Best Areas to Buy Homes Under $700K in Simcoe County

If you’re a first-time buyer searching for homes under $700K in Simcoe County, this 2025 market update will help guide your search. With prices rising across Ontario, affordable housing options still exist in this region—especially in areas just outside the Greater Toronto Area.

As of April 2025, several Simcoe communities still offer homes under $700,000—or have many listings close to that mark—making them attractive options for those starting their homeownership journey. Whether you’re looking for a walkable lakeside town or a quiet family-friendly neighbourhood, there’s something here for nearly every buyer.

In this guide, we’ll highlight Barrie, Orillia, Midland, Angus, and Innisfil—five communities where first-time buyers can still find value. We’ll explore average price points, neighbourhood options, and the lifestyle each area has to offer.

Let’s explore where you can plant roots in Simcoe County without stretching your budget.

🏡 Midland – Average Home Price: $539,000 (April 2025)

Midland is a hidden gem for those seeking homes under $700K in Simcoe County, offering affordability, natural beauty, and a laid-back lifestyle on Georgian Bay. With average prices well below the $700K mark, it’s a strong contender for first-time buyers looking for space and serenity.

🔍 Affordable Neighbourhoods for First-Time Buyers

Midland Point
Nestled along the shores of Georgian Bay, Midland Point provides a tranquil setting with access to waterfront trails and parks. The area features a mix of cottages and year-round homes, often priced below $700,000, offering a serene lifestyle close to nature.

Downtown/Core
Midland’s downtown area boasts historic charm with a variety of affordable housing options, including bungalows and townhouses. Residents enjoy walkable access to shops, cafes, and cultural attractions, making it ideal for those seeking a vibrant community atmosphere.

🌟 Lifestyle Highlights

• Midland offers picturesque views of Georgian Bay, with opportunities for boating, fishing, and waterfront trails.
• Explore local history at Sainte-Marie among the Hurons and enjoy community events at the Midland Cultural Centre.
• The town hosts various festivals and markets throughout the year, fostering a strong sense of community and engagement.

🏡 Orillia – Average Home Price: $615,000 (April 2025)

Orillia offers some of the most attractive homes under $700K in Simcoe County, combining affordability with a lakeside lifestyle. With an average home price of around $615,000, it’s an excellent option for first-time buyers who want value without sacrificing amenities or convenience.

🔍 Affordable Neighbourhoods for First-Time Buyers

Westridge
A newer, family-oriented area near shopping centers and Lakehead University. Westridge features townhomes and detached homes at accessible price points, ideal for young buyers looking for move-in-ready properties.

Downtown Orillia
If you’re seeking a walkable lifestyle and love historic charm, downtown Orillia has renovated older homes that fit under the $700K mark. It’s close to restaurants, boutiques, and the waterfront.

🌟 Lifestyle Highlights

• Orillia sits between Lake Couchiching and Lake Simcoe, offering beaches, boating, and year-round lakeside events.
• From the Mariposa Folk Festival to local farmers’ markets, Orillia offers a vibrant cultural scene.
• Enjoy a quieter pace of life without sacrificing access to shopping, healthcare, and entertainment.

Barrie – Average Home Price: $710,000 (April 2025)

Barrie continues to be a popular choice for first-time buyers looking for homes under $700K in Simcoe County. While the city’s average home price has climbed just above that mark, many listings still fall under the $700K threshold—especially in select neighbourhoods ideal for young families and commuters.

🔍 Affordable Neighbourhoods for First-Time Buyers

Letitia Heights
Located in Barrie’s northwest, Letitia Heights offers a mix of detached homes and townhouses. The area is known for its mature trees, family-friendly parks, and proximity to schools, making it an attractive option for young families.

Allandale
Situated near the city’s south end, Allandale is a historic neighborhood with a variety of housing options. Its close proximity to the Allandale Waterfront GO Station provides convenient commuting options. The neighborhood also boasts recreational facilities and schools, enhancing its appeal to first-time buyers.

