Selling a Home in Toronto and the GTA: 10 Questions Sellers Should Ask
By Marco Momeni, Broker, RE/MAX Hallmark Realty Updated: August 9, 2026
Selling a home is not simply a matter of choosing a price and putting the property on the market. The decisions you make before listing, how you choose representation, how you evaluate an offer and how you respond when something goes wrong can materially affect both the result and the risk of the transaction.
This guide answers 10 practical questions Toronto and GTA homeowners commonly face when selling.
1. How should I prepare my Toronto or GTA home before listing it for sale?
Prepare the property to make the best possible first impression, but do not automatically assume that a major renovation is necessary .
For many homes, the highest-priority work is relatively straightforward:
- repair obvious defects;
- declutter and remove excess furniture;
- deep-clean the property;
- improve lighting;
- touch up or repaint visibly worn areas;
- improve curb appeal;
- stage or rearrange rooms where presentation needs help.
The more difficult decision is whether to renovate.
A new kitchen or bathroom may improve marketability, but that does not mean the seller will recover every dollar spent. Before undertaking a significant renovation specifically for resale, compare the likely improvement in saleability and value with the cost, time and risk of doing the work.
A well-maintained but dated property may sometimes be better positioned honestly and priced appropriately rather than renovated immediately before sale.
For condominiums, sellers should also begin gathering documents and information that may be needed during the transaction. For houses, it can be useful to locate warranties, permits, surveys or records relating to major improvements where available.
Marco's perspective: Preparation should be based on the property, its likely buyer and its competition. Spending more does not automatically produce a better selling result.
2. How should I determine the right asking price for my home?
The right asking price should be based on current evidence and a deliberate selling strategy , not simply the highest recent sale in the neighbourhood.
A proper pricing analysis should consider:
- recent comparable sales;
- properties currently competing for the same buyers;
- listings that failed to sell or were terminated;
- property type and size;
- lot characteristics;
- renovations and condition;
- parking, layout and other meaningful features;
- exact location within the neighbourhood;
- current buyer demand and inventory.
If you are considering selling and want an initial estimate of your property’s potential value, you can use Marco Momeni’s Home Evaluation tool . An online estimate is only a starting point; the final pricing strategy should also consider recent comparable sales, current competition, condition, location and current buyer demand.
It is also important to distinguish market value from asking price .
A home worth approximately a certain amount does not necessarily have to be listed at that amount. Some properties are deliberately priced below an expected selling range to encourage competition, while others are listed closer to the seller's expected value and negotiated conventionally.
The strategy has to fit the current market.
As of July 2026 , TRREB reported 5,995 GTA home sales, down 0.9% from July 2025. Sales increased month-over-month on a seasonally adjusted basis while new listings declined, which TRREB described as a tightening in market conditions. But that GTA-wide trend does not mean every municipality, neighbourhood and property type is experiencing the same market.
That is why a GTA average should never be used by itself to price an individual property.
3. Should I sell my home myself or list it with a Realtor?
You are permitted to represent yourself when selling real estate in Ontario. The more important question is whether you have the knowledge, time and ability to manage the transaction without professional representation.
Under Ontario's current real estate rules, someone who is not a client of a brokerage is considered a self-represented party . RECO warns that self-represented parties are responsible for protecting their own interests and generally cannot expect the agent representing the other side to provide them with services, opinions or advice.
A seller representing themselves needs to handle matters such as:
- pricing;
- preparation and marketing;
- buyer inquiries and showings;
- offer review;
- negotiation;
- contractual issues;
- coordinating with the seller's lawyer;
- managing problems that arise before closing.
There is an important terminology point here: there is no “self-representation agreement” with a brokerage that gives an unrepresented seller limited brokerage services. RECO states that brokerages cannot enter into an agreement with a self-represented seller to provide trading assistance for remuneration without providing representation.
For a straightforward transaction, a knowledgeable owner may decide to sell independently. For many homeowners, however, the value of professional representation is not just MLS exposure; it is advice, strategy, negotiation and managing transaction risk.
RECO recommends that anyone considering self-representation understand the risks and seek independent professional advice where appropriate.
4. Should I list with a friend or relative to save on commission—and are real estate commissions negotiable?
Choose the person you believe is best qualified to sell the property. Being a friend or relative is neither a qualification nor a disqualification.
If that person has the experience, local knowledge, marketing ability, negotiation skills and service level you need, there may be no reason not to hire them. But choosing someone primarily because of the relationship—or because they offered the lowest fee—can be an expensive decision if the selling strategy or execution is weaker.
