Sell vacant land in Ontario without a realtor
The best way to sell vacant land in Ontario without a realtor is a flat fee MLS® listing. A licensed brokerage, Robin Hood Realty Limited, Brokerage, posts your lot or acreage on the MLS® System and realtor.ca from $69.99 a month, or $249.99 until it sells, so you keep the listing agent's commission. Buyers and their agents contact you; you walk the land with them and sell it with your lawyer.
Updated October 23, 2026
How to sell vacant land yourself in 4 steps
Selling a lot on your own takes four steps from your account. Once your ID, proof of ownership and signature are in, we enter the listing and email you the MLS® number when it's live.
- Start and pay. Choose Vacant land when you start your listing and pick a plan. Land often takes longer to sell than a house, so Unlimited ($249.99, renews free until sold) is the usual pick; $69.99 a month works if you'd rather cancel any time.
- Describe the land. Zoning (type Not sure if you don't know it), the lot size or acreage, how you get to it, water, sewers and services, plus up to 40 photos of the land, the road and the view.
- Sign the listing agreement online. We check the listing and enter it on the MLS® System; it's sent on to realtor.ca.
- Buyers contact you. You walk the lot with them, review offers with your lawyer, and tell us when it's sold.
What you keep: a flat fee instead of a listing commission
A full-service listing agent is usually paid a percentage of the sale price, often 2–2.5% for their side, plus HST. On land, that percentage is paid for a property with no house to stage and often few showings. A flat fee listing gets your lot the same MLS® exposure, and you do the showing and selling yourself.
Either way, you also offer a commission to a buyer's agent, paid only if that agent brings the buyer. It must be a set amount (never $0), and if a buyer comes to you with no agent there's nothing to pay. Run your own numbers in the commission calculator.
What the listing side of a commission would cost at common lot prices, against our Unlimited plan:
| Lot price | Listing side at 2–2.5% + HST | Flat fee MLS® listing |
|---|---|---|
| $100,000 | $2,000–$2,500 + HST | $249.99 + HST, until sold |
| $300,000 | $6,000–$7,500 + HST | $249.99 + HST, until sold |
| $600,000 | $12,000–$15,000 + HST | $249.99 + HST, until sold |
Where land buyers look
Builders, neighbours, investors and people planning a cottage or a country home look for land on realtor.ca, and many work with an agent who searches the MLS® System for them. A listing there is what puts your lot in front of buyers' agents across Ontario.
Kijiji and Facebook Marketplace reach buyers searching on their own, and nothing in a flat fee listing stops you posting there too. Companies that advertise "we buy land for cash" offer speed, not top price: they buy to resell, so compare any offer against what your lot could fetch on the open market.
So far we've put 11 vacant land listings on the MLS® System, from Thunder Bay and Rainy River to Hamilton, Greater Napanee and Wainfleet, from a $49,000 acreage to a $669,900 lot.
The details land buyers check first
With no house to look at, buyers judge a lot on what can be built and what it will cost to get there. In the description, say what you know about building on it: a survey, a test pit or perc test, a driveway entrance, or a past building permit. Buyers' lawyers and lenders ask about these, and having the answers ready shortens the deal.
State these plainly, because they're also the filters buyers search by:
| Detail | What to give |
|---|---|
| Zoning | The code on your tax bill, MPAC notice or the town's zoning map (e.g. "RU - Rural" or "R1") |
| Size | Frontage and depth, or the acreage for a large or irregular parcel |
| Access | Year-round municipal road, seasonal road, private road, right-of-way, or water access only |
| Water and sewers | Municipal water or a well; a sewer connection, a septic system, or none yet |
| Services | Hydro and natural gas on the road or to the lot line, internet and cell service |
| The ground | Wooded, cleared, flat, rolling, wetlands or waterfront |
ARN, PIN, new lots and HST
TRREB requires two numbers on every land sale: the ARN (the roll number on your property tax bill) and the PIN (the land registry number). If you don't have them, we look them up for you. If your lot was just severed and doesn't have its own numbers yet, it's listed with the parent property's numbers and marked as a new lot.
TRREB also asks whether HST is in addition to the price, included in it, or not subject to HST. Whether HST applies to a land sale depends on who is selling and how the land has been used, so ask your accountant or lawyer before you set the price. Our brokerage posts the listing; it doesn't give tax or legal advice.
Is selling your land yourself right for you?
It suits owners who can answer calls, meet buyers at the lot (or send good photos and a map pin), and work through an offer with their lawyer. Most land buyers already know what they want; your job is to make the facts easy to find.
It's a harder fit if the land needs a severance, a rezoning or a development plan before it can sell, or if you want someone else to handle every buyer conversation. A full-service agent who knows local land earns the commission then. Selling land with a house or business on it? See list my house on MLS® or sell commercial property without a realtor.
Questions
Can I sell land without a realtor in Ontario?
Yes. You can sell land privately, and with a flat fee listing a brokerage still puts it on the MLS® System and realtor.ca for you. You show the lot, negotiate and sign with your lawyer; a buyer's agent is paid the commission you offered only if they bring the buyer.
What's the best way to sell vacant land fast?
Price it against recent land sales nearby, put it where buyers' agents search (the MLS® System and realtor.ca), and give the facts buyers need up front: zoning, size, access, water, sewers and services. A cash land buyer is faster still, but usually pays less than the open market.
How much does it cost to list land on MLS®?
With us, from $69.99 a month, or $249.99 for Unlimited, which renews free until the land sells, plus 13% HST. You also offer a commission to a buyer's agent, paid only if one brings the buyer.
Do I need a survey to sell vacant land?
Not to list it, but buyers and their lawyers often ask for one, and lenders may require it. If you have a survey or a reference plan, mention it in the listing; if not, give the frontage, depth or acreage from your deed or MPAC record.
Can I list a lot that was just severed?
Yes. If the new lot doesn't have its own roll number or PIN yet, it's listed with the parent property's numbers and marked as a new lot. Make sure the severance is final before you accept an offer.
What if a neighbour buys the land without an agent?
That's fine. Tell us it's sold from your account and we update the listing. With no buyer's agent involved, there's no commission to pay.
What's included
- Your lot on the MLS® System as Vacant Land, through PropTx, which feeds TRREB and other Ontario boards
- Sent on to realtor.ca, where buyers and their agents filter for land
- The land details buyers filter by: zoning, lot size or acreage, road access, water, sewers and services
- Your property's ARN and PIN, looked up for you if you don't have them
- Up to 40 photos, your description, the price and the commission you offer a buyer's agent
- Showing requests sent straight to you, and price or detail changes until it sells
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 12-month Listing, free |
| 12-month Listing | $199.99 | — |
| Unlimited Listing | $249.99 | — |
Plus 13% HST. The monthly plan can be cancelled any time.
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Put your land on the MLS® System
From $69.99 a month, or $249.99 for Unlimited, which renews free until sold, plus 13% HST. Choose Vacant land on the first screen, and use FREEUPGRADE at checkout to get the next plan up free.