Selling your home? What much does it really cost? What is negotiable, what is not?
Most Toronto sellers end up paying somewhere between 6% and 8% of their sale price in total closing costs. The largest piece by far is real estate commission — typically 3.5% to 5% of the sale price, split between the listing and buyer's agents, plus 13% HST on top of that commission. Beyond commission, expect legal fees of roughly $1,200 to $2,500, a mortgage discharge fee of $200 to $350 (more if you're breaking a fixed-rate mortgage early and facing a prepayment penalty), and smaller costs like moving, staging, and any repairs negotiated during the deal. On an average GTA home selling around $993,000 today, that works out to roughly $60,000 to $80,000 in total costs before you see your net proceeds.
By Beril & Sedat Homes | September 19, 2026
"What will I actually walk away with?" is one of the first questions every seller asks, and it's usually a bigger number gap than people expect between the sale price and the cheque that lands in their account. Commission is the cost everyone quotes — it's rarely the only one that matters.
Real Estate Commission: The Biggest Line Item (and the Only Negotiable One)
Commission is where most of your selling cost lives. In the GTA, total commission typically runs 3.5% to 5% of the final sale price, split between your listing brokerage and the buyer's agent's brokerage. On top of that commission amount, Ontario charges 13% HST — so a 4.5% commission on a $900,000 sale isn't $40,500, it's $40,500 plus HST, bringing the real cost closer to $45,765.
Commission rates in Ontario are negotiable, and it's worth having a direct conversation about what you're getting for that fee — marketing, negotiation strategy, and the agent's ability to actually bring qualified buyers to your door — rather than shopping purely on the lowest number. A lower commission that results in a longer time on market or a lower final sale price can easily cost you more than it saves.
Legal Fees, Mortgage Discharge, and the Small Costs That Add Up
After commission, legal fees are the next predictable cost, generally landing between $1,200 and $2,500 depending on the complexity of your transaction. This covers your lawyer's fee for preparing the deed and closing documents, discharging your existing mortgage from title, and handling disbursements like title searches and administrative registration costs.
If you still have a mortgage, expect a mortgage discharge fee from your lender, typically $200 to $350. If you're selling before your mortgage term is up, ask your lender about a prepayment penalty — this can be a meaningful cost on a fixed-rate mortgage broken mid-term, and it's worth calculating before you commit to a listing date rather than discovering it at closing.
Beyond those, budget for the costs that don't show up on a standard closing statement but affect your bottom line just as directly: staging (whether that's a full professional stage or just decluttering and minor repairs), moving costs, and any final touch-ups a buyer's home inspection turns up during negotiations. None of these are large individually, but together they can add a few thousand dollars to your total.
A Real Example: What Selling a Typical GTA Home Actually Nets You
Using the GTA's current average selling price of roughly $993,000, here's a realistic picture of where the money goes. A 4.5% commission comes to about $44,700, plus 13% HST on that commission adds roughly $5,800 — for a total commission cost near $50,500. Add legal fees around $2,000, a mortgage discharge fee of about $300, and a conservative $3,000 to $5,000 for moving, minor repairs, and staging, and total selling costs land somewhere between $56,000 and $56,000 — before accounting for whatever's left owing on the mortgage itself.
That's a meaningful chunk of the sale price, which is exactly why sellers benefit from working backward from a realistic net-proceeds number early in the process, rather than anchoring only on the list price or a rough estimate of "what the house down the street sold for."
How to Actually Estimate Your Net Proceeds Before You List
The most useful exercise before listing isn't estimating your sale price — it's working out your actual net proceeds. That means starting with a realistic sale price based on current comparable sales in your specific neighbourhood, then subtracting your outstanding mortgage balance, estimated commission plus HST, legal fees, discharge costs, and a reasonable buffer for moving and prep costs. Doing this early gives you a real number to plan your next move around, whether that's a down payment on your next home, paying down other debt, or simply understanding what's actually available to you after the sale closes.
Frequently Asked Questions
What percentage of the sale price goes to closing costs?
Most Toronto sellers pay between 6% and 8% of their sale price in total closing costs, with real estate commission and HST making up the largest share, followed by legal fees, mortgage discharge costs, and smaller prep and moving expenses.
Is real estate commission negotiable in Ontario?
Yes. Commission rates are negotiable between a seller and their agent, and it's reasonable to discuss what's included — marketing, negotiation, and overall strategy — rather than focusing only on the percentage.
Do sellers pay land transfer tax?
No. Land Transfer Tax and Toronto's Municipal Land Transfer Tax are paid by the buyer, not the seller, so they aren't part of a seller's closing costs.
What if I still have a mortgage on the property?
You'll pay a mortgage discharge fee, typically $200 to $350, and if you're breaking a fixed-rate mortgage before its term ends, you may also owe a prepayment penalty — worth calculating with your lender before you set a listing timeline.
How can I get an accurate net-proceeds number for my home?
The clearest way is a personalized estimate based on current comparable sales in your specific neighbourhood, your actual mortgage balance, and real commission and legal cost figures — generic percentage ranges only get you so far.
Every sale has its own numbers depending on your mortgage balance, your neighbourhood's current comparable sales, and the specific costs involved in your closing. We're glad to run a personalized net-proceeds estimate so you know exactly what to expect before you list — and if a mortgage discharge or prepayment penalty is part of the picture, our in-house mortgage broker, Sedat Topcu, can help you understand those numbers ahead of time.
About Beril & Sedat Homes
Beril & Sedat Homes is an award-winning real estate team serving Toronto and the Greater Toronto Area. Founders Beril Topcu and Sedat Topcu are bilingual Turkish- and English-speaking realtors with Royal LePage Signature Realty. With more than 20 years of combined experience, over $100 million in career sales volume, and more than 200 clients served, they help buyers, sellers, investors, and newcomers navigate Toronto and GTA real estate with confidence. Their expertise spans luxury homes, condominiums, detached homes, investment properties, downsizing, upsizing, and first-time home purchases. Recognized as Executive Circle members and ranked among the top 2% of agents, they're known for personalized guidance, strategic negotiation, and in-house mortgage support through Sedat Topcu, a licensed real estate broker and mortgage broker.