Are real estate commissions negotiable?
Yes. Brokerage remuneration is agreed between the seller and the brokerage; there is no single government-mandated commission rate.
Before signing a representation agreement, the seller should understand:
- how remuneration will be calculated;
- what services are included;
- whether and how remuneration may be offered in relation to a cooperating brokerage;
- the duration of the agreement;
- any holdover provision;
- the circumstances under which the agreement can be changed or ended.
RECO requires representation agreements to clearly address remuneration and other material terms of the relationship.
The lowest commission is not automatically the lowest selling cost. A seller should compare net outcome, service, strategy and risk , not commission in isolation.
5. Can I cancel my listing or fire my Realtor—and am I stuck because of the holdover clause?
You may be able to end or change a representation relationship, but you should first read the agreement you signed . A seller cannot safely assume that deciding to stop working with an agent automatically cancels the brokerage contract.
The representation agreement is generally between the seller and the brokerage , not simply between the seller and an individual salesperson.
Depending on the agreement and circumstances, possible solutions may include:
- resolving the issue with the agent;
- involving the broker of record or manager;
- changing the representative within the brokerage;
- mutually terminating the agreement;
- allowing the agreement to expire.
If there is a contractual dispute, obtain legal advice before taking action.
What is the holdover clause?
A holdover clause can potentially require remuneration to be paid after the representation agreement has expired or terminated if a later transaction falls within the circumstances described in the clause.
RECO specifically notes that holdover clauses are not mandatory , although they are common, and that they can have financial implications after an agreement ends.
So no, a holdover clause does not simply mean that you are “stuck with the same Realtor.”
It means you need to understand what obligations, if any, may survive the end of the representation agreement. The wording and facts matter.
6. What does it really cost to sell a home—and do I pay HST on real estate commission?
Typical selling expenses can include:
- real estate brokerage remuneration;
- HST on taxable real estate services;
- legal fees and disbursements;
- mortgage discharge costs;
- possible mortgage prepayment penalties;
- repairs, cleaning or staging;
- moving expenses;
- adjustments made through the statement of adjustments on closing.
The Financial Consumer Agency of Canada identifies legal fees and mortgage-discharge costs among the standard expenses homeowners may encounter when selling.
Do sellers pay HST on real estate commission?
Yes, HST generally applies to taxable real estate brokerage services in Ontario.
CRA guidance confirms that a GST/HST registrant acting as an agent charges GST/HST on commission and applicable services provided in connection with the transaction.
For example, if the agreed brokerage remuneration were $40,000, the HST would be calculated on that remuneration rather than on the selling price of the home.
Is the commission tax-deductible?
For the sale of a typical principal residence, do not assume that the real estate commission becomes an ordinary personal income-tax deduction.
The tax treatment is different when property is income-producing or held as capital property. CRA specifically states that real estate commissions paid when selling a rental property are included as outlays and expenses on Schedule 3 when reporting the disposition.
A principal residence also has its own tax rules. Canadians generally must report the disposition of a principal residence in order to claim the principal residence exemption.
Because ownership and use can materially change the tax result—for example, with a rental property, partially rented home, change of use or business property—specific tax questions should be reviewed with an accountant or qualified tax adviser.
7. How should I evaluate an offer on my home beyond just the price?
Look at the entire agreement , not just the number at the top.
A higher-priced offer can sometimes carry more risk than a slightly lower but cleaner offer.
Important terms include:
Deposit. Consider both the amount and when it must be delivered.
Conditions. Financing, inspection, sale-of-property and other conditions can affect the certainty of the transaction.
Closing date. A closing date that creates substantial inconvenience or financial cost may make one offer less attractive than another.
Inclusions and exclusions. Review what the buyer expects to remain with the property.
Additional clauses. Read them carefully. A seemingly minor clause can create an important obligation.
Overall probability of closing. Price matters, but an accepted offer has limited value if the buyer cannot ultimately complete the transaction.
When multiple buyers are competing, Ontario has specific rules governing disclosure of competing offers. RECO requires agents to follow those rules, including requirements concerning the number of competing written offers and the handling of offer information. Sellers should discuss the available strategies and consequences with their representative before directing how offers are handled.
For material legal terms or unusual clauses, obtain advice from your real-estate lawyer before accepting the agreement.
