How to Find the Best Family Neighbourhoods for Your Kids

I moved to Mississauga when I was 7, long before Churchill Meadows or Central Erin Mills even existed. The Mississauga I grew up in was fantastic for kids; tens of thousands of homes were being built, and families just like mine were moving out to the ‘burbs’ and settling in. The best family neighbourhoods were every neighbourhood!

I remember the day we moved to Tallmast Crescent in Erin Mills; my mom and dad were so busy unpacking that they told me to go ride my bike to get me out of their hair. There I was, riding around streets I had never seen, exploring my new neighbourhood with complete freedom. Every street I rode down had a bunch of kids playing out front, and when I found King’s Masting Park, it too was full of kids playing together. Once we settled in, we met all the other families and kids on the street, and I couldn’t wait to get home from school every day to knock on the doors and see who could come out and play. With so many kids, there was always someone who could come out and play. These memories are such a huge part of my happy childhood, and I never imagined that in today’s Mississauga, many kids wouldn’t get this same experience.

Today, with every neighbourhood well established, and no land left except for condo infill, prices of homes have risen and the age of many communities has gotten older. Normally, it’s a good reflection of a neighbourhood’s quality and reputation when there’s a large older population; that means people love living there and don’t move. But for a young family, is there anywhere left in Mississauga that has a lot of kids? Where are the best family neighbourhoods?

A Consistent Trend in Mississauga

There is one thing for certain in Mississauga, we are getting older. In every single neighbourhood I reviewed, the population forecasts all looked the same. This is for one small neighbourhood of 800 people, but every single chart, in every single neighbourhood, looked like this:

Mississauga Population Forecast Best Family Neighbourhoods

This isn’t because people are leaving town; it’s not like we have vacant homes or gutted downtowns. Homes are occupied with people, just not young people. The average family household population in areas outside Mississauga are as high as 3.6, but here, it’s closer to 2.6. Over the decades I’m sure we once were 3.6 (or possibly even higher) and have dropped a full 1 person. The high housing costs in Mississauga have put financial pressures on families, and many are choosing to have less kids on average. On the flip side, families with more kids are attracted to cities further away with more affordable house prices. So together, the effect of the city aging in population and not being able to attract new young families, has made a noticeable impact.

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Realtor.ca Statistics

When looking at any listing on Realtor.ca, there is this tab that many people don’t notice. It is an excellent collection of data regarding the demographics of the neighbourhood.

You can see neighbourhood size, average income, number of families with and without kids, as well as charts by population age, profession, education, etc. If you want to really know who your neighbours are, this tool is for you. Most neighbourhoods are quite large, like Central Erin Mills, and a listing will only usually show you the immediate area of 500-1000 people. This is great because you will be most affected by the people on the immediate streets around you. But for my purposes, I reviewed the stats all around the neighbourhood, to really get an accurate sense of the neighbourhood. For the most part, there were almost no dramatic shifts from one Sub-Neighbourhood to another. For example: Pheasant Run, Sawmill Valley, West Erin Mills and Council Ring of Erin Mills were all pretty much the same. So although the charts I will show you below are not exact, they are a good representation of the neighbourhood as a whole.

Aging Neighbourhoods

These are some of  the neighbourhoods that have a much larger aging population versus the younger population. If you focus on the dark blue, orange and kelly green blocks on the chart, these are the children in the neighbourhood. The size of their bar indicates the size of population they represent. Most of these neighbourhoods used to be filled to the brim with children, and now, the children have grown up and moved out. That’s left a lot of empty nest baby boomers living in these family homes. When they do move out, the high prices prevent the average family buyer from affording many of the homes in these areas, which means typically older, smaller families will replace empty nesters. This will not have any dramatic positive effect on the population composition.

These neighbourhoods are characterized as such:

The population aged 0-19 is less than or between 20-25% , and the population age 55+ is between 25-30% or greater

Park Royal Best Family Neighbourhoods

Clarkson

Streetsville Best Family Neighbourhoods

Streetsville

South Erin Mills Best Family Neighbourhoods

South Erin Mills

Lakeview Best Family Neighbourhoods

Lakeview

Applewood Best Family Neighbourhoods

Applewood

Cooksville Best Family Neighbourhoods

Cooksville

Erindale Best Family Neighbourhoods

Erindale

Sheridan Homelands Best Family Neighbourhoods

Sheridan Homelands

There absolutely are kids in all of these areas, but they are fewer and further between. There is no guarantee you’ll be living close to any kids who are your children’s age. Be a detective in these areas; look for strollers on the porch, or tricycles and scooters by the garage. If you check out the house you want to buy at the time school lets out, do you see adults walking with young children to pick up kids at school, or kids playing in the street after school? If you go look at the house on the weekend, are there kids out in the front playing, or riding their bikes, or is it a ghost street? If these are the neighbourhoods you want to live in, and want to live near kids, do some extra research to see if the house you like is on a street with other kids.

