If you're weighing Oakville, Burlington and Mississauga against each other for a 2026 purchase, the honest answer is that all three have softened since a spring peak, but by different amounts, at different paces, and with meaningfully different amounts of buyer leverage available right now. Here's what the actual TRREB numbers show, month by month.
These three come up together constantly for a reason: they sit along the same QEW/Lakeshore corridor west of Toronto, all three feed the same GO Transit lines into the city, and most buyers cross-shopping one of them are genuinely cross-shopping the other two as well, not choosing between a city and a suburb of a completely different character. That makes a side-by-side comparison of the actual numbers more useful here than it would be for three unrelated markets.
Active listings and months of inventory below are a snapshot as of early August 2026; sold figures are for July 2026, the most recently completed month.
| City | Active Listings | Median List Price | July Median Sold Price | July $/Sqft Sold | Months of Inventory | Avg. Days on Market (Sold) |
|---|---|---|---|---|---|---|
| Oakville | 1,010 | $1,399,000 | $1,180,000 | $647 | 3.6 | 38 |
| Burlington | 651 | $924,900 | $928,500 | $633 | 2.6 | 37 |
| Mississauga | 2,270 | $890,000 | $875,000 | $553 | 4.3 | 32 |
Two of these figures are worth defining before comparing cities on them. Months of inventory is roughly how long it would take to sell everything currently listed at the current pace of sales — the higher the number, the more choice buyers have and the less pressure there is to compete for any one home. Anything above about four months is generally considered favourable to buyers; below two, favourable to sellers. Sale-to-list ratio is the median sold price divided by the median list price for that period — a number close to or above 100% suggests homes are selling at or above their asking price, while a lower number suggests room to negotiate below list. None of the three cities here are near either extreme right now, which is itself informative: this isn't a market where either side has overwhelming leverage.
Oakville remains the most expensive of the three by a wide margin — a July 2026 median sold price of $1,180,000, or $647 per square foot, against list prices that median at $1,399,000. Sold homes went for about 96.3% of asking, and 3.6 months of inventory means it's no longer a market where buyers feel rushed. Homes that sold in July took an average of 38 days to do so, the slowest of the three cities and a jump from 30-32 days back in April and May — real evidence that pricing has to be right to move a home here, not just that the address is desirable. Active listings, meanwhile, have been sitting an average of 52.6 days, longer than the sold-side average, which is typical: it reflects overpriced or less desirable listings accumulating in the pool while better-priced homes sell faster and roll off.
The six-month run tells the fuller story. Oakville's median sold price climbed steadily from $1,142,500 in February to $1,227,000 in March, $1,346,000 in April, and a peak of $1,407,500 in May — then reversed for two straight months, to $1,310,000 in June and $1,180,000 in July. That's a roughly 16% pullback from the May high in just two months, the sharpest correction of the three cities.
| Month | Median Sold | Avg Sold | $/Sqft | Avg DOM | Sale-to-List |
|---|---|---|---|---|---|
| Feb 2026 | $1,142,500 | $1,283,538 | $634 | 34 | 97.2% |
| Mar 2026 | $1,227,000 | $1,346,056 | $636 | 33 | 96.7% |
| Apr 2026 | $1,346,000 | $1,623,938 | $664 | 31 | 96.3% |
| May 2026 | $1,407,500 | $1,583,210 | $661 | 32 | 96.4% |
| Jun 2026 | $1,310,000 | $1,422,511 | $654 | 30 | 96.6% |
| Jul 2026 | $1,180,000 | $1,409,021 | $647 | 38 | 96.3% |
One thing worth noticing in that table: Oakville's average sold price sits well above its median in every single month — by roughly $229,000 in July alone. A gap that size usually means a handful of higher-end sales are pulling the average up while the typical Oakville buyer is transacting closer to the median. If you're comparing "average price" headlines across cities, Oakville's average is the one most likely to overstate what a typical purchase actually costs; the median is the more representative figure for what a typical buyer here is actually paying. Browse current Oakville condos for sale or the full Oakville condo market report for the underlying trend.
Burlington is the one city here that still leans toward sellers, at least on paper — 2.6 months of inventory is the tightest of the three, and homes sold in July for 97.1% of list price, the closest-to-asking of the group. It's also the most affordable on price alone, with a July median sold price of $928,500, though its $633 per square foot sits between Mississauga's $553 and Oakville's $647 — a reminder that price and price-per-square-foot don't always rank the same way, since it depends on the mix of home sizes actually selling in a given month.
Burlington's six-month trend was choppier than Oakville's steady climb-and-fall: median sold price dipped from $940,000 in February to $929,000 in April, ran back up to a peak of $990,389 in June, then pulled back to $928,500 in July — effectively landing back close to where it started the year. Days on market compressed through the spring, from 48 in February down to 28 in May and June, before stretching back out to 37 in July, right in line with Oakville's pace that same month.
| Month | Median Sold | Avg Sold | $/Sqft | Avg DOM | Sale-to-List |
|---|---|---|---|---|---|
| Feb 2026 | $940,000 | $1,083,236 | $631 | 48 | 97.2% |
| Mar 2026 | $955,000 | $1,061,310 | $619 | 39 | 97.5% |
| Apr 2026 | $929,000 | $1,050,309 | $615 | 31 | 97.3% |
| May 2026 | $950,000 | $1,122,381 | $593 | 28 | 97.9% |
| Jun 2026 | $990,389 | $1,122,091 | $627 | 28 | 97.6% |
| Jul 2026 | $928,500 | $1,041,217 | $633 | 37 | 97.1% |
Burlington's sale-to-list ratio never dropped below 97% in any of the last six months — the most consistent of the three cities, and the clearest sign that list prices here are being set close to what the market will actually bear, rather than tested high and negotiated down. For a buyer, that consistency cuts both ways: it means less unpredictability in what an accepted offer will look like relative to the asking price, but also less room to lowball a listing and expect it to land. See what's currently listed at Burlington condos for sale, and the trend behind these numbers in the Burlington condo market report.
