Thinking of selling your home? Whether you're upgrading, downsizing, or just ready for a change, it's easy to focus on the sale price—but don’t forget the hidden costs that can take a bite out of your bottom line.

Here are 7 common expenses to budget for:

Realtor Fees – Typically split between the buyer’s and seller’s agents.

Legal Fees – Real estate lawyers are essential for transferring a properties title

Sales Tax – In Ontario, HST applies to your real estate fees

Mortgage Discharge & Prepayment Fees – You may face penalties for breaking your mortgage early.

Capital Gains Tax – Selling an investment property? Half your profit may be taxable at your income tax rate.

Updates & Repairs – Strategic improvements can increase your final sale price.

Selling isn’t just about the offer—it’s about what you walk away with. Planning ahead means fewer surprises and a more confident sale. 

Want help estimating your selling costs? Let’s talk—I'm happy to guide you through every step, and develop a plan that hits your goals! 

Here's more detail about each of the above items: 

What You Need to Know About Realtor Fees and HST When Selling Your Home

One of the biggest costs of selling a home in Ontario is **realtor fees**. What many sellers don’t realize is that there’s no standard commission rate—**realtor fees are fully negotiable**. That means it’s important to have an open conversation about what you’re paying and what services are included.

Under Ontario real estate rules, all services your agent agrees to provide must be **clearly written into your listing agreement**. Whether it’s staging, marketing, professional photography, or open houses—make sure it’s in writing, so expectations are clear on both sides.  

Realtor fees are usually split between the listing agent and the buyer's agent, but while there might be a 'norm' in a specific geographic region, there is no set division of fees.   It's worth a discussion with your realtor about what's normal in the area where you're selling to discuss the pros and cons of different fee levels, with an eye on your net and not necessarily the total fees. 

Another often-overlooked cost? HST on realtor commissions.  Realtor fees are subject to **13 percent HST** in Ontario. This is a tax that sellers pay on top of the commission at closing. While your agent handles this on their end for tax purposes, the cost comes directly from the sale proceeds.

If you're planning to list your home, be sure to factor in these costs so there are no surprises on closing day. A clear understanding of **real estate fees in Ontario** will help you make more informed financial decisions—and keep more of your equity.

Legal Fees

Depending on the complexity of the sale, the legal fees are usually for transferring the title, paying for out of pocket costs like mortgage discharges & land transfer fees and the administration of all the things it takes to transfer ownership.  Expect to pay more if the sale is more complex; like a commercial property.   

Don't forget there are adjustments on closing - like pro-rating pre-paid property taxes etc; the lawyer handles all of these things.  And if a deal goes wrong you may need a specialist like a litigator to take over. 

Mortgage Discharge & Prepayment Fees 

Depending on your mortgage, you may face penalties for breaking your mortgage early; or pre-paying it fully in a downsize.  Penalties are normally around 3 months mortgage interest, but can vary by lender, so make sure you check.  

What Taxes Do You Really Pay When You Sell Property in Ontario?

In addition to the HST on the realtor fees, If you're thinking about selling a home in Ontario, one of the first questions you might consider is: What taxes do I need to pay?

Let’s start with the good news. If you’re selling your primary residence, you don’t have to pay capital gains tax. And since land transfer tax only applies when you buy a property—not when you sell—there’s no land transfer tax either when you’re selling.

That’s a big relief for most Ontario homeowners.

But what if you own more than one property? Can you have more than one primary residence? The answer is yes, technically you can—but only one at a time can be claimed as your primary residence for any given tax year. This is where it’s smart to get some advice, especially if you’ve owned a cottage or second home for a long time and there’s been a big increase in value.

Now, if you're selling an income property—like a rental unit, or a cottage you've listed on Airbnb—capital gains tax does come into play. In Canada, capital gains are taxed on 50 percent of the profit, and that amount is added to your income for the year. So the tax you pay depends on your income tax bracket.

But here’s something many sellers don’t realize: if the CRA considers that your Airbnb or cottage has shifted from residential to commercial use, they may apply HST to the sale price. That’s right—you could owe HST when you sell. That can be a major and unexpected cost.

And if you're a non-resident, or if the property is held in a corporation or trust, other taxes or rules may apply.

So what’s the bottom line?

Whether you’re selling a condo, your longtime family home, or an investment property, it’s worth speaking with a tax accountant before listing. Tax rules can be complicated, and it’s better to understand what you’re walking into before you sell.

Knowing the difference between capital gains tax, land transfer tax, and other possible tax surprises can help you make smarter decisions—and keep more of your hard-earned equity.

 Home preparation costs - how do you set a budget?

If you're getting ready to sell your home in Ontario, one of the first steps is setting a **pre-listing budget**. But what exactly should that budget cover?

