Ontario’s average home price is over $850,000, but that number is dominated by the Greater Toronto Area. Move 2–4 hours north, east, or southwest and prices drop dramatically. Here are 15 Ontario cities where you can still buy a home on a middle-class salary.
15 Cheapest Cities in Ontario — Ranked by Home Price
| Rank | City | Region | Avg. Home Price | Avg. Household Income | Price-to-Income Ratio | Population |
|---|---|---|---|---|---|---|
| 1 | Timmins | Northern | $240,000–$280,000 | $80,000 | 3.3 | ~42,000 |
| 2 | Sault Ste. Marie | Northern | $260,000–$300,000 | $72,000 | 3.9 | ~73,000 |
| 3 | Thunder Bay | Northern | $260,000–$300,000 | $75,000 | 3.7 | ~110,000 |
| 4 | North Bay | Northern | $300,000–$340,000 | $73,000 | 4.4 | ~52,000 |
| 5 | Cornwall | Eastern | $310,000–$360,000 | $65,000 | 5.2 | ~48,000 |
| 6 | Kenora | Northern | $290,000–$340,000 | $72,000 | 4.4 | ~15,000 |
| 7 | Sarnia | Southwestern | $350,000–$400,000 | $78,000 | 4.8 | ~72,000 |
| 8 | Sudbury | Northern | $350,000–$400,000 | $85,000 | 4.4 | ~165,000 |
| 9 | Chatham-Kent | Southwestern | $370,000–$420,000 | $72,000 | 5.5 | ~105,000 |
| 10 | Windsor | Southwestern | $370,000–$420,000 | $78,000 | 5.1 | ~230,000 |
| 11 | Belleville | Eastern | $400,000–$460,000 | $76,000 | 5.7 | ~55,000 |
| 12 | Brantford | Southwestern | $450,000–$520,000 | $80,000 | 6.1 | ~105,000 |
| 13 | Kingston | Eastern | $480,000–$550,000 | $82,000 | 6.3 | ~135,000 |
| 14 | Peterborough | Central | $490,000–$560,000 | $76,000 | 6.9 | ~83,000 |
| 15 | London | Southwestern | $500,000–$570,000 | $82,000 | 6.5 | ~420,000 |
For context: Toronto averages ~$1,100,000 and Barrie ~$700,000.
Northern vs. Southern Ontario — Cost Comparison
| Cost Factor | Northern Ontario (Thunder Bay) | Southern Ontario (London) | GTA (Toronto) |
|---|---|---|---|
| Average home price | $280,000 | $535,000 | $1,100,000 |
| Monthly mortgage (5.2%, 25-yr, 5% down) | ~$1,740 | ~$3,325 | ~$6,275 |
| Property tax rate | ~1.3% | ~1.2% | ~0.65% |
| Annual property tax | ~$3,640 | ~$6,420 | ~$7,150 |
| Heating costs (annual) | $3,000–$4,000 | $2,000–$3,000 | $1,500–$2,500 |
| Average rent (1-BR) | $1,100–$1,400 | $1,600–$2,000 | $2,200–$2,800 |
| Gas (per litre) | $1.55–$1.75 | $1.50–$1.70 | $1.55–$1.75 |
| Groceries (monthly, family of 4) | $1,200–$1,500 | $1,100–$1,400 | $1,200–$1,500 |
| Car insurance (annual) | $1,400–$1,800 | $1,600–$2,200 | $2,200–$3,500 |
Mortgage Affordability — $80,000 Household Income
What can an $80,000 household income buy across Ontario?
| City | Affordable Home Price | Avg. Home Price | Gap |
|---|---|---|---|
| Timmins | ~$410,000 | $260,000 | $150,000 under budget |
| Thunder Bay | ~$410,000 | $280,000 | $130,000 under budget |
| Sudbury | ~$410,000 | $375,000 | $35,000 under budget |
| Windsor | ~$410,000 | $395,000 | $15,000 under budget |
| London | ~$410,000 | $535,000 | $125,000 OVER budget |
| Kingston | ~$410,000 | $515,000 | $105,000 OVER budget |
| Barrie | ~$410,000 | $700,000 | $290,000 OVER budget |
| Toronto | ~$410,000 | $1,100,000 | $690,000 OVER budget |
Based on stress test at 5.2% + 2% = 7.2%, 25-year amortization, 5% down, GDS 39%.
