Toronto Housing Market Report

2024 was a slow year again for Toronto Realtors, sometimes agonizingly so, yet sales did increase by 2.6% vs 2023.

It was a year of the fear of higher for longer interest rates and rising long-term bond yields which gaves little hope for homebuyers hoping to buy a property in one of the most expensive housing markets in North America.

Many would be buyers remained on the sidelines, increasing their down payment, and hoping for mortgage rate relief. Homeowners on the other hand, stuck by the locked-in rate effect, sat on their properties, but were still confident they’d get their price when they were able to sell.

2024 saw a substantial 16.4% rise in home listings which caused about 1% decline in selling prices.  Ground-oriented townhouses and houses had prices hold up well. High rise condos on the other hand saw supply gluts causing prices decline while condo investors worry about a potential crash in that market.

Canadian mortgage rates fell about a percentage point to 5.38 from 6.39 on a 5-year term for an average monthly payment of $3,524. However, there may be 5 year fixed rate mortgage available for 4.15% saving money for some buyers in the Toronto market. Overall, the reduction of rates this year wasn’t enough to reduce mortgage payments to an affordable level.  The housing market remains one of excessive prices and insufficient supply.

Some housing experts believe 2024 was a transitional year as buyers saw some deals and interest rates began to fall. We’re seeing a big rise in listings which could rise dramatically this winter given political turmoil with the United States.

It’s never a more nerve-wracking time to buy a million dollar home in the GTA.

Toronto Regional Real Estate Board’s December Report

TRREB’s December  report show sales in December from November by 16% while median home price also declined to $1,067,186. Home for sale signs are more prominent in most cities yet houses are sitting 36 days on the market before being sold.

However, the GTA housing market has shifted towards a balanced market, with a sales-to-new-listings ratio (SNLR) of 55% in December 2024.

New listings rise, but sales have decreased this year.

Sales of detached houses fell 16.3% compared to 12 months ago, while house prices declined only .3% in the 416 region, while sales dropped 2.4% in the 905 region. House prices in the 416 zone dropped .3% while they receded 1% in the 905 region.

Townhouses in the 416 zone saw prices drop a substantial 21.4% while semi-detached dropped by 11%. 416 zone condo apartment prices dropped surprisingly by 4.7% while only down 1.4% in the 905 region.

“Consumer sentiment, monetary policy, development policy, and issues such as congestion continued to impact the resale, new, and rental housing markets in 2024. Government policies on these fronts need to be reviewed in 2025.” said TRREB CEO John DiMichele.  

Canadian and Ontario Economy Improving

Economic indicators supporting the economy and home sales include rising GDP, rising employment growth, falling unemployment and inflation, and of course falling mortgage rates. However, Toronto’s unemployment rate has risen substantially reflecting the glut of recent migrants and a slowing economy.

The unemployment rate in Toronto, Ontario was 8.2% in December 2024, one of the highest unemployment rates among Canada’s 20 largest census metropolitan areas (CMAs).

Falling house prices could encourage some sellers to put their home on the market. However, the locked-in mortgage rate effect is far from over as there are many factors causing homeowners to keep the status quo, namely economic uncertainty and the fall and winter season ahead.

With many homeowners possessing mortgages near 3%, it will be some time before they can refinance at a similar rate. Reports are that there is a surge in mortgage refinancing going on, however, those who are refinancing are likely to suffer financially given the expected rise monthly mortgage payments.

A good portion of mortgagees will be refinancing their home loans in 2025.

The CMHC in its recent report says Canadians are experiencing severe financial distress and most of their monthly debt is mortgage debt. The longer interest rates stay high, the more homeowners will succumb to their debt loads. They say many of them are using up their savings to stay afloat. They add that 25% of mortgagees are concerned about their ability to make their mortgage payments.

Many have resorted to Helocs, credit cards, and are changing their spending behaviours. A small percentage increase in 90 day overdue mortgage payments show financial stress is real.

While many in the Toronto housing market hope for lower mortgage rates, high home prices and mortgage qualification rules (debt to income) vs requested mortgage will make purchasing a tough prospect.

