Legal & Process Guides

Josh sherman • August 26, 2025

In 2025, buying a home in Ontario remains challenging due to high property prices, especially in cities like Toronto, where the average price exceeds $1.1 million. However, there are several federal, provincial, and municipal incentives to help first time homebuyers. These include the RRSP Home Buyers’ Plan, Tax Free First Home Savings Accounts, Ontario Land Transfer Tax Refund, and various regional down payment assistance programs. First time buyers can also benefit from rebates and credits such as the Federal HBTC and Toronto Municipal Land Transfer Tax Rebate. While down payment requirements are steep, these programs can significantly reduce upfront costs. However, buyers should be aware of common pitfalls, like overlooking local incentives or underestimating closing costs.

Josh sherman • August 18, 2025

Calgary’s real estate market in 2025 continues to thrive, with a strong demand for properties in its most prestigious neighbourhoods. These elite communities such as Patterson, Elboya, Bayview, and Roxboro offer luxurious homes, stunning views, proximity to top schools, and exclusive amenities. Whether you’re looking for riverside serenity, elevated cityscapes, or family friendly areas near nature, Calgary’s top neighbourhoods deliver on elegance, lifestyle, and long-term investment value. With home prices in these areas ranging from $1.5M to over $4M, they represent the pinnacle of refined living in the city.

Josh sherman • August 26, 2025

In 2025, Canada's best cities to live are ranked based on affordability, economy, public services, and real estate stability. Ottawa, Calgary, and Halifax stand out for their balance of affordable housing, strong job markets, and high livability. Cities like Montreal and Saskatoon are attracting workers in industries like aerospace and agri tech. Victoria and Kelowna offer a lifestyle focused environment with mild climates, while Quebec City remains affordable with strong cultural ties. St. John’s offers the most affordable living, ideal for retirees or remote workers. These cities show a trend of rapid development, making them top choices for a range of residents, from families to professionals.

Josh sherman • August 26, 2025

You don’t legally need a realtor to buy a home in Canada, but going solo has risks. While some buyers skip agents to save money, communicate directly with sellers, or already know the seller, they often miss out on expert pricing advice, legal protection, access to MLS listings, and skilled negotiation. Realtors help navigate complex paperwork, inspections, and negotiations especially crucial for first time buyers. If you’re experienced and working with a lawyer, buying without an agent can work. For those wanting guidance without high commissions, Sale2Sold offers full real estate services for a flat $5,900, combining affordability with professional support.

Josh sherman • August 26, 2025

In 2025, Ontario's real estate market offers more flexibility than ever to negotiate realtor fees. Traditionally set between 3.5 to 5 percent of a home’s sale price, commissions are now more negotiable due to shifting market trends and recent legal developments. Sellers typically cover these fees, which are split between the listing and buyer’s agents, but increased competition is opening the door to lower rates. To reduce fees, homeowners can compare agents, improve their home's appeal, offer to handle small tasks, or use the same agent for buying and selling. It's important to avoid cutting essential services or choosing an agent based only on low fees, as this can affect sale outcomes. By staying informed and strategic, sellers in Ontario can save money without sacrificing service quality.

Josh sherman • August 26, 2025

Selling your home in 2025 can be cost-effective with the right approach. Choosing an experienced real estate agent can help you price strategically, market efficiently, and negotiate better terms ultimately saving you more than their commission costs. Consider using virtual staging instead of traditional setups, focus on affordable home upgrades like kitchen and curb appeal enhancements, and rely on digital marketing tools to avoid high advertising expenses. To cut moving costs, plan ahead, pack smart, and compare moving quotes. You can also explore FSBO or cash buyer options to reduce commission fees just weigh the pros and cons carefully. Don’t forget to budget for closing costs and taxes specific to Ontario. With thoughtful planning, you can maximize your profit while minimizing selling expenses.

