Buy vs Sell Decisions

Net Proceeds Calculator

Selling? Your sale price isn't what you keep. Deduct commission, legal fees, mortgage penalties and moving costs to see your true net proceeds.

Sale Details

Sale Price

Outstanding Mortgage Balance

The remaining amount owed on your mortgage at the time of saleMortgage Penalty

Interest rate differential (IRD) or 3-month interest penalty for breaking your mortgage early

Realtor Commission

Commission Rate

$40,000

Typical commission in Ontario is 5% (split between listing and buyer agents). Adjust to your agreed rate.

HST on Commission (13%)$5,200

13% HST is charged on realtor commission in Ontario. Auto-calculated.

Additional Selling Costs

Common costs when selling a property. Toggle items on/off and edit amounts to customize your estimate.

Legal Fees (Seller)

Your real estate lawyer handles the discharge of mortgage, preparation of closing documents, title transfer and statement of adjustments. Typically $800 - $2,500 for a standard residential sale.

Mortgage Discharge Fee

The fee charged by your lender to discharge (release) the mortgage from the property title. Usually $250 - $400. Some lenders include this in the mortgage penalty.

Moving Expenses

The cost of hiring movers to transport your belongings. Depending on home size and distance, expect $350 - $5,000+. Local moves for a 3-bedroom home typically run $1,000 - $2,500.

Home Staging

Professional staging to make your home more appealing to buyers. Costs range from $500 for a consultation to $3,000+ for full-home staging with furniture rental.

Pre-Sale Repairs & Touch-Ups

Minor repairs, painting, landscaping or cleaning to prepare the home for listing and buyer showings. Budget $500 - $5,000 depending on condition.

Cleaning Costs

Professional cleaning before listing photos, after moving out, or for buyer final walk-through. Typically $200 - $600 for a standard home.

Seller Appraisal

Some sellers get a pre-listing appraisal to set a competitive asking price. Around $350 - $500. Often not required if relying on a CMA.

Spousal Buyout / Equalization

If selling as part of a separation or divorce, legal and valuation costs for property equalization. Amounts vary widely. Consult your family lawyer.

Estimated Net Proceeds

$350,650

You keep 43.8% of the sale price

Proceeds as % of Sale Price43.8%

Sale Price

$800,000

Total Deductions

$449,350

Net to You

$350,650

Cost Breakdown

Sale Price+$800,000

Outstanding Mortgage−$400,000

Mortgage Penalty—

Realtor Commission (5%)−$40,000

HST on Commission (13%)−$5,200

Legal Fees (Seller)−$1,800

Mortgage Discharge Fee−$350

Moving Expenses−$2,000

Net Proceeds$350,650

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Assumptions effective 2026-01-01. Regulatory figures (stress-test rules, down-payment brackets, CMHC tiers, rebates) are managed in Admin → Calculators.

FAQ

Frequently Asked Questions

Answers to common questions about the net proceeds calculator

What are the biggest costs when selling?

Realtor commission is usually the largest, followed by any mortgage prepayment penalty. Legal fees, discharge fees, moving and staging add up too.

How do I estimate my mortgage penalty?

Fixed mortgages typically charge the greater of 3 months' interest or the interest-rate differential (IRD). Ask your lender for the exact figure before listing — it varies widely.

About these calculations

Calculations use current Canadian mortgage rules, including the mortgage stress test and CMHC insurance tiers. For informational purposes only — not financial advice. Confirm details with your mortgage professional before making decisions.