36% of first time homebuyers in Ontario as reported by CIBC economists, are getting financial help to cover their down payments. That “gift” is $128,000 in Ontario and is up 52% in the last 5 years. It suggests the market is dependent on young buyers borrowing money from the bank of mom and dad. As Gen X or baby boomer parents transfer wealth to younger generations, it may add to rising home price pressures.

Toronto Condo Market Under Pressure

The Toronto condo market was the bigger story last summer. Condo prices fell 5.7% year over year in the 905 area code and down .5% in the 416 area code. In December, condo selling prices dropped 3.3% in the 4th quarter vs 3rd. Sales slipped by 4.4%.

TRREB reports that 17,400 condo apartment rentals reported through its MLS® System in Q2 2024.  That was an increase of 25.2% versus the 13,896 rentals listed in Q2 2023.  The average rent for a 1-bedroom condo apartment fell 3.1% to $2,452 monthly in Q2 2024, from $2,529 in Q2 2023. The average 2-bedroom unit rent fell 1.9% to $3,178 in Q2 2024 compared to $3,239 in Q2 2023.

Investors are being hit with losses as condo rents decrease against persistent high mortgage costs. Many face selling their units at substantial losses. Mortgage delinquencies have doubled year over year, the highest rate in 8 years. This makes investments in Toronto condos a risky and money losing proposition.

According to one report, Canadian real estate companies are going bankrupt in high numbers, up 57% from 2023, on track to include 240 companies. And this is 13% higher than during the 2009 financial crisis, making it very newsworthy.

Urbanation and CIBC reported that 77% of Toronto investors who secured a mortgage on a new condo last year are losing money on it. The average monthly loss is a staggering $597. Benjamin Tal says this is the biggest test of the Toronto condo market since 1991.

Toronto renters are a big component of the condo market and rent prices have fallen 3.1% in Q2 of 2024. It’s a bad situation condo developers want little part of. Condo prices are down 12% from two years ago where they peaked.

It’s an odd situation in a marketplace described as a “housing shortage crisis.”

It’s a crisis of living space too. Another issue is in demand for more space, as young buyers don’t want the micro-sized condos builder/investors have created. Millennials in particular have little use for small condos as they marry and begin raising families. They want larger sized units, which haven’t been built. Surveys show almost half of rentals are too small for the people inhabiting them.

The key question for real estate investors is what is preventing the Toronto condo market from collapsing?

It may be that investor owners are willing to keep making payments and refusing to sell at a loss. And with rates falling slightly, they may be willing to hold fort, with expectations that their fortunes will reverse in 2025. But will rent prices drop even further in the next few months resulting in a cascade condo sell off?

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GTA City by city home prices (data courtesy of TRREB)

As the single detached home price chart for the GTA region below reveals, price rises for single detached homes have been steepest in Burlington, Halton Hills, Toronto West, and King.   Over the previous 8 years, home prices have increased the most in Aurora, King, Georgina, Newmarket, Ajax and Oshawa.

