For those looking to buy a home in Ontario, it may feel impossible to break into the real estate market at an affordable price. While housing prices have been decreasing, Ontario is Canada’s second-most expensive province after British Columbia, with the cost of buying a property in Ontario now averaging $802,601 in February 2026.
That being said, Canada’s largest city, Toronto, along with major cities like King and Oakville, tend to overshadow the more affordable Ontario cities due to their high real estate prices. To help in your search for lower-cost cities, we put together a list of the most affordable cities in Ontario.
Key Takeaways
- Ottawa and the National Capital Region dominate the top 10 most affordable cities in Ontario, with six cities on the list
- Many small and medium-sized cities in southern Ontario offer affordable housing prices within commuting distance of a large city
- Timmins had the lowest average home price of the 96 cities we analyzed in February 2026 at $304,435
Top 10 Most Affordable Places to Live in Ontario
Many Canadians are leaving Ontario for more affordable regions east and west. On the other hand, many first-time buyers, move-up buyers, and downsizers are still trying to figure out where to buy an affordable property in Ontario. To help, we analyzed economic data for 96 cities and ranked them to identify the most affordable cities in Ontario to buy a home.
Considering population growth, average home sale prices, and economic strength, here are Ontario’s top 10 most affordable cities.
The 3 Most Affordable Large Cities in Ontario
Large cities are usually more expensive than small or medium-sized cities, but Ontario still has some affordable options! Canadians often move to large cities due to their strong job markets, diverse job prospects, and robust public services. Additionally, many large cities offer convenient access to public transportation and healthcare, which improves quality of life. Below are the top three most affordable large cities in Ontario.
Kanata
- Average home price: $623,750
- Average household income: $146,600
- Population: 137,118
The most affordable large city in Ontario is Kanata, adjacent to Ottawa, and is known for being home to Canada’s largest technology park, with companies such as Nokia, Cisco, and Mitel. As such, the unemployment rate is generally low, and the average household income is around $146,600 per year, compared to the provincial average of $116,000.
Kanata is home to the Canadian Tire Centre, which houses the Ottawa Senators NHL team, concerts and other sporting events. You’ll also find plenty of shopping, restaurants, green spaces, and more.
Nepean
- Average home price: $615,000
- Average household income: $137,000
- Population: 132,769
Nepean is also adjacent to the city of Ottawa, offering easy commuting for those working in downtown Ottawa or Kanata. Nepean residents can enjoy the numerous parks and trails, including the popular Greenbelt. Like Kanata, Nepean has a higher average household income than the provincial average. Moreover, Nepean is full of family-friendly neighbourhoods, with proximity to great schools, parks, shopping, restaurants, and more.
Kingston
- Average home price: $550,354
- Average household income: $96,100
- Population: 127,943
Kingston, known as the Limestone City for its 19th-century limestone architecture, is celebrated for its historic charm. Its scenic location on Lake Ontario not only offers beautiful waterfront views and recreational opportunities but also contributes to a vibrant community and lively local lifestyle. The region also boasts a thriving arts scene, featuring 24 museums, art galleries, and historic sites to enjoy.
The city has numerous post-secondary education opportunities, including Queens University, which ranks among the top 200 universities in the world, according to the QS World University Rankings. Additionally, Kingston is roughly halfway between Toronto and Montreal, which is great for weekend getaways to the big city.
Our Picks for the 3 Most Affordable Medium Cities in Ontario
Medium-sized cities with populations between 30,000 and 100,000 can offer the best of both worlds. They often offer affordable communities, employment opportunities, and access to services, without traffic congestion or higher home prices.
Woodstock
- Average home price: $555,000
- Average household income: $95,800
- Population: 46,296
Woodstock is a historic city of approximately 46,000 people. The downtown area offers unique experiences like the Woodstock Museum National Historic Site, Canada’s largest antique mall, art galleries, and restaurants. In addition, the region is home to more than 98 cheese factories!
In just over an hour on the 403, you can commute to Hamilton or Burlington, and less than two hours on the 401 lands you in Toronto, so you can work in the ‘big city’ and buy a home where your dollar stretches further.
Thunder Bay
- Average home price: $377,500
- Average household income: $87,700
- Population: 95,266
Thunder Bay, located in Northern Ontario, consistently ranks among Ontario’s most affordable cities thanks to its lower housing costs. In the city, you’ll find plenty of green spaces, including a lakefront park on the shores of Lake Superior. In addition, as the largest city in the region, you’ll have access to health services, universities, and shopping.
Outdoor recreation enthusiasts will certainly appreciate the easy access to numerous hiking trails, golf courses, ski hills, and provincial parks.
Leamington
- Average home price: $493,031
- Average household income: $101,400
- Population: 35,730
Located in Southwestern Ontario, on the shores of Lake Erie, Leamington is known for its fertile soil and being home to the largest concentration of greenhouses in Canada. As a result, the community has a thriving commercial and manufacturing sector.
Leamington residents have excellent access to nature, with Point Pelee National Park directly south of the city. Moreover, you can also find locally owned restaurants, cafes, craft breweries, and historic museums. Homes in Leamington are some of the lowest in the cities we analyzed.
Top 3 Most Affordable Small Cities in Ontario
While small cities may not offer as many amenities, they are much more affordable and offer a more family-friendly place to live at a slower pace.