Kids playing best family neighbourhoods

Best Family Neighbourhoods for kids age 10-19

Mississauga does still have some good areas if your kids are a little older. Two premium neighbourhoods lead the pack, with Mineola and Lorne Park. If you are a family with good means, then these are the neighbourhoods for you, as you will get the best for both you and your kids. Also in this groupCentral Erin Mills and Rathwood both have some very good secondary high schools, thus good for middle-school and high school aged kids. Both of these neighbourhoods are quality neighbourhoods but unlike Lorne Park and Mineola, they have relatively lower priced townhomes and condo’s that are more accessible to a wider range of buyers. On the chart, focus on the Kelly Green Bar and it’s size relative to the other age groups. These neighbourhoods are characterized as such:

The population aged 0-19 is between 25-30%, and the population age 10-19 is over 15%

Mineola Best Family Neighbourhoods

Mineola

Lorne Park Best Family Neighbourhoods

Lorne Park

Central Erin Mills Best Family Neighbourhoods

Central Erin Mills

Rathwood Best Family Neighbourhoods

Rathwood

Central Erin Mills is only 20% total kids and 13% age 10-19 but the unusually large group age 20-34 skews the otherwise large child numbers. Suggesting, perhaps, that many adult kids are still living at home. This is a convenient location for those attending UofT Mississauga.

best family neighbourhoods high schools CEM and rath

Best Family Neighbourhoods for kids age 0-9

Mississauga doesn’t have any neighbourhoods that have a strong population of young children. The villages below are the best there are, although pale in comparison to cities outside Mississauga, which I will touch on later in the article. The best family neighbourhoods are Meadowale, Lisgar, Churchill Meadows, and Port Credit. I now live in Meadowvale, and I can personally confirm that there are plenty of kids, especially in South-East Meadowvale where I live. There are 8 neighbours who have kids the same ages as my children, and although its not as much as when I was a kid, there’s certainly enough kids for my 3 boys to go outside and find someone to play with. I’m very glad we don’t have to rely on scheduling playdates in order for our kids to socialize.

Meadowvale Best family Neighbourhoods

Meadowvale

The population in Meadowvale aged 0-19 is 27%, and the population age 0-9 is 14%

Lisgar Best Family Neighbourhoods

Lisgar

The population in Lisgar aged 0-19 is 33%, and the population age 0-9 is 16%

Churchill Meadows Best Family Neighbourhoods

Churchill Meadows

The population in Churchill Meadows aged 0-19 is 27%, and the population age 0-9 is 15%

Port Credit Best Family Neighbourhoods

Port Credit

The population in Port Credit aged 0-19 is 21%, and the population age 0-9 is 11%

Where you decide to live is dependant on so many factors, including commute, budget, family support, income, etc. If you have strong social network full of friends with kids your child’s age, you might be impacted little by the demographics of your street. Mississauga is one of the best real estate investments you can make, given our strong jobs base and proximity to Toronto. Amenities and access to events and festivities are excellent. So it’s all a matter of priorities and the situation you are in. Even if your budget is tight, commute might be a huge factor in the quality of your family life, so you might still choose a smaller house in Mississauga over a longer commute.

Best Family Neighbourhoods outside Mississauga

I would say that if commute is more flexible than budget, you might be a family looking for more house, more kids, and are willing to extend outside of Mississauga. If you want to find a family home for a better price, and you want to ensure your street is likely full of children for the foreseeable future, here are some excellent options.

The Village Guru works in the entire West GTA, and we have a partnership with Robert Preece within the Better Homes & Gardens Real Estate Family, who has over 20 years experience service the Hamilton/Niagara Region. So if you decide that you would prefer to live in any of the neighbourhoods below, we can provide you the high quality, expert advice you need with your home purchase and sale.

West Milton

Best Family Neighboruhoods West Milton Population Statistics 2018

Best family neighbourhoods West Milton Population Projections

The population in West Milton aged 0-19 is 34%, and the population age 0-9 is 23%

East Milton

Best Family Neighbourhoods East Milton Population Statistics

Best Family neighbourhoods East Milton Population Statistics

The population in West Milton aged 0-19 is 33%, and the population age 0-9 is 22%. Notice the drop in population relative to the completion of home developments. East Milton is starting to resemble Mississauga as time goes on. 

Waterdown

best family neighbourhoods Waterdown Population Statistics 2018

best family neighbourhoods Waterdown Population Growth Projections

The population in Waterdown aged 0-19 is 27%, and the population age 0-9 is 16%. 

Stoney Creek

Best family neighbourhoods Stoney Creek Population Statistics 2018

Best family neighbourhoods Stoney Creek Population Projections

The population in Stoney Creek aged 0-19 is 33%, and the population age 0-9 is 20%. 

 

Summary

It’s hard to accept, but the new reality of many areas is that there are just less children. And for most people, areas demographics are just one of many factors when choosing where to live. I feel very lucky that my kids are surrounded by other kids on the street, and we have formed friendships with our neighbours and will have impromptu get-togethers now and then. We don’t have family/cousins who live close by, so this set up is ideal for us, and is very valuable for our children. If you have a strong social or family network that ensures your children can socialize regardless of where you live, then you can be open to far more neighbourhoods.

It’s also important to note that as neighbourhoods age, its very common for schools to close due to lack of children. School funds are shifted to build more schools in growing neighbourhoods, instead of where the youth population is in significant decline. In Peel, schools are closing in older Mississauga neighbourhoods and opening in Brampton. In Halton, Burlington has suffered school closings, where new schools are planned for Milton.

This is why your lifestyle is a critical component to any good home search, it’s never just about the number of bedrooms. If you want to experience a higher level of knowledge and expertise to ensure you find a home that you love not only now, but 5-10 years from now, contact The Village Guru today to learn more.

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Halloween in Clarkson Village

It’s that time of year again, Halloween in Clarkson Village! Every year, the Clarkson Village BIA hosts an annual Halloween event for local residents, and every year it gets bigger and better. If you don’t know about the Clarkson BIA, they are the local business improvement association for the cluster of businesses located on Lakeshore Rd in Clarkson Village. They BIA has been instrumental in the redevelopment of the business section of Clarkson over the last several years, and it’s events like this that bring the businesses and the community together.

On this day, Lakeshore Road was full of little characters collecting gifts from local vendors. There were cute and scary costumes, balloons, chocolates, gifts and lots of happy faces.

