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Cooksville

 Village Score 7.5/10   


About Cooksville Village

cooksville-map

Cooksville has a long history dating back almost 200 years. It has seen many peaks and declines, and has become a very diversified area. Cooksville is still recovering from the decision in the 70’s when the city of Mississauga was established and municipal activities were moved from Cooksville to what is now City Centre. You will see the centre of Cooksville to be very urban and gritty, and planning is still ongoing to attract more upscale business. Then there are little surprises like Gordon Woods, which is arguably one of the most beautiful areas of the entire city. Cooksville was never suburbia, it has and history and personality of its own.

Cooksville Real Estate Info

Cooksville can be divided into a number of areas. First is the city core, consisting of bungalow war homes and large scale apartment developments. The other major areas include Huron Park, Gordon Woods, Paisley and Clay Hill. These areas are the more desirable, family friendly developments. Average family income varies widely, with some of Mississauga’s lowest income households living in close vicinity some of Mississauga’s highest. Real Estate prices vary greatly and you can get a large affordable apartment condo for well under $200,000 while the average family home ranges from $550,000 to $650,000. In Gordon Woods, be prepared to have at least $1 million and upwards for a custom home on a prime lot.

Your Typical Neighbour in Cooskville

community census profile

There is a vast variety of residents, who are divided by income level more than cultural background. There are many families who live here, as there are affordable apartment flats in the core, semi-detached and simple family homes in Huron Park. Gordon Woods has many large family homes as well as custom builds, though they are outside the average family’s budget.

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Score Factor 1 : Housing Characteristics

Homes in Cooksville are a diverse mix, the core of the village contains a very urban mix of rental apartments and condo’s, where the more secluded areas of Huron Park and Gordon Woods offer large family and executive homes on large lots.

Downtown Cooksville

Downtown Cooksville

There are many condo’s that range in age from 20-50 years old. If home ownership is a goal, this is a very affordable way to step on the property ladder

This area also has many post war bungalow homes along the side streets right off Dundas and Hurontario.


Huron Park & Paisley

huron park east
  • Huron Park, by MLS, is divided at Mavis Rd, where the west side belongs to Erindale and the east side falls into Cooksville. In Huron Park East, you will find a large amount of semi-detached backsplits with a mix of family homes along the main streets
  • These homes are over 30 years old, with brick/siding construction and good size lots. Many of them have been lovingly tended and show pride of ownership; this is not a high turnover area
  • Many of the homes have a second or side entrance, with in-law suites. The proposed changes to legalize basement apartments could have a strong impact in this area should the changes pass. Something to keep an eye on. 

Gordon Woods

Gordon Woods

Gordon woods is as elegant and quiet area, as beautiful as Mississauga Road or Lorne Park. Many streets can’t even be captured in photos as the trees are so thick you can’t see past them.

The area is split with a quiet builder development of large family homes, and then with custom build dream homes. This area has very little through traffic and is a quiet, secluded area.


Clay Hill

Clay-Hill-Neighbourhood-in-Cooksville

Clay Hill is a newer subdivision built where the old Cooksville brick works used to be located north of Dundas in between Mavis and Confederation Parkway. As the newest large subdivision in central Mississauga, Clay Hill is popular for people looking for a turn key home in central Mississauga. Most of the homes in Clay Hill are detached, semi detached and town homes.


Pro’s:

  • With the exception of clay Hill, these are all older neighbourhoods that offer larger lots, relative to the size of home, and larger trees. Curb appeal overall is very good.
  • Huron Park east consists of 60’s style semi-detached homes as well as some detached homes. They are on average, well cared for, though cosmetic updates are likely of you want the homes to feel modern.
  • Gordon Woods consists very large family homes on larger lots from 70’s. These were designed for upper class families, and still attracts them today. The area also includes massive estates that were built on tear-down properties.
  • The vast majority of the homes are very well maintained, safeguarding the value and quality of the area

Con’s:

  • Many of these homes would require some kind of cosmetic upgrading to brng them up to modern taste
  • There is the potential for old building code issues such as aluminium wiring, etc. It is important to conduct a thorough property inspection so that you are well aware of what you are purchasing.
  • Watch for the outcome of the ongoing debate in 2013 to legalize basement apartments, as this could impact East Huron Park and Paisley, due to the configuration of homes.

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Score Factor 2: Quality & Ranking of Schools

School-Quality

Pro’s:

  • East Huron Park and Gordon Woods attend Port Credit Public Secondary School, ranked in the top 25% of all Ontario Schools, and offers specialized regional programs in the arts and science.

Con’s:

  • West Huron Park an Erindale Woodlands (north of Dundas) attend The Woodlands Public Secondary School. This is an average school without any prestige reputation. However it is also on the lower end of the top 25% of all secondary schools in Ontario.
  • The Catholic Secondary School, St. Martin, is struggling with its ranking. It is currently in the bottom 30% of all secondary schools in all of Ontario. If you want your child to attend catholic school, I would recommend you conduct further research to determine if this is the best choice for your family.

Score Factor 3: Community “Vibe” and Amenities

Pro’s:

  • The entire area has wonderful access to greenspace, walking trails and parks. Much of Gordon Woods sits along the Credit River.
  • Huron Park also boast an excellent recreation centre with all of the modern amenities arguably one of the best in the city.
  • Though the neighbourhoods feel quiet and secluded, it is only a short car ride to all that Port Credit has to offer as well as Square One and major shopping complexes along Dundas St.

Con’s:

  • Though the are is close to the QEW, there is no direct access due to the Credit River. Getting out to Cooksville during the rush hour commute is not ideal. The traffic is particularly heavy along the major roads.
  • Cooksville is a real urban mix and not a traditional suburban neighbourhood.
  • Dundas St is still not that visually pleasing, and the area around the Dundas and Hurontario is quite run down.

Score Factor 4: Overall Affordability & Value

Affordability:

Paisley and Clayhill are the more affordable areas, especially east of Mavis or north of Dundas, mostly due to the large amount of semi-detached in these areas. The prestige areas of Huron Park are pushing the top price point of the average family buyer, with a fixer starting at $649,000. In Gordon Woods, this is definitely a prestige area, and be prepared to spend 1 million or more on your dream home.

Value:

There is very good value for the money, given the lifestyle and surroundings this area provides. With the proximity to Port Credit, the secluded and stately streets, and respectable public schools, this area provides a lifestyle that is rare to find. If the proposed Mississauga LRT goes ahead as planned, the areas near Hurontario will directly benefit.

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About The Village Guru: Jeff O'Leary
Jeff is an Entrepreneur, Storyteller, Rotarian and Community Volunteer. Jeff is also an award winning Real Estate Broker and Industry Speaker based in Mississauga, Ontario. As a husband and father of 3 boys, Jeff has a passion for lifestyle and community. Phone: 905-896-4622 Email: jeff@thevillageguru.com
About The Village Guru: Jeff O'Leary
About The Village Guru: Jeff O'Leary
About The Village Guru: Jeff O'Leary
About The Village Guru: Jeff O'Leary
Phone: 905-363-4622 Email: jeff@jeffoleary.ca

 

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