Homeowners thinking of selling
Estimate possible proceeds before deciding whether now is the right time to list.
Seller net sheet
Seller Net Sheet Calculator for Brampton, Mississauga and GTA Homeowners
A seller net sheet calculator estimates what you may keep after selling. Before you decide when, how or whether to list, compare your expected sale price, mortgage payout, commission, HST, closing costs, preparation costs and possible net proceeds in one place.
This planning worksheet is for homeowners in Brampton, Mississauga, Toronto, Peel Region and the GTA. It is meant to make the next decision clearer, not replace advice from your lawyer, lender, accountant or real estate professional.
Final numbers should be confirmed with your lawyer, lender, accountant and real estate professional.
Plain English
Selling price is not the same as money kept after closing.
Simple explanation: A seller should consider mortgage balance, real estate commission, HST on taxable services, legal fees, repairs, staging, moving, mortgage discharge fees, adjustments and any other applicable costs before deciding whether the sale makes sense.
A strong selling plan looks at the likely sale price and the costs that come off that number. The net sheet is meant to slow the decision down enough to see the full picture before listing, buying another home or renewing a mortgage.
Who this helps
Use it when the selling decision needs clearer numbers.
This page is for sellers who want to understand the financial side of a move before they feel rushed into listing.
Move-up sellers
See what may be available for the next purchase after selling costs and mortgage payout.
Downsizers
Compare the sale estimate against moving costs, legal costs and the next housing plan.
Sellers renewing a mortgage
Use clearer numbers to compare selling, staying or renewing with fewer assumptions.
Owners unsure about timing
Review net proceeds before deciding whether to sell now, later or after preparation work.
Brampton, Mississauga and GTA sellers
Bring local sale expectations, competition and closing costs into one practical estimate.
Worksheet
Seller Net Sheet fields
Use this as a simple planning calculator. Enter rough numbers first, then confirm the final figures with the right professionals before relying on them.
Sample numbers, including the sample commission percentage, are illustrative only and not a quoted or recommended rate.
ItemEstimateNotes
Estimated sale priceThe realistic sale range after reviewing comparable sales (similar nearby homes that recently sold) and current competition.
Use a conservative number if you are planning a next purchase.
Mortgage balanceApproximate payout amount remaining on the mortgage.
Ask your lender for an official payout statement.
Real estate commission before HSTEnter either the dollar amount or the percentage. The other box updates automatically.
If you type a percentage, it converts to dollars using the sale price. HST is shown separately below.
HST on commissionOntario HST estimate at 13% on the commission amount above.
This is included in the estimated total costs.
Legal fees before HSTEstimated legal costs for closing the sale.
Your lawyer should confirm fees, disbursements and tax treatment.
Mortgage discharge or administration feeThe lender's estimated fee for registering or processing the mortgage discharge. This is separate from the mortgage balance and any prepayment penalty.
This can vary by lender and mortgage type.
Mortgage penalty or additional lender payout costsEnter any estimated prepayment penalty, interest differential or other lender payout cost.
Ask your lender for an official payout statement.
Repairs or preparation before HSTPainting, repairs, landscaping, minor updates or pre-list work.
Focus on work that supports sale value or buyer confidence.
Staging or cleaning before HSTStaging consultation, cleaning, decluttering or presentation costs.
Not every home needs the same level of prep.
Taxable moving, storage and packing costs before HSTMovers, storage rental or packing services. Only include costs where HST applies to the service invoice.
Useful to include even when the number is rough.
Other taxable costs before HSTCondo documents, paid reports or other taxable situation-specific costs.
Use this only for costs where HST applies. Ask your lawyer or accountant what belongs here.
Other closing costs or debit adjustmentsInclude additional amounts expected to be deducted at closing. This field does not support credits that increase proceeds.
Confirm the final treatment with your lawyer or accountant. No HST is applied to this field.
Estimated HST on other taxable costsOntario HST estimate at 13% on legal, repairs, staging, moving and other taxable costs.
This is included in the estimated total costs.
Total estimated HSTCombined estimated HST on commission and taxable service costs.
Ontario HST is calculated at 13% for this worksheet.
Estimated net proceedsEstimated amount left after planned costs and estimated HST are deducted.
Enter numbers above to estimate possible proceeds. This is still not a closing statement.
Printing stays available without calling. The button above dials Gaurang directly.
Basic worksheet formula: Estimated sale price minus mortgage balance, commission estimate, estimated HST, legal fees, discharge costs, mortgage penalty or lender payout costs, preparation, staging, moving, other taxable costs and other closing debit adjustments equals estimated net proceeds. Commission can be entered as either a dollar figure or a percentage of the sale price.
Methodology and assumptions
How this seller net sheet estimate is calculated
Calculation: estimated sale price minus mortgage balance, commission, estimated HST on the taxable amounts entered, legal fees, discharge costs, lender payout costs, preparation, staging, moving and other debit adjustments. The result is an estimate of possible net proceeds, not a lawyer’s closing statement.
Amounts you control
The calculator uses only the values you enter. Blank, zero and invalid negative entries are treated as zero.
HST assumption
The worksheet applies a 13% Ontario HST estimate to commission and the service-cost fields labelled as taxable. Actual invoices and tax treatment may differ.
Items not calculated
It does not determine income tax, capital gains, legal adjustments, mortgage payout figures, bridge financing, arrears or transaction-specific credits.
Illustrative example: On a $1,000,000 estimated sale with a $550,000 mortgage balance, 4.52% entered commission, and the sample costs provided in the worksheet, the calculator demonstrates how deductions and estimated HST affect the possible proceeds. The percentage is an illustration, not a quoted or recommended commission rate.