Littlw kids going trick or treating on Lakeshore Rd Clarkson Village

Trick or Treater’s visiting the local businesses on Lakeshore Rd in Clarkson

Although the day was cloudy and drizzling with rain, none of the children seemed to mind much. Little cats and dogs walked cheerfully along the street, holding treat bags, wearing rain boots, protected from the drizzle.

Kids with their parents at Halloween in Clarkson Village

Halloween in Clarkson Village is a family event that gives the really little kids a chance to trick or treat.

On the other side, a little princess glided cheerfully down the street, with her crown shining on her head, as she held her flouncy red gown. Her mother followed behind her, trying to cover her with umbrella.

There were colourful face paintings, masks, balloons, minions, Donald Trumps, dogs dressed as lions, and many, many happy faces. Kids carried their goody bags from one vendor to the next, filling them to the brim with candy.

The community spirit of Clarkson definitely shone through on this grey day, as residents made this year’s event another grand success. Halloween in Clarkson Village is just one of a number of ‘spooky’ events that take place at this time of year in Mississauga, be sure to check out our article on the Port Credit’s Zombie Walk at the Adamson Estate and Port Credit’s own Halloween Trick or Treat in the Village.

Wishing you a Happy Halloween and we hope to see you next year in Clarkson!

Whya you should live in clarkson mississauga

Whya you should live in clarkson mississauga

Who’s Moving to Clarkson?

I do a lot of business in Clarkson Village, especially with young families moving to Mississauga from Toronto looking for more space, but who still need a quick commute to downtown. Toronto buyers are much more accustomed to mixed economic neighbourhoods, where one area will be beautiful custom homes and then just across the street you will find more modest complexes. A lot of suburbanites prefer a more typical suburban neighbourhood, and Clarkson does have a history of being a little rough around the edges, although Park Royal isn’t the same neighbourhood it was back in 1991. Clarkson is a very safe area and more and more young families are moving in, but there will always be a mix of housing that you have to be comfortable with.

A Growing Village

Because of all the new young families coming into the area, I have seen a stronger sense of community development. If you grew up in Clarkson, I know you’re probably the village’s biggest fan. But for new residents, there are so many events to bring the community together. Thanks in large part to the Clarkson Business Improvements Association (BIA), the local scene of shops, restaurants and community events gets better every year. Even Food Network Chef Massimo Capra has opened his new restaurant, Capra’s Kitchen, and can be seen working alongside his staff many a day. It is also incredibly close to Port Credit by car or bus, so living in Clarkson gives you all the benefits of two villages. 

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Green Space

Most people have no idea just how much green space and how many wonderful parks Clarkson has. If you’re not from Mississauga, you might not know about Rattray Marsh. It is a favourite place for the outdoor enthusiast. It has miles of walking trails (no bikes permitted) and people often go for bird watching, nature photography, hikes along the boardwalks (the forested area is protected and not to be walked in) and a scenic path to the Lake Ontario Waterfront Trail.

Photo Credit: Mississauga Life

The most well known park in Clarkson is Jack Darling Park, which has plenty of wide open space and views of the lake. Many people come in the summer to picnic and spend the day, as there is a small beachfront area, play gym for the kids as well as a splash pad. You can see residents lounging, strolling or playing a game of frisbee and is a great place to unwind and relax.

If you take Southdown Road all the way to the end where it turns into Lakeshore road west you’ll find Lakeside Park, which can get busy, but you can also luck out sometimes and get the park practically to yourself. There is a splash pad, lookout, fantastic kids play park, and lots of wide open green space leading you to the lake. It’s truly a nice surprise if you’ve never been. Here is a some more information about Lakeside Park.

Meadow Wood Park / Watersedge Park is a long 11 acre greenspace that also has sanded lookouts to the lake. Meadow Wood Park is also Home to the Bradely Museum off Orr Rd, which you can find out more information about here.

The Lewis Bradley Outdoor Pool is right beside Bradley Park off Orr Rd. It’s a great little pool that few people outside of Clarkson even know about. It faces private fenced property and you can look across and sometimes see deer grazing and walking by.

Photo Credit: Google Maps

Homes In Clarkson

Let’s start with our favourite area of large detached homes nestled on a handful of streets by Rattray Marsh. There’s wide lots, tall trees and some very beautiful homes. It feels very much like Lorne Park and the prices are similar.

Most of Clarkson is full of semi-detached back-split homes. A perfect layout for making in-law suites or basement apartments and this is very common. On the south side of lakeshore is the Orr Road area, and on the North side of Lakeshore is the the Playford/Padstow area.

A very large portion of homes in Clarkson are the small detached 1950’s to 1970’s homes. Modest in size and design, they are good for smaller families and have some charm with the older trees and the variety of home styles on each street. Technically, Clarkson extends east past southdown road to Clarkson road, even though most people count this in with Lorne Park. And you will also find these homes on the west side of Southdown along the streets branching off of Truscott Road.

A new development that has been getting a lot of attention is the Vandyke building called The Craftsman. This has been a long awaited development along Lakeshore road on the east end of the village. The building is already sold out, but watch for some units to list for sale quickly from investors who got in early. The company has also made some great videos about Clarkson which are worth checking out.

Map Courtesy of Vandyk.com

Villa La Bella, in the above video, is now the location of Capra’s Kitchen

But What About the Schools??

So here is the big question and there’s no right or wrong answer. This is a personal decision for you and your family. If your child would go to public school, they would either attend Clarkson High School or Lorne Park Secondary School. The reason why Clarkson east of Southdown Rd gets rolled into Lorne Park is because this area of Clarkson can attend Whiteoaks and Hillcrest elementary schools, and Lorne Park Secondary School, which are all very good. However west of Southdown Road, your children would attend Clarkson Secondary School. It is an average school with average marks, as you can see from the table below, taken from the Fraser Reports. If you personally believe that going to a Top School will affect your child’s future prospects, you need to take this into consideration, and should likely focus your search east of Southdown Road. This is a very small area of Clarkson and the prices are higher because of the schools.