Josh sherman • August 26, 2025

In 2025, Canada’s real estate market is moving toward lower commission fees, shifting away from the traditional 5 to 6 percent model. Legal challenges and consumer demand for affordability are driving this change. Reduced commission agents, often charging 2 to 3 percent, use technology to offer full service at lower costs, helping sellers save thousands. While this creates more competition and innovation, it also raises concerns about service quality and agent income. As the market evolves, buyers and sellers will have more flexible, cost effective options, making it important to stay informed and choose services that align with their needs and budget.

Josh sherman • August 26, 2025

Real estate commissions in Ontario typically range from 5% to 6%, which can amount to tens of thousands of dollars on an average home sale. The good news? These fees are negotiable. Sellers can reduce commission costs by negotiating with agents, choosing low commission or flat fee realtors, and exploring discount brokerages. Factors like property location, condition, and market conditions can influence your ability to negotiate. While lower commissions can lead to savings, it's important to balance cost with service quality to avoid risks like reduced marketing or lower sale prices.

Josh sherman • August 26, 2025

Selling your home in Ontario no longer has to mean paying high real estate commissions. While traditional agents charge 5 to 6%, low commission realtors offer full MLS exposure and professional services at a much lower cost often around 3.5% total. These savings, made possible through efficient technology and streamlined operations, can amount to tens of thousands of dollars without sacrificing service quality. Sellers maintain full access to expert marketing, virtual tours, and flexible commission options while retaining more equity. With the right low commission realtor, you can achieve a successful sale and keep more profit in your pocket.

Josh sherman • August 26, 2025

In 2025, low commission real estate agents have become a popular alternative for home sellers looking to reduce costs. These agents typically charge between 1 to 2 percent in commission, offering significant savings compared to the traditional 5 to 6 percent model. This cost effective option appeals to sellers who want to retain more of their home’s sale price while still receiving essential real estate services. The advantages of using a low commission agent include lower fees, flexible pricing structures, and access to full service offerings such as marketing and negotiation at reduced costs. Many also operate efficiently by working with more clients and focusing on quick closings. However, there are tradeoffs. Some sellers may experience less personalized service, fewer marketing resources, or limited negotiating power. Additionally, less experienced agents may lack the expertise to handle complex sales or secure the best deal. Choosing the right low commission agent requires careful consideration. Sellers should assess the agent’s experience, communication style, marketing approach, and transparency about fees. While this model can provide great savings, it’s important to ensure that service quality is not compromised. In the end, the decision depends on the seller’s priorities whether they value cost savings above all or require a more hands on and experienced approach.

Josh sherman • August 26, 2025

Navigating Ontario’s diverse and fast paced real estate market requires the guidance of a top rated realtor. These professionals bring deep local knowledge, strong negotiation skills, and a client first approach to help buyers, sellers, and investors achieve their goals. Whether specializing in residential, commercial, luxury, or investment properties, top realtors offer tailored advice, transparent communication, and smart use of technology like virtual tours and digital marketing. Their commitment extends beyond transactions, often including community involvement and client education. Choosing the right realtor ensures a smooth, informed, and successful real estate experience in Ontario

Josh sherman • August 26, 2025

In 2025, while home prices in major Canadian cities continue to rise, many provinces and smaller regions still offer affordable housing options for buyers seeking value and livability. Provinces such as Newfoundland and Labrador, New Brunswick, Nova Scotia, Prince Edward Island, and Quebec feature lower median home prices, especially in smaller towns and rural areas. Even in traditionally expensive provinces like Ontario, Alberta, and British Columbia, affordable options exist outside the major urban centers like Toronto, Calgary, and Vancouver. Cities such as Thunder Bay, Lethbridge, and Prince George provide more budget friendly alternatives. These areas not only offer more accessible real estate prices but also strong communities, beautiful natural surroundings, and essential amenities. Regions like Manitoba, Saskatchewan, and Southern Alberta are particularly attractive due to their growing job markets and relatively low cost of living. This makes them suitable for first time homebuyers, families, and retirees looking for a high quality of life without overspending. By focusing on smaller cities, outskirts, and rural communities, Canadians can still pursue homeownership in 2025. With the right financial planning and understanding of local markets, affordable housing remains within reach across many parts of the country.

