7440 Kipling Avenue
2 bedrooms · 2 bathrooms
Listed at $2,490,000
I'm Joe De Souza. I got my start in this business in 1999, working alongside a REALTOR at RE/MAX in Mississauga, and I've been a licensed agent since 2015. I know Vaughan inside and out: which pockets hold their value, which buildings to be careful with, and how to price for the market your home actually sits in. Eleven deals here, from a $579,900 condo to a $2.49M luxury home.
Here's the honest read on Vaughan right now: the numbers, the neighbourhoods, and the places I actually send people.
Market stats: Vaughan
October 2026 · TRREB Market Watch · City of Vaughan
$1,201,704Average price · all home types
$1,135,000Median price
263Sales in October
4.8Months of inventory
97%Sale-to-list · sellers got about 97 cents on the dollar
33Avg days on market
1,219Active listings
$529KAvg condo · down 10% year over year
The plain-English read: Vaughan is two markets. Sales picked up in October. 263 homes sold, up from 213 in September, and the average price rose to about $1.20M. But the sales-to-new-listings ratio is 37.5%, which is buyer territory by the usual yardstick. Detached homes are holding up. The median detached sale over the last three months was about $1.42M. Condos are the soft spot. At October's pace, the 416 condos listed would take 7.2 months to sell. Townhouses averaged about $964,000. Priced-right homes still sell. At 97 cents on the dollar and 33 days on market, this isn't a fire sale, it's a sorting.
Source: TRREB Market Watch, October 2026 (released November 4, 2026). Figures are for the City of Vaughan.
The pockets that define it
Six areas, six personalities. My street-level notes go under each: the honest version, not the brochure.
Woodbridge
Established Vaughan: mature streets, strong community roots, and some of the best restaurants in York Region along Major Mackenzie. A lot of my business lives here.
Joe's take
My Woodbridge picks. If West Woodbridge is an option, I point buyers to the interior streets around Kipling Avenue and the older residential pockets west of Islington. If walkability matters, Old Woodbridge near Market Lane is the exception. Most of Woodbridge means a 5 to 15 minute drive for everyday errands, and buyers coming from Toronto are usually surprised by that.
For downsizers, three buildings make my shortlist. Villa Giardino at 2500, 2504 and 2506 Rutherford Road. Six storeys, about 103 units, built in 2001, part of a larger adult-lifestyle community. Espresso bar, organized social activities, on-site services, and a shuttle for shopping and outings. My clients quickly felt at home there, and the floor plans work well coming out of a large family home.
Capo Di Monte at 9909 Pine Valley Drive is my first choice to investigate for an upscale downsizer. Boutique scale, 94 units including ravine-facing suites, built in 2018. And Villa Giardino on Martin Grove, 7373 Martin Grove Road, praised for its cleanliness, grounds maintenance and community feel. One note there: I would look hard at longer-term capital-replacement costs, given the building's age.
Kleinburg
Village charm, estate properties, the McMichael gallery. A different world ten minutes from the subdivisions. Scarcity is the whole story here; when something good lists, it moves.
Joe's take
My Kleinburg read. Kleinburg costs more, and the gap is wide. Average detached median sales in 2026 run about $1.2M in West Woodbridge against about $1.7M in Kleinburg. Those are my 2026 figures. You are paying for scarcity and the village. Same city, different cheque. If the budget stretches to Kleinburg, you are buying something that rarely comes up. If it doesn't, West Woodbridge gives you the established streets for about half a million less.
Maple
Family-subdivision Vaughan: schools, parks, and some of the steadiest demand in the city.
Concord
Industrial and commercial roots turning residential. Know what you're buying next to, and what's planned around it.
Vaughan Metropolitan Centre (VMC)
The new downtown: towers, the subway, and a lot of competing condo listings. Buyers have real leverage here; sellers need a pricing strategy, not a hope.
Thornhill (Vaughan side)
Leafy, established, and school-driven demand that holds up in any market.
Joe's take
Buyer surprises. The thing that catches Toronto buyers off guard is the driving. In Toronto you walk to coffee shops, restaurants, transit, groceries. In Woodbridge, even in a beautiful neighbourhood, everyday errands can mean a 5 to 15 minute drive. Old Woodbridge near Market Lane is the exception worth knowing about if walkability matters to you.
Joe's take
Transaction stories. One deal I'm proud of. A home on 61 Woodland Trail, in Islington Woods, came on the market in April 2026. Careful market research and skillful negotiation saved my client $222,000. That's the job. Knowing the number before you walk in, and holding it through the negotiation.