Link to the full web page HERE

If your child is to attend Catholic School, all of Clarkson goes to Iona Secondary Catholic School. As you can see below, Iona has traditionally been a better performing school but has slipped a little bit this past year. It is important to note that these reports can vary quite a bit from year to year, for a multitude of reasons, so I only like to look at 5 year variances. Everyone can have a bad day and a bad test. So even though this past year wasn’t the best, the last 3/5 years have been good. Not stellar but good. So if you had concerns, this is where you should contact the board or post on a local Facebook group to search out feedback from actual staff and parents about their thoughts about the school. There’s many many good things about a school that will never show up on a Provincial Standardized Test.

Link to full web page HERE

Another argument for consideration is that with the rising prices of houses, this will no longer be a middle class neighbourhood. It will never be as elite as Lorne Park, since it has many complexes along Bromsgrove Road that aren’t close to gentrifying, but all in all, the calibre of the neighbourhood usually pulls up the calibre of the schools.

A Summary

I have many friends who have lived and still live in Clarkson, and I spent a lot of my youth there. If you talk to anyone who lives in Clarkson, they absolutely love it and wouldn’t live anywhere else. The Go Train, the proximity to the lake, the abundance of parks and green space, the unique number of restaurants and shops, all combine to create a pretty ideal lifestyle. If you have Top Schools on the top of your priority list, this might be the only reason why Clarkson might not work for you, but it’s all about deciding what your priorities are. And this is a great example of how we work with our clients at The Village Guru; we don’t try to push you into ANY neighbourhood, we take the time to get to know you to ensure the village you choose is the right fit for your lifestyle and needs.

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Have you been searching for a new home for a while now with no luck? Have you been unable to see anything on www.realtor.ca for Toronto in your price range? Do you find yourself browsing just a little outside of Toronto’s boundaries, in sheer frustration over lack of options? If so, you’re not alone.

In the current real estate market, thousands of Toronto home buyers are looking to Mississauga, Oakville and other areas of the 905 to find a more affordable home.  Although the 905 has gone through it’s own hectic price growth over the past decade, it pales in comparison to the craziness that is Toronto real estate. For the same amount of money, you can still get way more house out here in a quality neighbourhood, compared to what you can hope to get, often in a less desirable neighbourhood in Toronto.

Before we go any further, I want to acknowledge that I’m aware that you probably don’t really want to move to the ‘burbs’, I mean, what will your friends think?

Ok, all sarcasm aside, but if you find yourself reading this you might have little choice if you desire that ideal home with everything on your wish list.

As a background, my family was in the same situation even back in the 1980’s. Originally from the Woodbine & Danforth area in the east end of Toronto, my parents decided to move us out to Mississauga to get a much larger home for the budget. They didn’t love the idea of leaving the city; our family all lived in the east end, we were walking distance to the subway, and we had all the amenities of the Danforth within walking distance. But as the family grew, the squeeze of daily life was getting too hard to handle. We needed more space and my parents wanted to raise my brother and I in the best neighbourhood they could afford. The best choice for them was to consider Mississauga.


Mississauga Expertise


Almost half of my business these days is with buyers relocating to the west GTA; not just Mississauga, but Milton, Oakville, Burlington and Georgetown. Given the difference between Toronto and the 905, it’s critical that you choose to work with a highly skilled, local professional who can guide you through the ins and outs of these communities. Despite what they may look like at first glance, each village is not at all the same. Much like Toronto, if you cross certain streets you will find yourself in a completely different area with a different vibe, amenities, and demographics. If you want to make your move successful, you need to be sure you are well advised about the best neighbourhoods for your needs.

 

It is critical to focus on your lifestyle needs just as much as on the house, so that this transition doesn’t come with surprising disappointments. You are not just buying a property, but a neighbourhood and a way of life. Different people have different priorities in terms of commute time, access to downtown Toronto, proximity to restaurants and nightlife, access to parks and green space, or quality of schools, etc…this all has to come into play. It IS possible to tailor your search to the life you want, so that your move from Toronto to the 905 is a successful one.

Below, I’ve described the different kinds of Toronto buyers I’ve worked with over the last few years, and then outlined the neighbourhoods that best fit the desired lifestyle.


Lifestyle Profile: The Toronto Die-Hard


Many buyers I work with absolutely love the Toronto lifestyle, and don’t want to lose access to the city. This may not necessarily mean just young single professionals who go out every night, but couples and young families who love what the city has to offer. If this sounds like you, we must factor this in to our search. The following neighbourhoods offer a wide range of housing styles, from apartments to large family homes, so no matter what housing style you want for your family, the key factor is that they all border on Toronto and provide easy access to the city.


Applewood

 SEARCH FOR HOMES IN APPLEWOOD

Located on the border of Toronto, Applewood will remind you of popular neighbourhoods in Etobicoke such as Markland Wood, Eatonville and Bloor/Islington. Homes in this area were built in the 1960’s and 70’s, and offer mature trees and larger lots compared to newer sub division homes. Popular home styles include traditional 2 story detached homes, split levels, bungalows and town homes. This area is in demand and undergoing intense renovation, but there is always a possibility to find a diamond in the rough; a good home that needs some cosmetic updating.
Street Views (Click to see on Google Maps)

Rathwood

SEARCH FOR HOMES IN RATHWOOD

If you can handle a newer suburban area, Rathwood offers big brick detached homes, built mostly in the 1980s. Although the homes look suburban, you are still close to the subway to commute into Toronto, and you are also close to Mississauga City Centre, which is quickly developing into its own urban destination. Your money stretches further here than in Applewood and you can get a bigger home, although your backyard might be a bit smaller. This is a good area for buyers who don’t want to deal with the possibility of older home issues such cinder block foundations and aluminum wiring. This area is generally full of owners who have maintained their home over the years, although they might now be cosmetically outdated.
Street Views (Click to see on Google Maps)

Lakeview  

SEARCH FOR HOMES IN LAKEVIEW

Located on the lakeshore, Lakeview is an up and coming area that is attracting a lot of investors who are waiting for it to become the next ‘Port Credit’. Inspiration Lakeview is Mississauga’s official plan for developing the last parcel of waterfront property in the area and this will completely change the Village. The only downside is that we are still a decade away from seeing the full realization of the vision, so it isn’t quite there yet.

