North vs South of Steeles: Buying on the Markham Side or the Toronto Side
Neeraj Moolchandani is a top real estate agent in Markham, Ontario. Published November 12, 2026 · By Neeraj Moolchandani, REALTOR®, Cofounder of the Kaizen Real Estate Team, eXp Realty, Brokerage
The short answer
Buying just north of Steeles puts you in Markham, which saves you Toronto's municipal land transfer tax, about $20,475 on a $1,200,000 home. Toronto also has a vacant home tax that requires every residential owner to declare each year, and its 2026 residential tax rate is higher than Markham's. Transit is less of a divide than it used to be, because the One Fare program gives free transfers between YRT and the TTC with PRESTO, credit or debit within two hours.
Steeles Avenue is the line between Markham and Toronto. Homes on either side can look almost identical, but the costs of owning them are not. Our Kaizen Real Estate Team is one of the teams buyers trust when comparing both sides, and this guide sets out the real numbers. Our post on moving to Markham from Toronto covers lifestyle and prices.
Comparing homes on both sides of Steeles? Ask Neeraj to run the numbers side by side.
Call (647) 370 8885Land Transfer Tax: The Biggest One Time Difference
Every Ontario buyer pays the provincial land transfer tax. Toronto buyers also pay the municipal land transfer tax. Markham does not charge one.
| Purchase price | Toronto municipal land transfer tax | Markham municipal land transfer tax |
|---|---|---|
| $1,000,000 | $16,475 | $0 |
| $1,200,000 | $20,475 | $0 |
| $1,500,000 | $26,475 | $0 |
| $2,000,000 | $36,475 | $0 |
Source: Calculated from City of Toronto MLTT rates. Rates above $3,000,000 rose on April 1, 2026.
Toronto's Vacant Home Tax
Toronto's Vacant Home Tax is 3% of a property's assessed value per year if it is vacant. Every residential owner in Toronto must declare occupancy each year, by April 30 of the following year. If you do not declare, the City assumes the property was vacant and bills the tax. False declarations can bring fines of up to $10,000. Markham does not have a similar tax.
For owners who live in their home, this is mostly paperwork. For investors, or families who leave a home empty while working abroad, it can be a real cost.
Want to know what your budget buys just north of Steeles? Call Neeraj.
Call (647) 370 8885Property Tax Rates in 2026
| City | 2026 total residential tax rate | Tax per $100,000 of assessed value |
|---|---|---|
| Markham | 0.722889% | $722.89 |
| Toronto | 0.767311% | $767.31 |
Source: City of Markham and City of Toronto, 2026 tax rates. Markham total includes City, Region and education.
On a home assessed at $1,000,000, that is about $444 a year less in Markham. Assessed value from MPAC is usually different from today's price. Our guide on how Markham's property tax assessment works explains the difference.
Selling in Toronto and buying in Markham? Neeraj can help you plan the timing.
Call (647) 370 8885Transit: Less of a Border Than Before
Under Ontario's One Fare program, YRT says a transfer between YRT and the TTC is free when you pay with PRESTO, PRESTO in a mobile wallet, or a credit or debit card on a PRESTO device, within two hours. Cash and paper tickets do not qualify. That removes much of the old double fare problem for people living just north of Steeles who ride into Toronto.
Schools and Services
North of Steeles, students attend the public and Catholic boards that serve Markham; south of Steeles, the Toronto boards. Catchments change, so confirm the school for any address with the board directly. Our guide on choosing a home near the right school shows how. Garbage collection, recreation programs, libraries and permits also follow the city you live in.
Names can confuse buyers. Milliken Mills is a Markham community, while the Milliken area south of Steeles is in Toronto. Part of Thornhill north of Steeles is in Markham, while the area south of Steeles is in Toronto.
Putting It Together
- One time saving north of Steeles: Toronto's municipal land transfer tax.
- Ongoing saving north of Steeles: a lower 2026 tax rate and no vacant home tax declaration.
- Transit: free transfers with PRESTO, credit or debit under One Fare.
- Still compare: the specific home, lot, schools and resale demand on each side.
See what is for sale north of Steeles on our Markham homes for sale page.
Have a question about the Steeles border? Call Neeraj.
Call (647) 370 8885Questions Markham Clients Ask
Do you pay double land transfer tax in Markham?
No. Markham buyers pay only the Ontario land transfer tax. Toronto buyers pay both the Ontario tax and Toronto's municipal land transfer tax.
How much is Toronto's municipal land transfer tax on a $1.2 million home?
About $20,475, before any first time buyer rebate, based on the City of Toronto's rates.
Does Markham have a vacant home tax?
No. Toronto's Vacant Home Tax is 3% of assessed value for vacant homes, and every Toronto residential owner must declare occupancy each year.
Are property taxes lower in Markham than Toronto?
In 2026, Markham's total residential rate is 0.722889% and Toronto's is 0.767311%, so the same assessed value is taxed less in Markham.
Can I transfer between YRT and the TTC for free?
Yes, under the One Fare program, if you pay with PRESTO, PRESTO in a mobile wallet, or credit or debit on a PRESTO device, within two hours.
Keep Reading
Helpful Pages
Compare Both Sides of Steeles With Real Numbers
Neeraj will line up homes on each side and show you the full cost of owning each one.
Sources: City of Toronto, MLTT rates and fees; City of Toronto, Vacant Home Tax; City of Markham, About your tax bill (2026 rates); City of Toronto, Property tax rates and fees; YRT, Transfers with TTC One Fare Program.
Neeraj Moolchandani, REALTOR®, Kaizen Real Estate Team, eXp Realty, Brokerage, 9763 Markham Rd, Markham, ON L6E 1A4. (647) 370 8885 · info@kaizenrealestate.ca. Published November 12, 2026. General information only, not legal, tax, financial or engineering advice. Rules and programs change, so confirm details with the official source and your own professionals before you act. Not intended to solicit properties currently under contract.
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