Most homeowners know to expect some costs before listing. Common items include:

• Minor repairs
• Updates to key areas like kitchens or bathrooms
• Fresh paint
• Landscaping for curb appeal
• Decluttering 
• junk removal

But the real key isn’t just spending money—it’s spending it strategically. A good realtor will help you create a tailored plan that focuses on updates that matter to buyers in your market.

Real life story:  one of my clients thought they needed to buy out their hot water tank rental before selling. That would’ve cost over \$1,000. But in most Toronto home sales, buyers assume the rental—so we skipped the buyout and saved the money.

When you’re preparing to sell, it's easy to overspend in the wrong places. With proper guidance, you can invest in improvements that will help your home stand out and sell faster—without wasting your budget.

Want more home selling tips? Visit my YouTube channel or reach out to chat about your personalized prep plan!

 Are you a particular buyer?  I have what may be the best value condo in Scarborough for sale right now!  

I know there are quite a few condos for sale right now, so if you're thinking of buying you have a lot of choice - and if you're like most people you want to make sure you get a lot of bang for your buck.  And the sellers have done an amazing job making sure this condo is perfectly move-in ready for the next buyer. 

If you're looking for a spacious, updated condo in one of Scarborough’s most walkable and convenient neighbourhoods? Welcome to 121 Ling Road, where modern comfort, thoughtful layout, and community-focused living come together in one beautifully maintained package.

This 2-bedroom, 2-bathroom condo is ideal for first-time buyers or downsizers.  With recent upgrades, west-facing sunset views, and a well-managed building loaded with amenities, this unit stands out among the others in the current condo market.

A Kitchen That Truly Stands Out

One of the biggest features of this condo is the updated kitchen.  It's even bigger and has more storage than many kitchens in homes I've sold over the years.  Designed with both function and style in mind, it features:

• Abundant cabinetry for storage including a pantry cupboard
• Ample counter space with beautiful black galaxy granite counters
• Modern led lighting - the kitchen is beautifully bright
• A large breakfast bar ideal for casual meals or entertaining
• Integrated coffee bar

Whether you enjoy cooking elaborate meals or simply want a well-equipped and welcoming space to enjoy your coffee, this kitchen delivers.

Check out the video tour! 

A Smart and Comfortable Layout

Unlike many units in the building, the second bedroom in this condo is thoughtfully designed with the entrance off the hallway rather than the main living area. This allows for more privacy and flexibility in how the space is used.  The second bedroom has a large window and closet, too! 

The primary bedroom offers a walk-in closet complete with built-in organizers, providing excellent storage and keeping your space tidy and functional. Both bathrooms have been updated and offer clean, modern finishes.

Other highlights include a full-sized laundry pair with extra storage space and a large, west-facing balcony that provides unobstructed views and incredible sunsets and fits a patio set.

2 Full Bathrooms

It's really rare that a condo this size has two bathrooms - and both are updated!  

Move-In Ready Condition

This condo is so tastefully decorated, with thoughtful choices making it truly move-in ready. Whether you’re a buyer who wants to avoid renovations or a downsizer looking for a turnkey lifestyle, this unit meets the mark.

Amenities That Add Real Value

121 Ling Road is a very well-managed condominium with a reputation for its amenities and community-focused atmosphere. Residents enjoy access to:

* Outdoor pool

* Recently updated his-and-hers gyms

* Party room with kitchen

* Library

* Games room

* Craft room

* Beautifully landscaped grounds

The building also hosts social activities and offers a lovely sense of community not often found in high-rise living.

Located in the The Heart of West Hill, Scarborough

Located in the West Hill neighbourhood, this condo offers excellent access to everything you need, all within walking distance. West Hill is known for its mix of urban convenience and natural beauty, making it a desirable location for a variety of buyers.

Shopping and Services Nearby

Just across the street from 121 Ling Road, you’ll find a full plaza with:

* Food Basics

* Shoppers Drug Mart

* Cob's Bread

* Walk in medical clinic

* Bulk Barn

* M&M Meats

* Dry cleaners & more

No car? No problem. This location offers true walkability for day-to-day errands.

Easy Access to Transit

121 Ling Road is well-connected by public transit. Multiple TTC bus routes are nearby, and the Guildwood GO Station is just a short drive or bus ride away, offering quick and easy service to downtown Toronto and beyond.

Parks and Nature

If you love the outdoors, you’ll enjoy the proximity to some of Scarborough’s best green spaces:

* Morningside Park

* Colonel Danforth Park

* Guild Park and Gardens

* The nearby Lake Ontario waterfront trails

These local parks provide excellent options for walking, biking, and enjoying nature.

Who will buy this condo? 

When I list a property, I always think, "Who would be the perfect buyer"?

