The Cheapest Places to Live in Ontario in 2026 (With Current Prices)
Quick answer: As of 2026, the cheapest places to live in Ontario are concentrated in the north. Timmins has the province’s lowest average home price at about $304,435, followed by Sault Ste. Marie (around $307,900) and Thunder Bay (around $386,184). For renters, London, Windsor, and Thunder Bay are the most affordable mid-size cities. Every one
Quick answer: As of 2026, the cheapest places to live in Ontario are concentrated in the north. Timmins has the province’s lowest average home price at about $304,435, followed by Sault Ste. Marie (around $307,900) and Thunder Bay (around $386,184). For renters, London, Windsor, and Thunder Bay are the most affordable mid-size cities. Every one of these markets sits far below Ontario’s average home price of $802,601 and average rent of $2,225 a month.
With housing costs still stretching budgets across the Greater Toronto Area, more Ontarians are looking beyond the big city for somewhere they can actually afford. This guide ranks the most affordable places to live in Ontario in 2026 using current home prices and rents, explains why they cost so much less, and weighs the trade-offs, so you can decide whether a move makes sense. All figures are sourced at the end of the article.
What is the cheapest place to live in Ontario in 2026?
The cheapest place to live in Ontario in 2026 is Timmins, where the average home price was about $304,435 in early 2026, according to Zolo data reported by blogTO. That is roughly 62 percent below the provincial average of $802,601. Timmins, a mining community in the northeast, consistently ranks as the most affordable housing market in the province and one of the cheapest in all of Canada.
The cheapest places to live in Ontario in 2026
Here are the most affordable cities in Ontario for 2026, based on average home prices and one-bedroom rents from Zolo, Royal LePage, RE/MAX, and Rentals.ca. Northern cities dominate the list, while Windsor and London stand out as affordable options with larger job markets.
| City | Avg. home price (2026) | Avg. 1-bed rent | Region |
|---|---|---|---|
| Timmins | ~$304,435 | ~$1,200 | Northeast |
| Sault Ste. Marie | ~$307,900 | ~$1,250 | Northeast |
| Thunder Bay | ~$386,184 | $1,200–$1,350 | Northwest |
| North Bay | Sub-$450,000 | ~$1,400 | Northeast |
| Windsor (Windsor-Essex) | ~$480,500 | $1,300–$1,400 | Southwest |
| London | Mid-$600,000s | ~$1,529 | Southwest |
Prices are approximate 2026 averages and vary by month and property type. See Sources below.
Timmins
Timmins is Ontario’s most affordable housing market, with average home prices around $304,435. A strong mining economy supports steady employment, and the trade-off is a remote northern location and long winters.
Sault Ste. Marie
“The Soo” offers average home prices near $307,900, making it the third most affordable city to buy a home in Canada in 2026, according to RE/MAX. It sits on the border with Michigan and offers lakeside living at a fraction of southern Ontario prices.
Thunder Bay
Thunder Bay pairs an average home price around $386,184 with some of the lowest rents in the province, roughly $1,200 to $1,350 for a one-bedroom. As Northwestern Ontario’s largest city, it has a hospital, a university, and a decent range of amenities.
Windsor
Windsor is the most affordable option with a large job market. Royal LePage data put the Windsor-Essex aggregate home price at about $480,500 in early 2026. Its auto sector, border location, and one-bedroom rents in the $1,300 to $1,400 range make it popular with buyers priced out of the GTA.
London
London is the cheapest large Ontario city for renters, with an average one-bedroom around $1,529 as of 2026, per Rentals.ca. Home prices sit in the mid-$600,000s, still well below the provincial average, and its universities and hospitals anchor a steady economy about two hours from Toronto.
How do these prices compare to Toronto?
The gap is dramatic. Toronto’s average one-bedroom rent was about $1,942 a month in mid-2026, and home prices in the city routinely exceed $1 million. By contrast, a family can buy a home in Timmins or Sault Ste. Marie for under $310,000, roughly a quarter of a typical Toronto price. Even accounting for lower northern incomes, the monthly savings on a mortgage or rent are substantial, which is exactly why interprovincial and intra-provincial migration out of the GTA keeps rising.
What are the cheapest cities to rent in Ontario?
