Most sellers know their agent’s commission is coming out of the sale price. What catches people off guard is everything else, the HST on that commission, legal fees, a mortgage discharge fee, maybe a prepayment penalty if you’re selling before your term is up. None of these show up on the listing price. Here’s what actually comes off the top when you sell in Ontario.
Commission (and the HST Most Calculators Skip)
Total commission in the GTA typically runs 3.5% to 5% of the sale price, usually split evenly between your agent and the buyer’s agent. It’s fully negotiable, there’s no set rate by law, and higher-value homes or desirable locations often have more room to negotiate. The part sellers miss: HST applies to commission in Ontario, that’s another 13% on top of whatever the commission works out to. On a $2% + 2% deal, that HST is real money, budget for it, don’t assume the commission number you’re quoted is the final number.
Legal Fees
A straightforward residential sale runs $1,500 to $2,500 in flat legal fees, plus another $200 to $400 in disbursements (mortgage discharge registration, title searches). Add 13% HST on top of that too. All-in, expect somewhere between $1,700 and $2,800 for your lawyer to handle the closing.
Paying Off Your Mortgage Early
If your mortgage isn’t already paid off, your lender charges a discharge fee, usually $200 to $400, plus a small provincial registration fee. If you’re selling before your term ends, you may also face a prepayment penalty. Lenders charge whichever is higher: three months’ interest, or the interest rate differential (IRD), which compares your rate to current rates on your remaining balance. If you’re on a variable rate, you’re usually only on the hook for three months’ interest, no IRD. If you’re on a fixed rate in a market where rates have dropped since you locked in, the IRD can run into the thousands. Worth calling your lender before you list, not after you’ve accepted an offer.
Staging and a Pre-Listing Inspection (Optional, But Common)
Neither of these is required, but most sellers do at least one. Staging ranges from $150 for a consultation-only walkthrough to $1,000-$2,500 for a full staged occupied home, and $2,500-$8,000 if the property’s vacant and needs furniture brought in. Staged homes tend to sell faster and for more, but the cost varies a lot depending on how much the home actually needs. A pre-listing inspection, getting your own inspector through before you list, runs $400-$800 in the GTA. It’s not mandatory, but it means no surprises show up in the buyer’s inspection that tank your negotiating position.
The Costs Nobody Budgets For
If you’re selling a condo, the status certificate typically costs under $150. At closing, you’ll reimburse the buyer for any property tax or utility costs you prepaid past the closing date, this isn’t a new cost, just money owed back to you being adjusted out. Then there’s moving ($800-$2,500 for a local GTA move), any repairs that came out of your own inspection or the buyer’s, and photography or marketing costs if those aren’t already folded into your agent’s commission.
So What’s the Real Number?
Add it all up and most sellers are looking at 4% to 7% of the sale price in total closing costs, commission and HST being the biggest single piece of that. On a $750,000 home, that’s roughly $45,000 once everything’s accounted for. The exact number depends on your mortgage situation, whether you stage, and how much repair work comes up, which is exactly why I walk every seller through their specific numbers before we list, not after.
One Thing Sellers Get Wrong
Land transfer tax is not a seller cost. Buyers pay land transfer tax, not sellers, it’s one of the most common mix-ups I hear. If you’re selling and then buying again, you’ll pay it on the home you’re buying, but not on the one you’re selling. Want a full breakdown of what your specific sale would actually net you? Book a free call and we’ll run the real numbers together.
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Frequently Asked Questions About Selling Costs in Ontario
How much does it cost to sell a house in Ontario?
Most sellers pay 4% to 7% of the sale price in total closing costs once commission, HST, legal fees, and mortgage discharge costs are all added up. On a $750,000 home, that’s roughly $45,000, though the exact number depends on your mortgage situation and whether you stage the home.
Do sellers pay land transfer tax in Ontario?
No. Land transfer tax is paid by the buyer, not the seller. This is one of the most common misconceptions sellers have. If you’re selling and buying again, you’ll pay land transfer tax on your next purchase, not on the sale of your current home.
Is real estate commission negotiable in Ontario?
Yes. There’s no fixed commission rate by law. Total commission typically runs 3.5% to 5% of the sale price, split between the listing and buyer’s agents, and HST applies on top of whatever that works out to.
What is a mortgage prepayment penalty, and will I owe one?
If you sell before your mortgage term ends, your lender may charge whichever is higher: three months’ interest, or the interest rate differential (IRD). Variable-rate mortgages are usually only subject to the three-months’-interest charge. Fixed-rate mortgages can face a much larger IRD penalty, especially if rates have dropped since you locked in. Call your lender before listing to get your real number.
Do I need to stage my home or get a pre-listing inspection?
Neither is required. Staging ranges from a $150 consultation to several thousand dollars for a fully furnished vacant home, and tends to help homes sell faster and for more. A pre-listing inspection ($400-$800 in the GTA) isn’t mandatory but can prevent surprises from showing up during the buyer’s own inspection.
Figures reflect typical Ontario and GTA real estate costs as of 2026, drawn from real estate commission calculators, legal fee surveys, staging companies, and closing cost guides. Every sale is different, always confirm your specific numbers with your realtor, lawyer, and lender before listing.