How to Sell Your House Privately in Ontario
To sell your house privately in Ontario, you price it, get it in front of buyers, show it, negotiate the offer and close with a real estate lawyer, without paying a listing agent. It's legal and it's how you keep the commission. This guide walks through the 7 steps, the paperwork, what it costs, and how to reach agents' buyers with a flat fee MLS® listing from $69.99 a month.
Updated October 4, 2026
What's included
- Your house on the MLS® System through PropTx, which feeds 14 Ontario boards, including Toronto (TRREB), Ottawa, London, Niagara and Oakville-Milton
- Your house on realtor.ca, typically followed by MLS®-fed sites such as HouseSigma, Zolo and Condos.ca
- Up to 40 photos, your description, your price and the full property details
- Showing requests from buyer agents sent straight to you to confirm, and realtor.ca inquiries forwarded to you
- Price, photo and detail changes while you're listed, plus the conditional and sold updates
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Flat fee MLS® prices
| Plan | Price | 🎁 With code FREEUPGRADE |
|---|---|---|
| Monthly Subscription | $69.99 / month | — |
| 2-month Listing | $99.99 | You get the 3-month Listing, free |
| 3-month Listing | $119.99 | You get the 6-month Listing, free |
| 6-month Listing | $149.99 | You get the MAX Exposure Listing, free |
| MAX Exposure Listing | $239.99 | — |
Plus 13% HST on Ontario listings; no tax on Alberta listings. The monthly plan can be cancelled any time.
What a private sale can save you
Enter your asking price to compare a typical listing agent's commission, with 13% HST, against a flat fee MLS® listing. You still choose what to offer a buyer's agent, and that's only paid if their buyer buys.
Ontario figures with 13% HST. Both sides leave out the buyer agent's commission, which you offer whichever way you list.
Can you sell your house privately in Ontario?
Yes. No Ontario law says a seller has to hire a listing agent. You can sell to a stranger, a neighbour or a relative and do the marketing and negotiating yourself.
What you can't do without is a real estate lawyer. Only a lawyer can register the transfer of your house to the buyer, pay off your mortgage and send you the balance on closing day. Hire one at the start, so they can look over the offer before you sign it, not after.
A private sale also doesn't mean you have to stay off the MLS® System. A flat fee listing puts your house on realtor.ca where buyers' agents look, while you still run the sale. More on that in step 3.
How to sell your house privately in Ontario, step by step
- Line up a real estate lawyer. Ask for a written quote for a sale (a fee plus disbursements) and how they want offers sent to them. Tell them if there's a second mortgage, a line of credit on the house or more than one owner.
- Set your price from sold prices, not asking prices. Look up what similar houses on your street and nearby sold for in the last few months on HouseSigma or a similar site. Price too high and the listing goes stale; an appraisal (a few hundred dollars) is an option if you're unsure.
- Get your house in front of buyers. A sign and a Facebook or Kijiji post reach neighbours. A flat fee MLS® listing reaches buyers searching realtor.ca and every buyer's agent, which is where most Ontario buyers look. Use bright, wide photos of every main room and the outside.
- Prepare the paperwork. Have your property tax bill, utility costs, survey (if you have one), any permits for renovations, and for a condo the status certificate request ready before the first showing. See the list below.
- Run showings safely. Confirm each showing ahead of time, ask for the buyer's name or their agent's brokerage, put away valuables and medication, and don't show alone if you can avoid it. Buyer agents book through the showing system and are with their clients.
- Review and negotiate offers. Read every offer with your lawyer: the price, the deposit, the conditions (financing, inspection), the closing date and what's included. You can accept, sign it back with changes, or let it expire.
- Close with your lawyer. Once the conditions are removed, your lawyer handles the rest: the statement of adjustments, the mortgage payout, the transfer and the keys. You get the money on closing day, less your mortgage and costs.
The paperwork for a private sale in Ontario
- Agreement of Purchase and Sale. If the buyer has an agent, the offer usually comes on the standard OREA form. If the buyer has no agent, your lawyer can prepare the agreement or review the buyer's.
- Proof of ownership and photo ID for every owner on title. Your lawyer will ask for both.
- Your mortgage details, so your lawyer can order the payout statement.
- Property tax bill and utility costs for the last year. Buyers ask for these early.
- A survey or reference plan, if you have one. Not required, but buyers' lawyers like to see it.
