Housing Price Appreciation, Housing Affordability, and the Spatial Restructuring of Toronto Commuting

Shawn Berry

Papers from arXiv.org

Abstract: This study investigates the spatial relationships among housing-market appreciation, housing affordability, and automobile commuting to Toronto across 23 census metropolitan areas and municipalities in southern Ontario from 2016 to 2021. Utilizing Statistics Canada Census data, the analysis employed linear and quadratic ordinary least-squares regression, Global and Local Moran's I, and residual spatial diagnostics to assess geographic patterns in average dwelling values, owner shelter-cost burden, and lone-driver commuting. The study found that average dwelling values increased significantly throughout the region, maintaining a strong nonlinear relationship with distance from Toronto, which indicates a persistent metropolitan accessibility gradient. Commuter volumes also demonstrated pronounced nonlinear distance gradients; however, housing appreciation was not significantly correlated with percentage changes in commuting ($R^2$ = .045, p = .331), suggesting that the expansion of the housing market did not result in proportional growth in Toronto-bound automobile travel. The shelter-cost burden exhibited weaker distance relationships and greater residual spatial dependence, indicating localized affordability influences not fully explained by distance or dwelling values. Overall, the findings suggest an increasingly extensive regional housing market with spatially heterogeneous affordability and commuting outcomes, highlighting the importance of integrating housing, transportation, and regional planning.

Date: 2026-09
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