The Greater Toronto Area housing market entered July 2026 with a contradiction that deserves more attention than the headline numbers alone suggest.
Prices were still below last year’s levels. Homes were still taking longer to sell. Buyers were still negotiating. Yet at the same time, the supply of homes coming onto the market dropped sharply, active inventory declined, year-to-date sales moved slightly ahead of last year, and seasonally adjusted sales improved from June.
That combination makes July one of the more important transition months of 2026.
The GTA did not suddenly become a strong seller’s market. There is no evidence in the July data of a broad price surge or widespread bidding-war environment. But the conditions that gave buyers significant leverage are starting to change.
GTA REALTORS® reported 5,995 sales in July 2026, only 0.9% below the 6,047 sales recorded in July 2025. At the same time, new listings dropped 17.8% year over year, falling from 17,623 to 14,484. Active listings declined 12.1% to 26,098. The average selling price was $1,003,956, down 4.5% from July 2025, while the MLS® Home Price Index Composite benchmark remained approximately 4.6% lower year over year.
The most important number may therefore not be the 0.9% sales decline or even the 4.5% price decline.
It is the 17.8% reduction in new listings.
Demand has remained relatively stable while supply has contracted much faster.
If that pattern continues, the market buyers face later this year could look very different from the one they experienced during periods of expanding inventory.
For sellers, that does not mean it is time to raise the asking price simply because competition is declining.
For buyers, it does not mean opportunity has disappeared.
For investors, it does not mean every discounted property suddenly represents value.
July’s market rewards something more useful than optimism or pessimism: careful interpretation of the numbers, local market analysis, accurate pricing and disciplined decision making.
The July 2026 GTA Housing Market at a Glance
The primary GTA numbers for July were:
|
Metric
|
July 2026
|
July 2025
|
Change
|
|
Sales
|
5,995
|
6,047
|
-0.9%
|
|
New
Listings
|
14,484
|
17,623
|
-17.8%
|
|
Active
Listings
|
26,098
|
29,707
|
-12.1%
|
|
Average
Price
|
$1,003,956
|
$1,051,600
|
-4.5%
|
|
Avg.
LDOM
|
32 days
|
30 days
|
+6.7%
|
|
Avg.
PDOM
|
45 days
|
40 days
|
+12.5%
|
TRREB’s July Market Watch also reports a GTA dashboard average sale-price-to-list-price ratio of approximately 97.3%.
Those numbers describe a market that is still price sensitive but becoming tighter.
The distinction is important.
A market can tighten without prices immediately rising. Supply and demand conditions generally have to change before the resulting effect becomes fully visible in transaction prices.
July may be showing that first part of the process.
The Biggest July Story: Supply Fell Much Faster Than Sales
A homeowner reading that sales were down 0.9% might assume the market weakened again.
A buyer reading that the average price was down 4.5% might reach the same conclusion.
Neither interpretation captures the full picture.
Consider what happened to supply.
Sales moved from 6,047 to 5,995, a difference of just 52 transactions.
New listings, however, dropped from 17,623 to 14,484.
That is 3,139 fewer new listings coming onto the market than one year earlier.
Active inventory also fell from 29,707 to 26,098.
This is why the relationship between sales and listings matters more than either number in isolation.
When sales fall slightly but new supply falls dramatically, buyers have fewer new options entering the market relative to the number of transactions taking place.
TRREB explicitly characterized July conditions as tighter and noted that active buyers were facing more competition from other purchasers because listings had declined substantially.
That does not automatically create price growth.
What it does is reduce one of the conditions that normally supports falling prices: continuously expanding choice.
When buyers can choose among a large and growing number of comparable properties, they can reject an overpriced listing and move to the next one.
When competing inventory begins shrinking, that strategy becomes less reliable.
A good property priced properly can attract attention faster because buyers have fewer substitutes.
This is where the July market begins to look different.
Month-to-Month Momentum Also Tightened
The year-over-year comparison is only one part of the story.
TRREB’s seasonally adjusted data gives us another useful perspective because it helps identify the underlying month-to-month direction.
From June to July 2026:
· Seasonally adjusted sales increased 3.2%
· Seasonally adjusted new listings declined 1.5%
· Seasonally adjusted average price declined 0.6%
· MLS® HPI increased 0.3%
The seasonally adjusted sales total increased from 5,411 in June to 5,582 in July, while new listings declined from 12,926 to 12,730. The HPI moved from $931,100 to $933,800.