- Permits and warranties: building permits for additions or finished basements, and any transferable warranties (roof, furnace, windows).
- For a condo: the status certificate. Order it from your condo corporation; it has 10 days to deliver it, and buyers usually make their offer conditional on their lawyer reviewing it.
- Rental equipment contracts, such as a rented water heater or furnace. The buyer takes them over, so they belong in the agreement.
What you have to tell buyers
In Ontario you must not hide problems. If you know about a hidden defect that makes the house dangerous or unfit to live in, such as a structural problem or past flooding into the basement, tell buyers in writing. Covering up a problem can let the buyer sue after closing.
A Seller Property Information Statement (SPIS) is optional. Many lawyers suggest answering buyers' questions in writing instead, because a wrong answer on a form can cause trouble later. Ask your lawyer which they prefer before you fill anything in.
What it costs to sell your house privately
| Cost | Who pays | Notes |
|---|---|---|
| Listing commission | Nobody | This is what a private sale saves. See the calculator above. |
| Getting on MLS® and realtor.ca | You, if you want it | $69.99 a month up to $239.99 for MAX (renews free until sold), + 13% HST |
| Buyer agent commission | You, only if you offer it | Paid only if that agent's buyer buys. You set the amount. |
| Real estate lawyer | You | A fee plus disbursements. Get a written quote. |
| Mortgage prepayment penalty | You, if you break your mortgage early | Ask your lender for a payout statement. |
| Land transfer tax (and Toronto's) | The buyer | Don't let it come off your price. |
| HST on the price | Usually nobody | Most resale homes have none; new or substantially renovated homes can differ. |
Special situations
Selling with tenants in it. A sale doesn't end the tenancy. In a house with 3 units or fewer, if the buyer or their family wants to move in, the buyer asks you in writing to give the tenant notice, and the tenant gets at least 60 days' notice ending on the last day of a rental period, plus one month's rent as compensation. Otherwise the buyer takes over the lease.
Selling to family or a friend. You don't need any listing, but you still need a lawyer, and each side should have their own. Selling well below market value can have tax consequences, so ask an accountant.
Selling as an executor. The estate trustee signs, and your lawyer may need a certificate of appointment (probate) before closing. Start that early.
More than one owner. Every owner on title signs the agreement and the transfer. If it's your family home, a spouse who isn't on title usually has to consent too (Ontario's matrimonial home rule).
Selling privately vs with a listing agent
A listing agent prices the house, writes the listing, hosts showings and negotiates for you, for a percentage of the price. Selling privately, you do those things and keep that percentage. A flat fee MLS® listing sits in between: you do the selling, but your house is on the MLS® System and realtor.ca like any agent's listing.
For the full list of ways to sell by owner, and the Ontario tax and closing rules in one place, see for sale by owner in Ontario.
Is a private sale right for you?
It suits sellers who know their market, can take calls and run showings, and are comfortable reading offers with a lawyer. It's a harder fit if you're far away, short on time, or want someone else to negotiate. In that case a full-service agent may be worth the commission.
Questions
Is it worth selling your house privately?
It can be. You keep the listing agent's commission, which is usually the biggest cost of selling. It works best when buyers can find you, which is why most private sellers add an MLS® listing. Use the calculator above to see the difference on your price.
Do I have to tell the CRA I sold my house?
Yes. Report the sale on your tax return for the year you sell. If it was your principal residence for every year you owned it, the gain is usually tax-free, but you still designate it on your return.
Do I pay estate agent fees if I sell privately?
There's no listing commission. You only pay a buyer's agent if you offered them a commission and their buyer buys your house.
How much does a lawyer charge to sell a house in Ontario?
It varies by lawyer and how complicated the sale is: a fee plus disbursements such as searches and courier costs. Ask two or three for a written quote before you list.
Can I sell my house privately and still be on realtor.ca?
Yes. Owners can't post on realtor.ca directly, but a flat fee MLS® listing through Robin Hood Realty Limited, Brokerage puts it there while you handle the sale. With us it's from $69.99 a month.
Can I sell privately in Alberta too?
Yes. We list homes in Ontario and Alberta, on the same plans. Alberta's closing rules differ (no land transfer tax, a land titles fee instead), so ask an Alberta lawyer.
Sell privately, and still be on MLS®
From $69.99 a month. Use FREEUPGRADE at checkout to get the next plan up free.