Renting in
Essa.
A rural township southwest of Barrie, home to CFB Borden — one of Canada's largest military bases. Essa offers some of the lowest rents in the Simcoe corridor, quiet agricultural living, and easy access to Barrie's full range of amenities just 20 minutes away.
Essa is for people who genuinely want rural living — not a suburb pretending to be the country, but an actual township with farms, fields, and the kind of quiet that's hard to find anywhere near Toronto. Angus is the main population centre, a small but functional community with local shops, a library, and a real small-town identity.
The elephant in the room — in the best way — is CFB Borden. Canada's largest training base dominates Essa's geography and economy. The base employs thousands of military and civilian workers and creates a built-in tenant community of military families who need private housing when base housing isn't available or preferred. If you're a military family posted to Borden, Essa is the obvious first choice.
For everyone else, Essa's appeal is simple: the lowest rents in the Simcoe corridor, genuine rural character, and a 20-minute drive to Barrie for everything the city offers. It's not for urban-lifestyle seekers, but for those who want space, quiet, and affordability — it delivers all three.
| Unit Type | Avg. Monthly Rent | Notes |
|---|---|---|
| Studio / Bachelor | $1,100–$1,300 | Very rare — basement suites in Angus mainly |
| 1 Bedroom | $1,300–$1,500 | Lowest 1BR rents in the Simcoe corridor |
| 2 Bedroom | $1,600–$2,000 | Basement apartments & rural home rentals |
| 3 Bedroom | $2,000–$2,500 | Rural homes & detached — limited supply |
Very limited rental inventory — mostly basement apartments and rural homes. CFB Borden military housing absorbs some demand but private market exists for civilian workers and families. Q1 2026 data.
What Your Dollar Gets You
Essa has some of the lowest rents in the entire Simcoe County region. The trade-off is limited selection and a rural location that requires a car for almost everything. But if you're working locally or at CFB Borden, the cost savings are significant.
The rental stock is predominantly basement suites, secondary units, and full rural home rentals. Purpose-built apartment buildings are essentially non-existent in Essa. This is individual-landlord territory — expect more personal relationships and more variable quality. Always inspect thoroughly before signing.
Most rentals include parking and sometimes some utilities — a common arrangement in rural rental markets. If you have pets or need outdoor space, Essa is one of the few markets where you can realistically find rental properties with yards at this price point.
Transit & Roads
Essa is a car-dependent township — there is no meaningful public transit service. If you don't drive, this is not the right community. A vehicle is not just helpful here, it's essentially a necessity for daily life, work, shopping, and everything else.
Barrie is approximately 20–25 minutes northeast via Highway 400, which provides access to GO Train service to Toronto, major shopping, healthcare, and entertainment. Most Essa residents think of Barrie as their urban anchor. Alliston and Bradford are also within 30 minutes for additional services.
For CFB Borden workers, commute times within the township are minimal. The base's size means that no matter where you live in Essa, you're relatively close. Highway 400 is the primary artery connecting Essa northward to Barrie and southward toward the GTA — roughly 100 minutes to downtown Toronto in normal traffic.
What This Means for Renters
Essa's income profile reflects a working-class to middle-class township, anchored by CFB Borden military salaries, agricultural workers, trades workers, and commuters to Barrie. The median household income is moderate — this is not a wealthy area, and the rental market prices reflect that honestly.
For renters, this means realistic landlord expectations and less intense competition than you'd find in urban markets. A solid application still matters — inventory is limited, so when a good unit comes up, it's worth being prepared. The military community creates a steady baseline of tenant demand that keeps the private market active year-round.
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Essa is a good option for renters who prioritize low cost, quiet rural living, and proximity to CFB Borden or Barrie. One-bedroom rents average around $1,400/month — among the lowest in Simcoe County. Rental inventory is very limited (mostly basement apartments and rural homes), so patience and a strong application are both required. It's best suited to military families, rural lifestyle seekers, and budget-conscious renters who work locally or in Barrie.
As of Q1 2026, expect to pay around $1,300–$1,500 for a one-bedroom and $1,600–$2,000 for a two-bedroom in Essa. These are some of the lowest rents in Simcoe County. Supply is very limited — mostly basement apartments, secondary suites, and occasional rural home rentals. Availability can be sporadic, so acting quickly when suitable units become available is important.
CFB Borden is located within the Township of Essa, near the community of Angus. It's one of Canada's largest military training bases and a significant employer in the township and surrounding region. Military families are a key tenant demographic in Essa. While CFB Borden provides some on-base housing, private rental demand from military personnel and civilian base workers creates a steady, year-round rental market that benefits the private sector.
The community of Angus, Essa's main population centre, is approximately 20–25 minutes southwest of downtown Barrie by car via Highway 400. Most Essa residents drive to Barrie for major shopping, dining, healthcare, and entertainment. Barrie's amenities are close enough to feel accessible without the higher rents that come with living in the city — effectively making Essa a very affordable satellite of Barrie.
Essa Township is served by the Simcoe County District School Board and the Simcoe Muskoka Catholic District School Board. Elementary schools are available in Angus and surrounding communities. Secondary school students typically attend schools in Angus or travel to Alliston or Barrie for specialized programs. School busing is standard practice in rural Essa for secondary school and some elementary students, so distance to school is not a barrier for families choosing this area.