This creates an interesting sequence.
Transaction activity improved.
New supply declined.
The benchmark price edged higher.
Yet the seasonally adjusted average price moved slightly lower.
That is exactly why one month should not be reduced to a single number.
Average price can move because of the mix of homes sold. The HPI is designed to track price movement differently. When they move in slightly different directions during a transition period, the safest interpretation is not that prices are surging or collapsing.
The stronger conclusion is that underlying market conditions tightened while price stabilization remained incomplete.
Prices Are Still Below Last Year
There is no reason to minimize the price correction.
The July average selling price of $1,003,956 was 4.5% below July 2025.
The MLS® HPI Composite benchmark was down approximately 4.6%.
Those two measurements pointing in a similar direction strengthen the evidence that values remained below year-ago levels.
The market has therefore not erased the price adjustment experienced by homeowners.
But the direction of supply matters because prices do not move independently of market balance.
A market can remain below last year’s price level while moving closer to stabilization.
That is a more accurate description of July.
TRREB itself suggested that if current tightening trends continue, average selling prices could begin to level off in the second half of the year. That is a conditional statement, not a guarantee, and it should be treated that way.
The word if matters.
If listings begin increasing significantly again, the balance could shift back.
If sales weaken materially, tighter supply might not be enough to support prices.
If buyers remain cautious because of economic or borrowing concerns, homes can continue taking time to sell even with fewer listings entering the market.
July has changed the setup.
It has not predetermined the outcome.
Year-to-Date Numbers Reveal Another Important Shift
Looking only at July can hide a larger trend.
Through the first seven months of 2026, the GTA recorded:
· 37,105 sales
· $1,032,207 average selling price
· 102,566 new listings
For the comparable period in 2025:
· Sales were 36,891
· Average price was $1,087,954
· New listings were 120,911
That means year-to-date sales were approximately 0.6% higher, while the average price remained approximately 5.1% lower and new listings were approximately 15.2% lower.
The relationship is revealing.
The number of transactions has effectively stabilized relative to last year.
Prices remain lower.
The flow of new supply has contracted considerably.
This suggests the adjustment in 2026 is not simply a story of disappearing buyers.
There are buyers.
They are purchasing.
What has changed is the price at which many of those transactions are occurring and the amount of inventory competing for their attention.
For real estate clients, this distinction can be more useful than declaring that the market is simply “up” or “down.”
Detached Homes: Sales Stabilized Before Prices
Detached homes accounted for the largest share of July GTA sales.
There were 2,789 detached transactions, representing approximately 46.5% of all sales in the Market Watch price-range table.
The GTA detached average price was $1,291,690.
Compared with July 2025:
· Detached sales increased 0.6%
· Detached average price declined 5.1%
That is a classic example of activity stabilizing before pricing fully follows.
The 416 and 905 markets also behaved differently.
City of Toronto detached
· Sales: 691
· Average price: $1,547,928
· Sales change: +2.8%
· Price change: -1.5%
905 detached
· Sales: 2,098
· Average price: $1,207,295
· Sales change: -0.1%
· Price change: -6.7%
The same property category therefore produced very different results depending on geography.
For a seller, that is a reminder that a GTA detached average is not a pricing strategy.
For a buyer, it is evidence that negotiation expectations should be based on the local market rather than on a regional headline.
Semi-Detached Homes Faced Greater Price Pressure
Semi-detached properties recorded:
· 557 GTA sales
· $964,922 average price
· Sales change: -5.9%
· Price change: -7.4%
Among the four major housing types reported by TRREB, this was the largest GTA average-price decline in July.
The Toronto and 905 split again matters.
Toronto’s semi-detached average was $1,122,326, while the 905 average was $851,726.
Sales were down 6.8% in the 416 and 5.3% in the 905.
Prices declined 9.9% in Toronto and 4.6% in the 905.
A homeowner looking at the GTA average alone could miss substantial differences between locations.
Townhouses Continue to Fill an Important Middle Ground
TRREB reported 1,003 townhouse sales in July.
The GTA average price was $817,213.
Compared with July 2025:
· Sales declined 2.7%
· Average price declined 3.9%
Toronto townhouse sales increased 8.7%, while 905 sales declined 6.0%.
