Thinking about selling your house, condo, townhouse, or investment property? Use this free Ontario Seller Net Sheet Calculator to estimate your selling costs, mortgage payoff, real estate commission, 13% HST, legal fees, and approximate cash proceeds after closing. Whether you're selling in Mississauga, Brampton, Oakville, Milton, Burlington, Vaughan, or anywhere across the GTA, enter your numbers below for an instant estimate.
When you sell a home in Ontario, these are the typical costs deducted from your sale price before you receive your net proceeds:
| Selling cost | Typical range | Who pays |
|---|---|---|
| Real estate commission | Negotiable — full-service listing from 1%* (+ HST & any cooperating brokerage compensation) | Seller |
| HST on commission | 13% of the commission | Seller |
| Real estate lawyer fees | $1,200 – $2,000 | Seller |
| Mortgage discharge fee | $200 – $400 | Seller |
| Mortgage prepayment penalty | Varies (3 months' interest or IRD) | Seller (if breaking the term) |
| Status certificate (condos) | $100 – $115 | Seller |
| Property tax / utility adjustments | Varies by closing date | Seller |
Figures are typical Ontario ranges, updated 2026. Your exact costs depend on your sale price, mortgage, and closing date.
Note: sellers do not pay Ontario Land Transfer Tax — that's a buyer cost. See the mortgage calculator to estimate your remaining balance, or read the full Home Seller's Guide.
Total selling costs in Ontario commonly land around 3.5%–5% of the sale price once commission, HST, and legal fees are included — before any mortgage payoff. The biggest and most flexible piece is the real estate commission, and that's exactly where we help you keep more of your money.
Your listing commission starts from just 1%.* What you pay on the listing side depends on the marketing and services your home actually needs to sell for top dollar — for example professional photography, drone video, 3D virtual tours, high-end staging, and pre-list preparation like painting, minor repairs, and touch-ups. We'll recommend the right level of marketing for your home and build it into a plan that fits your goals — always starting from 1%.*
The buyer's-agent (cooperating brokerage) commission is fairly standard across the GTA at about 2.5%* + HST. This is the amount offered to the agent who brings the buyer, and it's quoted separately from your listing commission.
Worked example — $800,000 home:
Listing commission (from 1%*) = $8,000 · Buyer's-agent commission (2.5%*) = $20,000 · HST (13% on the $28,000 commission) = $3,640 · Lawyer = ~$1,600 · Discharge fee = ~$300.
Total selling costs ≈ $33,540. If your remaining mortgage is $400,000, your estimated net proceeds would be about $366,460 before any prepayment penalty or adjustments.
This is only an example — actual commissions and costs vary by property, price, and the marketing services chosen. Your listing commission starts from 1%,* so your real selling costs (and the money you keep) may be different. Ask us for a personalized estimate.
Use the calculator above with your own numbers, or talk to Tej to walk through your exact figures and marketing plan.
Yes — a full-service listing commission starting from 1%* is available on qualifying listings. "Starting from 1%" means the listing side of the commission can begin at 1% of the sale price for eligible properties. A cooperating brokerage compensation for the buyer's agent, 13% HST, and other transaction costs may still apply, so we'll always give you a clear, personalized breakdown before you sign anything.
A lower commission does not mean less service. Every seller we work with receives the same professional guidance, responsive communication, pricing strategy, customized marketing plan, negotiation, offer review, and support through closing.
If you're buying and selling with our team at the same time, you may be eligible for additional savings or a discounted commission arrangement — because handling both sides of your move lets us pass real value back to you, without reducing our commitment to professional service, personal support, or a customized marketing strategy for your home.
*Terms, conditions, property eligibility, listing agreement details, cooperating brokerage compensation, HST, and other transaction costs may apply. Commission is negotiable and not set by law. Contact us for complete details and a personalized estimate.
Tej Thakor helps homeowners estimate net proceeds and sell across the Greater Toronto Area. Selling costs are similar GTA-wide (commission + HST + legal), but your sale price — and therefore your dollar costs — vary by city. Get a precise net sheet for your community:
Built by Tej Thakor — Broker of Record & Owner of Royal LePage Terra Realty. Tej brings a technology and data background (former IBM Canada & TELUS) to every seller's numbers, so your estimate is grounded in real GTA market data.
The calculator gives you a strong estimate. For an exact figure — including your real mortgage penalty and a current market sale price — get a free, no-obligation home evaluation.
Answers to the most common questions Ontario homeowners ask about net proceeds, selling costs, commission, HST, penalties, and equity.
A Seller Net Sheet is a financial estimate that shows how much money you may receive after selling your property. It accounts for your mortgage payoff, real estate commission, 13% HST, lawyer fees, mortgage penalties, condo costs, and other selling expenses — giving you a realistic walk-away number before you list.
The amount you receive depends on your sale price, mortgage balance, commission, 13% HST, legal fees, and other closing costs. A Seller Net Sheet estimates your net proceeds before listing. On a typical $800,000 Ontario home with a $400,000 mortgage, sellers often net around $350,000 after costs — use the calculator above for your exact numbers.
Subtract all selling costs from your expected sale price: mortgage payoff (plus any HELOC or penalty), real estate commission with 13% HST, lawyer fees, the discharge fee, and closing adjustments. The remainder is your net proceeds — the money deposited on closing day.
Common seller closing costs in Ontario include real estate commission, 13% HST on the commission, lawyer fees ($1,200–$2,000), mortgage discharge fee ($200–$400), any mortgage prepayment penalty, condo status certificate (if applicable), and property tax adjustments.
