The Transforming Residential Landscape: A Decade of Change in Windsor, ON

February 29, 2024 | Affordable Housing

The Transforming Residential Landscape: A Decade of Change in Windsor, ON

In the past ten years, Ontario’s residential landscape has undergone a significant transformation, highlighting a drastic shift in home values and affordability. A 2024 report by the Municipal Property Assessment Corporation (MPAC) sheds light on this change, revealing a staggering decrease in the availability of homes under $500,000 in the Windsor area—from 99% in 2013 to just 59% in 2023. This trend reflects broader changes across Ontario, pointing to an affordability crisis that is reshaping the future of homeownership in the province. Despite the rise in prices, compared to other Canadian regions, Windsor-Essex remains one of the more affordable communities in Ontario.

The report highlights that to find properties for less than $500k in Ontario, one can look to cities such as Windsor, Sudbury, Sault Ste. Marie, North Bay, and Thunderbay.  While homes under $750k can be found in cities such as Ottawa, London, Kitchener, Kingston, Barrie, and Peterborough.

The Rise in Home Values Over a Decade – Windsor & Essex County

A decade ago, the concept of a home in Windsor-Essex County costing more than $500,000 was nearly unimaginable. Today, according to the data derived from the Windsor & Essex County Association of REALTORS®, the average residential home sale price in Windsor-Essex sits at approximately $534,000, a stark contrast to the $191,000 average of 2013. Realtors like Dan Gemus, CEO/Broker-Owner of The Dan Gemus Real Estate Team Ltd. Brokerage have witnessed this shift firsthand, noting the gradual but relentless increase in prices. This dramatic rise highlights the evolving market dynamics and the growing challenge for would-be homeowners, especially younger buyers.

The Impact on Potential Homebuyers

For a young adult, the dream of homeownership has become increasingly elusive. Many find themselves opting to live with parents longer to save money, a testament to the challenging market conditions. Stories like this are not uncommon and underscore the personal impact of the housing price surge, reflecting a generation grappling with the reality of a transformed housing landscape.

Factors Contributing to the Housing Price Surge

Several factors have contributed to the rising home prices in Ontario, including the classic economic principle of supply and demand. Additionally, increased construction and labour costs, coupled with inflation, have played significant roles. These elements have combined to push home values upward, making communities with homes under half a million dollars increasingly scarce.

Shift in the Housing Market Spectrum

Over the last decade, the percentage of homes valued between $500-750,000 in Windsor-Essex has grown from around 1% to almost 34%. This shift indicates a new normal in the housing market, where mid-range homes have become a significant portion of available properties. The scarcity of homes under $500,000 further emphasizes the market’s transformation and the diminishing access to affordable housing.

Solutions and Strategies for Addressing the Housing Shortage

Furthermore, the call for more housing units—homes, apartments, and condos—in Windsor-Essex and across the country is louder than ever, as industry experts advocate for increased development to meet the growing demand.  Addressing the housing shortage requires a multifaceted approach, including the development of more housing units of all kinds, and the implementation of policies aimed at enhancing market affordability. These strategies are crucial for mitigating the affordability crisis and ensuring a balanced and accessible housing market for all Ontarians.


In conclusion, the last decade has seen a profound change in Ontario’s residential landscape. Despite the rise in prices, when compared to other Canadian regions, Windsor-Essex remains one of the more affordable communities in Ontario.  As Ontario looks to the future, the lessons learned from this period of change will be invaluable in shaping a more accessible and sustainable housing market.

Lastly, lower home prices are just one reason to consider Windsor-Essex, ON when making a move.  The future growth projections, proximity to the border, need for specialized jobs, and access to schools, also contribute to the quality of living in Windsor and Essex County.

The Dan Gemus Real Estate Team Ltd., Brokerage is ingrained in the community and experts on the Windsor and Essex County real estate market. If you’re thinking of buying or selling in Essex County, we want to help you!



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