Toronto’s average townhouse price was $867,635, compared with $800,561 in the 905.
That divergence in sales activity again demonstrates why broad market labels can mislead.
For buyers moving between property types, townhouses may sit between condominium apartments and detached ownership from a pricing perspective, but they should still be analysed as their own market segment.
Condominiums: Stable Sales Do Not Mean the Same Market Everywhere
The GTA recorded 1,564 condo apartment sales during July.
The average price was $636,323.
Sales were almost unchanged from one year earlier, declining only 0.1%, while the average price declined 2.3%.
But there was a notable geographical split.
Toronto condo apartments
· Sales: 1,054
· Sales change: +3.3%
· Average price: $672,807
· Price change: -1.6%
905 condo apartments
· Sales: 510
· Sales change: -6.6%
· Average price: $560,923
· Price change: -5.0%
The GTA-wide condo number therefore hides two different patterns.
Toronto condo transaction activity improved year over year while the 905 condo segment experienced weaker sales and greater price pressure.
For condo sellers, building-level competition, maintenance fees, layout, parking, condition and local inventory can matter enormously.
For buyers, the same creates opportunity to be selective rather than assuming every condominium is equally negotiable.
Toronto and the Rest of the GTA Are Moving Differently
The official July comparison separates the City of Toronto from the rest of the GTA.
City of Toronto
· Sales: 2,242
· Average price: $1,010,836
· New listings: 4,980
July 2025:
· Sales: 2,190
· Average price: $1,045,159
· New listings: 6,013
Toronto sales therefore increased while new listings dropped substantially.
Rest of GTA
· Sales: 3,753
· Average price: $999,845
· New listings: 9,504
July 2025:
· Sales: 3,857
· Average price: $1,055,258
· New listings: 11,610
The rest of the GTA experienced lower sales and lower prices, but it also experienced a substantial reduction in new listings.
This reinforces the central July theme: the supply contraction is broad enough to matter, even where sales have not strengthened.
Regional Conditions Are Far From Uniform
The monthly regional dashboard provides another layer of detail.
Toronto
· Sales: 2,242
· Average price: $1,010,836
· New listings: 4,980
· Active listings: 9,310
· Average MOI: 4.2
· Average SP/LP: 97.3%
Halton
· Sales: 682
· Average price: $1,151,595
· New listings: 1,503
· Active listings: 2,659
· Average MOI: 3.9
· Average SP/LP: 96.2%
Peel
· Sales: 1,053
· Average price: $910,007
· New listings: 2,875
· Active listings: 5,055
· Average MOI: 4.8
· Average SP/LP: 97.2%
York
· Sales: 1,063
· Average price: $1,146,307
· New listings: 2,764
· Active listings: 5,179
· Average MOI: 4.9
· Average SP/LP: 97.6%
Durham
· Sales: 725
· Average price: $834,312
· New listings: 1,719
· Active listings: 2,579
· Average MOI: 3.6
· Average SP/LP: 98.4%
Simcoe
· Sales: 194
· Average price: $821,174
· New listings: 554
· Active listings: 1,159
· Average MOI: 6.0
· Average SP/LP: 96.2%
These numbers demonstrate why clients need local advice.
Durham, with 3.6 months of inventory and a 98.4% sale-price-to-list-price ratio, was behaving differently from Simcoe, where the dashboard showed 6.0 months of inventory and a 96.2% ratio.
A negotiation strategy that is effective in one region may be inappropriate in another.
And even these regional figures remain broad averages. Individual municipalities and neighbourhoods can behave differently again.
Days on Market Tell Us Buyers Are Still Selective
One of the reasons it would be premature to describe July as a strong seller’s market is the time properties are taking to sell.
Across all TRREB areas:
· July average LDOM: 32 days
· July average PDOM: 45 days
· YTD average LDOM: 31 days
· YTD average PDOM: 46 days
TRREB defines LDOM as the number of days sold listings were on the market. PDOM represents the time a property was on the market before selling regardless of whether it was listed more than once by the same seller and brokerage combination during the original listing contract period.
The July Days on Market comparison confirms that the gap varies widely by municipality.
This distinction matters for sellers.
A listing may appear relatively fresh after being cancelled and relisted, but buyers and agents can often evaluate the property’s broader exposure history.
