Downsizing in London and Southwest Ontario

What London and Southwest Ontario covers

The groupings on this site are ours, not official boundaries. Here the region runs from the Lake Huron and St. Clair River shore at Sarnia through Lambton County, east through Middlesex and Perth, and south to Elgin County near Lake Erie, with Oxford County in between. Local government varies: London, Stratford and St. Thomas run their own services, while smaller places sit under county councils. The list of every municipality is further down this page.

Choose a city in the London and Southwest region

• Downsizing in London: the region's main city, with two hospital networks and the London Transit Commission.
• Downsizing in Stratford: a smaller city on the Avon River with Stratford General Hospital and its own transit.
• Downsizing in St. Thomas: Elgin County's city, with St. Thomas Elgin General Hospital and Railway City Transit.
• Downsizing in Sarnia: on Lake Huron and the St. Clair River, with Bluewater Health and Sarnia Transit.

Smaller homes for downsizers in Southwest Ontario

In the cities, downsizers look at condominium apartments, townhouses, bungalows and licensed retirement homes. In towns and townships, the choice is often between a bungalow in a smaller community and a condo in the nearest city. Some adult lifestyle communities in the region are land lease or life lease, where you own or occupy the home but not the land. Parkbridge, for example, lists Thames Valley in St. Marys on its site as a residential retirement community. A "retirement community" label is not the same as a legal age restriction, so ask the operator for the age rule, the ownership model and the resale terms in writing. See 55+ communities and life lease and land lease homes.

For condos, request the status certificate and latest reserve fund study before an offer. The condo, townhouse or house guide and buying a condo in Ontario explain what to look for.

Hospitals and getting around in Southwest Ontario

London Health Sciences Centre and St. Joseph's Health Care London serve the largest share of the region's specialist needs. Smaller hospitals include Stratford General Hospital and St Marys Memorial Hospital in the Huron Perth Healthcare Alliance, St. Thomas Elgin General Hospital and Bluewater Health in Sarnia and Petrolia. Which services each site runs changes, so ask the hospital group directly.

Transit is strongest within the cities. London Transit Commission, Stratford Transit, Railway City Transit in St. Thomas and Sarnia Transit each operate locally, and smaller towns may have little or none. If you move to a town without regular transit, plan for how you will reach appointments if you stop driving. See getting around Ontario after 65 and aging in place or moving.

Flood and storm context in the Southwest

Flood maps in Ontario are mostly created by municipalities and conservation authorities. In this region the Upper Thames River Conservation Authority covers much of the Thames watershed including London and Stratford, the Kettle Creek Conservation Authority covers St. Thomas, and the St. Clair Region Conservation Authority covers the Sarnia area. Lakeshore and river-side homes need extra questions about high water and erosion. Standard policies usually exclude overland flood, so ask about optional cover. Read flood and storm insurance when downsizing, and use Conservation Ontario's authority lookup to find the right one for your address.

Local government and tax in London and Southwest Ontario

In county areas, property tax is split between the lower-tier municipality and the county, so check which body sets the rate you will pay. Ontario requires single-tier and upper-tier municipalities to have a by-law for deferral or relief for low-income seniors and owners with disabilities, but the terms vary. Ask each municipality's tax office what it offers. Provincial credits are on the costs and money page.

The seller pays no land transfer tax anywhere in Ontario. The buyer does, and you will on your next purchase. See land transfer tax in Ontario and estimate your result with the net proceeds calculator.

How to compare places in Southwest Ontario

Start with the services you use every month: your doctor, pharmacy, groceries and the people you see. Then check whether those are within reach without driving. A larger city gives more choice of condos and transit, while a smaller one may offer a quieter street but longer trips for specialists. Winter driving also differs between the lakeshore and the inland counties, so test the trip in January if you can.

Next, compare monthly costs rather than only the price. Condo fees, land lease rent, property tax and insurance differ by municipality and property, and none of them is fixed forever. The costs and money page and the net proceeds guide help you build a realistic picture. Finally, decide whether you want to move once or possibly again later, which is what aging in place or moving is about.

All municipalities in London and Southwest

When you want help, contact us to reach an agent on the operating team at eXp Realty. Messages go only to that team. Read the downsizing guide for the full step-by-step process.

Sources: London Health Sciences Centre, St. Joseph's Health Care London, Huron Perth Healthcare Alliance, Bluewater Health, Conservation Ontario, Parkbridge. Not tax or legal advice.