Current Ontario cost-to-sell guide: This is the primary 2026 seller-cost resource on the site. It covers mortgage payout, agreed real estate remuneration, legal and closing costs, preparation, moving expenses and estimated net proceeds. Older cost articles should be treated as supporting context rather than the main reference.
If you’re thinking about selling your home, the number that matters isn’t simply the selling price.
It’s: How much money will I actually have left after the sale?
That’s especially important if you’re planning to use the proceeds to purchase your next home.
There isn’t one fixed percentage that every Ontario homeowner pays when selling. Your costs depend on your real estate agreement, mortgage, lawyer, property condition, moving plans and tax situation. Here’s a practical way to think about the numbers.
1. Real Estate Fees
For many sellers, real estate remuneration is one of the larger transaction expenses.
There isn’t one universal amount that applies to every Ontario transaction. The remuneration and services should be clearly addressed in the agreement you enter into with your brokerage.
When interviewing an agent, don’t evaluate the decision solely by asking, “What percentage do you charge?” Also ask what is included.
- pricing and comparable-market analysis;
- preparation recommendations;
- photography and other marketing;
- showing strategy;
- buyer and agent follow-up;
- offer review and negotiation; and
- transaction management through closing.
A lower fee doesn’t necessarily produce a higher net result, and a higher fee doesn’t guarantee better results. The more useful comparison is the service, strategy and expected net outcome.
2. Real Estate Lawyer
Ontario sellers normally use a real-estate lawyer to complete the legal side of the transaction.
Depending on the transaction, the lawyer may deal with matters such as the transfer documents, mortgage discharge, adjustments, funds and closing.
Legal costs vary, so sellers should obtain a quote directly from their lawyer rather than relying on a generic internet estimate. There can also be additional disbursements or charges depending on the transaction.
3. Mortgage Discharge and Possible Prepayment Costs
Having a mortgage does not normally prevent you from selling your home. However, your lender may need to be paid from the closing proceeds.
Depending on your mortgage terms, you could also encounter mortgage discharge charges and potentially a prepayment penalty. The amount can vary substantially by mortgage.
Before listing, contact your lender and ask for an estimate of what would be required if the mortgage were paid out on your expected closing date. That gives you a much more accurate picture of your net proceeds.
For a deeper look at mortgage payout, prepayment penalties and porting options, see Sell Before Your Mortgage Term Ends? Ontario Seller Guide. If you are also buying another home, compare the sequencing risks in Sell First or Buy First?.
4. Repairs and Preparation
Not every home needs a major renovation before it is listed. Some sellers may spend very little. Others may benefit from targeted work such as painting, minor repairs, cleaning, decluttering, landscaping, staging or replacing visibly damaged items.
The key question isn’t “How much can I renovate?” It’s: Which improvements are most likely to improve buyer perception relative to what they cost?
Sometimes a modest preparation budget can make more sense than a major renovation. And sometimes the correct decision is to sell the property substantially as-is. That decision should be made after looking at competing listings and likely buyers.
5. Moving and Temporary Housing
Moving costs are easy to overlook because they don’t appear directly on the real estate transaction.
Depending on your circumstances, you may need to budget for movers, storage, packing materials, temporary accommodation or overlapping ownership costs.
If you’re buying another property, timing becomes especially important. A sale closing before your purchase closes creates one set of considerations. Owning both properties temporarily creates another.
6. Property-Tax and Other Closing Adjustments
Certain expenses can be adjusted on closing. For example, if you’ve prepaid an amount that applies beyond the closing date, your lawyer may account for the appropriate adjustment as part of the transaction.
The exact adjustments depend on the property and agreement, so your lawyer should explain the final statement of adjustments before closing.
7. What About Capital-Gains Tax?
For many Canadian homeowners selling a qualifying principal residence, the principal-residence exemption may reduce or eliminate the capital gain otherwise arising on the disposition. However, the sale still needs to be reported and the property appropriately designated to claim the exemption. Read the Canada Revenue Agency’s principal-residence guidance.
Tax treatment can become more complicated when the property was not your principal residence for the entire ownership period, was used to produce income, or falls under Canada’s residential property flipping rules. CRA generally treats gains on a Canadian housing unit owned for less than 365 consecutive days as business income unless an applicable exception applies. Speak with a qualified tax professional about your circumstances.
Calculate the Number That Really Matters
Instead of focusing only on your expected selling price, create a simple seller net sheet:
Expected selling price
minus mortgage payout
minus real estate remuneration
minus legal/closing expenses
minus preparation and moving expenses
minus other applicable costs
= estimated net proceeds
The strategy producing the highest sale price isn’t automatically the one leaving you with the most money. That’s why sellers should look at net proceeds, not just the headline selling price.
Before Spending Money Preparing Your Home
One mistake sellers can make is deciding on renovations before understanding their home’s current market position. Start by answering three questions:
- What might the home realistically sell for today?
- What properties will buyers compare it against?
- Which improvements, if any, could materially improve its marketability?
Only then should you decide how much money to put into the property.
Selling in North York, Richmond Hill or Markham?
If you’re considering selling, I can review your property using relevant comparable sales, current competing listings and its specific characteristics. That gives us a starting point for discussing both potential selling range and selling strategy.
Explore the North York Realtor guide, Richmond Hill Realtor guide, or Markham Realtor guide for local seller resources.
Next step: compare the planning framework with selected GTA seller results and success stories, then request a property-specific home evaluation so your estimated selling range and net-proceeds discussion are based on your actual home.
This article provides general real-estate information and is not legal, tax, accounting or financial advice. Transaction costs and tax treatment vary. Obtain advice from the appropriate qualified professionals for your circumstances.
Budgeting is only one part of planning. Review the complete Ontario home-selling timeline to understand preparation, marketing, conditional periods and closing.