Michael John Lau · REALTOR® · Neighbourhood Comparison · North Markham · Updated October 2026
Berczy Village vs Greensborough
The short answer: Berczy Village and Greensborough are both north of 16th Avenue and both popular with families, but they sit at different points in time and price. Berczy Village, between Kennedy and McCowan, was built mostly from the mid-1990s to the early 2000s, borders Unionville, and had a Q2 2026 detached median of $1,500,000, with homes selling at 101% of list. Greensborough, between Markham Road and Ninth Line, was built mostly after 2005, offers a wider mix of home types, sits close to Mount Joy GO, and had a detached median of $1,301,000. Choose Berczy Village for an established family community next to Unionville. Choose Greensborough for newer homes, more choice and a lower entry price.
A family community built mostly from the mid-1990s to the early 2000s on former farmland, with rear-lane towns and semis, detached homes on 35 to 45 ft lots, and Pierre Elliott Trudeau High School inside it.
A Smart Growth community built mostly after 2005, with detached homes, towns, stacked towns, bungalows and low-rise condos, Bur Oak Secondary School, and Mount Joy GO a few minutes away.
At a Glance
Berczy Village and Greensborough, Side by Side
TRREB's quarterly community report for April to June 2026 is the most recent official neighbourhood-level data. Read prices as a range rather than a quote.
| Factor | Berczy Village | Greensborough | Edge |
|---|---|---|---|
| Detached price, Q2 2026Greensborough | Average $1,527,000 Median $1,500,000 25 sales |
Average $1,338,000 Median $1,301,000 17 sales |
Greensborough |
| Detached sale-to-listBerczy Village | 101% of list | 100% of list | Berczy Village |
| Detached days on marketGreensborough | 34 days | 19 days | Greensborough |
| Detached supply, Q2Greensborough | 49 new listings, 24 active | 58 new listings, 38 active | Greensborough |
| All home types, Q2 2026Greensborough | 54 sales, median $1,190,000 | 46 sales, median $1,004,750 | Greensborough |
| When builtGreensborough | Mostly mid-1990s to early 2000s; newer extension around 2017 | Mostly after 2005; northern streets still filling in | Greensborough |
| Typical homesGreensborough | Detached on 35 to 45 ft lots; rear-lane towns and semis | Detached, towns, stacked towns, bungalows, low-rise condos | Greensborough |
| GO trainGreensborough | Unionville and Centennial GO a short drive south | Mount Joy GO, the all-day service end point, a few minutes away | Greensborough |
| Secondary school insideEven | Pierre Elliott Trudeau High School | Bur Oak Secondary School | Even |
| Nearby villageEven | Toogood Pond and Main Street Unionville to the south | Main Street Markham to the south | Even |
Source: TRREB Market Watch community report, Markham, Q2 2026 (April to June). The "Edge" column is Michael John Lau's read for most buyers; your priorities may differ.
Prices
What a Home Costs in Each
Detached figures are from TRREB's Q2 2026 community report. Other home types are shown as ranges across Q2 2026 and the latest monthly medians.
| Home type | Berczy Village | Greensborough | Note |
|---|---|---|---|
| Detached | Median $1,500,000 (Q2) Sept 2026 median $1,633,000 |
Median $1,301,000 (Q2) Aug 2026 median $1,197,000 |
About $200,000 apart |
| Semi-detached | About $1.04M to $1.22M | About $0.94M to $1.04M | Berczy has more semis |
| Townhouse | About $870,000 to $970,000 | About $890,000 to $965,000 | Close |
| Condo | Few; one low-rise building on Bur Oak | About $700,000 to $720,000 | Greensborough has more |
Sources: TRREB community report Q2 2026; Wahi neighbourhood data, August and September 2026. Monthly medians rest on small samples.
For detached homes, Berczy Village ran about $200,000 above Greensborough on the Q2 2026 medians. Some of that is location, next to Unionville and Toogood Pond, and some is lot size: many Berczy detached homes sit on 35 to 45 ft lots, while many Greensborough homes are on narrower lots with rear-lane garages.
For townhomes the two are close, often within $50,000 of each other. That makes Greensborough's detached homes the standout value in this comparison: buyers who would be shopping for a semi in Berczy can often reach a newer detached home in Greensborough.
Inside each community, age and street matter. Original 1990s finishes in Berczy and builder-grade 2010s finishes in Greensborough price differently from renovated homes on the same street, which is why Michael prices from the street, not the community.
Berczy Village was the only one of the eight Markham communities Michael compared for these guides where detached homes sold above list on average in Q2 2026, at 101%. With only 24 active detached listings, well-presented Berczy homes are drawing competition, and buyers should come prepared.
Greensborough detached homes sold the fastest of the eight, in 19 days on average, yet the community also had more supply, with 38 active listings. For buyers, that means more choice and more room to negotiate on homes that are not priced well. For sellers, it means presentation and pricing decide who sells in three weeks and who sits.
The Deeper Comparison
How Daily Life Differs
Price is only one line. These are the differences that shape a normal week in each community.
Housing stock and lots
Built mostly from the mid-1990s to the early 2000s on the former Bagg farm, with a newer extension finished around 2017. Detached homes on roughly 35 to 45 ft lots, plus towns and semis on rear lanes. Main streets include Castlemore Avenue, Bur Oak Avenue and William Berczy Boulevard.
Built mostly after 2005 on a Smart Growth plan, so density varies street by street: detached homes, freehold and stacked towns, bungalows and low-rise condos, many with rear-lane garages and front porches. Northern streets were still being completed in 2025.
