Buying · 16 cities · house or duplex 2026
One page per city, same math: the price, the cash and the real monthly cost of the median house and duplex, once the rent comes in, in 2026.
Across the 16 cities tracked, the median duplex sells for $36,228 more than the median single-family house (median of the gaps) and needs about $3,807 more cash. Each month, with the minimum down payment, 4.09% over 25 years, and taxes and maintenance each estimated at 1% of the price, the house costs $3,638 a month and the duplex $3,770 a month before rent; the median rent of the other unit ($1,682 a month) brings the duplex down to $2,180 a month. The owner-occupied duplex costs less each month than the house in 16 of 16 cities, with a median gap of $1,471 a month. Source: Centris (Matrix) for prices and rents, compiled November 2, 2026.
The 16 cities, from the most advantageous duplex to the least
Monthly cost of the median house (payment, taxes, maintenance and insurance) and of the owner-occupied median duplex after the other unit's rent, then the gap (below zero, the duplex costs less).
| City | Median house | Median duplex | House a month | Median rent | Duplex after rent | Gap a month |
|---|---|---|---|---|---|---|
| Saint-Jean-sur-Richelieu | $577,000 | $556,000 | $3,967 | $1,620 | $2,207 | −$1,760 |
| Trois-Rivières | $410,000 | $380,050 | $2,835 | $1,500 | $1,128 | −$1,707 |
| Saguenay | $366,000 | $361,250 | $2,530 | $1,600 | $897 | −$1,633 |
| Lévis | $440,000 | $452,500 | $3,042 | $1,663 | $1,465 | −$1,577 |
| Sainte-Thérèse | $650,000 | $677,000 | $4,452 | $1,700 | $2,930 | −$1,522 |
| Mirabel | $650,000 | $690,000 | $4,452 | $1,775 | $2,942 | −$1,510 |
| Terrebonne | $599,000 | $642,900 | $4,113 | $1,800 | $2,605 | −$1,508 |
| Saint-Jérôme | $547,500 | $550,000 | $3,771 | $1,495 | $2,292 | −$1,479 |
| Gatineau | $490,000 | $525,000 | $3,386 | $1,700 | $1,923 | −$1,463 |
| Sherbrooke | $458,500 | $460,000 | $3,169 | $1,400 | $1,779 | −$1,390 |
| Quebec City | $480,000 | $543,000 | $3,318 | $1,800 | $1,940 | −$1,378 |
| Saint-Hyacinthe | $507,500 | $545,000 | $3,506 | $1,600 | $2,154 | −$1,352 |
| Granby | $462,543 | $500,000 | $3,196 | $1,520 | $1,937 | −$1,259 |
| Montreal | $755,000 | $840,000 | $5,148 | $1,750 | $3,962 | −$1,186 |
| Longueuil | $602,000 | $696,250 | $4,134 | $1,768 | $2,990 | −$1,144 |
| Laval | $630,000 | $770,000 | $4,319 | $1,834 | $3,414 | −$905 |
What the table says
The owner-occupied duplex costs less each month than the house in 16 of 16 cities. It is most advantageous in Saint-Jean-sur-Richelieu ($1,760 a month less) and least advantageous in Laval (still $905 a month less). The duplex sells for more than the house in 13 cities, but the cash gap stays modest: $3,807 (median). In 3 cities, the duplex costs less than the house even before counting the rent.
How to read the table
Assumptions: Centris median prices (January to September 2026) of single-family houses and duplexes; cash = minimum down payment (5% of the first $500,000 and 10% of the rest), QST on the CMHC premium, the city's welcome tax and fixed fees (mid-range); payment with the CMHC premium added to the loan, 25 years, 5-year fixed rate of 4.09% (scenario), compounded semi-annually; municipal and school taxes estimated at 1% of the price per year; maintenance and insurance estimated at 1% of the price per year for the house and the duplex alike; unit rented all year at the median rent of Centris leases signed over 12 months in the city. A sitting tenant often pays less than new-lease rent, and a duplex unit is often smaller than a house. Cash is detailed in how much cash to buy a house and how much cash to buy a plex; the condo against the duplex in condo or duplex.
Frequently asked questions
Is it better to buy a house or a duplex?
For similar cash ($39,534 for the house versus $42,199 for the duplex, median), the owner-occupied duplex costs less each month in 16 of 16 cities once the rent comes in. The house gives more space and no landlord role. If the rent interests you, now is the time to look at both.
My city is not listed?
We publish the 16 cities where enough houses and duplexes sell for reliable medians, with published rents. A team broker can run the same math for any area.
Our proof, not our promises
The Loaa & Manseur team, led by Lotfi Manseur and Loaa Al Daow, is the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 of large residential teams according to the official RE/MAX ranking, computed on actual transactions. Its Google profile counts more than 220 reviews with a 4.9 rating. Its offices are at 55 avenue de l'Équinoxe in Brossard, one bridge from the island, and every broker's licence can be checked in the OACIQ public register. Three things to verify yourself before calling us, and to demand of any other broker.
Also available in French: version française de ce guide.
Published September 7, 2026 by the Loaa & Manseur team, the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 according to the official RE/MAX ranking. Tell us about your project.