Arnprior
- Average home price: $399,995
- Average household income: $92,300
- Population: 11,305
Located in the Ottawa Valley, Arnprior has a population of 11,305 and is home to many employers in the hydropower generation, aerospace, lumber, and farming industries. The nearby Ottawa and Madawaska rivers offer beaches, fishing, and boating, while the downtown area offers shops, restaurants and cafes.
Arnprior ranks highly due to the city’s affordable housing market. For instance, the average house price in Arnprior was $399,995 in February 2026, compared to the provincial average of $802,601.
Carleton Place
- Average home price: $642,500
- Average household income: $100,700
- Population: 12,514
Just west of Ottawa, Carleton Place is full of small-town charm. This affordable city offers plenty of hiking trails and walking paths to enjoy. With a 25-minute commute to Kanata and a 40-minute commute to Ottawa, you’ll certainly have access to everything you need, like schools, hospitals and medical centres, entertainment venues, shopping and more.
Rockland
- Average home price: $580,000
- Average household income: $111,600
- Population: 13,625
Rockland, a suburb of Clarence-Rockland, is a bilingual city approximately 30 to 45 minutes away from Ottawa. As such, you’ll always have access to urban amenities and services you need while living in a smaller town.
Rockland grew by nearly 10% between 2016 and 2021 and is still growing, with the city projecting another 18% growth by 2036. Why are so many people moving to Rockland? It’s known as a family-friendly area with excellent schools, clean, well-maintained public areas, and a strong local job market.
What Makes a City Affordable in Ontario?
We analyzed 96 cities to find and rank the most affordable places to buy a home in Ontario. For this analysis, small cities have a population between 10,000 and 30,000, medium cities between 30,000 and 100,000, and large cities over 100,000. Each city was then ranked based on the following criteria:
Housing Affordability
For housing to be affordable, home prices must be low, and the people living in the city must also earn enough to pay their bills. To measure this, we examined each city’s average income and compared it to the average home price. This comparison gave us a home price-to-income ratio. Cities with a lower price-to-income ratio are more affordable.
To determine the home price-to-income ratio, we sourced the average home prices for each region from individual real estate boards or the Canadian Real Estate Association. We found the average individual and household income from Statistics Canada’s Census 2021.
Economic Strength
Next, we examined each city’s current and potential economic strength. After all, home prices in an area may be low, but if the local economy is struggling, you might want to think twice about moving there. That means buyers need stable employment, and a city with chronically high unemployment won’t support workers.
To assess a city’s economic strength, we gathered current unemployment rates and averaged them with the unemployment rate from the previous year.
Population Growth
The final element we considered is population growth. A city’s population will grow if there are jobs and places to live, spend time, and raise a family. Higher growth rates are assumed to result in more employment opportunities, making it easier to buy a home.
We took Statistics Canada Census data for 2016 and 2021 to calculate each city’s population growth. The simple assumption is that the higher the population growth rate, the more job prospects the city offers. The more employment opportunities, the more economically stable the city is for homebuyers looking to enter the market.
Total Score
To determine each city’s total score, we ranked each factor and assigned a score. The higher the score, the more affordable the city.
Methodology
In this study, we calculated the home price-to-income ratio for 96 Ontario cities, a list taken from the Federal Government’s Economic Regions breakdown of Ontario cities by population size. The home-to-price ratio is based on average home prices from the most recent market trend data from the individual real estate boards, and is compared to the average income for households and single-income earners in that city (from Statistics Canada). We then ranked each city from 1-96 (1 indicating the lowest ratio and 96 indicating the highest affordability).
Secondly, we pulled unemployment rates for each Ontario city from the Federal Government’s Economic Regions data. Finally, we averaged the unemployment rates for March 2026 and March 2025. We then ranked the average unemployment rates for all Ontario cities, with lower rates considered better, as they reflect a more robust economy with plentiful employment opportunities.
Finally, we considered each city’s population growth. While a growing population may be a given for large cities, in medium and small cities, this data helps assess whether the city is growing economically and, as a result, able to support a growing population. The assumption is that the faster the population growth rate, the better.
We weighted the three variables to produce an overall score for each city, resulting in our list of the most affordable cities in Ontario.
Bottom Line
Buying a home in Ontario doesn’t have to be expensive. Affordable options exist; however, it is essential to consider job opportunities and quality of life before choosing a city to put down roots. A local real estate agent can help you find the right neighbourhood in the city you choose. Search Zolo.ca for homes for sale in the most affordable cities in Ontario.
Affordable Cities in Ontario FAQs
Which city in Ontario has the lowest cost of living?
Timmins, located in northeastern Ontario, boasts a low cost of living, considering the average home price of $304,435 and the average two-person household income of $95,500.
Where in Ontario are the cheapest house prices?
After our analysis, Timmins had the lowest average home price in February 2026 at $304,435. Timmins is a small city of 28,874 people in Northeastern Ontario and serves as a regional hub for shopping and healthcare. That said, Timmins’ population has been declining since the 2011 Canadian Census. However, it ranked 28th out of 96 on our list of most affordable cities in Ontario.
Where is the most affordable place to retire in Ontario?
There are many factors to consider when looking for a place to retire. For example, housing prices, accessibility, safety and access to healthcare services. Considering home prices, cost of living, and the percentage of the population over 65, Kingston is the best place to retire in Ontario.
