Closing costs in Canada by province (2026)

On a resale purchase, the cash due on closing is the down payment, the transfer tax or land-titles fee, the lawyer's or notary's bill, and the adjustments on the statement of adjustments. The tax on a $500,000 home and an $800,000 home is not the same percentage of the price, because the provinces that charge a transfer tax do it in slices, and a first-time rebate, where one exists, is a dollar cap.

The mortgage rate is a different bill, paid monthly after you close. In the reported-rate file dated October 26, 2026, the rounded 5-year fixed median where insured status was not stated is 4.35% (N = 40) and the rounded 5-year variable median is 3.60% (N = 120). Those figures are self-reported by Canadian borrowers online. They do not change the transfer tax. Compare live shelves on the 5-year fixed, variable, insured, and uninsured pages, and the distribution on real mortgage rates. A written quote goes in the renewal offer checker. The payment on whatever rate you sign goes in the mortgage calculator.

The table is the tax or land-titles fee on the price, for a resale, using the price as the statutory value. It leaves out the down payment, the legal bill, and mortgage registration except where a later section adds it. Price your own deal in the land transfer tax calculator and the closing costs calculator. The closing-costs calculator uses the 2026 Quebec brackets and the Alberta and Saskatchewan schedules.

Toronto's two taxes match at these prices because a one- or two-unit home under $2 million uses the same slices. They diverge above $3 million. Alberta, Saskatchewan, and Newfoundland and Labrador rows are registration charges. The mortgage is often charged again.

Ontario, for an agreement signed after November 14, 2016 and registered on or after January 1, 2017, charges 0.5% to $55,000, 1% to $250,000, 1.5% to $400,000, 2% above $400,000, and 2.5% above $2 million on one- or two-unit homes. HST is not in the base. The province's $400,000 example is $4,475.

Outside Toronto, $500,000 is $275 + $1,950 + $2,250 + $2,000 = $6,475. A qualifying first-time buyer registered on or after January 1, 2017 gets up to $4,000 back, so $2,475. You must be 18, a citizen or permanent resident, occupy within nine months, and neither you nor your spouse can ever have owned a home anywhere. The refund page (updated February 10, 2026) says a four-year Home Buyers' Plan wait does not re-qualify you. At $800,000 the tax is $12,475 and the refund is still $4,000, so $8,475. The rest of Ontario does not pay Toronto's tax.

Toronto has added its own tax since February 1, 2008. On a one- or two-unit home the slices match the province through $2 million, then 2.5% to $3 million. From April 1, 2026 the municipal slices above $3 million are 4.40% to $4 million, 5.45% to $5 million, 6.50% to $10 million, 7.55% to $20 million, and 8.60% above that. Other property stays at 2% above $400,000. At $500,000 the two taxes are $6,475 each, $12,950 together. The municipal rebate is up to $4,475. A qualifying buyer pays $4,475. At $800,000 the two taxes are $12,475 each, $24,950 together, and the same two rebates leave $16,475. The administration fee is $102.56 plus 13% HST, $115.89 together, unless the deal is fully exempt. A rebate claimed after registration costs another $221.22. Ontario's 25% non-resident speculation tax, and Toronto's extra 10% from January 1, 2025, sit outside both examples.

British Columbia (page updated December 3, 2025) charges 1% on the first $200,000, 2% to $2 million, and 3% above $2 million. Residential value above $3 million draws a further 2%. That arithmetic is $8,000 on $500,000 and $14,000 on $800,000. The province's own examples use the same slices.

From April 1, 2024, a qualifying first-time buyer pays no tax at $500,000 or less. To $835,000 the exemption is $8,000, then it falls to zero at $860,000. At $800,000 the tax is $14,000, the exemption is $8,000, and $6,000 is payable. You need citizenship or permanent residence, the B.C. residency test, no prior registered principal residence, and no prior use of this exemption. The home must be your principal residence, residential, and 0.5 hectares or smaller. Foreign buyers in Metro Vancouver, the Capital Regional District, the Fraser Valley, the Central Okanagan, or Nanaimo can also owe the additional 20%. A separate newly built home exemption exists. Its dollar cap is on that page, not in the first-time table.

Quebec makes every municipality collect a transfer duty. For 2026 the baseline, indexed 2.3438%, is 0.5% to $62,900, 1% to $315,000, and 1.5% above that. The base is the highest of the price, the deed, and the assessment times that year's comparative factor. A municipality may go up to 3% above $500,000. Montreal may go higher.

If $500,000 is that highest figure, the baseline duty is $5,610.50. At $800,000 it is $10,110.50. Montreal's 2026 table (comparative factor 1.00) matches the baseline until $552,300, then 2% to $1,104,700, 2.5% to $2,136,500, 3.5% to $3,113,000, and 4% above that. The city's $700,000 example is $9,349. Montreal at $500,000 is still $5,610.50. At $800,000 it is $11,349.

Revenu Québec's refundable credit, for a qualifying first home in a taxation year beginning after December 31, 2025, is 100% of the first $5,000 of duties plus 25% of the next $3,500 (maximum $5,875), then minus 2.35% of the basis above $750,000, gone at $1 million. You pay the city, then claim. The credit is $5,152.63 on the $500,000 baseline duty and $4,700 on the $800,000 baseline duty. The first-time programs guide stacks the FHSA and the Home Buyers' Plan, which this page does not.

Alberta does not charge a land transfer tax. Land Titles, for documents received on or after October 1, 2026, charges $50 plus $5 for each $5,000 or part of $5,000 of value, on a transfer of land and again on a mortgage. A $500,000 transfer is $50 + (100 × $5) = $550. With 20% down, the $400,000 mortgage is another $450. Together that is $1,000, before the lawyer's bill. At $800,000 the transfer is $850 and a $640,000 mortgage is $690, together $1,540. There is no first-time rebate of a tax that does not exist. The closing-costs calculator includes both registrations and uses the down payment you enter for the mortgage amount.

