Finance Calc App

Canada Home sale net proceeds calculator

Work out how much cash you'll actually walk away with when you sell your home — sale price minus agent commission, legal and closing costs, repairs, and the mortgage you still owe.

By Mitch Duncan Last reviewed Methodology

Your sale

The selling agent's fee as a percentage of the sale price. Norms differ by country — see the notes below.

Solicitor/conveyancer or title/escrow, transfer/settlement fees, and any seller-paid taxes or disbursements.

The amount needed to clear your outstanding mortgage at completion, including any early-repayment charge.

Net proceeds (cash in hand)
$203,500.00
Where the money goes
Sale price
$450,000.00
Agent commission (5.0%)
−$22,500.00
Legal & closing costs
−$4,000.00
Net before mortgage
$423,500.00
Mortgage payoff
−$220,000.00
Net proceeds
$203,500.00
Total selling costs
$26,500.00
Selling costs as % of price
5.9%

An estimate of cash in hand before any capital gains tax. Most countries exempt the sale of your main home from CGT, but second homes and investment properties are usually taxable — see the notes below. Figures exclude moving costs and any onward-purchase costs. Not financial advice.

Want the full picture? Home Sale Net Proceeds Explained →

Selling costs and capital gains in Canada

The main cost of selling in Canada is the real-estate commission, typically 3–5% of the sale price (often split between the listing and buyer's agents), plus GST/HST on the commission. You'll also pay a real-estate lawyer or notary (in Quebec) for closing, usually several hundred to around a thousand dollars, plus mortgage-discharge fees.

Principal residence exemption

Canada's principal residence exemption generally means no capital gains tax when you sell the home you've lived in — though you must report the sale on your return to claim it. Gains on a cottage, second home, or rental are taxable: 50% of the gain is included in income and taxed at your marginal rate (the higher inclusion rate proposed for large gains has been deferred — check current CRA rules). Rentals also face recapture of claimed depreciation (CCA).

Worked example

Sell for $450,000 with a 4% commission ($18,000) plus 13% HST on that fee (about $2,340) and $1,500 in legal costs: roughly $21,840 in selling costs. After a $220,000 mortgage payoff, you net around $208,160.

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Frequently asked questions

How do I calculate my net proceeds from a home sale?
Take the sale price and subtract your selling costs — agent commission, legal/conveyancing and closing fees, and any repairs — then subtract the mortgage balance you need to pay off. What's left is your net proceeds: the cash you actually walk away with. The calculator above does this step by step.
What costs come out of a home sale?
The big ones are agent/realtor commission (usually the largest), legal or conveyancing fees and closing/settlement costs, any repairs or staging to get the property sale-ready, and the mortgage payoff including any early-repayment charge. Commission rates and the exact closing costs vary by country — see the region-specific notes below the calculator.
Do I pay tax when I sell my home?
In most countries the sale of your main home is exempt from capital gains tax or heavily relieved, so there's often nothing to pay. Second homes and investment properties are usually taxable, though. The rules differ by country, so this calculator shows cash in hand before tax and the notes below explain how it works in your market.
How much is agent commission when selling a house?
It varies a lot by country: it's often around 5–6% in the US, roughly 1–3% in the UK, about 3–5% in Canada, and around 1.5–2.5% in Australia, sometimes plus sales tax on the fee. Because it's a percentage of the sale price, it's usually the single biggest cost of selling — the calculator lets you enter your exact rate.
What if I owe more than the house sells for?
If your mortgage balance plus selling costs is greater than the sale price, your net proceeds are negative — you'd have to bring cash to completion to clear the loan. This is called negative equity and can happen with a high loan balance, an early-repayment charge, or a falling market. The calculator flags this for you.
Should I subtract my mortgage from the sale price?
Yes — but only after selling costs. First subtract agent commission and legal/closing costs from the sale price to get your net before mortgage, then subtract the outstanding mortgage balance. Paying off the loan at completion is what releases the rest of the equity to you as cash.

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