“How much will I actually walk away with?” That’s the real question when you sell, and it’s not the same as the sale price. A higher price with an agent can leave you with less than a lower cash offer once the costs come out. Here’s an honest, side-by-side look at what it really costs to sell a house in Ontario, from Waterloo and Kitchener to Brampton and beyond.
The costs nobody puts on the sign
- Real estate commission, typically around 4–5% split between both sides
- Repairs, staging, cleaning, and photos to get it market-ready
- Carrying costs while it sits: mortgage, property taxes, utilities, insurance
- Lawyer and closing costs
- Buyer repair credits negotiated after the inspection
Agent sale vs. cash offer: an honest example
Here’s an illustrative comparison on a home that might list around $700,000 in Ontario. Your figures will differ, but the shape holds.
| Sell with an agent | Sell to a cash buyer | |
|---|---|---|
| Sale price | $700,000 | $620,000 |
| Commission (~4.5%) | −$31,500 | $0 |
| Repairs & prep | −$15,000 | $0 |
| Carrying costs (3–4 months) | −$10,000 | ~$0 |
| Lawyer / closing | −$2,500 | Often covered |
| Rough net to you | ~$641,000 | ~$620,000 |
Illustrative only. Every home, repair list, and timeline is different.
What the numbers actually say
In this example the agent sale still nets more, and for a tidy, move-in-ready home with time to spare, that’s usually true. The gap narrows fast, though, when a home needs real repairs, sits for months in a slower market, or a deal falls through and you start over. The cash number is also certain; the agent number assumes everything goes smoothly.
The bottom line
Don’t compare a sale price to a cash offer. Compare your net, after commission, repairs, and carrying costs, against the certainty and speed each path gives you. Once you run your own numbers, the right choice is usually clear.
To put a real figure on the cash side, you can request a no-obligation cash offer and set it beside your likely net from listing. No cost, no pressure.
Ready to sell? Get your free cash offer
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Frequently Asked Questions
How much does it cost to sell a house in Ontario?
With an agent, expect commission of roughly 4–5% plus repairs, staging, carrying costs, and legal fees, which can total tens of thousands. A cash sale has no commission or repair costs but a lower sale price.
What is the real estate commission in Ontario?
Commissions are negotiable but commonly run about 4–5% of the sale price, split between the buying and selling sides. On a $700,000 home that’s often around $31,500.
Is a cash offer really less than selling with an agent?
The sale price is lower, but after commission, repairs, and carrying costs come out of an agent sale, the net gap is often much smaller than it first looks, and sometimes disappears.
Do I pay closing costs when I sell in Ontario?
Sellers typically pay their lawyer and any outstanding costs at closing. Many cash buyers cover standard closing costs, removing that expense from your side.
How do I compare an agent sale to a cash offer fairly?
Compare net to net. Subtract commission, repairs, staging, and carrying costs from the agent price, then weigh that against the cash offer’s speed and certainty.
When is a cash sale worth the lower price?
When the home needs repairs, when speed and certainty matter, or when months of carrying costs and the risk of a deal collapsing would eat the difference anyway.