This condo is especially well-suited to:

• Downsizers: Looking for low-maintenance living with plenty of space, full-sized appliances, a big kitchen and excellent building amenities.  
• First-Time Buyers: Who want a functional layout, great location, and move-in ready finishes at an affordable price point.
• Retirees: Seeking a walkable neighbourhood and a building with a strong sense of community

The hard facts:

• 965 sq ft 
• 2 bedrooms
• 2 full bathrooms
• 1 car parking
• storage locker
• 18th floor with western unobstructed views

Want to see it in person?  Give me a call at 416-562-5002

Interested in other 2 Bedroom Scarborough condos?  Start your search here:  https://www.suesellsscarborough.com/most-popular-home-searches/2-bedroom-condos-in-toronto

Interested in searching homes in West Hill?  https://www.suesellsscarborough.com/Communities/West%20Hil

Selling a home is about more than just square footage and location. In today’s competitive real estate market, presentation is everything. That’s where home staging comes in. Done right, staging can help your home stand out online, attract more buyers to showings, and even spark bidding wars. The best part? You don’t need a full renovation or a huge budget to stage your home effectively. With a little creativity and intention, you can transform your space into something that feels fresh, welcoming, and market-ready.

Here are some creative real estate staging ideas that can make your home feel irresistible to potential buyers:

1. Use Paint to Expand Space and Light

Paint is my client's secret weapon. The right colour reflects light even in a dark room, make rooms feel bigger, and can add the appearance of natural light to any space. 

Paint colours that sell:

Right now, I prefer neutral tones that don't read stark white, but instead are softer.  For greys which are still popular I prefer a warmer grey or pale taupe that can blend with both brown or grey toned furniture.  I enjoy a wall colour that has enough contrast to stand out from the trim to give a higher end look. Eggshell for the walls and semi-gloss for the trim makes both stand out.  Don't be fooled by the word 'white' name in the paint colours - to a paint brand white can look anything from beige to grey in my opinion! 

Behr Spun Wool for walls

Benjamin Moore Dove White walls and trim (it also gives good coverage over darker walls)

Benjamin Moore Simply White for trim

Benjamin Moore Chantilly Lace for trim (although coverage is not as good as Simply White & Dove White)

2. Create Character in a plain room

Changing a light fixture and painting a feature wall can turn a box into a showstopper with the right accessories.  Or a feature wall in a powder room can transform a space with peel-and-stick wallpaper, available on-line or in any home renovation store

4. Change Light fixtures & switchplates

Lots of homes I sell still have the builder basic light fixtures - see the picture below where we transformed a plain jane condo to a warm hygge space with a feature wall & Ikea light fixture.  

 A handyman can replace old "tongue' light switched to decor switches in an afternoon.

5.  Add lights where there are none

Did you know that you can find plug-in rechargeable lights on Amazon?  These wall mount like a picture and the bulbs remove for re-charging.  A great, inexpensive way to brighten any room.   The pink sconces below were in a home I purchased for a client.  They are rechargeable, with a bulb that is attached to the base by a magnet.  There's a great selection under $100.  Bonus is that if you keep them charged, they work if the power is out! 

6.  Use soft furnishings strategically

Have an outdated or loud piece of furniture that needs to stay for staging?  Neutralize it with throw pillows & strategically placed cosy throws: 

7. Bring in the light

Even though the room above had light sheers, removing the draperies & opening the blinds immediately created a bright, open space.   Replacing heavy drapes with sheer panels pushed to the side can add a finishing touch, too.

8. Stage the Closets

Don’t just stuff everything behind closed doors—buyers *will* look inside! Clear out clutter and stage closets to look spacious and organized. Use matching hangers, neatly folded linens, and a few well-placed baskets to suggest a lifestyle of ease and order.  Remove any clutter on the closet floors, too.

9.  Make it sparkle

A professional deep clean before you list is essential - buyers translate a clean home with a well kept one.

10.  Consider Scent

Our sense of smell is tied closely to emotion and memory.  Use scent to your advantage with subtle candles or diffusers.  I'm talking high-end, subtle scents that are not overpowering - not glade plug ins.  Avoid anything overpowering—you want clean, fresh, and inviting.  

Final Thoughts

Staging is about helping buyers visualize themselves living in your home. These creative ideas don’t require a huge investment, just a thoughtful approach and a little effort. By emphasizing your home’s strengths and creating inviting, memorable moments, you’ll be one step closer to that sold sign.

Looking for more inspiration or professional help with staging? Reach out today—we’d love to help make your home stand out! 415-562-5002

Enjoy transformation stories?  You can find some modest home glow-ups on my YouTube Channel here:

Before and After Transformations

See what my clients say about working with me here:

Sue Anfang Testimonials

You can find some of my impactful property videos here: 

Property Tours of home sold by Sue Anfang