Reviewer and freshness
Reviewed for practical seller planning
Reviewed by Gaurang Shah, Real Estate Broker, Team Shah Real Estate at Royal LePage Flower City Realty. Last reviewed July 18, 2026.
Important disclaimer
Use this page for planning only.
This page is for planning only. Final numbers should be confirmed with your lawyer, lender, accountant and real estate professional. This page is not legal, tax, mortgage or financial advice.
Page and calculator assumptions reviewed: July 18, 2026.
Often missed
What sellers often forget to include.
HST on commission
In Ontario, real estate commission is usually quoted before HST, so the tax should be estimated separately.
Mortgage discharge costs
Some mortgages have discharge fees or penalties that need to be checked with the lender.
Bridge financing costs
If you buy and sell close together, you may need bridge financing — a short-term loan that covers the gap if your sale and purchase closing dates don't line up exactly.
Repairs before listing
Small repairs, paint, landscaping or maintenance can affect both cost and buyer confidence. HST may apply to many service invoices.
Moving costs
Movers, storage, packing supplies and temporary overlap costs are easy to underestimate, especially when tax is added.
Adjustments
Property tax, utility or condo fee adjustments are small reimbursements between you and the buyer for costs either of you paid in advance. These can change the final closing statement.
Status certificate
Condo sellers may need to provide a status certificate — a document showing the condo corporation's finances, reserve fund and rules — and plan for its timing and cost.
HST or tax questions
Special situations should be reviewed with an accountant or lawyer before relying on an estimate.
When to use it
Use this worksheet before a major selling decision.
Before deciding to sell
See whether the likely net proceeds support the move.
Before buying another home
Understand how much sale proceeds may be available for the next purchase.
Before renewing a mortgage
Compare selling, staying or renewing with clearer numbers.
Before downsizing
Estimate what could remain after the sale and move costs.
Before sell vs stay
Compare the financial side of selling against holding the property longer.
Seller net sheet FAQ
Common questions before using the estimate.
What is a seller net sheet?
A seller net sheet is a planning worksheet that estimates what a homeowner may keep after selling. It usually starts with an estimated sale price and subtracts mortgage payout, commission, HST, legal fees, preparation costs, moving costs and other closing expenses.
Is the Seller Net Sheet a final closing statement?
No. This page is for planning only. Final numbers should be confirmed with your lawyer, lender, accountant and real estate professional before you rely on them.
Why do sellers in Brampton, Mississauga and the GTA use a net sheet before listing?
A net sheet helps sellers compare the likely sale price against real selling costs before deciding when, how or whether to list. It can also help with planning a next purchase, downsizing, mortgage renewal or sell-versus-stay decision.
Does real estate commission have HST in Ontario?
Real estate commission in Ontario is generally subject to HST. This worksheet estimates HST separately so sellers can see the possible total cost more clearly.
Who should confirm my final seller net proceeds?
Your lawyer, lender, accountant and real estate professional should confirm final numbers. Mortgage penalties, tax questions, legal adjustments and special situations can change the final result.
What is the average real estate commission in Brampton and Mississauga?
Commission is negotiable in Ontario and varies by brokerage, property type and the services included. There is no fixed or legislated rate. The sample percentage shown in this worksheet is only an example so sellers can see how HST and total costs are calculated, not a quoted rate. Ask your listing agent to confirm the exact percentage for your sale.
Do sellers pay land transfer tax in Ontario?
In a typical Ontario resale, land transfer tax is payable by the buyer rather than deducted as a seller closing cost. It is not included in this net sheet for that reason. Your lawyer should confirm any unusual transaction or adjustment.
What if my mortgage balance is more than my estimated net proceeds?
This means the numbers entered show a shortfall rather than proceeds, sometimes called being underwater on a sale. It does not necessarily mean you cannot sell, but you should speak with your lender and Gaurang before listing to understand your options.
Review your estimate
Ask Team Shah to review your seller numbers
Share your city, property type, rough sale range and what you are trying to decide. Gaurang will come back with a practical next step.
Seller resources
Helpful pages for the selling decision.
Use these pages to move from rough net proceeds to pricing, preparation, market context and a seller strategy call.
Brampton
Brampton Listing Agent
Seller guidance for pricing, preparation and offer strategy in Brampton.
Sell in Brampton -> MississaugaMississauga Listing Agent
Freehold, condo and neighbourhood-specific selling guidance.
Sell in Mississauga -> StrategyBook a Seller Strategy Call
Talk through price, timing, preparation and your next move.
Book a call -> QuestionsSeller FAQ
Review common seller questions about price, preparation, timing and costs.
Read FAQ -> Market dataGTA Housing Market Data
Review prices, inventory and days on market before deciding.
See market data -> ContactContact Us
Send your question to Gaurang when you want help reviewing the numbers.
Contact Gaurang ->Note: This page provides general real estate information only and is not legal, mortgage, tax or financial advice. Gaurang Shah is a Real Estate Broker with Team Shah Real Estate at Royal LePage Flower City Realty. Call or text (647) 892-2411 or email mail@myshahteam.com.
Team Shah Real Estate
Seller Net Sheet Estimate
Worksheet estimate
Turn this into your next step
Confirm these numbers with Gaurang before listing. Book a seller strategy call or call/text (647) 892-2411 to review your situation.
This is for planning only. Final numbers should be confirmed with your lawyer, lender, accountant and real estate professional. This is not legal, tax, mortgage or financial advice. Page and calculator assumptions reviewed: July 18, 2026.