My Vaughan track record
$579,900 condo to $2.49M luxury. I've sold Vaughan at every price point.
61 Woodland Trail Court
3 bedrooms · 4 bathrooms
Listed at $1,849,997
8233 Martin Grove Road
4 bedrooms · 4 bathrooms
Listed at $1,389,999
18 Clark Ave W
3 bedrooms · 3 bathrooms
Listed at $888,000
2502 Rutherford Road
2 bedrooms · 2 bathrooms · Condo
Listed at $870,000
19 Troyer Crt
3 bedrooms · 3 bathrooms
Listed at $729,000
190 Kayla Cres
3 bedrooms · 3 bathrooms
Listed at $729,900
1 Maison Parc Crt
1 bedroom · 1 bathroom
Listed at $579,900
List prices only. Sold prices and unit numbers never appear on our public pages.
Selling in Vaughan?
What's your Vaughan home worth right now?
Not a neighbourhood average. What your home, on your street, is selling for in this market. I'll put real numbers on it.
Joe's Favourites
The spots I actually send people to — not a directory, just my list.
Café
Balzac's Kleinburg
10499 Islington Ave, Kleinburg
“Set in a restored 1832 house on the village strip with Parisian-inspired décor, two cozy floors of seating with little nooks, and a wrap-around front porch — prime people-watching. Try the seasonal signatures: Caramel Apple, Pumpkin Harvest, or the Canada's Cup Iced Maple Latte.” — Joe
Photo: Joe D'Souza.
Restaurant
Perla Oyster Bar
3580 Major MacKenzie Dr W, Woodbridge
“The top-selling Lobster Mac & Cheese — creamy lobster and bacon mac — is the must-order dish. Going with a group? The Seafood Tower: oysters, whole lobster, tiger shrimp, king crab. The Lobster and Shrimp Linguine and Oysters Rockefeller are worth the trip too.” — Joe
Photo: Joe D'Souza.
Restaurant
State & Main
Woodbridge
“Great value, amazing service. Twice-daily happy hour and AAA steaks done right. Happy hour runs 2–5pm and 9pm to close — $5 drinks, shareables under $10.” — Joe
Photo: Joe D'Souza.
Park / outdoors
Boyd Conservation Area
8739 Islington Ave, Vaughan
“Seven kilometres of woodland hiking trails along the Humber River, 17 picnic areas with shelters, sports fields, playgrounds, fishing, birdwatching, summer concerts. One of the GTA's top summer picnic spots for families and large groups.” — Joe
Photo: Joe D'Souza.
Attraction
Kortright Centre
9550 Pine Valley Dr, Vaughan
“Home of the Earth Rangers Centre for Sustainable Technology — a LEED Platinum green building housing their animal ambassadors. 300,000+ members across Canada and the US; school assemblies, wildlife adoptions, conservation missions for kids.” — Joe
Photo: Joe D'Souza.
The Vaughan Monthly
Five numbers that matter, once a month.
Average prices by home type, what's selling, how fast — plus what's happening around Vaughan. Straight from TRREB's Market Watch, sent by Joe. No fluff, no spam.
Questions I hear
Is Vaughan a buyer's market right now?
It depends which Vaughan you mean. By the usual yardstick the city is buyer territory. The sales-to-new-listings ratio was 37.5% in October, below the 40% line that marks a balanced market. Detached homes are holding up better. Condos are where buyers have the leverage. 58 condos sold in October, averaging about $529,000, down 10% year over year. At October's pace, the condos listed would take 7.2 months to sell.
What does it cost to buy in Vaughan?
In October 2026 the average Vaughan sale was about $1.20M with a median of $1.135M. Condos average around $529,000, townhouses around $964,000, and detached homes higher. I've personally sold Vaughan from a $579,900 condo to a $2.49M luxury home. There's a real range here.
Woodbridge vs Kleinburg vs VMC: how do they compare?
Woodbridge is established Vaughan: mature streets, strong community, great restaurants. Kleinburg is village charm and estate properties, a different world ten minutes from the subdivisions. VMC is the new downtown: towers, transit, and a lot of competing condo listings, which means buyers have real leverage there.
I'm selling a condo near VMC. What should I know?
You're not competing with houses. You're competing with every tower on the corridor. At October's pace, the condos listed across Vaughan would take 7.2 months to sell. Pricing strategy and presentation decide everything. Price it like the market you're actually in, not the one you wish you were in.
Why work with you in Vaughan?
I've done 11 deals in Vaughan at every price point, from entry-level condos to $2.49M luxury. I know which pockets hold value, which buildings to be careful with, and how to price for the specific market your home sits in. Straight answers, no pressure.