8. What happens if the buyer does not close on the agreed closing date?
A buyer's failure to close a firm real estate transaction can constitute a breach of contract and may expose the buyer to significant financial consequences. But sellers should contact their real-estate lawyer immediately rather than deciding on their own what happens next .
Depending on the agreement and circumstances, the parties might negotiate an extension, or the seller may pursue remedies arising from the buyer's default.
Possible issues can include:
- the deposit;
- additional carrying costs;
- legal expenses;
- losses if the property must later be resold for less;
- other damages that can legally be established.
Ontario case law recognizes that sellers may seek damages when purchasers fail to complete a binding real estate transaction, but the remedy depends on the contract and facts.
Sellers should not assume that they can automatically keep the deposit and claim any amount they choose, nor should they immediately sign another sale agreement without legal advice. Their lawyer should advise them about termination, extensions, preservation of rights, mitigation and any subsequent resale.
This is one situation where legal advice should come before real estate strategy.
9. What should I do if my home is listed but I'm not getting enough showings or offers?
Do not automatically conclude that you simply need to “give it more time.” A lack of activity is information.
The first step is to determine where the problem is occurring .
Few or no showings
Look at:
- asking price relative to competing listings;
- online presentation and photography;
- property description;
- showing restrictions;
- condition and presentation;
- how many comparable homes buyers currently have to choose from.
If buyers are not even booking appointments, the issue is often happening before they enter the home.
Showings but no offers
That tells you something different.
Review:
- showing feedback;
- condition versus competing properties;
- price after buyers have physically seen the home;
- layout or property limitations;
- whether expectations were created by the listing that the property does not meet in person.
Offers, but none acceptable
The gap may be between the seller's expectations and the market rather than a lack of buyer interest.
This is also why broad statements such as “the GTA market is strong” or “the market is slow” are not enough. July 2026 GTA statistics show overall market tightening, but individual outcomes still differ significantly by location, property type, price point and available competition.
A good listing strategy should therefore include planned review points. If the evidence changes, the strategy may need to change as well.
10. What happens if my home doesn't appraise for the price the buyer agreed to pay?
A low lender appraisal does not automatically reduce the price in the signed Agreement of Purchase and Sale .
The agreement between buyer and seller and the buyer's financing arrangements are separate issues.
If the buyer's lender determines that the property supports a lower value than the agreed purchase price, the lender may base its financing on that lower valuation. That can leave the buyer needing additional funds or alternative financing.
What happens next depends heavily on the agreement.
If the offer is still conditional on financing
The financing condition may give the buyer contractual rights depending on its wording and whether it has been satisfied or waived.
If the agreement is already firm
A financing or appraisal problem does not, by itself, necessarily release the buyer from the contractual obligation to close.
The buyer may need to:
- increase the down payment;
- obtain different financing;
- challenge or obtain another appraisal where the lender permits it;
- negotiate with the seller.
The seller is not automatically required to reduce the purchase price.
If the buyer ultimately cannot complete a firm transaction, the situation can become a buyer-default issue and the seller should immediately involve their real-estate lawyer.
For sellers, the important lesson is that the strength of an offer involves more than its headline price. An unusually aggressive price from a highly leveraged buyer can carry financing risk that should be considered when evaluating the offer.
Selling Successfully Is Mostly About Making the Right Decisions Before Problems Occur
The strongest sale is not necessarily the one with the highest asking price, the biggest renovation budget or even the highest initial offer.
A successful selling strategy considers the property, current competition, likely buyers, contractual terms and the seller's priorities together.
Toronto and the GTA are also not one uniform real estate market. A strategy that works for a detached property in Richmond Hill may be inappropriate for a downtown condominium, a North York townhouse or a luxury property in central Toronto.
That is why the analysis should be property-specific.
About Marco Momeni
Marco Momeni is a Broker with RE/MAX Hallmark Realty serving Toronto and the Greater Toronto Area. With 24 years of real estate experience, more than $1 billion in career sales and a background in civil engineering, Marco takes a practical, analytical approach to pricing, preparing, marketing and negotiating residential real estate.
[Learn more about Marco Momeni → MarcoMomeni.com/About ]
Thinking about selling? Start with a Home Evaluation , or contact Marco Momeni directly for a property-specific pricing and selling strategy.If you are considering selling a home in Toronto or the GTA and want to understand its likely market position, the work worth doing before listing and the selling strategy that makes sense for the property, contact:
Marco Momeni, Broker RE/MAX Hallmark Realty 416.700.7070 MarcoMomeni.com
