How to Sell Your House in Ontario: A Step-by-Step Guide

Selling your home is one of the largest financial moves you'll ever make, and in Ontario the difference between a smooth, profitable sale and a stressful one comes down to preparation. This guide walks you through every step — pricing, prep, listing, offers and closing — and shows you exactly where the money goes, including the single cost most sellers overpay on: commission.

Key takeaways

• Selling a house in Ontario follows a clear order: prep, price, list, show, negotiate, close.
• Commission is the biggest selling cost — traditionally about 5% of the sale price plus HST.
• Pricing right from day one usually beats starting high and cutting later.
• You'll also need a real estate lawyer and should budget for any mortgage discharge or penalty.
• HOMEH lists for a 1% listing fee, or free when you also buy with HOMEH within 6 months, or $395 + HST with a Mere Posting.

Get your home ready to sell

First impressions decide how fast — and how high — your home sells. Before a single photo is taken, declutter, deep-clean, and handle the small repairs buyers notice: leaky taps, scuffed walls, sticking doors. You don't need a full renovation; you need a home that looks cared-for and move-in ready.

Focus your effort where it pays back. Our guide to repairs that increase home value and our home staging tips show you where to spend and where to save. As a rule, fresh paint, clean floors and good lighting return far more than big-ticket projects.

Spend on impact, not perfection

Buyers reward homes that feel clean, bright and neutral. Paint, decluttering and professional photos almost always pay for themselves; a brand-new kitchen rarely returns its full cost at sale time.

Price your home correctly

Pricing is the most important decision in the entire sale. Price too high and your listing goes stale; price too low and you leave money on the table. The right number comes from recent comparable sales in your neighbourhood — not from what you paid, what you owe, or what you wish you could get.

Start with a data-backed estimate, then refine it with an agent who knows your local market. You can get an instant, no-obligation starting point with the HOMEH instant valuation tool, and learn the full method in our guide on how to price your home to sell.

List, market and show your home

Once your home is ready and priced, it goes live on the MLS, where it reaches buyers and their agents across Ontario. Strong listings share the same ingredients: professional photography, a clear and honest description, and broad online exposure. Timing matters too — see the best time to sell a house in Ontario.

1. Approve professional photos and a compelling listing description.
2. Go live on the MLS and major real-estate portals.
3. Keep the home show-ready for viewings and open houses.
4. Collect feedback and adjust if showings aren't converting to offers.

Understand what selling actually costs

Most sellers underestimate the cost of selling until the offers arrive. The largest line item by far is real estate commission, which in Ontario traditionally runs about 5% of the sale price — usually split roughly 2.5% to the listing brokerage and 2.5% to the buyer's brokerage — plus HST. On top of that you'll pay a real estate lawyer, and possibly a mortgage discharge fee or penalty if you break your mortgage early.

For the full picture — legal fees, discharge costs and adjustments — read the real cost of selling a home in Ontario and closing costs when selling a house in Ontario.

Negotiate offers and close the sale

When offers come in, you can accept, reject, or counter — weighing not just price but conditions (financing, inspection), the deposit, and the closing date. Once you accept a firm offer, your lawyer handles the legal transfer, your mortgage is discharged, and on closing day the funds are released and keys change hands.

Build in time for closing

Closing typically happens 30 to 90 days after you accept an offer. Use that window to arrange your move, line up your next home, and have your lawyer review the paperwork. If you're buying and selling together, see our guide to the buy-and-sell process.

Sell with HOMEH and keep more

Commission is the one major selling cost you can control. HOMEH is a licensed Ontario brokerage that lists your home for a 1% listing fee instead of the traditional ~2.5% listing side, or free when you also buy with HOMEH within 6 months, or $395 + HST with a Mere Posting.

Keep more of your sale: list for 1%, or free when you also buy

HOMEH lists for 1%, or free when you also buy with HOMEH within 6 months, or $395 + HST with a Mere Posting. See exactly how much you'd save versus a traditional agent with the commission calculator.