It also matters when setting expectations.
A seller should not interpret tighter inventory as a guarantee of an immediate sale.
The average property can still require patience, proper positioning and, in some cases, a strategy adjustment.
The 97.3% Sale-to-List Ratio Has a Practical Meaning
The GTA dashboard showed an average SP/LP ratio of approximately 97.3%.
That tells us something about buyer behaviour.
At the market-wide level, the typical transaction is not simply closing at the asking price.
Negotiation remains part of the market.
But this figure should not be turned into a rule such as “offer 2.7% below asking.”
That would misuse an average.
Some properties are deliberately listed below expected market value.
Others are priced aggressively and require reductions.
Some sell above asking.
Others sell substantially below.
The better use of SP/LP data is as evidence that asking price and market value are not the same thing.
Buyers should analyse comparable sales and listing history rather than mechanically applying a discount.
Sellers should understand that buyers are comparing value carefully and will punish an unrealistic asking price.
Buyer Strategy for the July 2026 Market
For buyers, July creates an unusual combination of opportunity and risk.
Prices remain below last year, which can improve purchasing opportunities relative to previous price levels.
But inventory is beginning to contract.
That means the buyer who waits simply because they expect more and more selection may be making an assumption that the July data no longer supports.
1. Do not confuse lower prices with unlimited negotiating power
The GTA average price is down, but new listings are falling much faster than sales.
A stale listing that has been sitting for weeks may still offer negotiating opportunity.
A newly listed, well-positioned property in a desirable area may not.
Treat each property independently.
2. Watch competing inventory
Before making an offer, ask:
· How many similar homes are currently active?
· How long have they been listed?
· Have comparable listings terminated or been relisted?
· How many comparable homes recently sold?
· Is new inventory increasing or declining in this specific neighbourhood?
The GTA trend tells us supply is tightening.
The neighbourhood tells us whether that trend applies to the property you actually want.
3. Separate asking price from value
The 97.3% GTA SP/LP ratio shows negotiation exists, but it does not tell you what any individual property is worth.
Use sold comparables.
Look at condition, lot, renovation quality, parking, location and property type.
An overpriced listing may deserve a substantial discount.
A correctly priced listing may not.
4. Have financing ready before competition increases
The supplied TRREB Market Watch lists the July Bank of Canada overnight rate at 2.3%, prime rate at 4.5%, and posted mortgage rates in the report of 5.49% for one year, 6.05% for three years and 6.09% for five years.
Those are the figures supplied in this dataset and should not be interpreted as a personalized mortgage quote.
The strategic point is simpler: financing affects purchasing power, so buyers should understand their own qualification before becoming emotionally committed to a property.
5. Do not wait for a perfect market
A perfect buying market rarely announces itself.
The best time for an individual buyer depends on affordability, financing, job stability, planned ownership period, property quality and price.
July suggests that buyers still have leverage, but that leverage may become less broad if inventory continues contracting.
Seller Strategy for the July 2026 Market
Sellers have more encouraging information in July than they had from price statistics alone.
But execution still matters.
1. Fewer listings mean fewer competitors
A 17.8% year-over-year decline in new listings is significant.
If your neighbourhood is experiencing the same pattern, there may be fewer comparable homes competing for buyer attention.
That can improve the visibility of a strong listing.
2. Do not price as though the correction never happened
The GTA average price remains 4.5% below last year.
Major housing categories remain below last year’s average prices.
Buyers know this.
A seller who anchors to a previous market peak or an outdated comparable risks becoming part of the stale inventory buyers use to negotiate against.
3. The first days still matter
When there are fewer new listings, buyers may pay more attention to a well-presented new property.
That makes launch strategy important:
· accurate price
· strong photography
· proper preparation
· complete property information
· convenient showing access
· effective online exposure
· rapid follow-up
The objective is not merely to list.
It is to capture the greatest possible share of active buyer attention while the property is fresh.
4. Monitor reaction, not just traffic
Showings alone do not prove the price is correct.
Seller strategy should monitor:
· showing volume
· second showings
· buyer questions
· agent feedback
· competing listings
· new comparable sales
· offers
· objections
If buyers repeatedly view the home but choose alternatives, the market may be providing a pricing or presentation signal.
5. Tighter supply may improve negotiating position
TRREB specifically noted that buyers could find less room to negotiate if sales continue to account for a larger share of available listings.
