Durham Region’s real estate market in October 2025 reflects one of the most dynamic shifts across the entire Greater Toronto Area. Long regarded as the GTA’s most affordable major region, Durham has seen immense demand growth over the past decade due to population expansion, value-driven buyers, and improving transit access. Today, however, Durham is experiencing the same buyer-leaning balance seen across Toronto, Mississauga, Brampton, and York Region — but with its own unique affordability-driven behavior.
According to the Toronto Regional Real Estate Board (TRREB), the broader GTA recorded 6,138 home sales in October 2025, marking a 9.5% decline from the same month last year. New listings climbed to 16,069, a 2.7% increase year-over-year, and the average GTA selling price fell to $1,054,372, down about 7% from 2024. Durham Region, sitting at the more affordable end of the GTA price spectrum, is feeling similar cooling pressure, though demand remains stronger than in higher-priced markets because of its accessibility for first-time buyers and commuters.
Durham’s local market numbers show a clear moderation. Inventory has increased across all cities, sales have slowed compared to last year, and typical Days on Market (DOM) have broadened noticeably. Compared to York, Peel, or Toronto, Durham remains the region where buyers find the most financial flexibility — but higher borrowing costs have softened activity. The Bank of Canada’s October 29 rate cut to 2.25% has provided some relief, yet buyers are still cautious, selective, and ready to negotiate more aggressively. Inflation around 2.4% and slower economic growth limit the return of high-velocity buying.
Durham is composed of several highly distinct cities and towns, including Oshawa, Whitby, Ajax, Pickering, Clarington, Uxbridge, Brock, and Scugog. Each area has its own micro-market conditions shaped by affordability, transit access, employment nodes, housing stock age, and new construction pipelines. What unifies the region is the shift away from overheated seller conditions and toward a calm, patient, negotiation-friendly market.
Durham Region Market Snapshot – October 2025
Durham’s housing activity across October 2025 shows that:
• Sales are slower relative to 2024
• Inventory is up across nearly all segments
• Buyers are no longer rushing into offers
• DOM has stretched to a range of 30–70+ days depending on home type
• Detached homes, which make up the bulk of Durham inventory, show the steepest adjustments
• Semis, towns, and entry-level homes remain the region’s strongest performers
• Condos, though a smaller segment, are showing steady but moderated absorption
Durham remains more affordable than York, Halton, or Toronto, which stabilizes demand and prevents deep corrections. But affordability alone is not enough to overcome interest-rate pressure, and that is reflected in Durham’s current pace of sales and broader inventory levels.
Detached Homes in Durham Region
Detached homes represent a large portion of Durham’s housing, especially in Oshawa, Clarington, Whitby, and Pickering. This segment is particularly interest-rate-sensitive due to mortgage size and renovation costs.
Detached home trends across Durham include:
• DOM: 40–75 days
• Price adjustments consistent with GTA’s –5% to –7% YoY range
• Higher inventory, especially in newer subdivisions
• Large two-story detached homes built between 2005 and 2015 showing slower absorption
• Stronger demand for updated, move-in-ready detached homes under $1M
Oshawa, being Durham’s most affordable major city, shows the strongest buyer interest for detached properties. Clarington continues to attract families seeking value and larger lots, but like the rest of the region, DOM is extended. Whitby and Pickering — historically higher-priced — are seeing buyers push harder on negotiation.
Detached homes requiring substantial renovations or upgrades often sit much longer as buyers avoid additional financial burden during a high-cost borrowing environment. Newer detached homes offering finished basements, income potential, and energy-efficient upgrades continue to outperform.
Semi-Detached Homes in Durham Region
Semi-detached homes are among Durham’s most resilient categories. They appeal strongly to first-time homebuyers and families looking for affordability without sacrificing space. These homes tend to sell faster relative to detached inventory.
Typical semi-detached metrics across Durham:
• DOM: 20–40 days
• Stable pricing aligned with moderate GTA shifts
• Strongest demand in Oshawa, Whitby, and Ajax
• Premium performance for semis with finished basements or rental potential
Semis in communities like Whitby Shores, North Ajax, East Oshawa, and Brooklin enjoy consistent buyer interest. Durham’s semi-detached segment benefits from being one of the few remaining affordable freehold options with access to the 401, 407, and GO Transit.
Townhomes in Durham Region
Townhomes — both freehold and condo-managed — remain a popular mid-range choice for families across Durham Region. With detached homes becoming harder to afford, the townhome segment is attracting sustained attention.
