What a Move Actually Costs in 2026 (Beyond the Commission)
What Does It Actually Cost to Move in Ontario? (Beyond the Commission)
The short answer: A typical move in Ontario — selling and buying — often costs $100,000+ in total once you include commission, land transfer tax, mortgage penalties, legal fees, and post-move spending.
Most people focus on commission. That’s only part of the picture.
The real cost of moving is everything happening at once — selling costs, buying costs, and the first 90 days after you move.
Reality check: Most people underestimate the total cost of moving by $20,000–$40,000.
Costs of Selling Your Home
- Commission: 4–5% + HST
- Legal fees: $1,500–$2,500
- Mortgage discharge: $300–$500
- Mortgage penalty: $4,000–$25,000
- Staging + prep: $500–$6,000
- Repairs: $1,000–$5,000
Mortgage penalties are often the biggest surprise.
Costs of Buying Your Next Home
- Land transfer tax: $20K–$30K+ depending on price
- Legal fees: $2,000–$3,500
- Title insurance: $300–$600
- Inspection: $500–$900
- Appraisal: $400–$700
- Tax adjustments: $1,000–$3,000
Reality check: Land transfer tax is usually the second-largest cost after commission.
Moving and Immediate Costs
- Movers: $2,500–$6,000
- Storage: $200–$500/month
- Bridge financing: $2,000–$10,000
- Utilities setup: $200–$500
- Post-move spending: $5,000–$30,000
Reality check: The first 90 days after moving is where most overspending happens.
Land Transfer Tax Quick Guide
- $600K → ~$8,475
- $900K → ~$14,475
- $1.2M → ~$20,475
- $1.5M → ~$26,475
Most Underestimated Costs
1. Mortgage penalties
Often $4K–$25K depending on your mortgage.
2. Post-move spending
Furniture, paint, window coverings, small upgrades.
How to Budget Properly
- Call your lender for penalty
- Calculate land transfer tax
- Get legal quotes
- Quote movers
- Estimate repairs + staging
- Add 10% buffer
Frequently Asked Questions
How much money should I budget to move if I'm selling one home and buying another in Ontario?
Many people focus on commission and overlook the other costs involved. In addition to selling and buying expenses, you'll need to budget for legal fees, land transfer tax, moving costs, mortgage penalties, and post-move purchases. Creating a detailed budget before you start can help prevent expensive surprises later.
What are the biggest hidden costs when moving to a new home in Burlington or Hamilton?
Mortgage penalties and post-move spending are often the biggest surprises. Many Burlington and Hamilton homeowners underestimate how much they'll spend on furniture, window coverings, paint, small renovations, and other upgrades after moving in. It's also important to factor in land transfer tax and legal fees when buying your next home.
Do I need to pay land transfer tax when I buy a home in Ontario?
Yes, land transfer tax applies when you purchase a home in Ontario. The amount depends on the purchase price and can add up quickly, especially for move-up buyers purchasing a larger home. Calculating this cost early helps you understand your true budget before making an offer.
Moving Forward
Moving costs are never just one number.
The real cost is everything happening at once.
If you want a clear breakdown for your situation, book a consultation.
This content is for informational purposes only and should not be considered legal, financial, or real estate advice.
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