That possibility is important.
But sellers should earn stronger negotiating leverage through accurate positioning rather than assuming it exists automatically.
What the July Market Means for Investors
The July resale numbers can help investors understand market direction, but they do not answer the most important investment questions by themselves.
The supplied dataset does not provide:
· rental rates
· vacancy rates
· cap rates
· property operating expenses
· condominium maintenance costs for individual units
· financing costs for individual borrowers
· cash-flow projections
· renovation costs
Those metrics cannot be invented.
What July does show is that resale values remain below year-ago levels while sales activity is stabilizing and supply is contracting.
That can create a more interesting acquisition environment for an investor who already has a sound property-level analysis.
For example, an investor may find a property selling below a comparable value from one year ago.
That does not automatically make it a good investment.
The relevant question is:
What return does this property produce at today’s acquisition price and my actual cost structure?
An investor should therefore evaluate:
1. Purchase price
2. Financing
3. Rental income
4. Property taxes
5. Maintenance
6. Insurance
7. Vacancy allowance
8. Repairs
9. Condominium fees where applicable
10. Expected holding period
11. Exit strategy
The July TRREB data provides market context.
It does not replace investment underwriting.
Buyer and Seller Psychology May Be the Next Major Variable
Markets are not driven by numbers alone.
People respond to what they believe the numbers mean.
TRREB noted that many would-be buyers continue to wait for greater confidence around the economy, inflation, borrowing costs and related uncertainty. The July report also said recent economic and employment readings had been more positive than expected and suggested stronger confidence could eventually support additional purchasing activity.
The supplied economic indicators show why caution can coexist with opportunity.
TRREB’s July Market Watch lists:
· Q1 real GDP growth: -0.1%
· Toronto employment growth in June: +0.9%
· Toronto unemployment rate in June: 7.2%
· June inflation: 2.8%
· Bank of Canada overnight rate in July: 2.3%
· Prime rate: 4.5%
These numbers describe an environment where buyers can reasonably remain cautious even as market conditions tighten.
Psychology becomes important because a change in confidence can affect demand faster than housing supply can respond.
If hesitant buyers return while listing supply remains constrained, competition could strengthen.
If confidence deteriorates instead, buyers may remain patient despite lower inventory.
That is one of the key uncertainties heading toward the fall market.
Three Risk Scenarios for the Next Stage of the GTA Market
The July data supports several possible paths. It does not allow a precise forecast, but it does allow us to identify the variables that matter.
Scenario 1: Supply continues falling while demand remains stable
This is the continuation of July’s pattern.
Sales do not need to surge.
If sales remain relatively steady while new and active inventory contract, buyers have fewer alternatives.
That could reduce negotiating leverage and improve the probability of price stabilization.
This is the scenario closest to TRREB’s July interpretation.
Scenario 2: Fall listings return strongly
July may represent a temporary period of limited new supply.
If a large number of sellers enter the market later, buyers could regain more choice.
That would make pricing and presentation even more important.
The July dataset does not provide future listing totals, so this scenario cannot be assigned a probability from the information supplied.
Scenario 3: Buyer confidence weakens
Even limited inventory does not guarantee price strength.
If economic concerns, employment conditions or borrowing costs cause purchasers to step back materially, fewer listings could be matched by fewer willing buyers.
The result could be slower sales and continued price pressure.
Again, the dataset does not forecast this outcome.
It simply identifies the factors TRREB itself highlighted as important to purchaser confidence.
What Could Cause Prices to Stabilize?
For prices to become more stable, the relationship between willing buyers and available homes must become more balanced.
July moved in that direction.
Sales were almost unchanged year over year.
New listings fell sharply.
Active inventory declined.
Seasonally adjusted sales increased.
Seasonally adjusted new listings declined.
The seasonally adjusted HPI edged higher.
Those are constructive ingredients.
But two other pieces of evidence remain important:
Average prices were still below last year.
Days on market remained longer.
This is why July should be interpreted as an early stabilization phase, not a confirmed recovery.
A stabilization phase can last.
It can reverse.
It can also develop into a stronger market if demand continues improving relative to supply.
The next several months will show whether July was the beginning of a durable change or simply one stage in a longer adjustment.
The Most Important Advice for Buyers: Localize the Data
A GTA average is useful for understanding direction.
