How Low Can You Offer on an Etobicoke Home in 2026?

Buyer Advice Dave Dubbin August 1, 2026

There is no magic percentage. In today's Etobicoke market, we've seen well priced homes sell at or near asking within a week, and we've seen tired listings take offers several percent below list after sitting for a month or two. How low you can go depends on three things: how long the home has been on the market, how it was priced in the first place, and what shape it's in. Get a read on those three factors and the number mostly works itself out.

Want to see what's actually sitting versus what's selling? Browse Etobicoke listings on our home search and watch the days on market column.

What the market is doing right now

The Toronto Regional Real Estate Board reported 6,770 sales across the GTA in June, up 9.4 percent from a year earlier, while new listings fell 12.9 percent. The average selling price came in at $1,058,658, still down 3.9 percent year over year, and the benchmark was off 5.4 percent. So prices are lower than last year, but the market underneath is tightening. Sales up, supply down. TRREB expects more competition between buyers in the back half of the year.

What that means for you: the deep discount window is not closed, but it's narrowing. The buyer who waits for the bottom usually finds out about it a few months after it happened.

Start with days on market, not list price

The list price tells you what the seller hopes. Days on market tells you what buyers think. A home that's been sitting for 45 or 60 days has already had its price tested, and the market said no. That seller has usually moved from hoping to negotiating, and a sharper offer gets a real conversation instead of a door slammed.

A fresh listing in its first week is a different animal. The seller has no reason to take a low number when they haven't heard from the rest of the market yet. Offer 10 percent under asking on day three and the most likely outcome is silence.

Priced to sit or priced to spark

Some Etobicoke listings are priced low on purpose to draw multiple offers. You'll spot them: sharp photos, an offer date, a price that seems too good to be true. Coming in under asking on one of those misreads the play entirely.

Others are priced at the number the seller needs rather than the number the market supports. Those are the ones that sit, and where the gap between list and sold gets wide. Your agent's job is telling you which kind you're looking at before you write an offer. Comparable sales from the last 60 days on that street settle it quickly.

If you're weighing an offer, these are worth a read:

How low is too low

An offer that's way below what recent comparable sales support doesn't read as negotiating. It reads as not serious, and some sellers stop responding entirely. You haven't saved money, you've lost the house and the goodwill.

A sharp offer is different. It's a number below asking that you can defend with sold data, presented cleanly, with terms that make it easy to say yes. Sellers respond to offers that feel grounded, even low ones. They dig in against offers that feel like a fishing trip.

One more thing worth knowing from the seller side of our business: after months on the market, many sellers care as much about certainty as they do about the last twenty thousand dollars.

Price is not your only lever

Some of the best deals we've negotiated for buyers didn't come from the price line at all. A flexible closing date that matches the seller's next move. A larger deposit that signals you won't walk. Fewer conditions, where your financing and inspection homework is already done. Taking the appliances question off the table instead of nickel and diming it.

Every one of those makes a below-asking number easier for a seller to accept, because you're trading them something real for it.

The bottom line for Etobicoke buyers

Right now you can still negotiate meaningfully on homes that have sat, especially ones priced on hope. But the data says supply is shrinking and buyers are coming back. If TRREB's read on the second half of 2026 is right, the leverage you have today is not guaranteed to be there in the spring. Use it while you have it, and use it on the right houses.

Thinking about making a move this fall? Reach out for a no pressure conversation about what your offer strategy should look like on the streets you're watching.

Dave Dubbin
Etobicoke Real Estate Expert
Dave Dubbin & Associates
Real Estate Broker for Etobicoke and Toronto