The 10 GTA neighbourhoods where the most houses sold for $1.00M or less over the past twelve months, zoned for an elementary school with EQAO results in the top 15% of Ontario schools.
By John Pasalis, President, Move Smartly Realty
This report began as an answer for one couple in a buyer consultation: a budget that topped out at $1.00M, an elementary school that was the deal breaker, and no idea where to start. The question comes up often enough that we are publishing the answer. We took every freehold house that sold for $1.00M or less over the past twelve months, kept the ones zoned for a school with EQAO results in the top 15% of Ontario schools, and ranked the neighbourhoods by how many they had.
17,403 houses sold for $1.00M or less across the GTA over the past twelve months. 1,638 of them (9%) were inside the attendance area of one of the 144 elementary schools that clear the bar, spread over 135 neighbourhoods. The ten with the most are ranked below: the more of these houses that change hands in a neighbourhood, the better a buyer's odds of finding one. Cornell tops the list with 64.
EQAO, the Education Quality and Accountability Office, runs Ontario's province-wide tests. Every Grade 3 and Grade 6 student writes assessments in reading, writing and math based on the Ontario curriculum. A school's score on each test is the share of its students who met the provincial standard (Level 3, roughly a B): 84% means 84 of every 100 students reached it.
The scores reflect one set of tests, not everything a school does, and they track family income closely, so we treat them as one public, consistent signal. A school qualifies here when its average across all six Grade 3 and Grade 6 results (2024–25) is in the top 15% of Ontario schools, with none below 60%.
Across the ten, the matching houses were mostly townhouses (46%) and detached houses (32%).
64 of the 182 houses sold in Cornell over the past twelve months went for $1.00M or less inside a qualifying school zone (35% of all house sales there). Across all house sales in Cornell, the median price was $1,034,000 (down 10.5% year over year; median townhouse down 14.6%), 26% sold over asking and the typical sale took 22 days.
What $1.00M buys here: mostly townhouses (78%) and semi-detached houses (22%), typically 3 bedrooms. Across all house sales in Cornell, the median townhouse sold for $905,000 and the median semi-detached house sold for $974,000.
| School | Board | Sales in zone | Gr 3 English | Gr 3 Math | Gr 6 English | Gr 6 Math | Ontario standing |
|---|---|---|---|---|---|---|---|
| St. Joseph Catholic Elementary School | YCDSB | 64 | 89% | 84% | 95% | 64% | Top 15% |
| Rouge Park Public School | YRDSB | 16 | 84% | 85% | 97% | 86% | Top 5% |
| Neighbourhood profile | Cornell | GTA |
|---|---|---|
| Population | 22,211 | 7.2M |
| Median age | 37 | 39 |
| Children under 15 | 22% | 15% |
| Adults with a university degree | 41% | 36% |
| Born outside Canada | 53% | 45% |
| Median household income | $102,000 | $84,000 |
| Owner-occupied homes | 88% | 67% |
| Moved in the past 5 years | 45% | 38% |
48 of the 151 houses sold in Shoreacres over the past twelve months went for $1.00M or less inside a qualifying school zone (32% of all house sales there). Across all house sales in Shoreacres, the median price was $1,272,000 (down 0.6% year over year; median detached house down 2.5%), 17% sold over asking and the typical sale took 20 days.
What $1.00M buys here: mostly townhouses (48%) and detached houses (31%), typically 3 bedrooms. Across all house sales in Shoreacres, the median townhouse sold for $751,000 and the median detached house sold for $1,394,000.
| School | Board | Sales in zone | Gr 3 English | Gr 3 Math | Gr 6 English | Gr 6 Math | Ontario standing |
|---|---|---|---|---|---|---|---|
| St. Raphael Elementary School | HCDSB | 43 | 78% | 83% | 93% | 79% | Top 15% |
| Makwendam Public School | HDSB | 8 | 86% | 75% | 98% | 60% | Top 15% |
| Ascension Elementary School | HCDSB | 5 | 94% | 85% | 88% | 65% | Top 15% |
| Neighbourhood profile | Shoreacres | GTA |
|---|---|---|
| Population | 12,430 | 7.2M |
| Median age | 43 | 39 |
| Children under 15 | 16% | 15% |
| Adults with a university degree | 37% | 36% |
| Born outside Canada | 22% | 45% |
| Median household income | $113,000 | $84,000 |
| Owner-occupied homes | 84% | 67% |
| Moved in the past 5 years | 32% | 38% |
43 of the 157 houses sold in Appleby over the past twelve months went for $1.00M or less inside a qualifying school zone (27% of all house sales there). Across all house sales in Appleby, the median price was $1,045,000 (down 2.8% year over year; median detached house down 2.6%), 19% sold over asking and the typical sale took 15 days.
