Q2 2026 HOUSING MARKET REVIEW

Durham Region: Looking Beyond the Regional Average

One of the challenges with interpreting housing statistics is that regional averages often mask what is happening at the community level. While Durham Region continues to follow many of the broader GTA trends, the pace of recovery varies considerably between municipalities and property types.  Affordability remains Durham's greatest competitive advantage, but it is no longer the only factor driving demand. Buyers are increasingly focused on lifestyle, commuting flexibility, school districts, newer housing stock and long-term value. That has created several distinct markets within Durham, each responding differently to current economic conditions.  Perhaps the most encouraging trend through the second quarter has been consistency. Unlike some higher-priced GTA regions that continue to experience wide swings in activity, Durham's market has steadily improved month after month. Sales strengthened through April, May and June, average prices gradually recovered from their winter lows, and inventory growth became more manageable as the spring market progressed.  Rather than one market moving in a single direction, Durham is behaving as a collection of neighbourhood markets, each with its own supply and demand dynamics.

Property Type Analysis

Detached Homes

Detached homes continue to represent the strongest segment of Durham's housing market.  Although average prices remain below June 2025 levels, the trend since January has been encouraging. Buyers have gradually returned as borrowing costs stabilized and confidence improved. Detached homes continue to appeal to families leaving Toronto and York Region in search of additional living space without the significant price premium found further west.  The first quarter was characterized by cautious buyer activity and increasing inventory. By the end of June, that picture had changed noticeably. Sales had strengthened while inventory growth slowed, allowing well-priced detached homes to attract consistent interest.  The market is still price sensitive. Buyers remain disciplined and are unwilling to chase unrealistic asking prices. However, detached homes that reflect current comparable sales continue to perform well, particularly in established family neighbourhoods.  This segment appears to be leading Durham's gradual recovery.

Freehold Townhouses

Freehold townhomes remain one of the healthiest sectors within Durham.  Improving affordability, combined with relatively low maintenance costs compared to condominium ownership, continues to attract first-time buyers, young families and downsizers alike.  Throughout the second quarter, this segment demonstrated steady demand while maintaining reasonable marketing times. Competition is strongest for newer developments offering modern layouts and convenient access to schools, shopping and commuter routes.  As detached home prices continue to recover modestly, freehold townhouses remain an attractive alternative for buyers seeking additional space while remaining within budget.

Condominium Townhouses

Condominium townhomes continue to occupy an important niche within the Durham market.  Although they often receive less attention than detached homes, they represent one of the more affordable ownership opportunities available throughout the region.  Demand has remained relatively consistent during the first half of 2026, particularly among first-time buyers transitioning from the rental market. Buyers appreciate the balance between affordability and additional living space compared to condominium apartments.  However, monthly condominium fees remain an important consideration, with purchasers increasingly comparing total ownership costs against similarly priced freehold townhomes.  Overall, this segment continues to perform steadily without experiencing the volatility seen in other housing categories.

Condominium Apartments

Apartment condominiums remain Durham's most challenging property segment.  Inventory levels remain elevated and buyers continue to have significant negotiating leverage. Investor activity has yet to return in meaningful numbers, while many owner-occupiers continue comparing apartment ownership costs with townhome alternatives.  Higher condominium fees, combined with slower price appreciation over recent years, continue influencing buyer preferences.  Despite these challenges, properly priced condominium apartments located near GO Transit, major employment centres and educational institutions continue attracting interest from first-time buyers and downsizers.  While this segment has not recovered as quickly as low-rise housing, it continues to provide one of the region's most affordable entry points into home ownership.

Community Spotlight

Whitby

Whitby continues to demonstrate some of Durham's strongest overall market stability.  Brooklin and North Whitby remain particularly attractive to move-up families relocating from Toronto, Markham and Vaughan. Larger detached homes, modern subdivisions and highly regarded schools continue supporting consistent buyer demand.  Inventory remains healthy, providing buyers with options while preventing excessive competition. At the same time, sellers who price realistically continue achieving successful sales without prolonged marketing periods.  Whitby increasingly reflects a mature suburban market where stability has replaced volatility.