It is not enough to decide what to offer on a home.
A buyer looking in Durham, for example, is operating in different conditions from someone looking in York or Simcoe.
Even within Toronto, Central, East and West districts have different sales volumes, prices, days on market and listing conditions.
The same is true from one neighbourhood to another.
Before making an offer, the most useful analysis is therefore not:
“What is the GTA doing?”
It is:
“What are comparable homes in this immediate market doing right now?”
That requires current listings, recent sold properties, listing history, days on market and the condition of the specific property.
The Most Important Advice for Sellers: Price for the Market You Have
Sellers can make the opposite mistake.
They see declining inventory and immediately conclude prices should rise.
But buyers do not purchase a supply statistic.
They purchase a property at a price they believe represents value.
A seller’s goal is to position the home where the available demand is most likely to respond.
That means comparing the property with what buyers can purchase today, not simply with what a neighbour sold for in a different market.
The July numbers offer sellers a potentially improving backdrop.
They do not replace proper pricing.
In a transitioning market, the seller who recognizes changing conditions early can benefit.
The seller who gets too far ahead of the market can still sit unsold.
The Fall Market Could Become More Competitive Without Becoming a Boom
This is perhaps the most useful way to frame July.
The GTA does not need a dramatic increase in sales for buyers to experience more competition.
Competition can increase simply because there are fewer properties available relative to the number of active buyers.
That is what the July numbers are beginning to show.
If sales remain stable and listings continue declining, well-priced homes may attract stronger attention.
Properties with major deficiencies or unrealistic prices may still struggle.
That would create an increasingly divided market:
good property + good price + good presentation = stronger response
while:
poor positioning + unrealistic price = continued resistance
This is not contradictory.
It is exactly what can happen when a market transitions from widespread buyer leverage toward more balanced conditions.
July 2026 Is Not One Market
Perhaps the biggest mistake consumers make is assuming the GTA market has one temperature.
It does not.
Toronto is different from York.
York is different from Durham.
Durham is different from Simcoe.
Detached homes are different from condos.
A renovated home is different from one requiring significant work.
A property listed accurately is different from one priced on seller expectations.
A condominium with heavy competing inventory can behave differently from another building a few streets away.
That means one number can never answer the question buyers and sellers actually care about:
What does this market mean for me?
July’s GTA numbers provide the direction.
The answer for an individual client requires local analysis.
What Comes Next
The July 2026 TRREB data points to a market that is changing underneath the headline price numbers.
Sales are no longer falling significantly year over year.
Year-to-date sales have edged slightly ahead of last year.
New listings have contracted sharply.
Active inventory is lower.
Seasonally adjusted sales strengthened in July while new listings declined.
Prices, however, remain below last year’s levels, and properties continue to require more time to sell than they did one year ago.
That combination is best understood as supply-led tightening with early signs of price stabilization.
For buyers, the message is not to panic or rush.
It is to recognize that the period of continuously expanding choice may not continue indefinitely.
For sellers, the message is not to overprice.
It is to recognize that reduced competition can become an advantage when the home is positioned properly.
For investors, the message is to separate market direction from property economics.
The resale market may be stabilizing, but investment quality still depends on the individual numbers of the property.
The next stage of the GTA market will depend heavily on whether sales remain resilient and whether homeowners continue holding back new supply.
If that happens, buyer negotiating power could narrow and price stability could become more visible.
If listings return strongly or buyer confidence weakens, the market could remain softer for longer.
The July numbers do not justify certainty in either direction.
They do justify paying closer attention.
Thinking About Buying or Selling in the GTA?
GTA-wide statistics are the starting point, not the answer.
Your neighbourhood, property type, price range and competing inventory can behave very differently from the regional average.
If you are considering selling, I can prepare a property-specific market analysis showing the recent sales, current competition, pricing trends and buyer activity affecting your home.
If you are buying, I can prepare a neighbourhood-specific buyer analysis to show where inventory, pricing and negotiating conditions may be creating opportunities.
Contact me for a current neighbourhood and property-specific market analysis before making your next move.
Market data used in this report is drawn exclusively from the supplied Toronto Regional Real Estate Board July 2026 Market Watch, official TRREB July news release, regional dashboards and Days on Market comparison. Market-wide statistics should not be interpreted as a valuation of an individual property.
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