What $1.00M buys here: mostly townhouses (44%) and detached houses (40%), typically 3 bedrooms. Across all house sales in Appleby, the median townhouse sold for $820,000 and the median detached house sold for $1,090,000.
| School | Board | Sales in zone | Gr 3 English | Gr 3 Math | Gr 6 English | Gr 6 Math | Ontario standing |
|---|---|---|---|---|---|---|---|
| Ascension Elementary School | HCDSB | 43 | 94% | 85% | 88% | 65% | Top 15% |
| Neighbourhood profile | Appleby | GTA |
|---|---|---|
| Population | 19,287 | 7.2M |
| Median age | 47 | 39 |
| Children under 15 | 14% | 15% |
| Adults with a university degree | 31% | 36% |
| Born outside Canada | 24% | 45% |
| Median household income | $97,000 | $84,000 |
| Owner-occupied homes | 80% | 67% |
| Moved in the past 5 years | 29% | 38% |
41 of the 268 houses sold in Credit Valley over the past twelve months went for $1.00M or less inside a qualifying school zone (15% of all house sales there). Across all house sales in Credit Valley, the median price was $1,028,000 (down 14.0% year over year; median detached house down 9.8%), 13% sold over asking and the typical sale took 23 days.
What $1.00M buys here: mostly semi-detached houses (54%) and townhouses (39%), typically 4 bedrooms. Across all house sales in Credit Valley, the median semi-detached house sold for $895,000 and the median townhouse sold for $775,000.
| School | Board | Sales in zone | Gr 3 English | Gr 3 Math | Gr 6 English | Gr 6 Math | Ontario standing |
|---|---|---|---|---|---|---|---|
| St. Jacinta Marto Catholic Elementary School | DPCDSB | 41 | 91% | 76% | 100% | 79% | Top 5% |
| Neighbourhood profile | Credit Valley | GTA |
|---|---|---|
| Population | 47,015 | 7.2M |
| Median age | 34 | 39 |
| Children under 15 | 22% | 15% |
| Adults with a university degree | 40% | 36% |
| Born outside Canada | 64% | 45% |
| Median household income | $113,000 | $84,000 |
| Owner-occupied homes | 93% | 67% |
| Moved in the past 5 years | 80% | 38% |
39 of the 62 houses sold in Port Whitby over the past twelve months went for $1.00M or less inside a qualifying school zone (63% of all house sales there). Across all house sales in Port Whitby, the median price was $880,000 (down 4.9% year over year; median detached house down 8.8%), 32% sold over asking and the typical sale took 14 days.
What $1.00M buys here: mostly detached houses (49%) and townhouses (31%), typically 3 bedrooms. Across all house sales in Port Whitby, the median detached house sold for $980,000 and the median townhouse sold for $780,000.
| School | Board | Sales in zone | Gr 3 English | Gr 3 Math | Gr 6 English | Gr 6 Math | Ontario standing |
|---|---|---|---|---|---|---|---|
| Whitby Shores Public School | DDSB | 39 | 92% | 94% | 95% | 67% | Top 5% |
| Neighbourhood profile | Port Whitby | GTA |
|---|---|---|
| Population | 6,840 | 7.2M |
| Median age | 40 | 39 |
| Children under 15 | 21% | 15% |
| Adults with a university degree | 35% | 36% |
| Born outside Canada | 22% | 45% |
| Median household income | $100,000 | $84,000 |
| Owner-occupied homes | 81% | 67% |
| Moved in the past 5 years | 32% | 38% |
39 of the 194 houses sold in Meadowvale over the past twelve months went for $1.00M or less inside a qualifying school zone (20% of all house sales there). Across all house sales in Meadowvale, the median price was $935,000 (down 9.4% year over year; median detached house down 10.7%), 20% sold over asking and the typical sale took 20 days.