Lakeview has a real mix of homes built pre- WW2 to the 1960’s. You will also find custom infill homes as developers buy up small bungalows and build custom homes. This area is very similar to Alderwood and Mimico in Toronto. The advantage of Lakeview is that you are very close to the city, and there are some lovely smaller sub-neighbourhoods in Lakeview such as Orchard heights and Applewood Acres.
Street Views (Click to see on Google Maps)

Lifestyle Profile: The Villager


If there’s is one thing I love about Toronto, it’s the village flavour that you get from all the different neighbourhoods in the city. Originally from the east end of Toronto myself, I miss being able to walk to the Danforth with all the shops and restaurants to enjoy. For many people in Toronto, loosing this aspect of their lifestyle is a deal breaker for moving outside the city. Before Mississauga was formed in the 1970s, a handful of villages existed as independent entities, with their own history and culture dating as far back as 300 years. So if it’s not Toronto itself that you are in love with, but more just the proximity to charming village streets full of shops, restaurants and history, Mississauga has 3 distinct villages on offer, Port Credit, Clarkson and Streetsville, all with their own GO Train station to Toronto.
I also like to include Olde Oakville, Kerr Village, Bronte Village and Downtown Burlington as well. Yes, the commute times from Oakville and Burlington are longer, but these 4 villages also have quick access to the Lakeshore Go Train line. So it is definitely a matter of deciding how important commute time is to your lifestyle.

Port Credit

 SEARCH FOR HOMES IN PORT CREDIT

Port Credit has undergone a massive revitalization over the past 20 years. Small in size but large in culture, Port Credit has a high concentration of restaurants and nightlife along Lakeshore Rd. The area has beautiful walking trails and in the summer there is always something to do. Festivals such as the South Side Shuffle Blues & Jazz Festival, ‘Paint the Town Red’ Canada Day Celebrations and Busker Fest are just some of the events that keeps this area busy in the summer. Port Credit has a high walk score, and is only a quick 15 minute Go Train ride to Union Station in Toronto which is another reason why it is in such high demand. Homes in Port Credit vary widely from small older homes, custom build luxury homes, high rise condos and luxury town homes.

 Street Views (Click to see on Google Maps)

 St Lawrence |  Oakwood Ave  |  Maple Ave S  |  High St E


Streetsville

 SEARCH FOR HOMES IN STREETSVILLE

Located in the north west part of the city, Streetsville looks like that typical charming little town you’ll find all throughout Ontario, except that Streetsville is located in the the heart of the city and close to all of the amenities in Mississauga. Home to the largest amount of historic buildings in Mississauga, Streetsville offers a slower pace compared to Port Credit but has just as strong community spirit. Events such as the Bread and Honey Festival and the Santa Clause parade are annual traditions. Streetsville is a good choice for families since it has great schools and its own GO Train station for commuters. Homes in Streetsville range widely from luxury homes, historic homes, townhouses to older style wide lot homes built in the 1960’s.

 Street Views (Click to see on Google Maps)

Turney Dr  |  Sora Dr  |  Kenninghall Cres  |  William St


Clarkson

SEARCH FOR HOMES IN CLARKSON

Smaller than either Port Credit or Streetsville, Clarkson is developing a distinct character of it’s own with independent shops and restaurants opening up along the lakeshore. Even famous chef Massimo Capra has opened his new restaurant, Capra’s, in the heart of Clarkson Village along lakeshore road. Located a few minutes west of Port Credit, Clarkson has it’s own Go Train Station making it a popular destination for commuters to Toronto. Clarkson boasts multiple lakeshore parks including Jack Darling Park and Rattray Marsh, as well as historic sites like the Bradley Museum.

Homes in Clarkson vary widely, and it is a more densely populated area. Around Bromsgrove road and Inverhouse, there is a high proportion of semi-detached back-splits that are still relatively affordable, given its convenient location. There is also a high density of town home complexes, some of which are less desirable. But on the other end, areas east of Southdown Road and Rattray Marsh are full of quality, high end homes and are in high demand due to their access to good schools.
 Street Views (Click to see on Google Maps)

Olde Oakville

 SEARCH FOR HOMES IN OLDE OAKVILLE

Olde Oakville is a vibrant village along lakeshore, east of 16 mile creek. There is theatre, museums, lakeside parks and tons of independent shops, restaurants and bistros. Its not quite Yorkdale, but it’s the closest thing you’ll find in the 905. This is the historic core of Oakville, and so homes here easily reach the millions. There is infill happening with condos and towns, but the price is still high. It’s and excellent area for families as the schools are fantastic. With the Lakeshore GO Train line at Trafalgar, commuting to Toronto is still relatively easy. For anyone seeking high quality living with a small village feel, Olde Oakville is worth consideration.
 Street Views (Click to see on Google Maps)

Kerr Village

SEARCH FOR HOMES IN KERR VILLAGE

This village is a prime example of gentrification. Not too long ago, this was the sad little secret of Oakville, where no one went, as it had many old high rises and low-end retail stores. In the past 10 years, Kerr Village has eared a second look, and is especially popular with young professionals. There are a lot of war-time bungalow homes that are being fully renovated in craftsman and mid century modern styles. Hip & Happening is the name of the game. Located on the west side of 16 mile creek, it is just as close to the Trafalgar GO Train Station as is Olde Oakville, so commuting into Downtown Toronto is still very doable.