On average it costs 4%–6% of the sale price to sell a home in Ontario once commission, HST, and legal fees are included — before any mortgage payoff. On an $800,000 home that is roughly $47,000 in selling costs. The exact amount varies by commission structure and property type.
At roughly 4%–6% of sale price: a $500,000 home runs about $20,000–$30,000; a $700,000 home about $28,000–$42,000; a $1,000,000 home about $40,000–$60,000 — covering commission, 13% HST, and legal fees, before mortgage payoff. Enter your numbers above for a precise figure.
Yes. In Ontario, 13% HST is charged on the real estate commission and is deducted from your sale proceeds on closing day. The calculator above adds the HST automatically when you enter your commission percentages.
Real estate commissions are negotiable and are not set by law. A common structure is a listing commission plus a co-operating commission for the buyer's agent (often around 5% total + HST). Tej works with sellers on flexible structures based on the property, market, and services needed.
Yes. A full-service listing commission starting from 1% is available on qualifying listings. A cooperating brokerage compensation for the buyer's agent, 13% HST, and other transaction costs may still apply. A lower commission does not mean reduced service — you receive the same professional marketing, guidance, negotiation, and support through closing. Contact Tej for a personalized estimate.
It means the listing side of the commission — the portion paid to the brokerage that markets and sells your home — can begin at 1% of the sale price on eligible properties. It does not include the cooperating brokerage compensation offered to the buyer's agent, 13% HST, or other transaction costs, which are quoted separately. You always receive a clear, written breakdown before signing a listing agreement.
Possibly. Besides the listing commission you may pay a cooperating brokerage compensation for the buyer's agent, 13% HST on real estate services, lawyer fees ($1,200–$2,000), a mortgage discharge fee ($200–$400), any mortgage prepayment penalty, and — for condos — a status certificate. Tej gives you a complete, personalized breakdown so there are no surprises.
Yes — buyers who are also selling with our team at the same time may be eligible for additional savings or a discounted commission arrangement. Handling both sides of your move lets us pass real value back to you, without reducing our commitment to professional service, personal support, or a customized marketing strategy for your home. Ask Tej about the buy-and-sell package.
Possibly. If you break a fixed mortgage before the end of its term, your lender may charge a prepayment penalty — typically the greater of three months' interest or an Interest Rate Differential (IRD). Contact your lender for an exact payout amount; variable mortgages usually have a smaller penalty.
A mortgage discharge fee is charged by your lender to remove the mortgage from the property's title once it is paid in full. In Ontario it is typically $200–$400 and is deducted on closing.
Yes. Most sellers hire a real estate lawyer ($1,200–$2,000) to handle the closing, title transfer, mortgage discharge, and final adjustments. The fee is paid from your sale proceeds on closing day.
Yes. Condo sellers may need to pay for a Status Certificate ($100–$115), settle outstanding condo fees, and cover any special assessments or adjustments tied to the condominium corporation.
If the property is your principal residence, you may qualify for the Principal Residence Exemption and pay no capital gains tax. Investment or secondary properties may be subject to capital gains tax. Consult your accountant for advice on your situation.
No. Ontario Land Transfer Tax is paid by the buyer, not the seller. Sellers should not include it in their net sheet — it is a common point of confusion.
Your home equity is the difference between your property's current market value and the remaining balance on your mortgage and any secured debts (like a HELOC). A free home evaluation gives you an accurate current value to calculate it.
Your lawyer releases your net proceeds on closing day, usually by certified cheque, bank draft, or direct deposit once the transaction has completed and funds have changed hands.
Yes. Many homeowners coordinate the sale of their current property with the purchase of a new one. Careful planning of financing and closing dates is key — and your net proceeds from this calculator can become the down payment on your next home. When you buy AND sell with Tej Thakor at the same time, he offers his best commission arrangement, because handling both sides lets him pass real savings on to you. Ask about the buy-and-sell package.
There is no single "best" number — commissions are negotiable, not set by law. The best structure is the one that gives you strong marketing, negotiation and service for a fair, transparent fee. A common arrangement is a listing commission plus a co-operating commission for the buyer's agent (often around 5% total + HST), but Tej builds flexible structures around your property, price and needs — and offers his best rate when you buy and sell with him together.
Tej and his team sell detached and semi-detached homes, townhouses, condominiums, luxury homes, investment and rental properties, vacant land, and commercial real estate across Toronto and the Greater Toronto Area — with service in English, Gujarati and Hindi.
Not always. Some improvements increase value; others don't return their cost. A professional home evaluation helps identify which upgrades make sense for your home and market before you spend.
The largest lever is the commission structure, which is negotiable. Avoiding an unnecessary mortgage penalty (by timing your sale near term-end or porting your mortgage), and choosing efficient legal services, also helps. Tej can often structure a sale to reduce your total costs — ask how.
It is an estimate based on the information available at the time. The biggest variables are the final sale price, the exact mortgage penalty (your lender confirms this), and closing adjustments your lawyer calculates. With correct mortgage balances, the estimate typically lands within 1%–2% of your final number.
Yes. The calculator is completely free and gives Ontario homeowners an instant estimate of their potential net proceeds after selling — no signup required.
It is designed for homeowners across Ontario, including Mississauga, Brampton, Oakville, Milton, Vaughan, Toronto, Markham, Pickering, Ajax, Whitby, Oshawa, Burlington, Hamilton, Kitchener, Waterloo, Cambridge, and surrounding communities.
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