Saskatchewan also has no provincial land transfer tax. Information Services Corporation's fee table, effective April 15, 2026, charges a title transfer of 0.4% of value once the title is above $6,300, and a separate mortgage registration: $275 from $250,000 to $500,000, and $525 from $500,000.01 to $750,000, covering the first four titles or interests. A $500,000 transfer is $2,000. The $400,000 mortgage at 20% down is $275. At $800,000 the transfer is $3,200 and the $640,000 mortgage is $525. Nothing in that fee table waives either charge for a first home.

The same $800,000 resale is $24,950 of Toronto transfer tax before any rebate, and $1,540 of Calgary land-titles fees at 20% down. Add the legal quote in the closing costs calculator.

Manitoba charges nothing to $30,000, then 0.5%, 1%, and 1.5% through $200,000, and 2% above that. Tax to $200,000 is $1,650, so $500,000 is $7,650 and $800,000 is $13,650. The finance page has no first-time refund. Teranet posts a separate registration fee, effective January 4, 2026. This guide does not guess that dollar.

Nova Scotia's deed transfer tax is municipal. The July 2026 list runs from 1% to 1.5%, and it says to confirm locally. Halifax is 1.5%: $7,500 and $12,000. Antigonish County, Pictou and its towns, and several Digby and Yarmouth municipalities are at 1% on that list, which is $5,000 and $8,000 at these prices. "Nova Scotia is 1.5%" overstates those towns.

New Brunswick has charged 1% since April 1, 2016, on the greater of price and assessed value, to the nearest dollar. If the price is higher, that is $5,000 and $8,000. The Act's published exemptions (short leases, wills, estates) do not include an Ontario-style first-time refund. Prince Edward Island is also 1% of the greater of price and assessed value: $5,000 and $8,000. A qualifying first-time buyer can have it waived. The $200,000 cap was removed for purchases on or after October 1, 2016. The residency test remains, and the tax comes back if you do not occupy for 183 consecutive days.

Newfoundland and Labrador uses a registration charge, not a percentage tax. The 2013 Services Charges Act amendment is $100 plus $0.40 per $100, or part, above $500, once on the conveyance and again on the mortgage. On $500,000 the conveyance is $2,098 and a $400,000 mortgage is $1,698. On $800,000 the conveyance is $3,298 and a $640,000 mortgage is $2,658. Confirm the registry still uses that tariff. Territorial fees are not estimated here.

Legal fees, a status certificate, an inspection, an appraisal, and a survey are quotes. This page does not invent a national average. Type the quote into the closing-costs calculator. Title insurance is a premium. Saskatchewan PST-73 (April 2020) taxes it at 6%. Ontario charges 8% retail sales tax on taxable insurance premiums. The statement of adjustments shows whether yours was taxed.

Property tax and utilities are adjustments. If the seller prepaid the year, you reimburse the days you will own the home. On a labelled bill of $4,800, not a claim about any city's actual levy, a June 15, 2026 closing leaves 199 days (June 15 is day 166 of 365). The buyer pays 199/365 × $4,800 = $2,616.99 if the agreement starts the buyer's share on June 16. Arrears reverse the credit. The move and any overlap of two rents are cash the same week. They are not added to the mortgage unless a lender agrees in writing.

CMHC says the premium in Quebec, Ontario, and Saskatchewan is subject to provincial sales tax, and that the tax cannot be added to the loan. The premium schedule for a traditional down payment, amortization of 25 years or less, in the band above 90% loan-to-value and at or under 95%, is 4.00%. An amortization longer than 25 years is a different row. The CMHC calculator on this site can disagree with that schedule. Use CMHC when they differ. The premium itself is usually added to the mortgage. The sales tax on it is cash.

On $500,000 with 5% down the loan is $475,000 and the 4.00% premium is $19,000. Cash tax is $1,520 in Ontario at 8%, $1,710 in Quebec at 9%, and $1,140 in Saskatchewan at 6%. Revenu Québec raises that tax to 9.975% for premiums paid after December 31, 2026. GST and HST do not apply. On $800,000 the minimum down payment is $55,000, the loan is $745,000, and the premium is $29,800. Cash tax is $2,384, $2,682, and $1,788. At 20% down there is usually no premium. CMHC names those three provinces, so this page stops there.

A private resale generally has no GST. A new or substantially renovated home does. The CRA table is 5% GST in Alberta, British Columbia, Manitoba, Saskatchewan, Quebec, and the territories; 13% HST in Ontario; 14% in Nova Scotia when ownership and possession both transfer on or after April 1, 2025 (Notice 343); and 15% in New Brunswick, Newfoundland and Labrador, and Prince Edward Island. Quebec's QST has its own housing rules. No QST rebate dollar is invented here.

The older rebate is generally 36% of the federal tax, capped at $6,300, and gone from $450,000. Neither example price gets it. The first-time GST/HST rebate can return 100% of the federal tax, up to $50,000, at or under $1 million, for an agreement on or after March 20, 2025. On $800,000 in a 5% province that federal tax is $40,000. Ontario's 8% slice on the same consideration is $64,000; the provincial rebate is memorandum 19-3-10, not a number made up here. Nova Scotia rebates 18.75% of the provincial HST, up to $3,000 (application). A $500,000 new Ontario house is $65,000 of HST before rebates, and land transfer tax ignores the HST.

Brackets in this guide are from the provincial, municipal, CMHC, and CRA pages linked above, as read in October 2026. The statement of adjustments is the bill.