Selling a home is one of the biggest financial decisions you'll make. This guide walks you through the whole process in plain language, from setting your goals to handing over the keys, so you know what is happening at every stage and what to expect.
The sellers who feel most confident at the end are the ones who were clear at the beginning. Before you call anyone or book a photographer, take a few minutes with these:
Upsizing, downsizing, relocating and life changes each call for a different plan. Your reason shapes your timing and how you weigh offers.
A firm date, such as a new job or a home you've already bought, changes how you price and how many conditions you can accept.
Work backwards from the amount you need after commission, legal fees and your mortgage payout. That number guides every decision.
If so, decide early whether you'll sell first, buy first, or line up both closings together. How to coordinate closing dates.
Here is how a typical sale unfolds, from first conversation to closing day.
Write down your ideal list date, your must-move-by date and your target net proceeds. If you're also buying, decide which comes first.
A comparative market analysis (CMA) looks at homes like yours that have actually sold nearby, adjusted for size, lot, condition and upgrades. Online estimates can be off by a wide margin in Markham because two streets in the same neighbourhood can sell very differently.
Read more: CMA vs appraisal vs online estimate
There are three common approaches. Pricing at market value invites steady interest. Pricing slightly below and setting an offer date can draw competing offers when demand is strong. Pricing above market usually means more days on market and, often, a price reduction later. The right choice depends on your home and on what buyers are doing that month.
Focus on what buyers see and feel: decluttering, deep cleaning, fresh neutral paint, lighting, curb appeal and small repairs. Big renovations rarely pay for themselves right before a sale.
Read more: What to fix before selling, and what to skip
Most buyers decide whether to book a showing from their phone. Professional photos, an accurate floor plan and a short video are taken once the home is ready, before the listing goes live.
Your home goes on MLS® along with the marketing your agent has planned, such as agent network outreach, online ads, email and social media. The first two weeks usually bring the most attention, which is why preparation and pricing matter so much.
Expect showing requests through a booking system, plus any open houses you agree to. Ask your agent to collect feedback from every showing. If several buyers raise the same concern, that's useful information.
An offer is more than a price. Look at the deposit amount, conditions, closing date and what's included. When there are multiple offers, your agent will explain your options, including whether to share offer details under Ontario's current rules.
Read more: How multiple offers work for sellers
Many offers include conditions such as financing or a home inspection, often for about five business days. Once every condition is satisfied or waived, the sale becomes firm.
Read more: Firm vs conditional sales
Your real estate lawyer handles the legal transfer, pays out your mortgage and releases your proceeds on closing day. You hand over keys, garage remotes and any manuals, and the home is officially sold.
From first conversation to closing, most sales take about two to four months. Time on market changes with the season, the price range and the type of home, so we always look at current numbers for your area before setting expectations.
Read more: How long it takes to sell a house in Markham
Knowing your costs up front is how you protect your bottom line. Here are the main ones to plan for:
| Cost | What to know |
|---|---|
| Real estate commission | Negotiated with your brokerage and usually a percentage of the sale price. HST (13%) is charged on top. Ask exactly what it includes. |
| Legal fees | Your lawyer's fee plus disbursements and HST, commonly in the range of $1,000 to $2,000 for a straightforward sale. |
| Mortgage payout and penalty | If you break your mortgage before its term ends, your lender may charge a prepayment penalty and a discharge fee. Call your lender early for an exact figure. |
| Preparation and staging | Cleaning, painting, small repairs and any staging. A focused budget usually gives the best return. |
| Moving and overlap | Movers, storage, and any period where you carry two homes. |
| Condo status certificate | For condos, the certificate the buyer reviews. In Ontario the fee is capped at $100. |
Good news for sellers: in Ontario, land transfer tax is paid by the buyer, not the seller. And if the home has been your principal residence for every year you owned it, the sale is generally exempt from capital gains tax. Rental and investment properties are treated differently, so speak with your accountant.
Read more: Closing costs in Markham · Capital gains on selling property in Ontario
Ontario does not require sellers to fill out a Seller Property Information Statement (SPIS). But you must not hide or misrepresent known problems, especially hidden defects that make the home dangerous or unfit to live in, such as a foundation issue you've had repaired before. When in doubt, disclose, and keep receipts for repairs and upgrades. Being upfront builds buyer trust and protects you after closing.
Read more: Seller disclosure law in Ontario
Buyers don't shop for "Markham." They shop for a specific neighbourhood, and sometimes a specific street. When we market your home, we lead with what buyers in your area value most.
| Neighbourhood | Common home types | What buyers value |
|---|---|---|
| Unionville | Detached homes, heritage homes, townhomes | Main Street Unionville, established streets, school catchments, Toogood Pond |
| Berczy Village | Detached homes, semis, townhomes | Family-friendly streets, parks and trails, schools close by |
| Cornell | Newer detached homes, rear-lane townhomes | Walkable design, Markham Stouffville Hospital, Highway 407 access |
| Angus Glen | Larger detached and estate homes | Golf course setting, lot size, quiet crescents |
| Wismer Commons | Detached homes, townhomes | Mount Joy GO, newer family homes, parks |
| Cathedraltown | Detached homes, townhomes, condos | Distinctive streetscape, Highway 404 access, newer construction |
Prices and days on market change month to month. For current numbers on your street, see our latest market update or request a home valuation.
Some sales come with extra steps. If any of these apply to you, it helps to plan for them from the start.
Timing two closings takes planning, and sometimes bridge financing. Coordinating closing dates
Deciding what comes with you is often harder than the sale itself. Downsizing in Markham
Tenant rights, notice periods and showings all need care. Selling with tenants in place
Probate, multiple owners and emotional decisions. Selling an estate home
A neutral, clear process protects everyone involved. Selling during a divorce
Status certificates and competing units in the same building. Condo selling tips
No. The SPIS is optional in Ontario, and many sellers choose not to complete one. You still must not hide or misrepresent known problems, so talk to your agent and lawyer about what to disclose for your home.
No. Land transfer tax is paid by the buyer. As a seller, your main costs are commission, legal fees, any mortgage penalty, and preparing and moving.
If the home was your principal residence for every year you owned it, the gain is generally exempt. Rental properties, investment properties and homes that weren't always your principal residence can be taxed. Speak with your accountant about your situation.
The buyer's deposit is held in trust after the offer is accepted. The rest of your proceeds are released by your lawyer on closing day, after your mortgage and closing costs are paid.
An offer date can bring buyers to the table at the same time when demand is strong. Accepting offers anytime can work better in a balanced or slower market. It depends on your home, your price and current activity in your area.
Yes. Tenants have rights around notice for showings and, in some cases, staying after the sale. Plan this early with your agent and, if needed, a lawyer or paralegal.
See exactly how we prepare, market and negotiate for Markham sellers, or start with a free, no-pressure valuation of your home.