What $1.00M buys here: mostly semi-detached houses (67%) and detached houses (33%), typically 3 bedrooms. Across all house sales in Meadowvale, the median semi-detached house sold for $869,000 and the median detached house sold for $982,000.
| School | Board | Sales in zone | Gr 3 English | Gr 3 Math | Gr 6 English | Gr 6 Math | Ontario standing |
|---|---|---|---|---|---|---|---|
| St. Richard Catholic Elementary School | DPCDSB | 39 | 95% | 79% | 87% | 80% | Top 10% |
| Neighbourhood profile | Meadowvale | GTA |
|---|---|---|
| Population | 41,071 | 7.2M |
| Median age | 40 | 39 |
| Children under 15 | 14% | 15% |
| Adults with a university degree | 32% | 36% |
| Born outside Canada | 44% | 45% |
| Median household income | $89,000 | $84,000 |
| Owner-occupied homes | 74% | 67% |
| Moved in the past 5 years | 33% | 38% |
39 of the 56 houses sold in Palmer over the past twelve months went for $1.00M or less inside a qualifying school zone (70% of all house sales there). Across all house sales in Palmer, the median price was $944,000 (down 6.1% year over year; median detached house down 8.4%), 9% sold over asking and the typical sale took 18 days.
What $1.00M buys here: mostly detached houses (77%), typically 3 bedrooms. Across all house sales in Palmer, the median detached house sold for $970,000.
| School | Board | Sales in zone | Gr 3 English | Gr 3 Math | Gr 6 English | Gr 6 Math | Ontario standing |
|---|---|---|---|---|---|---|---|
| Canadian Martyrs Elementary School | HCDSB | 39 | 93% | 78% | 93% | 73% | Top 10% |
| Neighbourhood profile | Palmer | GTA |
|---|---|---|
| Population | 7,649 | 7.2M |
| Median age | 41 | 39 |
| Children under 15 | 14% | 15% |
| Adults with a university degree | 25% | 36% |
| Born outside Canada | 21% | 45% |
| Median household income | $103,000 | $84,000 |
| Owner-occupied homes | 88% | 67% |
| Moved in the past 5 years | 26% | 38% |
39 of the 170 houses sold in Berczy over the past twelve months went for $1.00M or less inside a qualifying school zone (23% of all house sales there). Across all house sales in Berczy, the median price was $1,240,000 (down 12.3% year over year; median detached house down 6.5%, a shift in what sold rather than prices alone), 34% sold over asking and the typical sale took 16 days.
What $1.00M buys here: almost all townhouses, typically 3 bedrooms. Across all house sales in Berczy, the median townhouse sold for $958,000.
| School | Board | Sales in zone | Gr 3 English | Gr 3 Math | Gr 6 English | Gr 6 Math | Ontario standing |
|---|---|---|---|---|---|---|---|
| All Saints Catholic Elementary School | YCDSB | 39 | 86% | 82% | 95% | 84% | Top 10% |
| Stonebridge Public School | YRDSB | 28 | 77% | 82% | 94% | 86% | Top 15% |
| Castlemore Public School | YRDSB | 8 | 84% | 86% | 93% | 80% | Top 10% |
| Neighbourhood profile | Berczy | GTA |
|---|---|---|
| Population | 24,297 | 7.2M |
| Median age | 39 | 39 |
| Children under 15 | 17% | 15% |
| Adults with a university degree | 41% | 36% |
| Born outside Canada | 67% | 45% |
| Median household income | $91,000 | $84,000 |
| Owner-occupied homes | 91% | 67% |
| Moved in the past 5 years | 40% | 38% |
38 of the 41 houses sold in Uptown over the past twelve months went for $1.00M or less inside a qualifying school zone (93% of all house sales there). Across all house sales in Uptown, the median price was $860,000 (down 7.5% year over year; median townhouse down 7.3%), 22% sold over asking and the typical sale took 17 days.