Berczy gives you an established street with mature trees. Greensborough gives you a newer home and a wider range of formats.
Commute and transit
Unionville GO and Centennial GO are a short drive south, and Highway 404 is about ten minutes west. YRT runs along the main roads.
Mount Joy GO, the end point of all-day Stouffville line service, is a few minutes away, and Highway 407 is reached via Ninth Line or Markham Road. Downtown by car is typically 40 to 45 minutes outside rush hour.
For GO riders, Greensborough has the edge thanks to Mount Joy's all-day service. For 404 drivers, Berczy is closer.
Parks and daily life
Berczy Park, with its pond and bridge, sports fields and diamond; Frederick Bagg Park; Berczy Village Shopping Centre at McCowan and Bur Oak; and Toogood Pond and Main Street Unionville just to the south.
Swan Lake Park and its trails, Mount Joy Community Centre on 16th Avenue, plazas along Markham Road, Rouge National Urban Park to the east, and Main Street Markham a short drive south.
Berczy borders Unionville's village life. Greensborough borders Rouge Park and Main Street Markham.
Schools nearby (names only)
Pierre Elliott Trudeau High School is inside the community. Elementary schools include Castlemore PS, Stonebridge PS, Beckett Farm PS and All Saints CES.
Bur Oak Secondary School (opened 2007) is inside the community, with St. Brother André Catholic High School nearby. Elementary schools include Greensborough PS, Mount Joy PS, Sam Chapman PS and St. Julia Billiart CES.
Each has a secondary school inside its boundaries. Confirm the schools for any address with the YRDSB and YCDSB locators.
What changes over the next ten years
Berczy Village is essentially complete. Change comes from owners renovating and from activity in Unionville and along 16th Avenue to the south.
Greensborough is still finishing its northern streets, and the Markham Road corridor and Mount Joy GO area continue to add homes and services over time.
Berczy Village is the settled choice. Greensborough is still maturing, which can mean more amenities and more construction nearby.
Which One Fits You?
Choose Berczy Village or Greensborough
There is no better community, only a better fit. These are the patterns Michael sees most often when families decide between the two.
Choose Berczy Village if
An established community beside Unionville
- You want mature trees and an established family street
- Being next to Toogood Pond and Main Street Unionville matters to you
- Your detached budget is around $1.5 million
- You drive Highway 404 more than you ride the GO
- You are comfortable updating a 1990s or 2000s home
Choose Greensborough if
Newer homes and a lower entry point
- You want a newer home, built after 2005
- Your detached budget is closer to $1.3 million
- You want a wide choice of formats, from condo to detached
- Mount Joy GO's all-day service matters to your commute
- Rouge Park and Main Street Markham appeal to you
Quick fit check
Five questions, about thirty seconds. Pick the answer closest to how you live.
1. What does your detached budget look like?
2. Which home sounds better?
3. How do you commute?
4. Your weekend walk?
5. Your timeline to buy?
Local Results
Michael John Lau across North Markham
Sales and listings in and around both communities, each priced from street-level data.
“Michael's market knowledge of Markham is exceptional. He knew every neighbourhood deeply. When we found the home we wanted, his analysis told us exactly what to offer. The whole process felt controlled and confident from start to finish.”
Berczy Village vs Greensborough: Your Questions
Berczy Village. TRREB's Q2 2026 data shows a detached median of $1,500,000 in Berczy Village (25 sales) and $1,301,000 in Greensborough (17 sales). Across all home types, medians were $1,190,000 and $1,004,750. Townhome prices are much closer between the two.
Both are in north Markham between 16th Avenue and Major Mackenzie Drive. Berczy Village runs from Kennedy Road to McCowan Road, next to Unionville. Greensborough runs from Markham Road to Ninth Line, near Mount Joy GO and Rouge National Urban Park. Wismer sits between them.
Greensborough. Most of it was built after 2005 and its northern streets were still filling in during 2025. Berczy Village was built mostly from the mid-1990s to the early 2000s, with a newer extension completed around 2017.
Greensborough, for most riders. Mount Joy GO, a few minutes away, is the end point of all-day Stouffville line service, so trains run in both directions through the day. Berczy Village residents usually drive to Unionville or Centennial GO.
Berczy Village has Pierre Elliott Trudeau High School inside it, plus Castlemore, Stonebridge and Beckett Farm public schools and All Saints CES. Greensborough has Bur Oak Secondary School inside it, St. Brother André Catholic High School nearby, and Greensborough, Mount Joy and Sam Chapman public schools plus St. Julia Billiart CES. Confirm schools for a specific address with the YRDSB and YCDSB locators.
In Q2 2026, Berczy Village detached homes sold at 101% of list on average, with only 24 active detached listings. That points to competition for well-presented homes. Individual results depend on pricing and presentation, so ask for the recent sales on the specific street.
It is one of north Markham's more accessible communities, with townhomes, stacked towns and condos alongside detached homes, a Q2 2026 all-types median of $1,004,750, and GO access nearby. Buyers moving up from a condo often find their first freehold home here.
Keep Comparing
More Markham Comparisons
Neighbourhood pages, home values, and the other side-by-side guides.
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Michael John Lau is a licensed REALTOR® with eXp Realty (Licence #4784577) serving buyers and sellers in Markham and York Region, Ontario. Prices are from TRREB community data for Q2 2026 and Wahi neighbourhood data for August and September 2026, and change monthly. School boundaries change; confirm the schools for any address with the YRDSB and YCDSB school locators. This page is general information, not legal, tax, or financial advice.