Toronto Region Cities	December 2024	July 2024	February 2024	May 2023	August 2017	Price Change last 8 Months	Price Change last 8 years
Burlington	$1,245,000	$1,590,391	$1,422,500	$1,495,300	$944,564	-25%	31.81%
Halton Hills	$950,000	$1,311,179	$1,141,000	$1,265,500	$984,812	-12%	-3.53%
Milton	$1,170,000	$1,323,960	$1,299,900	$1,325,000	$866,650	-37%	35.00%
Oakville	$1,170,000	$1,323,960	$1,299,900	$1,870,000	$1,314,363	-18%	-10.98%
Brampton	$1,044,500	$1,167,169	$1,229,519	$1,281,000	$766,831	-12%	36.21%
Caledon	$1,282,000	$1,167,169	$1,457,751	$1,455,000	$1,028,591	-10%	24.64%
Mississauga	$1,325,000	$1,589,373	$1,395,000	$1,480,000	$1,066,015	-10%	24.29%
Toronto West	$1,215,000	$1,457,154	$1,250,500	$1,350,000	$919,916	-22%	32.08%
Toronto Central	$1,882,500	$2,500,771	$2,215,000	$2,400,000	$2,113,130	-12%	-10.91%
Toronto East	$1,100,000	$1,230,479	$1,195,000	$1,247,000	$887,620	13%	23.93%
Aurora	$1,745,000	$1,790,483	$1,607,500	$1,550,000	$1,144,094	7%	52.52%
E Gwillimbury	$1,330,000	$1,367,586	$1,410,000	$1,245,000	$966,047	6%	37.67%
Georgina	$955,000	$861,465	$948,000	$900,000	$604,838	38%	57.89%
King	$2,752,000	$2,573,088	$1,953,000	$2,000,000	$1,768,333	-12%	55.63%
Markham	$1,570,000	$1,810,025	$1,629,000	$1,788,000	$1,319,860	16%	18.95%
Newmarket	$1,570,000	$1,280,657	$1,385,000	$1,355,000	$901,055	-6%	74.24%
Richmond Hill	$1,735,000	$1,905,989	$1,817,000	$1,840,000	$1,466,884	-9%	18.28%
Vaughan	$1,575,000	$1,813,500	$1,620,000	$1,725,000	$1,348,649	0%	16.78%
Stouffville	$1,396,000	$1,467,685	$1,438,000	$1,395,000	$1,024,941	-3%	36.20%
Ajax	$1,085,000	$1,099,099	$1,097,500	$1,120,000	$708,185	-17%	53.21%
Brock	$621,000	$685,792	$779,000	$747,450	$508,615	-7%	22.10%
Oshawa	$805,000	$862,525	$850,000	$861,000	$550,677	-9%	46.18%
Pickering	$1,165,000	$1,171,175	$1,190,000	$1,280,000	$812,643	-5%	43.36%
Scugog	$900,000	$1,106,943	$962,500	$945,000	$719,375	2%	25.11%
Uxbridge	$1,380,000	$1,516,851	$1,300,000	$1,350,000	$792,233	-1%	74.19%
Whitby	$1,145,000	$1,115,330	$1,100,000	$1,161,000	$733,811	-5%	56.03%
Orangeville	$846,000	$853,553	$827,500	$890,000	$612,974	-2%	38.02%
Bradford	$1,155,000	$1,341,632	$1,145,000	$1,180,000		-3%
Innisfil	$876,500	$857,088	$820,000	$900,000	$549,492	-3%	59.51%

Toronto Housing Predictions

Most banks, real estate brokerage brands and MLS associations won’t offer any kind of firm, certain projection of home sales and prices. And when they do, they’re quickly revised based on whatever happens in the economy. What they’re hoping from their housing market experts is a confident view of all political, BofC, and supply/demand factors taken into account.

Experts predictions have been for a recovery of home sales for sometime, but the timeline of the recovery has kept sliding into the future, due to government’s inability to contain stimulus spending and bring down inflation. Even now, inflation is an issue in the Metro Toronto area. However, the economy has cooled, and may be prepared for a lift in 2025.

Realtors should be preparing now for a strong market in 2025.  A big growth in listings combined with price moderation and lower mortgage rates should spawn a big jump in home sales. For Millennials, buying a home is an urgent matter, and they’ll gladly sign a 5 year mortgage to buy one. Just the easing of mortgage rates is a catalyst for them.

Prices have topped off as the economy has slowed, but what might happen when rates sink 1% in 2025 to perhaps 2% by spring of 2026?

In its 2024 Canadian housing market forecast report, REMAX predicts Toronto area home prices will decline by 3% by year end.  Back in April, Phil Soper and Royal Lepage made a bold projection of home prices, to rise 8% in the 4th quarter, 2024. Phil commented that the driver of rising prices is a continuous shortage, and that more listings won’t solve demand.

TD Economics continues to paint a bleak outlook for home sales across the country and we’d assume for Toronto as well. They foresee home prices increasing by 10% by the end of 2024. That would suggest they see a rush of buyers buoyed by continuous BofC rate cuts.

CMHC Housing Forecast for Toronto

CMHC forecasts a decline in housing starts for both 2024 and 2025 due to high construction costs. This should sink supply at a time when buyer demand is increasing. It means sellers might try to hold off until house prices peak in 2025/2026. A condo glut and market mismatch with buyers, should see condo price. They project an increase in prices.

Bookmark this page for updates as forecasters make announcements and MLS’s release data.