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The cheapest way to sell a house in Ontario is a private sale with no listing brokerage. You pay only unavoidable costs such as legal fees and your mortgage discharge. The cheapest way to also reach MLS® and REALTOR.ca is a flat-fee listing. Whether you pay the buyer’s agent is up to you.
Which costs can’t you avoid?
Whatever route you choose, some costs come with every sale. The Financial Consumer Agency of Canada lists them:
- Legal fees, including the statement of adjustments. In Ontario, the Law Society says most transfers need a lawyer’s signature, and buyer and seller generally need separate lawyers.
- Mortgage discharge fee, charged by your lender.
- Mortgage prepayment penalty, if you break a closed mortgage early. Check with your lender before you list. This one can be large.
- Moving costs, plus any repairs or staging you choose to do.
Some costs aren’t yours. Ontario’s land transfer tax is paid by the buyer, and so is Toronto’s municipal land transfer tax. The province also notes that HST doesn’t apply to resale homes.
How do the ways to sell compare on cost?
| Way to sell | Listing-side cost | On REALTOR.ca? | Your workload |
|---|---|---|---|
| Private sale, no MLS® (signs, free sites, word of mouth) | $0 to a brokerage | No | Highest |
| Flat-fee MLS® listing (mere posting) | Flat fee: ours is from $16.49/month plus HST (12-month plan) | Yes | High: you show and negotiate |
| Discount or hybrid brokerage | Reduced % or set fee | Yes | Medium |
| Full-service brokerage | Negotiated; FCAC cites 2% to 6% typical in Canada | Yes | Lowest |
RECO’s guide confirms there’s no fixed commission or standard service package in Ontario, so it pays to ask exactly what each fee covers.
Is a private sale without MLS® really the cheapest?
On paper, yes. In practice, the cheapest sale is the one that nets you the most after costs, and that depends on finding enough buyers. The Ottawa Real Estate Board notes that REALTOR.ca, run by CREA, shows most listings from MLS® Systems. Only REALTOR® members can list on those systems. Skip MLS® and you’re invisible to buyers searching there. A lower price, or a longer wait while you carry the house, can cost more than a flat fee.
That’s why many Ontario sellers choose the second row: pay a flat fee for MLS® exposure and do the rest themselves. See how a mere posting works.
What about the buyer’s agent?
This is the biggest variable in your total. The buyer’s agent is paid under the buyer’s own agreement. As a seller, you decide whether to contribute. RECO’s Bulletin 6.2 explains how that’s done through a remuneration clause in the agreement of purchase and sale. Note that CREA’s rules require a non-zero cooperating offer on every MLS® listing. On our listings, you can set the buyer agent’s cooperating commission at any amount you like, and many sellers offer 2% to 2.5%. Full details: Do I have to pay the buyer’s agent?.
Five ways to keep your selling costs down
- Price it right the first time. Look at recent comparable sales, or get a comparative market analysis from our property pricing service for $99.
- Choose the shortest sensible listing term. Month to month costs $74.99 plus HST and can be cancelled anytime. Longer packages are cheaper per month: $16.49/month on 12 months.
- Get legal quotes early and compare the fee, disbursements and HST.
- Ask your lender about penalties and whether your mortgage is portable before you set a closing date.
- Negotiate the buyer-agent clause offer by offer rather than promising a fixed amount to everyone.
Don’t forget taxes on the sale
If the home was your principal residence, any gain is usually tax-free, but the CRA still requires you to report the sale on Schedule 3 and Form T2091(IND). A home you’ve owned for less than 365 days may fall under the property flipping rule. Talk to a tax professional if that applies.
Ready to compare? See our packages and how ListedBySeller.ca compares with other Ontario flat-fee services.
Frequently asked questions
Does the seller pay land transfer tax in Ontario?
No. Ontario’s land transfer tax is paid by the buyer on closing, and Toronto’s municipal land transfer tax is also the buyer’s cost.
Is HST charged on the sale of a resale home?
Ontario’s land transfer tax page notes that HST does not apply to resale homes. New homes and some other properties are treated differently, so check with your lawyer.
What’s the cheapest way to get on MLS®?
A flat-fee MLS® listing (mere posting). Ours start as low as $16.49 a month with our 12-month plan ($197.93 for 12 months, plus HST), or $74.99 a month plus HST month to month, with no commission to the listing brokerage.
Do I have to pay the buyer’s agent?
Only if you agree to in writing, usually through the listing or a remuneration clause in the agreement of purchase and sale. It’s often the single biggest variable in your selling cost.
Can I avoid paying a lawyer?
Not really. Ontario transfers usually need a lawyer to sign compliance-with-law statements, and the buyer and seller generally need separate lawyers.
Will I pay tax on the profit?
Usually not on a principal residence, but you must report the sale to the CRA on Schedule 3 and Form T2091(IND). Rental use, a short ownership period or non-resident status can change that.
Sources
All sources below were checked on October 23, 2026. Rules and rates change, so confirm anything important with the source or a professional.
- Financial Consumer Agency of Canada: Selling a home
- RECO Information Guide (Real Estate Council of Ontario)
- Ontario: Land transfer tax
- Ontario: Calculating land transfer tax
- City of Toronto: Municipal land transfer tax rates and fees
- Law Society of Ontario: The two-lawyer rule in real estate transactions
- Canada Revenue Agency: Principal residence and other real estate
- RECO Bulletin 6.2: Remuneration clause in an agreement of purchase and sale
- Ottawa Real Estate Board: REALTORS® and the MLS® System
- CREA By-Laws and Rules (approved April 2025), Rule 11.2
