Markham vs Richmond Hill — Which Is Actually Cheaper in 2026?

Markham and Richmond Hill are the two biggest cities in York Region. They share a border, similar schools, and comparable commute times into Toronto. So which one actually costs less?

We compared every major monthly expense using public data from York Region, Metrolinx, the Ontario Energy Board, and Statistics Canada.

The Quick Answer

Markham is slightly cheaper for renters ($40/month). Richmond Hill is slightly cheaper for buyers ($85/month). The differences are small — lifestyle and commute should drive your decision more than cost.

Renting: Side by Side

Here's the true monthly cost for a 2-bedroom rental, including everything you actually pay:

Markham (2BR Rental)

• Monthly Rent: **$2,750**
• Utilities (tenant share): **$135**
• GO Transit monthly pass: **$280**
• Groceries (single person): **$430**
• Tenant Insurance: **$46**
• **True Monthly Cost: $3,641**

Richmond Hill (2BR Rental)

• Monthly Rent: **$2,800**
• Utilities (tenant share): **$132**
• GO Transit monthly pass: **$290**
• Groceries (single person): **$435**
• Tenant Insurance: **$47**
• **True Monthly Cost: $3,704**

Markham edges out by $63/month thanks to slightly lower rent and cheaper GO Transit (Markham GO is one stop closer to Union than Richmond Hill GO).

Buying: Richmond Hill Flips the Script

We calculated based on average home price with 20% down at 5.5% over 25 years:

Markham (Average Home)

• Home Price: **$1,280,000**
• Property Tax Rate: **0.65%**
• Monthly Mortgage: **$6,290**
• Monthly Property Tax: **$693**
• Home Insurance: **$170**
• **True Monthly Cost: $7,153**

Richmond Hill (Average Home)

• Home Price: **$1,320,000**
• Property Tax Rate: **0.67%**
• Monthly Mortgage: **$6,487**
• Monthly Property Tax: **$737**
• Home Insurance: **$175**
• **True Monthly Cost: $7,399**

Wait — Markham is cheaper for buyers too? Not quite. The condo market tells a different story.

Condo Buyers

• **Markham condo average:** $650,000
• **Richmond Hill condo average:** $680,000

For young professionals buying their first condo, Markham's $30,000 lower entry price translates to roughly $150/month less on mortgage payments. But Richmond Hill condos along Yonge Street hold resale value better due to the planned Yonge North Subway extension.

Transit: The Real Differentiator

Both cities have GO stations, but the commute math is different:

• **Markham GO → Union Station:** ~42 minutes, $280/month pass
• **Richmond Hill GO → Union Station:** ~38 minutes, $290/month pass (via Richmond Hill line)
• **Markham also has:** Highway 7 Viva rapidway, direct Hwy 404/407 access
• **Richmond Hill also has:** Yonge Street bus corridor, future Yonge North Subway (opening ~2029-2032)

If you work in downtown Toronto, Richmond Hill's future subway connection could eliminate the GO pass entirely — saving $290/month once it opens.

If you work in the 905 tech corridor (Markham's speciality), you skip transit costs altogether.

Groceries and Daily Life

Both cities have competitive grocery prices thanks to large Asian supermarkets (T&T, FreshWay, H Mart) alongside standard chains:

• **Markham groceries (single):** $430/month
• **Richmond Hill groceries (single):** $435/month

The $5 difference is noise. Both cities have excellent variety and competition that keeps prices down compared to smaller York Region towns.

Schools

Both cities have top-rated schools. Highlights:

• **Markham:** Unionville HS, Markville SS, Bur Oak SS (all consistently high-ranking)
• **Richmond Hill:** Richmond Hill HS, Bayview SS, Richmond Green SS

For families choosing between the two, school quality is a wash. Pick based on neighbourhood, not city.

The Bottom Line

• **Renting:** Markham wins — saves $63/month
• **Buying (house):** Markham wins — saves $246/month
• **Buying (condo):** Markham wins — saves ~$150/month
• **Transit to downtown:** Richmond Hill wins long-term — subway saves $290/month (post-2029)
• **Groceries:** Tie
• **Schools:** Tie

Today: Markham is cheaper across the board by small margins.
By 2030: Richmond Hill's subway connection could flip the math for downtown commuters.

If you work in tech or the 905 corridor, Markham is the clear choice. If you commute to downtown Toronto and can wait for the subway, Richmond Hill is the long-term play.

Disclaimer: These are estimates based on public data and averages. Not financial advice. Your actual costs will vary based on specific neighbourhood, lifestyle, and housing choice.

Compare more York Region cities:
- Vaughan vs Markham — York Region's two economic powerhouses
- Aurora vs Newmarket — the mid-range comparison

Try the True Cost Calculator to run your own numbers with your specific budget, family size, and preferred city.