Selling a home in Ontario in 2025 costs between 6% and 10% of the final sale price, depending on your location, the condition of the property, and the services you choose. On a $900,000 home, that means $54,000 to $90,000 in total selling costs before you see a dollar in profit. Knowing exactly what those costs are — and where there is room to reduce them — is the difference between a good outcome and a great one.
Rutul Vadadoriya has closed $204M+ in sales across Ontario. Below is the full breakdown he walks every seller through before they list.
The Full Cost of Selling a Home in Ontario
1. Real Estate Commission
Commission is typically the largest selling cost. In Ontario, the standard structure is approximately 2.5% to the seller's agent and 2.5% to the buyer's agent — totalling around 5% of the sale price. HST at 13% applies to the commission.
On a $900,000 sale: ~$45,000 in commission + ~$5,850 HST = ~$50,850
Some sellers negotiate a reduced seller-side commission. Rutul's approach is transparent — his commission is discussed directly before any listing agreement is signed.
2. Legal Fees
A real estate lawyer in Ontario charges between $1,500 and $2,500 for a standard sale transaction. This covers title review, document preparation, and closing coordination.
3. Staging
Professional staging significantly improves buyer perception and typically increases final sale price. Basic staging (key rooms only) runs $1,500 to $3,000. Full-home staging with furniture rental runs $3,000 to $8,000+. Rutul advises which level of staging the property warrants — not every home needs full staging.
4. Photography and Marketing
Professional photography is non-negotiable in 2025. Standard real estate photography costs $300 to $700. Drone photography adds $200 to $400. Virtual tours add $300 to $500. Rutul includes professional photography in his listing process.
5. Pre-Listing Repairs and Touch-Ups
Small investments before listing — fresh paint, updated fixtures, landscaping — can return multiples on cost. Budget $500 to $5,000 depending on the property's condition. Rutul provides a specific pre-listing checklist for each property.
6. Mortgage Discharge or Prepayment Penalty
If you have a closed-term mortgage and are selling before the term ends, your lender may charge a prepayment penalty. This varies by lender and mortgage type — contact your lender directly to get the exact figure before listing.
7. Moving Costs
Local moves within the GTA cost $800 to $2,000 for a standard home. Long-distance or large-home moves cost more. Budget $1,000 to $3,000 as a baseline.
Total Cost to Sell — By Sale Price
Note: figures below are estimates. Commission is calculated at 5% + HST. Other costs reflect typical Ontario ranges.
$600,000 sale price
Commission + HST: ~$33,900
Legal fees: ~$1,800
Staging + photography: ~$3,000
Repairs + moving: ~$3,000
Estimated total: ~$41,700
$800,000 sale price
Commission + HST: ~$45,200
Legal fees: ~$2,000
Staging + photography: ~$4,000
Repairs + moving: ~$3,500
Estimated total: ~$54,700
$1,000,000 sale price
Commission + HST: ~$56,500
Legal fees: ~$2,200
Staging + photography: ~$5,000
Repairs + moving: ~$4,000
Estimated total: ~$67,700
$1,500,000 sale price
Commission + HST: ~$84,750
Legal fees: ~$2,500
Staging + photography: ~$7,000
Repairs + moving: ~$4,500
Estimated total: ~$98,750
$2,000,000 sale price
Commission + HST: ~$113,000
Legal fees: ~$2,500
Staging + photography: ~$9,000
Repairs + moving: ~$5,000
Estimated total: ~$129,500
Costs Sellers Do NOT Pay in Ontario
There is a common misconception that sellers pay land transfer tax. They do not — land transfer tax in Ontario is the buyer's responsibility. Sellers also do not pay for the buyer's home inspection or the buyer's legal fees.
How to Reduce Your Selling Costs
The most effective way to reduce net selling cost is not to cut commission — it is to maximize the sale price. A home that sells for $30,000 over asking covers staging, photography, and part of the commission cost in recovered value.
Rutul's sellers consistently achieve strong outcomes through:
Data-driven pricing — listed at the right price to generate competition, not sitting on market
Strategic staging — targeted improvements that move buyers emotionally
Offer management — structured offer presentation that creates urgency among qualified buyers
The second way to reduce costs is timing. Selling in a strong market month (typically spring or fall in Ontario) reduces days on market and often supports stronger offers.
Frequently Asked Questions
Do sellers pay land transfer tax in Ontario?
No. Land transfer tax in Ontario is paid by the buyer, not the seller.
What is the real estate commission rate in Ontario?
There is no fixed commission rate in Ontario — it is negotiable. The most common structure is approximately 5% of the sale price total (split between seller's and buyer's agents), plus HST.
How much does staging cost before selling in Ontario?
Basic staging runs $1,500 to $3,000 for key rooms. Full-home staging with furniture rental ranges from $3,000 to $8,000+, depending on property size and market positioning.
What is the cheapest way to sell a home in Ontario?
The lowest-cost option is a private sale (no agent commission), but most private sellers leave money on the table through underpricing, limited exposure, or poor negotiation outcomes. The net result is often lower than a well-executed agent-led sale.
Get a Free Home Valuation
Understanding your home's current market value is the first step to calculating your net proceeds. Book a free, no-obligation home valuation with Rutul — he will give you a clear picture of what your property is worth and what it will cost to sell it well.
