In North Riverdale, homes sold for 113% of asking in six days. In East York, they sold below list after a median of 15
October was uneven across the core East End (E01–E03). Overall, 162 freehold homes sold at an average of 104.4% of list, with 2.1 months of inventory and an average sale price of $1,258,422, but that average hides a wide gap between pockets. Below, the hot and cold spots first, then what days on market, mix and supply say about why. Seasonality also plays a big role in these numbers, and we will see it play out over the next few months.
Which East End pockets ran hot in October, and which ran cold?
Leslieville and Riverdale (E01) led: freehold homes there sold for an average of 107.1% of list with a median of 7 days on market, and 58% went over asking. The Beaches (E02) were close behind at 105.6% and 8 days. The Danforth and East York (E03) trailed at 102.5%, with a median of 14 days and 35% going over asking.
By community, North Riverdale was the strongest large pocket: 12 sales at 112.9% of list, a median of 6 days, and 75% over asking. South Riverdale, the busiest pocket with 26 sales, held 107.0% in 7 days. The weakest were East York (7 sales, 95.9%, median 15 days), O'Connor-Parkview and Danforth Village-East York (10 sales each, about 100.7%, median 19.5 days) and Woodbine-Lumsden (8 sales, 100.6%). The Beaches sat in the middle at 103.4% on 18 sales.
These are small samples, so I checked them against the full 12 months. North Riverdale was the top community there too (101 sales at 113.0%), and East York was the lowest (91 sales at 99.2%, median 19 days). Playter Estates-Danforth ranked first in October on only 5 sales and averaged 105.2% over the year, so I would not read much into that one.
Does a home's days on market change what it sells for?
The hot pockets are the ones where homes sell within days, which is why days on market matters so much. Over the 1,729 core freehold sales from October 2025 to October 2026, a home's first week did much of the work. Over those 12 months, 43% of sales (737) happened in the first seven days, and 79% of those went over asking, at an average of 113.4% of list. By days 8 to 14 the average was 106.4%. From day 15 to 30 it dropped to 98.6%, and past 30 days it settled at about 95%, with only 6% to 7% of those homes selling over asking. A large part of that first-week push comes from the underpricing strategy, which still works in many East End neighbourhoods.
Two pricing strategies sit behind this chart, and they lead to very different outcomes. Price a home to draw competing offers and it can sell well over asking in the first week. Price it at or above the market and wait for the right buyer, and it tends to sell under asking. One thing is clear either way: once a home passes 14 days, and certainly 30, the seller is on the back foot.
October looked the same on a smaller sample: 68 of 162 sales (42%) sold within a week at an average of 110% of list, and the 34 homes that took 15 to 30 days averaged 99.1%. The median home sold in 9 days.
How can homes sell over asking and still average less than last year?
October's 162 sales are down 2.4% from 166 last October, and the average sale price is down 8.1%, from $1,368,664 to $1,258,422. A good part of that slide is mix shift: 75% of sales were under $1.5M against 70.5% last year, and homes over $2 million made up 4.3% of sales against 11.4%. Hold the price bands constant and the average is down around 2%. The average list price of the homes that sold also fell about 10%, from $1,339,492 to $1,205,192, which is why homes can sell above their list prices and still average less than last year. Within the bands under $2 million the average is down 1.9% under $1M, 2.6% from $1M to $1.5M and 3.2% from $1.5M to $2M.
I still show averages because they are the most available number for a neighbourhood-level breakdown, but they are noisy. Averages blend different houses on different streets, and they can move without a single house changing price. The buyers I have been working with since last fall have not seen a meaningful drop in prices for the type of home and the streets they are targeting, which fits that. Whatever stats I see, I always check them against reality. If you want the same-house view, the repeat-sales study I published looks at homes that sold twice.
Where is supply tightest right now?
Active freehold listings rose from 331 to 339 over the month, and months of inventory fell from 2.3 to 2.1. Every band under $2 million is at 1.9 months or less: $1.5 million to $2 million is the tightest at 1.5. The $2 million to $3 million band shows 8.0 months and $3 million and over shows 7.5, but those bands had only 5 and 2 sales in October, so the ratio swings a lot from month to month.
As a rule of thumb, under 3 months is a seller's market and over 5 months is a buyer's market.
What to expect for the rest of 2026
Seasonality plays a big role, and last year shows the usual shape. Sales dropped from 166 in October 2025 to 125 in November and 61 in December. In December the median home took 24 days to sell and only 21% sold over asking, against a median of 9 days and 46% over asking in November. That lines up with the chart above: when homes sit longer, the sale-to-list ratio falls. By January 2026 the median was back to 8 days and 58% of sales went over asking. If this year follows the same seasonal pattern, expect fewer sales and longer days on market through December, then a pickup in the new year. We will see how it plays out over the next few months.
What this all means if you are...
Buying a house that just listed: in the first week, 79% of sales went over asking. If the house is right for you, plan for competition and decide your number before the offer date, not during it.
Buying a house that has sat for a month: homes past 30 days averaged about 95% of list, and only 6% to 7% sold over asking. Ask what changed, since a price that has not moved is not a deal, but this is where you have the most room to negotiate.
Selling a house: the first two weeks matter most. Homes that sold in week one averaged 113% of list, and by day 15 the average was below asking. Price it to attract offers early rather than testing the market high and dropping later. Under $2 million, homes sold for 1.9% to 3.2% less than last October, so use your band's recent sales, not last year's.
Buying or selling over $2 million: the $2 million to $3 million band shows 8.0 months of supply on only 5 sales, so there is typically more room to negotiate, though the best homes in the Beaches, North Riverdale and Leslieville can still be competitive.
Christian Torok, Broker · Porchlight Realty (RE/MAX Hallmark) · November 2026
Sources: TRREB sold data via REALM for E01–E03 freehold (Porchlight analysis; row-level export pulled November 3, 2026, covering sales from October 1, 2025 to November 1, 2026) for days on market, sale-to-list by days on market and October 2026 sales; REALM monthly sales data (Porchlight analysis, November 2, 2026 pull) for active listings, history and prior-month figures. Months of inventory, like-for-like prices and price-band averages are Porchlight calculations. Not intended to solicit buyers or sellers currently under contract.
