Selling your Calgary home for $800,000 does not mean $800,000 lands in your bank account. Before you decide whether to list, it helps to understand the expenses that may come off the sale price—and what you could realistically walk away with after closing.
The largest costs are usually real estate commissions and the balance remaining on your mortgage. Depending on your situation, you may also have legal fees, a mortgage payout penalty, Real Property Report expenses, property-tax adjustments, repairs, staging and moving costs.
Here is a practical breakdown for Calgary homeowners in 2026.
1. Real estate commission
Real estate commissions are negotiable and should always be confirmed in your listing agreement. One structure commonly used in Calgary is 7% on the first $100,000 of the sale price and 3% on the remaining balance. The total commission is generally divided between the listing brokerage and the cooperating buyer’s brokerage.
Under that example structure:
| Sale price | Example commission | GST on commission | Total including GST |
|---|---|---|---|
| $600,000 | $22,000 | $1,100 | $23,100 |
| $800,000 | $28,000 | $1,400 | $29,400 |
| $1,000,000 | $34,000 | $1,700 | $35,700 |
These are examples—not fixed or required rates. Your actual commission will depend on the services, marketing plan and compensation agreed to with your brokerage.
2. Legal fees and disbursements
You will need a real estate lawyer to complete the sale, transfer title, manage the mortgage payout and distribute the proceeds. Fees vary with the lawyer and complexity of the transaction, but Calgary sellers should commonly budget approximately $1,200 to $2,000, plus any unusual disbursements or extra work.
Ask for a written quote early, particularly if the property involves multiple mortgages, a title issue, an estate, a separation or a non-resident owner.
3. Mortgage payout and possible penalty
Your outstanding mortgage balance is normally paid from the sale proceeds. That is not technically a selling expense—it is debt you already owe—but it has the biggest effect on the cash you receive.
You may also face a prepayment penalty if you sell before the end of your mortgage term. Depending on the mortgage, the penalty could be three months’ interest or an interest-rate differential. There may also be discharge or administration fees.
Before listing, request a payout estimate directly from your lender. Do not rely only on the balance shown in your online banking.
4. Real Property Report and compliance
Many Calgary transactions require a current Real Property Report (RPR) showing the property boundaries and visible improvements, together with evidence of municipal compliance when applicable.
If you already have an RPR, confirm that it shows every material exterior improvement, including decks, garages, sheds, additions, window wells and air-conditioning units. If it is outdated, you may need an update or a new survey. Costs vary by property and surveyor, so obtain a quote rather than assuming the old report will be sufficient.
Resolving an RPR problem before accepting an offer is usually much less stressful than discovering it immediately before closing.
5. Property-tax and utility adjustments
Property taxes are adjusted as of the possession date. If you paid more than your share for the year, you may receive a credit. If the buyer will be covering a portion you have not yet paid, the adjustment may reduce your proceeds.
Your lawyer calculates this amount on the statement of adjustments. Final utilities and any condominium-account balances should also be settled.
6. Repairs, preparation and staging
This category varies enormously. Some homes need only cleaning, touch-up paint and thoughtful furniture editing. Others benefit from repairs, professional staging, landscaping or pre-listing improvements.
The goal is not to renovate everything. It is to spend money only where it is likely to improve the sale price, shorten the time on market or prevent buyers from discounting the home more heavily than the repair would cost.
A good pre-listing consultation should separate improvements into three groups:
- Items worth completing before photography
- Items that can be handled through pricing and disclosure
- Items unlikely to produce a meaningful return
Sample Calgary seller net proceeds
The following examples use the illustrative commission structure above, plus $1,500 in legal fees and a $1,000 allowance for an RPR or update. They do not include a mortgage balance, mortgage penalty, repairs, staging, moving expenses or property-tax adjustments.
| Sale price | Commission + GST | Legal + RPR allowance | Estimated proceeds before mortgage and other costs |
| $600,000 | $23,100 | $2,500 | $574,400 |
| $800,000 | $29,400 | $2,500 | $768,100 |
| $1,000,000 | $35,700 | $2,500 | $961,800 |
For a more useful estimate, subtract:
- Your estimated mortgage payout
- Any mortgage penalty or discharge fee
- Planned repairs, preparation and staging
- Moving expenses
- Any expected tax or condominium adjustments
What is your Calgary home actually worth?
Online estimates can be a starting point, but they cannot fully account for renovations, condition, lot quality, street location, layout, competing inventory or the way buyers are responding in your specific community.
Your likely sale price also matters more than a generic estimate of “market value.” The best pricing range comes from current competing listings, recent comparable sales and a walkthrough of the property.
If you are considering a move, I can prepare a personalized estimate showing:
- A realistic selling-price range
- The comparable sales supporting that range
- Expected selling expenses
- Your approximate net proceeds
- The improvements, if any, worth completing before listing
There is no obligation—just a clear picture of what selling could look like before you make a decision.
Gordyn Matheson Real Estate
403-918-8881
gordyn@gordynmatheson.com
This article provides general information only. Costs, taxes, mortgage terms, legal requirements and compensation arrangements vary. Confirm figures with your lender, lawyer, accountant and real estate brokerage before making financial decisions.