Townhome performance in October 2025:
• DOM: 25–50 days
• Prices adjusting modestly
• Higher turnover in new subdivisions in Oshawa, Clarington, and Courtice
• Towns in Ajax and Pickering remain premium-priced but more negotiable than in previous years
Freehold towns along Taunton Road, Harmony Road, Conlin Road, and the Bowmanville/Clarington corridor consistently outperform in terms of showings and offers. Townhomes with attached garages, larger layouts, and finished basements see the strongest interest.
Condo Market in Durham Region
Durham’s condo market is significantly smaller than Toronto, Mississauga, or Vaughan, but it plays an increasingly important role for affordability. Condo communities in Pickering, Ajax, Whitby, and Oshawa provide entry-level homeownership paths for first-time buyers.
Condo market patterns include:
• DOM: 30–55 days
• YoY price adjustments modest (consistent with GTA’s 4–6% condo easing)
• Strong rental demand continues due to population growth
• High investor presence in certain newer Pickering/Oshawa developments
Pickering’s condo market benefits from its proximity to Toronto and the 401, with many young professionals seeking more space for lower costs. Downtown Oshawa also maintains steady demand due to its growing student population and transit access.
Durham Region City-by-City Breakdown
Oshawa
Oshawa remains the most affordable major city in the GTA and continues to show the strongest demand in Durham. Detached and semi-detached properties priced under $900K receive consistent showings, though DOM still ranges 35–65 days. Newer developments in North Oshawa along Simcoe and Harmony offer modern homes with competitive pricing.
Whitby
Whitby shows a more balanced market, with detached homes experiencing longer absorption times and townhomes performing steadily. Semis remain one of Whitby's best-performing segments. Brooklin and Whitby Shores continue to be among the city’s most attractive communities.
Ajax
Ajax remains desirable due to its location, waterfront, and strong community amenities. Townhomes and semis are stable performers. Detached homes show slower turnover, especially at higher price points. Buyers are comparing Ajax closely with more affordable Oshawa options.
Pickering
Pickering sees moderate activity in both freehold and condo segments. Areas near Frenchman’s Bay, Liverpool Road, and Brock Road maintain interest. Condos near the Pickering GO and Highway 401 continue to see balanced demand from commuters.
Clarington
Clarington attracts families seeking more space at a lower cost. Detached and townhome markets remain healthier relative to Durham’s costlier cities. Bowmanville and Courtice show steady activity. DOM: roughly 35–60 days.
Uxbridge, Scugog, Brock
These northern municipalities present slower markets due to rural location and higher price gaps. DOM can exceed 70 days for larger properties. Townhomes and smaller detached homes move more predictably.
Investor Behavior in Durham Region
Durham is one of the most attractive regions for investors due to affordability, strong rental demand, and population growth. Investor priorities include:
• Freehold townhomes in Oshawa and Clarington
• Semi-detached homes with legal basement potential
• Condos in Pickering and Oshawa with strong rent-to-price ratios
• Properties close to transit and post-secondary institutions
Investors remain more careful with cash flow due to interest rates but recognize Durham’s long-term upside.
Buyer Strategies for 2025–2026
Buyers benefit greatly from the current Durham environment. Recommended strategies include:
• Negotiate confidently; Durham sellers have more flexibility
• Take advantage of longer DOM for inspection and financing conditions
• Explore “stale” listings (45–90+ days) for the best opportunities
• Consider value pockets in North Oshawa, Clarington, and Courtice
• Compare freeholds vs. townhomes to determine best affordability path
Durham is one of the few GTA regions where buyers can still find freeholds below the $1M mark.
Seller Strategies for 2025–2026
Sellers must adjust to the cooling conditions:
• Price realistically based on 2025 trends, not previous peaks
• Stage the home for maximum impact
• Invest in professional photography and marketing
• Monitor competing listings every week
• Complete key repairs before listing to reduce buyer hesitation
Durham’s best-performing sellers are the ones who identify buyer expectations early.
Durham Region Outlook for 2026
Durham is expected to perform steadily in 2026 as interest rates gradually decline. Townhomes and semis will continue to be strong performers, and detached homes will normalize as buyers adjust to new borrowing conditions. Long-term fundamentals — transit expansion, affordability, and population growth — keep Durham among the GTA’s most promising regions for sustained real estate activity.
References
TRREB Market Watch October 2025
VIP Condos Toronto October 2025 Summary
Condopundit GTA Market Commentary October 2025
Wealth Professional GTA Housing Update 2025
Bank of Canada Rate Announcement October 2025
Statistics Canada CPI September 2025
References
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