Josh sherman • August 26, 2025

In Ontario, once a buyer and seller sign the Agreement of Purchase and Sale (APS), the contract becomes legally binding. While MLS listings can still be modified after signing, any updates such as price adjustments or added conditions must align with the APS. Changes that conflict with the signed agreement may lead to legal issues like breach of contract or financial penalties. Sellers must ensure transparency and consult legal advice before updating listings. Buyers should understand their rights and promptly address discrepancies. Both parties should follow the APS carefully to avoid complications

Josh sherman • August 26, 2025

Sale2Sold offers a smart and cost effective alternative to traditional real estate agents by charging a flat fee of $5,900 instead of the typical 5 to 6% commission based on your home’s sale price. This model can save sellers thousands of dollars, particularly on higher value properties. What sets Sale2Sold apart is its transparent pricing with no hidden fees, upfront payments, or long term contracts you only pay when your home sells. Sellers benefit from full MLS exposure, professional marketing, and the flexibility to choose only the services they need, such as listing, marketing, or transaction support. Unlike commission based agents who may rush sales for faster payouts, Sale2Sold allows sellers to take their time and prioritize the best offer. With personalized service and expert guidance throughout the process, Sale2Sold provides an affordable and trustworthy way to sell your home without compromising on quality or support.

Josh sherman • August 26, 2025

Buying or selling a home in Canada is a major financial step, and choosing the right real estate agent can make the process smoother and more successful. A licensed, experienced agent helps guide you through pricing, negotiations, and paperwork while offering local market expertise. Before selecting an agent, prepare by understanding your goals, finances, and property preferences. Look for agents through referrals, listings, or professional profiles, and assess their experience, communication style, and trustworthiness. Ask key questions and be aware of commission structures and dual agency rules. Taking the time to find the right agent ensures a more informed and confident real estate experience

Josh sherman • August 26, 2025

Yes, you can access the MLS without hiring a traditional real estate agent, but it requires the right strategy. Options include using flat fee MLS listing services (great for FSBO sellers), partnering with an agent for limited access, or leveraging public listing sites like Zillow and Realtor.com though these often offer limited, less up to date information. Other alternatives include browsing IDX websites, working as an unlicensed assistant for an agent, or subscribing to third party data platforms like Prop Stream. Each method has its pros and cons, so your decision should depend on your experience, goals, and how much of the process you're willing to handle yourself.

Josh sherman • August 26, 2025

Realtor commissions typically 5% to 6% of your home’s sale price can significantly impact your profit, but they are negotiable. By understanding how commission structures work, researching local agent rates, and timing your sale based on market conditions, you can reduce these costs. Strategies include using the same agent for buying and selling, leveraging multiple transactions, negotiating additional fees, or offering a higher buyer’s agent commission. Alternatives like discount brokers or selling by owner (FSBO) can also cut costs but may require more effort. The key is to negotiate smartly without compromising on service quality

Josh sherman • August 26, 2025

Flat fee real estate services offer a set listing price typically $3,000 to $6,000 to instead of the traditional 5 to 6% commission, helping sellers save significantly on costs. They're ideal for experienced homeowners selling straightforward properties in hot markets. However, flat fee agents may provide limited services, require sellers to do more work, and still involve buyer’s agent fees. Traditional agents offer full support, marketing, and negotiation expertise, which can be critical for complex or high value sales. Choosing between flat fee and full service depends on your budget, confidence, and the complexity of your home sale Flat fee selling is ideal for: Higher-priced homes (to save more) Sellers who want upfront pricing Hot markets like Toronto or Vancouver Investors managing multiple properties It’s a growing trend nationwide, not limited to cities, and offers professional support without the high fees. For many Canadians, flat fee services mean more equity retained and a fairer way to sell.