 Street Views (Click to see on Google Maps)

 Stewart St  |  River Side Dr  |  Burnet St  |  Forster Park Dr  


Bronte Village

SEARCH FOR HOMES IN BRONTE VILLAGE

Bronte is a charming little village that often gets overlooked between Oakville and Burlington. With its own Marina and festivals, summer in Bronte Village is bustling. It has many unique restaurants and shops, and is definitely experiencing a revival due to is location. Home here used to be relatively cheap because in Oakville, where all schools are excellent, the schools in Bronte weren’t quite as good, and so many people chose to live elsewhere, despite its charm. Now, new interest and redevelopment has seen investment in tear downs and custom new builds. With its own GO Train Station at Wyecroft and 3rd Line, commuting into the city is still an option. Older areas have tree lined streets and are all a short stroll to the lakefront. If you want the added bonus of a marina, Bronte Village might be just for you.

 Street Views (Click to see on Google Maps)

Sunrise Cres  |   Ontario St  |  Salmon Rd  |  Wyandotte Dr


Downtown Burlington

SEARCH FOR HOMES IN BURLINGTON

Even though Burlington is the furthest Village from Toronto, It is arguably the best. Tied, or second only to Port Credit, in my opinion. My wife grew up in Burlington and she always spoke of how boring downtown Burlington was for decades; there were so many empty storefronts and only a handful of coffee shops. Village Square, a unique retail concept of cobblestone walkways connecting multiple shops sat endlessly vacant. So, now that we live in Mississauga, it really bugs her that Downtown Burlington has finally got its act together. It is so vibrant, that cool and interesting shops, restaurants and bistros have popped up far beyond the main drag of Brant Street, and you will find little surprises from Locust St on the west to Martha St on the east. Spencer Smith park is a massive waterfront park that includes a pier, lookout, kids park, splash pad and Spencer’s restaurant. It hosts the annual Sound of Music Festival and many other events throughout the year. With the GO Train line at Brant Street and Fairview, you can consider west Burlington if you need to commute to downtown Toronto and want to feel like you are living in a village.

  Street Views (Click to see on Google Maps)

Caroline St  |  Maple Crossing Blvd  |  Burlington Ave  |  Pine St

CREATE A CUSTOM HOME SEARCH FOR ANY OF THE VILLAGE AREAS OF THE GTA


Lifestyle Profile: Luxury Buyer


Mississauga has some of the most exclusive neighbourhoods anywhere in the GTA and there is something for even the most discerning taste. Custom designed homes on larger lots with close access to the Go Train and the QEW appeal to executives who would like a more quiet lifestyle compared to the city. A similar home in Rosedale would be double to triple the price or even more.


I also like to include in the list the areas of Morrison in Oakville and Roseland in Burlington. Though further out, they still have decent access to downtown Toronto via the lakeshore GO Train line and offer an abundance of beautiful homes options, from historic and charming to stunning new custom built homes.

Mineola

SEARCH FOR HOMES IN MINEOLA

Located just north of Port Credit, Mineola is a neighbourhood of custom homes built on large lots with tons of trees. If you want to feel like you live in the country, while only being a 25 minute drive to downtown Toronto, then this is the area for you. One client said to me “It feels like Switzerland!”, as he was new to Canada. Now, I have never been to Switzerland to verify, but I’ll take his word for it. If you’ve never been to Mineola, it will be the the most pleasant surprise of your day. It is exclusive, private, and overflowing with trees and beautiful homes.
Street Views (Click to see on Google Maps)

Lorne Park 

SEARCH FOR HOMES IN LORNE PARK

As Mississauga’s oldest luxury neighbourhood, Lorne Park used to be the cottage country for Toronto Elite before Word War 2. Lorne park is unique in that it is a kid friendly luxury neighbourhood, somewhat akin to High Park, with excellent schools. This is a good area if you want to save on private school costs because the public schools are so good. The architecture varies wildly throughout Lorne Park and no one picture can do it justice. A small percentage of it is the shady, tree lined streets where small cottages of days gone by have been replaced with large custom built estates. Most of Lorne Park was in-filled from the 1950’s to 2000’s by a variety of subdivision builders, and you will see large family homes from each decade in different areas of the Village. One of the most in demand subdivision is Watercolours, a small number of streets with modern executive homes. All of Lorne Park has easy access to the Go Train and QEW and is excellent for upper class families looking for space and amenities.
 Street Views (Click to see on Google Maps)

Gordon Woods & Erindale Village

SEARCH FOR HOMES IN ERINDALE

These villages lie along the east side of the Credit River, just south of Dundas.  These are only a handful of streets but they are not to be missed. Luckily, most of the city forgets about them since they are small pockets of side streets with no reason for through-traffic. They are quiet, sleepy streets loaded with a variety of custom, executive and heritage homes. Most of these homes are older, there are very few brand new options, so that is something to consider for these areas. If you are a lover of character streets with a variety of housing, you will love Gordon Woods and Erindale.
Street Views (Click to see on Google Maps)

Sheridan and the Mississauga Rd Corridor

SEARCH FOR HOMES IN SHERIDAN

These villages lie along the west side of the credit river, between Dundas and the the QEW. These are two highly exclusive communities that are very popular with luxury buyers. Sherwood Forest is a collection of large detached homes with custom homes mixed throughout. It’s a great pocket for families. Along Mississauga Rd are some of the most exclusive homes in all of Canada, and is a very good location for the prestige buyer who wants to impress.
 Street Views (Click to see on Google Maps)