What $1.00M buys here: mostly townhouses (63%) and semi-detached houses (37%), typically 3 bedrooms. Across all house sales in Uptown, the median townhouse sold for $848,000 and the median semi-detached house sold for $881,000.
| School | Board | Sales in zone | Gr 3 English | Gr 3 Math | Gr 6 English | Gr 6 Math | Ontario standing |
|---|---|---|---|---|---|---|---|
| John William Boich Public School | HDSB | 38 | 85% | 84% | 98% | 74% | Top 10% |
| Neighbourhood profile | Uptown | GTA |
|---|---|---|
| Population | 5,262 | 7.2M |
| Median age | 40 | 39 |
| Children under 15 | 14% | 15% |
| Adults with a university degree | 36% | 36% |
| Born outside Canada | 36% | 45% |
| Median household income | $84,000 | $84,000 |
| Owner-occupied homes | 72% | 67% |
| Moved in the past 5 years | 49% | 38% |
37 of the 100 houses sold in Greensborough over the past twelve months went for $1.00M or less inside a qualifying school zone (37% of all house sales there). Across all house sales in Greensborough, the median price was $1,080,000 (down 18.9% year over year; median detached house down 7.0%, a shift in what sold rather than prices alone), 30% sold over asking and the typical sale took 22 days.
What $1.00M buys here: mostly townhouses (68%) and semi-detached houses (24%), typically 3 bedrooms. Across all house sales in Greensborough, the median townhouse sold for $945,000 and the median semi-detached house sold for $980,000.
| School | Board | Sales in zone | Gr 3 English | Gr 3 Math | Gr 6 English | Gr 6 Math | Ontario standing |
|---|---|---|---|---|---|---|---|
| St. Julia Billiart Catholic Elementary School | YCDSB | 37 | 88% | 85% | 94% | 66% | Top 15% |
| Mount Joy Public School | YRDSB | 9 | 85% | 91% | 96% | 77% | Top 10% |
| Neighbourhood profile | Greensborough | GTA |
|---|---|---|
| Population | 16,446 | 7.2M |
| Median age | 40 | 39 |
| Children under 15 | 19% | 15% |
| Adults with a university degree | 41% | 36% |
| Born outside Canada | 56% | 45% |
| Median household income | $108,000 | $84,000 |
| Owner-occupied homes | 95% | 67% |
| Moved in the past 5 years | 34% | 38% |
I own this brokerage, and I sit in on client consultations. In my experience that is rare: the owner of a brokerage is seldom in the room when a buyer is working out where to start. I do it because the hardest questions in a purchase are rarely about a single listing. They are about where to look and what to give up, and those deserve analysis rather than opinion. When a client's question needs a report like this one, we build it.
If you are where that couple was, ready to buy but not sure where to start, my team and I would be glad to sit down with you, work through your budget and what matters most, and leave you with a short list of your own.
Book a time to meet with John and the team →
Sales are TRREB MLS transactions for freehold houses (detached, semi-detached, townhouses, links and small multiplexes) across the GTA, closed in the twelve months to October 07, 2026, assigned to neighbourhoods by the property's address. A sale matches when it sold for $1.00M or less and the property sits inside the attendance area (English regular program) of a public and catholic elementary school with an average across its six Grade 3 and Grade 6 EQAO results (reading, writing and math, % at the provincial standard) in the top 15% of all Ontario schools, and no single result below 60%. A sale in both a public and a catholic qualifying zone counts once. The ranking is the count of matching sales, with the lower median price breaking ties. Year-over-year changes compare the trailing twelve months with the twelve before; the change for the most common house type is shown beside the overall median because a shift in what sold can move the overall figure more than prices did. Over asking = sold above the final list price; days on market run from the sold listing's own list date. For sale now = active listings today asking $1.00M or less inside a qualifying zone. What $1.00M buys = the matching sales' property types and most common bedroom count; the medians quoted there are for all sales of that type in the neighbourhood, not only those under $1.00M. School results are the latest EQAO year, English = reading and writing averaged. Neighbourhood profile figures and the homes-by-type chart are the latest available demographic estimates; the chart covers every home in the neighbourhood, not just the houses that sold. Ontario standing places the school's six-result Grade 3 and 6 average among all Ontario schools reporting that year. Attendance boundaries change and some schools cap enrolment; confirm with the board before relying on one.
