The Canadian Home Sale Journal

Toronto real estate, explained.

Mortgage renewals. The HST window. Condo math. First-time buyer programs. What just changed — and what it means for you. New articles weekly.

Renewals
Mortgages
The 2026 Mortgage Renewal Wall: What Toronto Homeowners Need to Know
1.15 million Canadians are renewing their mortgage in 2026. The average payment shock is $622/month. Here's what to actually do — six months before, three months before, and at renewal.
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HST Window
First-Time Buyers
Ontario HST Removed on New Homes: How First-Time Buyers Save Up to $130K
Ontario eliminated the 13% HST on new homes up to $1M for one year. Combined with federal GST removal for first-time buyers, total tax savings hit $130K. The window closes March 31, 2027.
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Condos
Condo Market
Toronto Condo Market in 2026: Sell, Hold, or Rent?
Toronto condo sales hit a 35-year low. Prices are down 14–20% from peak. If you own a Toronto condo in 2026, the three options aren't equally good. Here's the real math.
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Assignments
Pre-Construction
Pre-Construction Condo Assignments in Toronto: What You Need to Know in 2026
Pre-construction sales are down 79%. Many 2021–2022 buyers can't close. Assignments are the exit — but the rules, taxes, and risks have changed. Here's the 2026 reality.
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Cap Gains
Tax
Capital Gains Tax in Canada 2026: What Changed (and What Didn't)
Capital gains inclusion was supposed to rise from 50% to 66.67%. Then it was delayed. Then cancelled. Here's exactly what the rule is in 2026 — and what it means for Toronto homeowners.
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Sell or Wait
Sellers
Should I Sell My Toronto Home Now or Wait? An Real Answer for 2026
Toronto prices are softer than 2022. Sellers are sitting on the sidelines. But "wait" isn't always the right answer. Here's how to figure out which side of the line you're actually on.
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Selling Costs
Sellers
How Much Does It Really Cost to Sell a Home in Toronto in 2026?
Total cost to sell a Toronto home in 2026 typically runs 6–8% of sale price. Here's the full breakdown — commission, legal, mortgage discharge, staging, taxes — with three worked examples.
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Renew vs Refi
Mortgages
Should I Renew or Refinance My Mortgage? The Real Math for Toronto Homeowners
Renewing is simpler. Refinancing is more flexible. The difference can be tens of thousands of dollars — depending on your situation. Here's the framework that makes the decision clear.
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VHT
Tax
Toronto Vacant Home Tax 2026: What Every Homeowner Must Know
Toronto's Vacant Home Tax is 3% of assessed value as of 2024. Every homeowner must file annually — even if you live there. Miss the declaration and you get billed automatically.
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FTB Stack
First-Time Buyers
The Toronto First-Time Buyer Stack: How to Combine FHSA, HBP, HST & Every Program
Seven first-time buyer programs are available in Toronto right now. Stacked correctly, the combined benefit can exceed $200K. Most first-time buyers know about one or two. Here's the full toolkit.
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Tenanted
Sellers
Selling a Tenanted Property in Ontario: N12, Bill 60, and What Just Changed
Selling a Toronto property with a tenant in it isn't like selling any other home. The N12 process, Bill 60, and one-month compensation rules trip up most sellers. Here's the 2026 reality.
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Multiplex
Investors
Toronto Multiplex Zoning: Should You Convert Your Single-Family Home?
Toronto made fourplexes as-of-right citywide in 2024. Some neighbourhoods now allow sixplexes. Converting your single-family home into income property is suddenly possible — but the math doesn't work for every property.
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Downsize
Downsizers
Downsizing in Toronto: The Real Math (2026 Edition)
Downsizing is sold as a way to "free up equity." Most homeowners massively overestimate how much actually ends up in their accounts. Here's the real math, using a Toronto example.
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416 vs 905
Market
416 vs 905 in 2026: Where's the Better Real Estate Deal?
The Toronto 416 market and the surrounding 905 are not moving the same way. Detached, condo, and townhouse pricing diverged sharply in 2024–2026. Here's where the better deal actually is.
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Move-Up
Buyers
Move-Up Buyers Are Quietly Winning in Toronto's 2026 Market
When the market softens, headlines focus on sellers losing value. But move-up buyers are quietly in their best position in years. Here's the math — and how to time the trade.
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