Mississauga offers both the lowest price per square foot of the three — $553 in July, against Burlington's $633 and Oakville's $647 — and by far the most inventory to choose from, with 2,270 active listings and 4.3 months of supply, the loosest of the three markets. That combination of price and selection also comes with speed: homes that sold in July averaged just 32 days on market, faster than either Oakville or Burlington, and sale-to-list sat at 96.9%, in the same narrow band as the other two cities.
Mississauga's price trend was the mildest of the three, tracking in a relatively narrow $865,000–$915,000 band across all six months rather than swinging sharply: $870,000 in February, a low of $865,000 in March, a climb to $899,500 in April and a peak of $915,000 in May, then $880,000 in June and $875,000 in July.
| Month | Median Sold | Avg Sold | $/Sqft | Avg DOM | Sale-to-List |
|---|---|---|---|---|---|
| Feb 2026 | $870,000 | $979,731 | $582 | 36 | 96.5% |
| Mar 2026 | $865,000 | $969,588 | $585 | 37 | 96.8% |
| Apr 2026 | $899,500 | $976,351 | $591 | 32 | 97.0% |
| May 2026 | $915,000 | $991,755 | $578 | 30 | 96.8% |
| Jun 2026 | $880,000 | $999,766 | $578 | 30 | 97.0% |
| Jul 2026 | $875,000 | $918,594 | $553 | 32 | 96.9% |
The sold volume gap is the other thing worth flagging: Mississauga logged 471 sales in July alone, against 243 in Oakville and 206 in Burlington — more than double either. That depth of transaction history is part of why Mississauga's numbers move more smoothly month to month than Oakville's or Burlington's swings; a much larger pool of closed sales is harder to skew with a handful of unusual ones, which is also why its average and median sold prices sit closer together than Oakville's do. Explore Mississauga condos for sale or the full Mississauga condo market report for more detail.
None of these three cities is in a dramatically different position than it was six months ago in the broad sense — sale-to-list ratios everywhere are still in the mid-to-high 90s, which is a market where negotiation happens at the margins, not a market in free fall or a runaway seller's market. What's actually changed since spring is the amount of breathing room buyers have to make that decision, and that varies a lot by city.
If price per square foot and selection matter most, Mississauga currently offers both — the most active listings of the three cities and the lowest cost per square foot, in a market that's still moving at a healthy 32-day pace rather than sitting stagnant. First-time buyers working with a tighter budget will generally find the most room here, both in price and in how many homes there are to actually choose from.
If you want the tightest, most competitive market of the group — worth knowing whether you're buying now before it firms up further, or gauging where demand is strongest relative to supply — that's Burlington. Even there, though, sold prices have already backed off their June high, and the current 2.6 months of inventory, while the tightest of the three, is not the sub-one-month scarcity of a true seller's market.
And if Oakville is where you want to be for its own reasons — schools, the lake, a specific neighbourhood — the pullback from May's $1,407,500 peak to July's $1,180,000, combined with 3.6 months of inventory and a slower 38-day average on sold homes, means there's genuinely more room to negotiate than there was a few months ago, even though the price floor remains the highest of the three cities.
These are city-wide averages across all property types, and any individual building, neighbourhood or price point can tell a different story than the aggregate — a specific street, a specific building, or a specific unit type can be tighter or looser than its city's headline number in either direction. If you want the real numbers for a specific building or area in any of these three cities, that's exactly the kind of question I'm happy to dig into with you.
One more thing worth factoring in if your timeline is flexible: all three cities peaked between April and June and eased by July, which is a normal seasonal pattern as much as anything else — spring listing volume tends to bring out competitive pricing, and that pressure typically eases into summer regardless of the underlying market. Whether that eases further, holds roughly where it is, or firms back up into fall isn't something these six months of data can predict on its own. If your purchase timeline can flex by a month or two either way, it's worth checking back on these numbers rather than assuming today's snapshot is the last word.
Mississauga. Its July 2026 median sold price was $875,000 (about $553 per square foot), well below Burlington's $928,500 and Oakville's $1,180,000.
Mississauga, with 4.3 months of inventory as of early August 2026 — comfortably into buyer's-market territory. Oakville isn't far behind at 3.6 months; Burlington is the tightest of the three at 2.6 months.
Not strongly. At 2.6 months of inventory it's the tightest of the three cities, but homes were still selling for about 97.1% of list price in July 2026 — close to asking, not the kind of double-digit-over-asking bidding wars a truly hot market produces.
No — all three cities have cooled from a spring 2026 peak. Oakville's median sold price peaked at $1,407,500 in May before easing to $1,180,000 in July; Burlington peaked at $990,389 in June before pulling back to $928,500; Mississauga's more modest peak was $915,000 in May, settling to $875,000 in July.
Mississauga, on the sold side — homes that sold in July 2026 averaged 32 days on market, versus 37 in Burlington and 38 in Oakville.
Tight across the board — all three cities sold between about 96% and 97% of list price in July 2026, with Burlington narrowly the closest to asking.
That depends on your own timeline, financing and how each city fits your life — not something a market-wide average can answer for you. I'm happy to walk through the numbers for your specific situation and target neighbourhoods.