How do I estimate net proceeds from selling a home?

Start with the expected sale price, then subtract the mortgage payout, any lender discharge or prepayment amount, negotiated selling costs, legal costs, preparation costs and other seller expenses. Property-specific tax treatment can change the final amount.

Is commission fixed when selling a home in Ontario?

No fixed commission is assumed in this calculator. Enter the commission percentage or fee assumption that applies to your own representation and listing agreement.

Do I pay capital gains tax when I sell my principal residence in Canada?

A home that fully qualifies as your principal residence for the relevant years can generally qualify for the principal residence exemption, but the sale still has reporting and designation requirements. Mixed, rental, business or short-hold situations can change the tax result.

What if I sell a Canadian residential property within 365 days?

Canada has residential property flipping rules that can deem a gain on property owned or held for less than 365 consecutive days to be business income unless an applicable exception applies.

What costs can reduce a capital gain on an investment property sale?

The calculation can depend on adjusted cost base, qualifying capital improvements and eligible outlays or expenses related to the disposition. Tax treatment is fact-specific and should be confirmed with a tax professional.

Does this seller calculator replace a lawyer, lender payout statement or tax calculation?

No. It is a planning estimate. The lender, lawyer and tax adviser should confirm the actual mortgage payout, discharge or prepayment amount, closing adjustments and tax treatment.

What if my home sale and next purchase close on different dates?

A closing-date mismatch can create a temporary cash timing gap. Sellers who are also buying should plan the dates together and keep a contingency plan. A lender and lawyer can confirm whether bridge financing or another arrangement is available for the specific transactions.

Seller Net Proceeds Calculator

Q: Can I use the buyer's deposit before my home sale closes in Ontario?

Usually not. When a buyer deposit is held in trust, money owing to the seller is generally not available until the transaction successfully completes unless the parties provide the required written consent. Confirm the timing with your lawyer before relying on deposit funds for another closing.

Sale assumptions

Expected sale price

Mortgage payout

Discharge / prepayment ?

Commission % ?

Legal / discharge ?

Prep / staging / repairs ?

Moving / other ?

Optional tax scenario

Property treatment Adjusted cost base investment scenario

Capital improvements added to ACB

Assumed marginal tax rate

Used only for the simplified investment-property illustration.

Updated automatically. Replace any assumption with the numbers from your own sale, lender and legal documents.

Seller proceeds questions

What should I use for the mortgage payout?

Use the lender’s payout statement when available. The outstanding balance shown in online banking may not include discharge fees, accrued interest or a prepayment charge.

Does the calculator assume a standard real-estate commission?

No. Enter the negotiated percentage or equivalent assumption that applies to your own agreement. HST is modeled on the entered commission amount.

Why is tax kept separate from the main net-proceeds number?

Tax treatment depends on facts such as principal-residence eligibility, rental or business use, adjusted cost base and how the property was held. The calculator keeps that scenario clearly separated from the core sale proceeds.

What seller costs are easy to miss?

Examples can include lender payout charges, legal/discharge costs, preparation or repairs, moving costs and transaction-specific adjustments. Enter only amounts that actually apply to your sale.

Estimated net proceeds before income-tax scenario—Sale price less entered mortgage payout and seller costs.

—sale price

Mortgage payout—

Seller costs—

Selected tax scenario—

Estimated amount remaining—

Total entered seller costs—

Illustrative capital gain—

Illustrative taxable capital gain—

Illustrative income-tax effect—

Illustrative net after selected tax scenario—

Two seller closing questions worth planning early

Can I use the buyer’s deposit before my sale closes?

Usually not. When a buyer deposit is held in a brokerage trust account, the amount owing to the seller is generally released only after the transaction successfully completes, unless the parties provide the required written consent. If you need those funds for another purchase, confirm the timing with your lawyer before relying on them.

RECO deposit guidance →

What if my sale and next purchase close on different dates?

A mismatch can create a temporary cash timing gap. RECO advises sellers who are also buying to check whether the closing dates align and to have a contingency plan. Your lender and lawyer can confirm whether bridge financing or another arrangement is available for the specific transactions.

RECO seller checklist →

Know the money that can actually move forward after the sale

Sale price is only the starting number. Mortgage payout, negotiated selling costs, legal and discharge costs, preparation, moving expenses and property-specific tax treatment can materially change what is available for the next purchase or financial goal. Use the calculator to organize the cash picture, then replace estimates with written lender, legal and tax information as the sale becomes real.

Next planning step

Connect the sale proceeds to the next home.

If you are selling and buying, carry the estimated equity into the move-up calculator to test the next down payment, closing cash and new mortgage payment together.

Move-Up Buyer Calculator →Review My Selling Scenario

Common seller proceeds questions

Quick answers before you send your scenario.

Do I have to report the sale of my principal residence?

Yes. The CRA requires the sale and principal-residence designation to be reported to claim the exemption. A qualifying principal residence can generally be exempt from tax on the gain, but reporting is still required.

CRA principal residence guidance →

What if the property was rented or used for business?

Rental, business, mixed-use and change-of-use situations can affect principal-residence eligibility, capital gains, CCA recapture and reporting. The simplified tax scenario here does not resolve those facts.

CRA real-estate income guidance →

What is the residential property flipping rule?

A gain on a Canadian housing unit or right to acquire one that was owned or held for less than 365 consecutive days is generally deemed business income unless an applicable life-event exception applies.

CRA flipped-property guidance →

Can capital improvements affect an investment property’s adjusted cost base?

Qualifying capital expenditures can affect adjusted cost base, while ordinary repairs may be treated differently. Keep records and have the tax treatment confirmed before relying on an after-tax sale estimate.

Should I include staging and repairs in seller costs?

Include the cash you expect to spend if it is part of your planned sale. Whether a cost also affects the tax calculation is a separate tax question and is not assumed by this calculator.

Is the amount shown here the amount my lawyer will release on closing?

No. It is a planning estimate. The lawyer’s statement of adjustments, lender payout statement and transaction-specific costs determine the actual closing proceeds.

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