Oshawa

Oshawa continues to generate the largest share of Durham's overall transaction volume while displaying the greatest diversity between neighbourhoods.  North Oshawa remains one of the region's strongest performing areas. Continued residential development, proximity to Highway 407, Ontario Tech University and expanding employment opportunities support steady housing demand.  Central Oshawa presents a different picture. Buyers remain highly price conscious, placing considerable emphasis on property condition and value relative to comparable sales. Renovated homes continue outperforming older properties requiring significant updating.  South Oshawa continues benefiting from infrastructure improvements and increasing investor interest, although activity remains more measured than previous market cycles.  Overall, Oshawa continues functioning as Durham's affordability anchor.

Pickering

Pickering's strategic location continues supporting one of Durham's more resilient housing markets.  Its proximity to Toronto, Highway 401, GO Transit and major employment corridors continues attracting professionals seeking shorter commuting times without Toronto housing costs.  Detached homes and freehold townhomes remain particularly popular, while condominium demand has remained relatively stable compared to many GTA markets.  Pickering often responds earlier to improving GTA market conditions than municipalities further east, making it an important market to monitor during changing cycles.

Ajax

Ajax continues to offer one of Durham's most balanced housing markets.  Rather than experiencing dramatic price swings, the community has demonstrated steady transaction activity supported by family-oriented neighbourhoods, established amenities and reasonable affordability.  Buyers remain disciplined and value conscious. Homes entering the market at realistic price points continue selling within expected marketing periods, while overpriced listings generally require adjustments before attracting meaningful interest.  Ajax continues rewarding careful pricing more than aggressive marketing strategies.

Clarington

Clarington continues attracting buyers seeking affordability, newer housing developments and additional living space.  Bowmanville and Courtice remain the municipality's most active communities, benefiting from continued residential growth and infrastructure investment. Buyers relocating from western Durham continue viewing these communities as offering strong long-term value.  Market activity typically moves at a slower pace than Whitby or Pickering, but conditions have gradually strengthened throughout the second quarter.  Future transportation improvements and continued population growth remain important long-term factors supporting demand.

Uxbridge & Scugog

The northern communities of Durham continue operating somewhat independently from broader GTA market cycles.  Lifestyle remains the primary driver rather than commuting convenience.  Demand for country properties, estate homes and waterfront residences around Port Perry continues reflecting lifestyle preferences more than broader housing affordability trends.  Although transaction volumes remain lower than southern Durham municipalities, pricing has remained relatively stable, supported by limited inventory and continued interest from buyers seeking rural living within reasonable distance of the GTA.

Durham by the Numbers: What Changed During Q2?

Looking at the second quarter as a whole, several trends become apparent:

• Detached homes continued to lead the market recovery.
• Freehold townhouses remained one of the healthiest and most balanced property types.
• Condominium townhouses showed steady demand, particularly among first-time buyers.
• Condominium apartments continued to face the greatest supply pressure.
• Inventory remained elevated across Durham but became less of a growing concern as sales strengthened through the quarter.
• Marketing times remained relatively consistent, reflecting measured but confident buyer activity.
• Pricing improved gradually from winter lows despite remaining below June 2025 levels.

Perhaps most importantly, Durham continues to outperform many higher-priced GTA markets in terms of market balance. The combination of relative affordability, population growth, expanding infrastructure and diversified housing stock has helped create conditions that are neither overheated nor significantly oversupplied.

As the market enters the second half of 2026, Durham appears well positioned to benefit if consumer confidence continues improving. While economic uncertainty remains an important consideration, the underlying housing fundamentals suggest a region that is gradually transitioning from correction toward long-term stability rather than rapid appreciation. To read our economic outlook click Economic Benchmark