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City in Ontario

Houses for sale under $800K in Kitchener

Looking for cheap houses for sale in Kitchener? 492 homes in Kitchener are listed for sale under $800K, which is 72% of everything for sale. Condo apartments are the largest group, and the most active neighbourhoods are City Commercial Core and Cherry Hill.

family-friendly walkable diverse

256,885 people lived in Kitchener at the 2021 Census, in 99,800 households. 60% of households owned their home and 40% rented. The most common homes were single-detached houses (48%) and low-rise apartments (16%). 49% of homes were built before 1981, and 13% since 2011. 89% of commuters went to work by car and 5% by public transit.

Population of 256,885 94 walkability score

Kitchener, Ontario

Houses for Sale in Kitchener Under $800K

Day to dayLivability

Walkability

out of 100 · averaged over 37,244 past and present listings

Average walk score reported on listings here

6.1

Schools near listings

out of 10 · averaged over 37,244 past and present listings

Fraser Institute ratings within 2 km of each listing, closer schools weighted more

Each score is an average over this area's own listings and is shown only where at least 5 of them carry one. Scores are reported by listing agents, not measured by HOMEH.

What it costsAffordability

Median asking price

$624,444

13% below Ontario

In Kitchener

$624,444

In Ontario

$716,900

Median monthly rent

$2,150/mo

14% below Ontario

In Kitchener

$2,150

In Ontario

$2,499

$501

Per square foot

≈ 24.2 years

Of rent to match the purchase price

On the marketMarket snapshot

For sale

687

Median $624,444

Houses 429 · Condos 258

For rent

337

Median $2,150

Condos 200 · Houses 137

Recently sold

Recently leased

Market data as of 2026-08-16. Sold and leased figures are neighbourhood medians over the last 12 months, published only where at least 5 homes closed — never a single sale.

The honest readPros & cons

What people love

Strong community with many amenities
High walkability for easy access
Affordable compared to provincial averages
Diverse housing options available

Keep in mind

Median home prices are above the city average
Limited number of schools

The feel of the placeLifestyle

Daily life in Kitchener is active and convenient, with plenty of parks and shops. Residents enjoy a community-focused environment.

Great for first-time buyers young families renters

Within the boundaryWhat's nearby

The boundary

137.5 km²

Every count and every census figure on this page was measured inside this line — not within a circle drawn around a centre point.

388

Parks

354

Playgrounds

Transit stations

Grocery stores

210

Restaurants

Cafés

Gyms

Libraries

Pharmacies

Counted across all 137.5 km² of Kitchener. From OpenStreetMap, as of 2026-10-12.

The schoolsWhich schools, and how they rate

6.0/10

Average rating of the 64 rated schools in this area

Elementary

Secondary

École secondaire David Saint-Jacques
Public · French · Grades 9–12 · Conseil scolaire Viamonde
8.4/10
46th of 742 Ontario secondary schools
105 students · EQAO 2024-2025
Williamsburg Public School
Public · Grades JK–6 · Waterloo Region DSB
8.1/107.6 over 5 yrs
299th of 3,045 Ontario elementary schools
630 students · EQAO 2024-2025
Saint John Paul II Catholic Elementary School
Catholic · Grades JK–8 · Waterloo CDSB
8.0/107.6 over 5 yrs
337th of 3,045 Ontario elementary schools
655 students · EQAO 2024-2025
John Darling Public School
Public · Grades JK–6 · Waterloo Region DSB
7.9/106.8 over 5 yrs
387th of 3,045 Ontario elementary schools
175 students · EQAO 2024-2025
Canadian Martyrs Catholic Elementary School
Catholic · Grades JK–8 · Waterloo CDSB
7.8/106.9 over 5 yrs
433rd of 3,045 Ontario elementary schools
520 students · EQAO 2024-2025
St Mark Catholic Elementary School
Catholic · Grades JK–8 · Waterloo CDSB
7.6/107.5 over 5 yrs
516th of 3,045 Ontario elementary schools
390 students · EQAO 2024-2025

Ontario Ministry of Education school registry; ratings from the Fraser Institute report card. These are the schools that stand inside Kitchener, not a catchment — most Ontario boards do not publish attendance boundaries, and we will not draw a line we cannot source. Confirm enrolment with the school board before you buy.

The peopleWho lives here

256,885

Population (2021)

136.8 km²

Area

1,878

People per km²

38.5

Median age

$95,431

Median income

60%

Own their home

2.7

People per household

99,800

Households

Every age

Children (under 15)17.5%
Working age (15–64)67.8%
Seniors (65+)14.7%

What is built here

Detached houses47.5%
Semi-detached5.4%
Townhouses12.9%
Duplexes3.1%
Low-rise apartments15.5%
High-rise apartments15.3%

Own or rent

60%Owners

40%Renters

Across 99,800 households

When it was built

Mostly 1961–1980

1960 or earlier19%
1961–198030%
1981–199013%
1991–200010%
2001–20057%
2006–20107%
2011–20156%
2016–20218%

Share of occupied homes, by the era they were built in. Bars are drawn against the busiest era, not against each other, because the eras are not the same length. The eight shares are unlikely to total exactly 100: Statistics Canada rounds each era's count to the nearest 5 before publishing it, so we print what the census reports rather than adjusting a figure to make the column add up.

29.7%
Born outside Canada: 27.7%
Hold a degree or higher: 59.5%
Employment rate: 5.4%
Commute by transit: 88.5%
Commute by car: 1.8
Children per family: $83,006
Median income after tax: $109,520
Average household income: 10%
Living on a low income: $1,506/mo
Renters pay, per month: $1,517/mo
Owners pay, per month: $669,224
Median home value at census: 30.9%
Renters spending 30%+ of income on housing: 13.5%
Owners spending 30%+ of income on housing

Statistics Canada, Census of Population 2021. Added up from 321 census areas inside the boundary. Medians and rates are a population-weighted average of dissemination-area figures.

Sources: HOMEH listings, Statistics Canada, Census of Population 2021, OpenStreetMap, HOMEH school registry, Photo: © Wikimedia Commons contributors (CC BY-SA)

Questions, answered

Common questions about houses for sale under $800K in Kitchener

How many homes in Kitchener sell for under $800K?

492 homes in Kitchener are listed for sale under $800K today, 72% of the 687 homes for sale. Their median asking price is $529,000.

All homes for sale in Kitchener

What kind of home can I buy in Kitchener for under $800K?

Under $800K, Kitchener has condo apartments (150), detached houses (149) and condo townhouses (92) for sale. Most have 1 to 4 bedrooms.

Condos for sale in Kitchener

Keep looking

More Homes for Sale in Kitchener

687 homes are for sale in Kitchener. Browse by neighbourhood or home type below — and get the industry's highest Cashback Rebate when you buy with HOMEH.