City Profiles
Timmins (Cheapest in Ontario)
- Home prices: $240,000–$280,000
- Economy: Gold mining (Newmont Porcupine), healthcare, forestry, tourism
- Pros: Ultra-affordable, outdoor recreation (skiing, fishing, snowmobiling), low crime, community feel
- Cons: Cold winters (–25°C common), limited job diversity, 700 km from Toronto, smaller retail/dining scene
- Best for: Mining/forestry workers, remote workers, outdoor enthusiasts, retirees
Thunder Bay
- Home prices: $260,000–$300,000
- Economy: Lakehead University, Thunder Bay Regional Health Sciences Centre, Bombardier (transit), forestry, port operations
- Pros: Lake Superior scenery, outdoor recreation world-class, university/hospital anchor, growing arts scene, affordable
- Cons: Isolated (1,400 km from Toronto), cold winters, limited air connections, smaller job market
- Best for: Remote workers, healthcare professionals, academics, outdoor enthusiasts
Windsor
- Home prices: $370,000–$420,000
- Economy: Automotive (Stellantis), NextStar Energy (EV battery plant — 2,500+ jobs), healthcare, University of Windsor, cross-border trade
- Pros: Close to Detroit (cross-border opportunities), growing EV sector, mild Ontario winters, diverse food scene, affordable
- Cons: Auto sector cyclical, border traffic, some neighbourhoods need revitalization
- Best for: Auto industry workers, young professionals, families, cross-border workers
Sudbury
- Home prices: $350,000–$400,000
- Economy: Vale (nickel mining), Laurentian University, Health Sciences North, growing tech sector
- Pros: Diversifying economy, large city services (hospital, university, airport), 330+ lakes, strong Italian and French culture
- Cons: Mining booms and busts, Laurentian University restructuring, winter cold
- Best for: Mining professionals, healthcare workers, families, outdoor enthusiasts
London
- Home prices: $500,000–$570,000
- Economy: Western University, London Health Sciences Centre, manufacturing, financial services, insurance
- Pros: Major city feel (420K population), two universities, strong healthcare, good restaurants, music/arts scene
- Cons: Prices rising fast (was $350K in 2020), limited transit, growing pains, highway 401 commute to Toronto (2+ hours)
- Best for: Healthcare workers, academics, young families, people who want a mid-size city with amenities
Ontario Land Transfer Tax Impact
Ontario charges land transfer tax on every purchase — and in Toronto, you pay it twice (Ontario + Toronto municipal LTT). This is a major upfront cost.
| Home Price | Ontario LTT | Toronto LTT | Total in Toronto |
|---|---|---|---|
| $260,000 (Thunder Bay) | $2,225 | N/A | $2,225 |
| $375,000 (Sudbury) | $4,475 | N/A | $4,475 |
| $535,000 (London) | $7,475 | N/A | $7,475 |
| $700,000 (Barrie) | $10,475 | N/A | $10,475 |
| $1,100,000 (Toronto) | $18,475 | ~$16,475 | ~$34,950 |
First-time buyers get a rebate of up to $4,000 (Ontario LTT) and $4,475 (Toronto LTT).
See our full guide to Ontario land transfer tax.
Best Affordable Ontario Cities by Lifestyle
Best for Young Families
- Windsor — EV jobs, affordable, mild weather, diverse
- Sudbury — Lakes, community, mining economy, good schools
- London — University city, strong healthcare, growing
Best for Retirees
- Belleville — Bay of Quinte, Prince Edward County wineries nearby, mild
- Cornwall — St. Lawrence River, bilingual, close to Montreal, low costs
- North Bay — Lake Nipissing, quiet, affordable, healthcare access
Best for Remote Workers
- Thunder Bay — Lake Superior scenery, low costs, Lakehead University campus amenities
- Kingston — Historic, Queen’s University, waterfront, good internet
- Kenora — Lake of the Woods, stunning nature, small but connected
Related Resources
- Cheapest Cities to Live in Canada
- Cheapest Cities in Quebec
- Cheapest Cities in British Columbia
- Homes Under $200K in Canada
- Homes Under $300K in Canada
- Land Transfer Tax in Canada
- First-Time Home Buyer Canada
- Ottawa vs Toronto
- Niagara Region Housing Market — current prices in Ontario’s most affordable region
- Barrie Housing Market — Simcoe County prices
- London Housing Market — Southwestern Ontario prices
- Hamilton Housing Market — Golden Horseshoe prices
- Ontario Housing Market — provincial price overview