For renters, the most affordable Ontario cities in 2026 are London (around $1,529 for a one-bedroom), Windsor ($1,300 to $1,400), and Thunder Bay ($1,200 to $1,350), according to Rentals.ca and liv.rent rent reports. All three sit well under Ontario’s average apartment rent of $2,225. Northern towns like Timmins and Sault Ste. Marie are cheaper still, though with smaller rental markets.
Why is Northern Ontario so much cheaper?
Northern Ontario cities cost far less for a few connected reasons. Housing demand is lower because populations are smaller and not growing as fast as the GTA. There is more land and less competition, which keeps prices down. Distance from Toronto’s job market and colder, longer winters also temper demand. The result is that Northern Ontario housing runs roughly 30 to 50 percent below the provincial average, with the lowest prices in Timmins, Sault Ste. Marie, and Thunder Bay.
What are the trade-offs of moving to a cheaper city?
Lower costs come with real trade-offs, and it is worth being honest about them. Northern cities are remote, with longer drives to major airports and specialist services, and winters are harsher and longer. Job markets are smaller and more concentrated in specific industries like mining, healthcare, and public services, so remote-friendly work or a portable career helps. Amenities, dining, and entertainment are more limited than in Toronto.
On the upside, residents gain space, shorter commutes, easier access to nature, and a lower cost of living that stretches every dollar. For many buyers, owning a detached home with a yard, instead of renting a condo, is worth the trade.
Is it worth relocating to a cheaper Ontario city?
For budget-conscious buyers, remote workers, and families wanting more space, relocating to a cheaper Ontario city is often worth it in 2026. The savings on housing are large enough to change your financial picture, especially if your income is not tied to a Toronto office. It makes less sense if your career depends on the GTA job market or you rely on big-city amenities and short commutes. The best approach is to visit first, research the local job market, and, if possible, rent for a few months before buying.
Planning a move to a new Ontario city
Once you have chosen a destination, a long-distance move within the province needs planning. Because most of the cost is drive time and fuel, these moves are usually quoted as flat rates rather than by the hour. A dedicated long-haul moving service keeps your belongings on one truck from door to door, which matters on a long drive to the north.
Before you pack, declutter so you are not paying to ship things you will not keep, using our room-by-room decluttering guide. To budget accurately, see our guide on how much movers cost in Ontario and the cheapest time of year to move. For the full playbook, our ultimate Ontario moving guide covers every step. Moving Co. serves communities across Ontario, including London, Windsor, and the north, which you can check on our locations page.
Ready to move somewhere more affordable? Get your free quote today or call 905-752-7787, and we will plan a smooth move to your new Ontario city.
Frequently asked questions
What is the cheapest city to live in Ontario in 2026?
Timmins is the cheapest city to live in Ontario in 2026, with an average home price of about $304,435, roughly 62 percent below the provincial average of $802,601.
What is the cheapest place to rent in Ontario?
Among larger cities, London is the cheapest place to rent, at about $1,529 for a one-bedroom in 2026. Windsor and Thunder Bay follow at $1,200 to $1,400, all well below Ontario’s $2,225 average.
Where is the cheapest place to buy a house in Ontario?
The cheapest places to buy a house in Ontario are in the north: Timmins (~$304,435), Sault Ste. Marie (~$307,900), and Thunder Bay (~$386,184), all under $390,000 on average in 2026.
Is Northern Ontario cheaper than Southern Ontario?
Yes. Northern Ontario housing runs roughly 30 to 50 percent below the provincial average because of lower demand, smaller populations, and distance from the Toronto job market.
Why are people leaving Toronto for smaller Ontario cities?
Affordability is the main driver. With Toronto rents near $1,942 for a one-bedroom and home prices above $1 million, many residents move to cheaper cities to buy a home, gain space, or lower their monthly costs, especially remote workers.
What is the average home price in Ontario in 2026?
The average home price in Ontario was about $802,601 in early 2026, according to industry data, making it Canada’s second-most expensive province after British Columbia.
Sources
Housing and rent figures in this article are drawn from the following publicly available 2026 data:
- Zolo — Most Affordable Cities in Ontario
- blogTO — Cheapest Cities in Ontario to Buy a Home in 2026
- RE/MAX — Most Affordable Places to Buy Real Estate in Canada
- Global News / Royal LePage — Most Affordable Cities in Canada
- Rentals.ca — National Rent Report (2026)
- WOWA — Ontario Housing Market Report (2026)