sell for the same price today can carry quite different assessments. Check the actual tax on a listing before you compare.
| Residential property tax, 2026 | City of Toronto | Mississauga |
|---|---|---|
| Total tax rate | 0.767311% | 1.087901% |
| Annual tax on an $800,000 assessment | $6,138 | $8,703 |
Transit: GO lines and the Hazel McCallion Line
Two GO rail lines run through Mississauga to Union Station. The Lakeshore West line stops at Clarkson and Port Credit. The Milton line stops at Lisgar, Meadowvale, Streetsville, Erindale, Cooksville and Dixie before Kipling in Toronto.
Metrolinx is building the Hazel McCallion Line, an 18-kilometre light rail line with 19 stops from Port Credit GO to Brampton Gateway Terminal, with connections to the GO Milton and Lakeshore West lines. Until it opens, most Mississauga commuters rely on GO trains and MiWay buses.
Metrolinx is also extending the Eglinton Crosstown light rail 9.2 kilometres west from Mount Dennis to Renforth Drive, mainly underground. Once complete it will run as one line from Scarborough through midtown Toronto into Mississauga.
Within Toronto, the subway reaches most of the neighbourhoods on this site directly. A home within walking distance of a station is often the deciding point for a purchase that has to work without a car.
Which homes and costs fit which purchase
For a condo apartment, Mississauga's August 2026 median of $500,000 was below Toronto's $550,000. The purchase carries no municipal land transfer tax. The higher property tax rate applies every year after that.
For a detached house, the two medians were close to level. The choice then turns on the tax trade: a one-time saving on land transfer tax in Mississauga against a lower annual rate in Toronto.
For a condo townhouse, Mississauga recorded 85 sales in August 2026 against 120 in Toronto, although Toronto has about 4.7 times as many occupied dwellings.
Toronto neighbourhoods near Mississauga
On Toronto's west side, our guides to Islington Village and High Park describe the condos and houses closest to the Mississauga border. Browse homes for sale in either city or see Toronto house prices by neighbourhood.
Choosing within Toronto
Toronto is not one market. A condo near the waterfront, a semi in Riverdale and a detached house in Lawrence Park answer very different questions. Our Toronto neighbourhood guides set out the prices, housing and transit for eighteen of them and the relocating to Toronto guide covers a move into the city.
Check the numbers on a real home
Put a specific price through the land transfer tax calculator and the mortgage calculator. You can also ask us to set two homes you are considering side by side.
Other comparisons
Toronto vs Mississauga questions
Is Mississauga cheaper than Toronto?
On the August 2026 median, no: $842,000 in Mississauga against $770,000 in Toronto (TRREB). Detached houses averaged less in Mississauga and condo apartments averaged less.
Do Mississauga buyers pay Toronto's municipal land transfer tax?
No. It applies to property in the City of Toronto. Mississauga buyers pay the Ontario land transfer tax only, while Toronto buyers pay the Ontario tax and the municipal tax.
Where does the Hazel McCallion Line run?
From Port Credit GO to Brampton Gateway Terminal, 18 kilometres with 19 stops, connecting with the GO Milton and Lakeshore West lines (Metrolinx).
Are property taxes higher in Mississauga than in Toronto?
The 2026 rate is higher: 1.087901% in Mississauga against 0.767311% in Toronto. On an $800,000 assessment that is $8,703 a year against $6,138. The actual bill depends on each home's MPAC assessment.
Which GO lines serve Mississauga?
The Lakeshore West line (Clarkson and Port Credit) and the Milton line (Lisgar, Meadowvale, Streetsville, Erindale, Cooksville and Dixie). Both run to Union Station.
Does Mississauga have more houses or condos than Toronto?
Proportionally more houses. In the 2021 Census 37% of Mississauga's occupied dwellings were single-detached against 23% in Toronto. Apartments in buildings of five or more storeys were 27% and 47%.
What is the median home price in the City of Toronto?
TRREB recorded a median of $770,000 across all property types in the City of Toronto in August 2026, from 1,767 sales.
Sources
- TRREB Market Watch, August 2026
- Ontario Ministry of Finance, Calculating land transfer tax
- City of Toronto, Municipal land transfer tax rates and fees
- Metrolinx, Hazel McCallion Line
- Metrolinx, Eglinton Crosstown West Extension
- GO Transit, Lakeshore West line timetable and map (Table 01)
- GO Transit, Milton line timetable and map (Table 21)
- City of Toronto, Property tax rates and fees (2026)
- City of Mississauga, 2026 tax ratios and rates by-law 0061-2026
- City of Markham, 2026 final tax brochure
- Statistics Canada, Census Profile 2021, Toronto (C)
- Statistics Canada, Census Profile 2021, Mississauga (CY)