🌟 Lifestyle Highlights

• Barrie’s location on the shores of Lake Simcoe offers residents beautiful waterfront parks and recreational activities.
• The city’s GO Transit stations, including the Allandale Waterfront GO Station, provide easy access to Toronto, making it suitable for commuters.
• Barrie boasts a vibrant downtown with shops, restaurants, and cultural events, contributing to a lively community atmosphere.

🏡 Angus – Average Home Price: $760,000 (April 2025)

Angus remains a strong contender for first-time buyers exploring homes under $700K in Simcoe County. While the current average home price sits around $760,000, many townhomes, semis, and smaller detached properties are still listed well below that number—especially in family-friendly subdivisions.

🔍 Affordable Neighbourhoods for First-Time Buyers

Pine River – This neighbourhood offers a mix of detached homes, townhouses, and newer developments, often with more spacious lots than what you’d find closer to the city. Pine River is ideal for families looking for a quieter pace and more outdoor space—without leaving the conveniences of Angus.

5th Line Area – This pocket of Angus is popular with both military families and first-time buyers. Homes here are close to major roads and amenities, and while average prices in the area are rising, there are still regular listings under $700K. It’s a great spot for commuters working in Barrie or at CFB Borden.

🌟 Lifestyle Highlights

• Close to Base Borden and Barrie
• Quiet streets, local parks, and easy access to shopping
• A great balance of small-town living with urban convenience nearby

🏡 Innisfil – Average Home Price: $769,500 (April 2025)

Innisfil continues to attract buyers looking for space, amenities, and proximity to the lake. With an average home price around $769,500, it’s slightly above the $700K mark—but don’t be discouraged. There are still many opportunities to secure homes under $700K in Simcoe County within select Innisfil neighbourhoods.

🔍 Affordable Neighbourhoods for First-Time Buyers

Alcona – Alcona is Innisfil’s largest and most developed neighbourhood, offering a wide variety of housing options—from entry-level townhomes to executive homes near the lake. While some properties exceed the average, many two- or three-bedroom homes, particularly those a few streets off the lake, are priced under $700K. The area is also home to new commercial growth, making it increasingly self-sufficient.

Innisfil Beach Road Corridor – This area is seeing steady development and offers a mix of older detached homes and newer builds. First-time buyers can often find properties just under the $700K range here, especially if they’re open to minor renovations or smaller footprints.

🌟 Lifestyle Highlights

• Lake Simcoe access and plenty of shoreline trails
• Expanding infrastructure with a planned GO Station
• A mix of established neighbourhoods and new communities on the rise

💡 Tips for First-Time Buyers Shopping in 2025

Buying your first home can be both exciting and overwhelming—especially in a competitive market like Simcoe County. These practical tips will help you navigate the process confidently and avoid common pitfalls.

1. Get Pre-Approved Early

Before you start touring homes, meet with a mortgage broker or lender to get pre-approved. This helps you understand your budget and strengthens your offer when you find the right property.

2. Act Quickly—but Don’t Skip Due Diligence

Affordable homes under $700K in desirable neighbourhoods often sell fast. Be ready to move when the right home comes up, but still ensure you schedule inspections and review all conditions.

3. Work with a Local Agent

An experienced Simcoe-based real estate agent can guide you toward hidden gems, explain neighborhood pros and cons, and help you avoid overpaying.

4. Consider Resale Potential

Look for properties near schools, transit, and amenities—even if you don’t need them yet. These factors can boost long-term resale value and rental potential.

5. Budget for More Than the Sale Price

Keep room in your budget for closing costs, home inspections, land transfer tax, and any immediate upgrades or furniture needs after you move in.

Conclusion & Next Steps

Finding homes under $700K in Simcoe County is still achievable in 2025—especially if you know where to look. From the vibrant waterfront lifestyle in Barrie and Orillia, to the small-town charm of Midland and Angus, and the fast-growing appeal of Innisfil, each area offers unique advantages for first-time buyers.

Whether you’re prioritizing affordability, lake access, or future growth potential, Simcoe County has a wide range of communities that deliver real value without compromising on lifestyle.

Ready to begin your search? Our team specializes in helping first-time buyers find the perfect fit—without the stress. Contact us here.