Property & Sale

Sale Price ($)

Province

Original Purchase Price ($)

Used to calculate capital gain. 0 if not applicable.

Property Type

Real Estate Commission

Listing Agent Commission (%)

Typical: 2–2.5% of sale price. Fully negotiable.

Buyer's Agent Commission (%)

Typically offered by seller. Typical: 2–2.5%.

Commission is subject to HST (13%) in your province. HST/GST is charged on top of the commission percentage — it is paid by the seller at closing and is separate from the home buyer's transaction. Commissions are fully negotiable in Canada.

Mortgage Discharge

Outstanding Mortgage Balance ($)

Amount remaining on your mortgage at time of sale.

Mortgage Type

Current Mortgage Rate (%)

Override: Known Penalty Amount ($)

Leave 0 to use auto-estimate. Enter actual penalty from your lender if known.

Selling Costs & Adjustments

Legal / Notary Fees ($)

Typical seller legal fees: $1,000–$2,500.

Staging / Declutter ($)

Professional staging: $1,500–$5,000+. Consult your agent.

Pre-Sale Repairs / Touch-Ups ($)

Property Tax Adjustment ($)

Credit/debit to buyer for taxes paid/owed at closing.

Moving Costs ($)

Other Costs ($)

New Construction / Assignment Sale HST/GST applies to new build sales in Canada. Buyers typically pay the tax, but confirm liability with your lawyer and builder. For assignment sales, capital gains tax (not HST) typically applies to the assignment profit for individuals.

Seller Net Proceeds

Calculating

Your Estimated Net Proceeds

—

after all costs & mortgage discharge

Sale Price

—

gross

Total Commission + Tax

—

incl. HST/GST

Mortgage Discharge

—

balance + penalty

Net to Seller

—

after everything

Full Itemized Closing Statement

SALE PROCEEDS
Gross Sale Price	—
REAL ESTATE COMMISSION
Listing Agent Commission (—%)	—
Buyer's Agent Commission (—%)	—
HST on Commission (13%)	—
Total Commission After Tax	—
MORTGAGE DISCHARGE
Outstanding Mortgage Balance	—
Discharge Penalty (est.)	—
SELLING COSTS
Legal / Notary Fees	—
Staging	—
Pre-Sale Repairs	—
Property Tax Adjustment	—
Moving Costs	—
Other Costs	—
NET PROCEEDS TO SELLER	—

Capital Gain / Tax Position

Estimates only — actual figures determined by your lawyer at closing. Mortgage discharge penalty depends on your lender, rate type, rate differential, and remaining term. For accurate penalty amounts, contact your lender directly. Capital gains tax calculated at a 50% inclusion rate (for gains prior to June 25, 2024) or 2/3 inclusion for gains above $250,000 realized after June 25, 2024. Consult a tax accountant for your specific situation.

What Sellers Need to Know About Net Proceeds in Canada

Most sellers focus on the listing price — but the number that matters is what you actually receive after all costs are paid. The biggest deductions are typically your real estate commission plus HST/GST (combined, often 5.65–5.75% of sale price in Ontario), your outstanding mortgage balance, and any prepayment penalty for breaking your mortgage early.

Primary residence capital gains: Canada's principal residence exemption means that gains on your primary home are completely tax-free. This is one of the most powerful benefits in Canadian personal finance. However, if you're selling an investment property, cottage, or a home you've rented out, capital gains tax applies.

Discharge Penalties

Variable-rate mortgages: typically 3 months' interest. Fixed-rate mortgages: the greater of 3 months' interest OR the Interest Rate Differential (IRD). IRD penalties can be significant — sometimes $10,000–$30,000+. Call your lender for an exact quote before listing.

Negotiate Commission

Real estate commissions are fully negotiable in Canada. In competitive markets, listing agents may reduce their portion. However, the buyer's agent commission strongly impacts how many agents show your home — reducing it too much can hurt your sale.

Port Your Mortgage

If you're buying another property, ask your lender about porting your mortgage. "Portability" lets you transfer your existing rate and balance to the new property without a penalty — potentially saving thousands. Terms vary by lender.

Capital Gains — 2024 Change

For investment property sales, the capital gains inclusion rate was increased for gains over $250,000 in the same tax year (after June 25, 2024). The first $250K is still at 50% inclusion. For primary residences, the principal residence exemption continues — all gains are tax-free regardless of amount.

Seller Net Proceeds FAQs

In Canada, the seller typically pays the commission for both the listing agent and the buyer's agent. These are deducted from the sale proceeds at closing by your real estate lawyer. Commission is also subject to HST (Ontario, Atlantic provinces) or GST (BC, Alberta, Quebec, etc.) on top of the commission rate — this is paid by the seller, not the buyer.

If the property is your principal residence, the sale is completely tax-free under Canada's principal residence exemption — regardless of how much the value has increased. If you're selling an investment property, cottage, or any property that wasn't your primary home, capital gains tax applies at a 50% inclusion rate (or 2/3 for gains over $250,000 in a tax year after June 25, 2024). Consult a tax accountant for your specific situation.

For variable-rate mortgages, the penalty is typically 3 months' interest on the outstanding balance. For fixed-rate mortgages, lenders charge the greater of 3 months' interest OR the Interest Rate Differential (IRD) — the difference between your rate and current rates, applied to the remaining term. IRD penalties are particularly high when rates have dropped significantly since you signed. Always call your lender for an exact penalty quote before listing.

Yes — if you're buying another property, many Canadian lenders allow you to "port" your existing mortgage to the new property. This transfers your rate, balance, and remaining term to the new home without triggering a penalty. Conditions apply (the new purchase must close within a specific window — usually 30–120 days). Ask your lender or mortgage broker about portability before listing your home.

Tools & Calculators

All calculators

Want a real number?

Calculators are a starting point. Talk to a licensed broker for an evaluation tuned to your specific situation.

Talk To Us

Seller Net Proceeds
Calculator — Canada

Thinking of Buying, Selling, or Investing?

Seller Net ProceedsCalculator — Canada

Matching listings