Ontario net proceeds calculator
Estimate what you might walk away with after selling a home in Ontario, and what land transfer tax the next home could carry. All figures are in Canadian dollars. Everything runs in your browser; nothing you type is saved or sent.
How the estimate works
The sale side is simple subtraction: your price, less the commission, less 13 percent HST on that commission, less the other costs you enter, less your mortgage payoff. The result is shown before income tax and moving costs. Commission is the one cost in the list that carries HST, because registered agents must charge GST/HST on commission, including when the sale is of real property.
Land transfer tax is a buyer's cost in Ontario, so it never comes off your sale proceeds. If you enter the price of your next home, the calculator shows the tax on that purchase beside your estimate so you can budget for it. It is not subtracted from the net figure.
Ontario land transfer tax rates
| Value of the consideration | Rate |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000.01 to $250,000 | 1.0% |
| $250,000.01 to $400,000 | 1.5% |
| $400,000.01 to $2,000,000 | 2.0% |
| Over $2,000,000, land with one or two single-family residences only | 2.5% |
Each rate applies only to the slice of the price inside its band. The consideration includes a mortgage or other debt the buyer takes on, not only the cash paid.
Toronto Municipal Land Transfer Tax
A home in the City of Toronto pays the municipal tax as well. For one or two single-family residences, effective April 1, 2026:
| Value of the consideration | Rate |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000.01 to $250,000 | 1.0% |
| $250,000.01 to $400,000 | 1.5% |
| $400,000.01 to $2,000,000 | 2.0% |
| $2,000,000.01 to $3,000,000 | 2.5% |
| $3,000,000.01 to $4,000,000 | 4.40% |
| $4,000,000.01 to $5,000,000 | 5.45% |
| $5,000,000.01 to $10,000,000 | 6.50% |
| $10,000,000.01 to $20,000,000 | 7.55% |
| Over $20,000,000 | 8.60% |
For other residential property in Toronto, such as a condo unit, the rates are 0.5% to $55,000, 1.0% to $250,000, 1.5% to $400,000 and 2.0% above $400,000. That is the "condo or other residential" choice in the calculator.
Worked examples
| Purchase price | Ontario tax | Toronto tax | Both, Toronto home |
|---|---|---|---|
| $600,000 | $8,475 | $8,475 | $16,950 |
| $900,000 | $14,475 | $14,475 | $28,950 |
| $1,500,000 | $26,475 | $26,475 | $52,950 |
Sources: Ontario.ca, calculating land transfer tax; City of Toronto, MLTT rates and fees; CRA, GST/HST special cases. Rates checked October 2026.
What the calculator leaves out
- Income tax. If the home was your principal residence for every year you owned it, the gain is generally tax free, but the sale must be reported on your return. A home that was partly rented or used for business, or one held for less than 365 consecutive days, can be taxed differently. See capital gains and selling your principal residence.
- Legal fees, mortgage prepayment penalty and discharge fee. Enter your own estimates under other selling costs. Lenders usually charge the higher of three months' interest or the interest rate differential, so ask yours for a payout statement. The Financial Consumer Agency of Canada explains the prepayment penalty.
- Closing adjustments. Property tax, utilities and condo fees are customarily adjusted between buyer and seller on the closing date. Your lawyer prepares the statement of adjustments, and the amount depends on your dates and bills.
- Refunds and rebates on the next home. The first-time buyer refunds require that you have never owned a home anywhere in the world, so most downsizers will not qualify. Rebates on new homes bought from a builder, and the Non-Resident Speculation Tax, are also left out.
- Costs of the move itself. Movers, storage, clearing out the old home, staging and overlap between two homes are yours to add.
- Estate sales. If you are selling for an estate, probate fees and other estate costs sit outside this estimate. See costs and money.
An estimate, not a closing statement. Your lawyer prepares the real numbers, including adjustments and anything the agreement of purchase and sale shifts between buyer and seller. This page is general information, not tax or legal advice.
Want a local professional to run real numbers on your home? Contact us with a Ontario downsizing specialist on the operating team at eXp Realty. Messages go only to agents on that team. For the bigger picture, read estimating your net proceeds and land transfer tax in Ontario.