Between October 2025 and October 2026, the median sale price of a detached home in TRREB district C12 dropped from $4,520,000 to $2,994,000. C12 is the TRREB district that York Mills market figures are reported under. Over the same twelve months, TRREB's mix-adjusted benchmark for a C12 detached home fell 5.61%, to $3,130,900.
The district's value is down by a single-digit percentage. What changed is which homes sold. The figure that should shape a buyer's offer this fall is the number of homes still for sale. In October 2026, 146 detached homes in C12 were on the market and 14 sold. That gap shapes the negotiation more than either price figure does.
Two numbers for the same homes
TRREB publishes two kinds of price data every month. The Market Watch report records what actually closed: sales, averages, medians. The MLS® Home Price Index tables estimate the price of a typical, consistent detached home in the district, whatever happened to sell that month. In a district this small, the two can tell very different stories.
| C12 detached | October 2025 | October 2026 |
|---|---|---|
| Sales | 13 | 14 |
| Average price | $4,245,930 | $3,223,206 |
| Median price | $4,520,000 | $2,994,000 |
| HPI benchmark, as published that month | $3,211,100 | $3,130,900 |
| Benchmark change, year over year, as reported by TRREB | n/a | −5.61% |
Last October, the median sale sat about $1.31 million above the benchmark home, which means the homes that closed were mostly the district's larger, more expensive properties. This October, the median sat about $137,000 below the benchmark, so the sales leaned toward the more modest end of C12's detached stock.
With 13 or 14 sales, a handful of estate-scale closings in one month and none in the next can move the median by more than a million dollars. The benchmark is built to ignore that. It fell 5.61% over the year. The City of Toronto's detached benchmark fell 3.82% over the same period, to $1,422,800. C12 has softened faster than the city as a whole, but by a couple of points, not by a third.
The benchmark also rose month over month. It stood at $3,061,400 in September 2026, so October's $3,130,900 is about $69,500 higher. One month doesn't make a trend, but it rules out the idea that values were falling sharply through the fall.
What a buyer actually faces is inventory
If the price drop is mostly about which homes sold, then the more useful question for a buyer is how much choice they have. In October 2026, C12 had:
- 146 active detached listings, down from 178 in October 2025
- 50 new detached listings that month, down from 66
- 14 detached sales
That works out to more than ten active listings for every sale. Across the City of Toronto, the same October figures were 2,708 active detached listings against 741 sales, or roughly 3.7 to one. A York Mills buyer is choosing from a much deeper pool, relative to how fast homes sell, than a detached buyer in most of the city.
The pool has shrunk since last year, which counts for something. TRREB's sales-to-new-listings trend for all C12 home types rose to 28.8% from 22.9%, and months of inventory eased to 9.0 from 10.5. Nine months of supply still leaves the district well on the buyer's side.
The 93% figure, and what it means at this price
The deep inventory shows up in what sellers accept. In October 2026, C12 detached homes sold for an average of 93% of their final list price, down from 95% a year earlier. Across the City of Toronto, the detached average was 97%. Only C09 matched C12's 93%, and no district in the city's detached table was lower.
At York Mills prices, those few percentage points are large sums. As a simple illustration, 93% of a $3.2 million list price is about $2.98 million, and 97% is about $3.1 million. TRREB reports an average ratio, not the share of homes that sold under asking, so no single sale needs to match that example. On average, though, the gap between asking and accepted is wider here than almost anywhere else in Toronto.
The other October figure seems to point the other way. Average listing days on market for C12 detached sales fell to 27, from 45 a year earlier. Toronto's detached average was 24. The homes that sold went in about four weeks, at a discount to list that sellers were evidently willing to take. The 146 homes still listed include the ones whose asking prices buyers haven't met.
For a buyer, the practical result is a split field. Some listings are priced close to what the district is clearing at, and those can move within a month. Others have been sitting, and their list prices are a starting point.
Where the $3 million line comes in
There is one more reason a C12 median just under $3 million is worth noticing. Since April 1, 2026, Toronto's Municipal Land Transfer Tax has had graduated rates for high-value homes with one or two single-family residences. In the City of Toronto's rate table, the rate moves from 2.5% for consideration between $2,000,000.01 and $3,000,000 to 4.40% for consideration over $3,000,000 and up to $4,000,000. Higher bands follow: 5.45% to $5 million, 6.50% to $10 million, 7.55% to $20 million, and 8.60% above that. This municipal tax applies on top of the provincial land transfer tax.
The C12 detached benchmark, at $3,130,900, sits just above that line. The October median, at $2,994,000, sits just below it. TRREB's district tables don't show how many sales closed on either side of $3 million, so nothing in this data shows the tax shaping prices. Still, in a district where the typical detached home sits right at the threshold, the MLTT belongs in a buyer's total closing cost from the first conversation, not just at the lawyer's office. The City offers an online estimate tool for planning.
This post is general information, not legal, tax or financial advice. Before you rely on any land transfer tax figure, confirm how it applies to your purchase with your real estate lawyer or tax professional.
How C12 compares with its neighbours
A buyer comparing North Toronto districts will see different conditions, even at similar price points. In October 2026:
- C12 detached: benchmark $3,130,900, down 5.61% year over year, 93% average sale-to-list, 27 days on market.
- C09 detached: benchmark $3,397,800, down 2.90%, 93% sale-to-list, 25 days.
- C04 detached: benchmark $2,404,200, down 3.37%, 96% sale-to-list, 19 days.
Of these three districts, C12 had the largest benchmark decline. C09 matched its sale-to-list ratio and C04 was three points higher. For a buyer weighing York Mills against those areas, C12 combines deeper inventory with the softest year-over-year values of the group.
A Few Questions We Hear Often
Did York Mills homes really lose a third of their value? No. The 34% drop is in the October median, which is based on 14 sales in 2026 and 13 in 2025. TRREB's mix-adjusted benchmark for C12 detached homes fell 5.61% over the same year.
Is there a benchmark for York Mills alone? TRREB's public HPI tables report at the district level, so C12 is the closest published measure.
Does a lower sale-to-list ratio mean every listing will take an offer at 93%? No. 93% is the October 2026 average across C12's detached sales. A listing priced close to recent sales may get much nearer its asking price than one that has been on the market for months.
Each monthly median in York Mills reflects whichever homes happened to sell, so a valuation should start from the district benchmark and the active listings competing with your home. If you're buying or selling a detached home in C12 and want that analysis for your street, Ample Realty Team at RE/MAX Realtron will put it together for you. Get Your Free Home Valuation.
