Know exactly what you'll walk away with.

It's directionally accurate — meaning the figure you see is a strong estimate of your net proceeds, typically within a few thousand dollars of your final number. Where the calculator is most precise: sale price, commission, legal fees, prep, moving, and capital gains.

Where it's an estimate, not exact: mortgage prepayment penalties (especially fixed-rate Interest Rate Differentials, which depend on your specific lender, rate, and remaining term). For a precise figure, your lender can confirm your exact penalty in writing within 24 hours.

For a personalized net-proceeds report based on your actual home, mortgage, and current market comps, request a free consultation below.

Real estate commission has been structured this way for decades because the agent's job — pricing strategy, marketing, negotiation, transaction management — scales with the value of the home. A $2M sale involves more sophisticated pricing analysis, more targeted marketing, more demanding buyers, and higher-stakes negotiation than a $500K sale.

The commission also pays both sides: the listing brokerage (us, working for you) and the cooperating buyer's brokerage (the agent who brings the buyer). That cooperation is what gives your home access to every active buyer in the GTA market, not just the ones we know.

Yes — by Canadian law, commission is always negotiable. The Competition Act prohibits any fixed industry rate. What you'll find in practice across the GTA is a range of 3.5%–5% total, with full-service representation typically falling at the upper end of that range.

What we recommend: don't shop on commission alone. The agent who lists for 1% but sells your home for 3% under market costs you far more than they save you. Look at total result — sale price minus all costs — and choose the team most likely to maximize that number.

Sale price is the headline number — what your home sells for. It's what goes on the SOLD sign, what you tell your friends, and what most agents focus on.

Net proceeds is what you actually walk away with after every cost is paid: commission, HST on commission, legal fees, mortgage payout (including any penalty), prep costs, moving expenses, and capital gains tax if applicable.

For most GTA sellers, the gap between sale price and net proceeds is 8–15% of the sale price. That's the number that matters when you're planning your next purchase, your retirement, or your next chapter.

If you break your mortgage before its term ends, your lender charges a penalty for the lost interest. There are two common types:

Variable rate mortgages: typically 3 months' interest on the remaining balance — usually the smaller of the two penalties.

Fixed rate mortgages: the greater of 3 months' interest OR the Interest Rate Differential (IRD) — the difference between your contracted rate and the lender's current rate for the remaining term. In a falling-rate environment, the IRD can be tens of thousands of dollars.

How to avoid or reduce it: port your mortgage to your next home (most lenders allow this), time your sale to coincide with your renewal date, blend-and-extend your existing rate with new financing, or assume the buyer takes over your mortgage. We help you assess all of these options as part of our planning process.

Yes — HST (13% in Ontario) is charged on the real estate commission, not on the sale price of the home itself. Resale residential homes are HST-exempt; only the service fee is taxed.

Example: on a 5% commission of a $1M sale, the commission is $50,000, and HST adds another $6,500 — for a total of $56,500. The calculator above includes HST automatically in the commission line.

If you're selling your principal residence — the home you've lived in — you generally pay no capital gains tax. This is one of the most valuable tax exemptions available to Canadian homeowners.

If you're selling an investment property, second home, or rental, capital gains tax applies. 50% of the gain (sale price minus adjusted cost base, including original purchase price plus eligible improvements) is added to your taxable income for that year and taxed at your marginal rate.

There are also planning strategies — change-of-use elections, principal-residence designation — that can reduce or defer the tax. Always coordinate with your accountant before closing. We work with several trusted tax professionals across the GTA we can refer you to.

With the Thomas Team — no. Photography, video, drone footage, floor plans, MLS placement, Realtor.ca placement, paid social campaigns, signage, feature sheets, and our agent network distribution are all included in our commission.

Some brokerages charge separate marketing fees on top of commission. If you're comparing quotes from multiple agents, ask each one specifically: "Are there any marketing or transaction fees beyond the commission percentage?" The honest answer should be in writing in the listing agreement.

Pricing is the single biggest determinant of net proceeds — bigger than commission, bigger than marketing, bigger than negotiation in most cases.

Underpricing in an active market can drive multiple offers and push the sale price above what you'd have asked — but only if the strategy is executed correctly. Underpricing in a slow market can lock you into a single low offer with no leverage.

Overpricing typically results in a stale listing, mounting days-on-market, and eventual price reductions that signal weakness to buyers. Homes that sit on the market for 60+ days often sell for less than they would have at the right price from day one.

Pricing at market — the strategy we recommend most often — generates steady showings, qualified buyers, and offers in the expected range. The right strategy depends on your home, neighbourhood, and current conditions. That's the conversation we want to have before listing.

This is one of the most common — and most stressful — scenarios. The calculator above gives you your sale-side net proceeds, which is the number you'll use to budget for your next purchase: down payment, land transfer tax, legal fees, and moving costs.

Where it gets complex: matching closing dates, bridging the gap if your purchase closes before your sale, and structuring the timeline so you're never carrying two homes longer than necessary. Our in-house mortgage agent specializes in bridge financing for these exact situations.

If you're in this position, request a Seller Strategy Session below and we'll model both transactions together — sell side, buy side, and the bridge in between.

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If you'd like a personalized report based on your actual home, that's a separate conversation. Use the form below and we'll prepare a custom analysis with current market comps within 24 hours.