Morrison, Oakville

SEARCH FOR HOMES IN MORRISON

Morrison is the Mini Hamptons of the GTA. It’s stately, exclusive, gorgeous and envy-inducing. It’s not the flash of new money that buys a 14 bedroom spec home off Mississauga Road, it’s the refined old world elegance of fine living.  Its just east of Old Oakville, some include it as part of this Village. So you are only a short walk to the hustle and activity that the lakeshore village provides. If you are concerned about your child’s education, despite the fact that all the schools in Oakville are top notch, Appleby College is just a short drive west on lakeshore road for the best experience for your children as well. Most residents are industry leaders, CEO’s, board Exec’s, Entrepreneurs and Investors. If you want the best that Oakville has to offer, Morrison is the place for you.
 Street Views (Click to see on Google Maps)

Roseland, Burlington

CREATE A CUSTOM HOME SEARCH FOR ANY OF THE ELITE AREAS OF THE GTA

Roseland is a gorgeous period neighbourhood full of stately homes from the 1930’s up to today. Many of the smaller homes have been torn down to make way for impressive custom homes, but there is still a significant number of period homes that give this area incredible charm. Combined with tons of trees and no sidewalks, its hard not to love the area. It feels very much like an old Toronto neighbourhood, with the added bonus of being right along the lakefront and walking distance to downtown. If you don’t need to be in Toronto every day or don’t mind an extra 10 minutes on your commute, Roseland is worth a look.

 Street Views (Click to see on Google Maps)

Roseland Cres  |  Hampton Ct  |  Princess Blvd  |  Pomona Ave


Lifestyle Profile: The Family Buyer


Sometimes you have to move for purely economic reasons. You need a home and it just isn’t going to happen with the prices in Toronto. Having a home while still being able to get into the city is the priority. Below are 2 of the more popular neighbourhoods for entry level and mid level homes that will get you more house for the dollar. There are many many other good family neighbourhoods, but I have highlighted these two because they have their own GO Train line that enable a commute to downtown Toronto.


Meadowvale

 SEARCH FOR HOMES IN MEADOWVALE

Located just west of Streetsville, Meadowvale is another planned community built in the 1970’s. The area is known for its walking trails, and two man made lakes that are popular with joggers and people who like the outdoors. The area has plenty of trees and the property sizes are larger than comparable properties in newer subdivisions. This neighbourhood is a great family area, with lots of kids and good schools. For this reason, many young families have been pouring in, and fixing up these older homes and the area is showing a new vibrancy it hasn’t seen in decades.
Street Views (Click to see on Google Maps)

Lisgar

 SEARCH FOR HOMES IN LISGAR

Located west of Meadowvale, Lisgar is a large development of newer homes that appeals to buyers who don’t want to deal with issues of an older house. This ain’t Toronto, and you will be getting a decent size home on a small lot with few trees and even fewer amenities within walking distance. The area does boast the unique, higher end development called Trelawny Estates, but mostly they are average homes with average curb appeal. What is has in spades is access to transportation. Not only with it’s own GO Train Line, but bordering on the 401, 407 and all the other highways that connect through. For this reason, this is a high demand commuter neighbourhood. The area has good schools and is full of children, so it’s a good choice for families, as long as you have a car to get around or like to shop online.
 Street Views (Click to see on Google Maps)

Are you considering moving out to Mississauga or the west GTA? Do you want to work with a Village Expert who can find you the best neighbourhood for your needs and lifestyle?

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Updated Semi in Clarkson Village Mississauga

2400 Brookhurst Rd, Clarkson, Mississauga. $599,000

MLS Listing Details

Highlights:

  • Bright and updated 3 bed semi in Clarkson, Mississauga.
  • Walking distance to GO Train & Clarkson Village
  • Hardwood floors throughout
  • Updated Kitchen and bathrooms
  • Finished basement
  • Large backyard
  • Home is very well maintained. Click here for a list of recent upgrades

Quick Commute To Toronto On The Go, This Clarkson Home Is Ideal For A Family Looking For More Space Without Compromising Lifestyle. This Home Boasts Plenty Of Upgrades Including A Renovated Kitchen W/ Wood Cabinets, Quartz Counters & Stone Tile. Both Baths Feature Modern Vanities & Stylish Tile And Fixtures. The Living Areas & Bedrooms Have Solid Hardwood Floor & Entry Doors Are New. Large Backyard Features A Deck For Entertaining. Move In & Enjoy!

Clarkson Village & Nearby Port Credit Offer A Village Lifestyle Full Of Restaurants & Shops. Close To Clarkson Go & Qew. Inc: Fridge, Stove, D/W, Front Load W&D, B/Yard Shed, Generator Panel W/Exterior Hookup. Excl: Window Drapes & Rods

Search for Homes in Mississauga

 

Charming Semi For Sale in Clarkson

2356 Brookhurst Rd. Clarkson, Mississauga. SOLD

MLS Details

Highlights:

  • Lovingly Maintaned 3 Bed, 2 Bath Home in sought after neighbourhood
  • Hardwood Floors throughout
  • Finished basement
  • Large backyard
  • Parking for 3 cars in Driveway
  • Walking Distance to Clarkson Go Train Station, Clarkson CC, Parks, Lakefront, Shops and Restaurants of Clarkson Village.
This Lovingly Maintained Semi-Detached Home Is Full Of Quality Features & Charm. With Hardwood Throughout Main Floor And Upper Level, Updated Kitchen, 3 Spacious Bedrooms, You Can Enjoy Turn-Key Living In This All Brick Home. Relax In The Privacy Of Your Large Backyard, Surrounded By Lush Greenery. Enjoy The Lifestyle Of Clarkson Village With Its Vibrant Lakeshore Shops & Restaurants, Proximity To Jack Darling Park, The Lakeshore, And So Much More. Walking Distance To Go Train, Schools, Clarkson Community Centre, Parks & Trails. Ideal For Commuting to Downtown Toronto.

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Affordable Home in Clarkson, One of Mississauga’s Most Sought After Neighbourhoods

1846 Truscott Dr, Clarkson, Mississauga. SOLD

Virtual Tour

Highlights:

  • Large Lot
  • 4 Bed House
  • Lorne Park School District
  • Close to Go Train, Clarkson Village, Parks, Lakeshore

See some of the pictures below and feel free to contact Jeff O’Leary at the bottom of this post if you are interested in seeing this Affordable Home in Clarkson, One of Mississauga’s Most Sought After Neighbourhoods

or another like it.

Living Room Dining Room Clarkson Lorne Park Real estate

 

Don’t Miss This Opportunity To Own In One Of Mississauga’s Most Sought After Neighbourhoods. This Bright, 4 Bed Home Is Situated On A Large Lot In The Lorne Park School District. Hardwood Floors Throughout And An Extra Long Driveway. This Home Has Great Potential And Is Perfect For Buyers Looking To Add Their Personal Touches. Close To Excellent Schools, Go Train, Clarkson Village And The Lakeshore.

 

If you look at a Mississauga population density map, you will notice a very obvious correlation between population density and property value with the most expensive, exclusive areas of the city almost always having the least amount of people per hectare.

This is because regardless of building patterns, government development policy, or the change in public opinion regarding household footprint, land is still king in real estate and the areas with the lowest population density will always be the most expensive and sought after. Below is a Mississauga Population Density Map for 2008, and you will see that the light green areas tend to be in the older areas of Mississauga and all are some of the most sought after areas in the whole city. Areas such as Mineola, Lorne Park, Clarkson, Sheridan, Lakeview and Streetsville all fall into this category.

I also want to note that the pattern of real estate values and population Density are not unique to Mississauga, I see the same trend in other areas that I specialize in such as Oakville and Burlington. While smaller in size, Oakville and Burlington have followed a somewhat similar development pattern as Mississauga where the older areas closer to the lake and tend to be less populated and more valuable then the more northern sections.

If this article speaks to you and you are interested in older homes, check out my post titled Older Suburban Homes Back in Vogue in Mississauga, as sophisticated home buyers continue to search for homes in the areas that are more mature, that offer more space, renovation potential and a better outdoor lifestyle.

Update: Since originally writing this article, I have not been able to find another updated population map. From my own observation, the areas of Mississauga City Centre, Churchill Meadows and Central Erin Mills have had the most new development since 2008.

 

 

Older Suburban Homes are definitely back in Vogue among home buyers in Mississauga, Oakville and Burlington. Over the past 20 years as the price of land has risen, most of the development in the west GTA has focused on larger, more dense subdivisions such as Churchill Meadows in Mississauga. While many people dream of a new home, there’s a growing trend among sophisticated buyers to look towards the traditional suburban neighbourhoods of the 1960’s and 1970’s to find their next home, because these areas offer a lifestyle that is no longer being catered to in the newer subdivisions. From new families looking to ‘add equity’ to an older home, to empty nesters who want to renovate and customize a home to fit their lifestyle, buyers are once again looking in the areas that were the cutting edge 30-40 years ago.

Homes in the older area of erin mills have more land

Wide lot homes and a winding street in the 1970’s area of Erin Mills

Long gone are the days where Mississauga and the other Toronto suburbs were known only as vast expanses of homes with no amenities or culture for miles. In fact, the vast majority of new developments in the GTA are just as dense as some areas in Toronto, as builders get smarter and realize that it’s cheaper (and more appealing) to build on smaller lots thereby fitting more homes into a subdivision.

Large luxury homes in Churchill Meaodws

This is what newer luxury homes look like. Excellent architectural features but packed in tightly.

Below are 2 embedded google street views where you will find million dollar homes in west Mississauga, the first in a newer subdivision called Churchill Meadows and the second in Sawmill Valley– a more traditional 30+ year old suburban area in Erin Mills. Scroll over the picture to get a 360 view & explore a little.

Churchill Meadows (above), Sawmill Valley (Below)

A side by side satellite view shows the difference in population density, lot size, trees and green space. (click on the picture to enlarge)

This is one example of what you can get in the million dollar range in west Mississauga. In Churchill Meadows you will get a newer home with all the latest fixtures, upgrades and decor, but you will definitely sacrifice on backyard, and privacy. In Sawmill Valley, a smaller community in Erin Mills you get prestige, curb appeal, privacy and land size, but you may have to re-decorate or renovate to bring the home up to date. However in many cases the work is well worth it, as an older home on a large mature lot that is in top condition and upgraded will grow more in value over time because Land is King in real estate.

Large lot homes in the credit woodlands, erindale, mississauga

Homes in the The Credit Woodlands, located in Erindale are known for their huge lot sizes.

This is only one example of many areas that I can show you where older suburban homes are back in vogue. The difference between now and 40 years ago is that it’s not just your typical young family looking for a white picket fence in the ‘burbs. What’s more interesting is that you can find examples in a variety of price points from starter homes to Million dollar homes. Lastly, I would like to comment that while 90% of all home building going forward will be similar to Churchill Meadows, I can almost guarantee that you will never see a 70’s style neighbourhood such as Sawmill Valley being developed in the future, because areas like this are just too expensive to develop on a large scale in the GTA.

Looking for a 1960’s- 1980’s home with good bones that you want to add your personal touch to? Let’s talk!

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