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How Much Does it Cost to Sell a House in London, Ontario?
One of the first questions I get from London Ontario homeowners thinking about selling is:
“Phil, what is this actually going to cost me?”
It’s a good question and considering how much it costs to sell a home is a great first step.
Whether you’ve owned your home for 2 years or 20 years, nobody likes surprises when it comes to money. And if you’re selling one home to buy another, understanding the costs upfront can make the difference between a smooth move and a stressful one.
The good news is that the costs of selling a house in London, Ontario can be figured out in advance.
The bad news?
There are a few expenses that catch homeowners off guard every year as they do not prepare.
Let me walk you through them.
First, Let’s Clear Up a Common Myth
No, sellers do not pay land transfer tax in Ontario.
That’s one of the most common misconceptions I hear.
If you’re selling your home in Hyde Park, Byron, Summerside, Old North, Oakridge, or anywhere else in London, you generally won’t pay land transfer tax when you sell.
However—and this is important—if you’re selling and buying another property, you will pay land transfer tax on the purchase of your next home and this is a big expense that goes right to the government.
I’ve had clients focus entirely on what it costs to sell only to realize later they forgot to budget for the land transfer tax on the home they were buying.
That’s not a fun conversation to have two weeks before closing and your agent and your mortgage professional need to prepare you for this.
Here’s more info on the land transfer tax from the Ontario government who collects it.
Real Estate Commission
For most sellers, this is the largest expense and it can vary in the London area.
The exact amount depends on the agreement you have with your Realtor and the services being provided.
But here’s something I’ve learned after helping people buy and sell homes throughout London:
The cheapest Realtor is rarely the least expensive option.
A few years ago, I met a homeowner who had previously listed with an inexperienced agent that had another full-time job. They saved some money upfront (theoretically) but ended up sitting on the market for months, reducing their price multiple times, and ultimately having to call me to try to sell after losing a ton of momentum already. Contrary to popular belief, I do not have a magic wand, but I can help guide you through the process using my experience and plan.
Saving a few thousand dollars on commission doesn’t feel like much of a win if you leave tens of thousands of dollars on the table. I would always recommend looking at how much you get at the end of the process rather than just the commission rate.
In today’s market, MLS alone isn’t enough.
Buyers are scrolling social media, watching videos, browsing YouTube, and finding homes in places they never would have 10 years ago. The marketing strategy behind the listing matters more than ever.
Legal Fees
Every seller should budget for legal fees.
Your lawyer handles the paperwork, mortgage discharge, title transfer, adjustments, and ensures everything closes properly.
Think of it this way:
If your Realtor helps you get the best price, your lawyer helps make sure you actually get paid. A good lawyer, in my experience, can help solve problems before they even become an issue at all so I would recommend not going for the cheapest option.
Most sellers can expect legal fees and disbursements to fall somewhere in the $1,000 to $2,500 range, depending on the transaction but talk to the lawyer first and find a good fit. I can always make recommendations of London Ontario real estate lawyers. And one final note – make sure they are a real estate lawyer who is experienced in real estate law in Ontario!
Mortgage Penalties: The One That Sneaks Up on People
This is the expense that surprises homeowners more than almost anything else.
If you’re breaking a mortgage before the end of the term, there may be a penalty.
Sometimes it’s a few hundred dollars.
Sometimes it’s several thousand.
I once had clients who were convinced selling their home was impossible because they had heard their penalty would be massive. After speaking with their mortgage professional, the actual number ended up being far lower than they expected and they were able to move forward with confidence.
The lesson?
Don’t guess.
Get the actual number from your lender.
Preparing Your Home for the Market
This category varies wildly from one property to another.
Some homes need almost nothing.
Others benefit from a little work before they hit the market.
One of my favourite examples was a seller who was considering a major kitchen renovation before listing.
After discussing it, we decided against it.
Instead, we focused on decluttering, fresh paint, landscaping, and a deep clean.
The total cost was a fraction of a renovation and the home showed beautifully.
Sometimes the best return on investment isn’t spending more money, it’s spending money in the right places.
The Cost Nobody Thinks About
Want to know one of the biggest costs of selling a home?
It’s not commission.
It’s not legal fees.
It’s not mortgage penalties.
It’s leaving money on the table.
Overpricing a home can cause buyers to ignore it.
Underpricing a home can leave money behind.
Poor photos can reduce showings.
Weak marketing can reduce exposure.
I’ve seen homeowners spend weeks worrying about a few hundred dollars in closing costs while unknowingly risking thousands because their pricing or marketing strategy wasn’t right.
Those are the costs that matter most.
What Should London Home Sellers Budget For?
Most sellers should expect some combination of:
- Real estate commission
- HST on commission
- Legal fees and disbursements
- Mortgage discharge fees
- Mortgage penalties (if applicable)
- Home preparation expenses
- Moving costs
And if you’re purchasing another property:
- Land transfer tax
- Legal fees on the purchase
- Moving expenses
- Utility setup costs
Every Situation Is Different
This post is intended to provide general information, but every homeowner’s situation is unique.
Your mortgage, your lender, your lawyer, your financial goals, and the home you’re purchasing next can all impact your costs.
Before making a major decision like selling your home, I always recommend speaking with your mortgage professional, real estate lawyer, accountant, and any other professionals who can provide advice specific to your circumstances.
The goal isn’t just understanding what it costs to sell.
The goal is understanding how much you’ll actually walk away with after everything is paid and how that impacts your next move.
The Bottom Line
If you’re thinking about selling your home in London, Ontario, don’t rely on your neighbour’s opinion, a Facebook comment, or something your uncle told you based on what happened in 2021.
Every home is different.
Every market is different (including specific markets within the city of London Ontario).
Every seller is different.
The best way to understand your costs is to get real numbers based on your specific situation.
If you’re considering selling and would like a complimentary home value assessment and net proceeds estimate, I’d be happy to help.
Here to help if you have any questions on buying or selling in the London area!
Phil Bailey
London, Ontario Realtor
HouseSigma Inc. Brokerage
Best School Districts in London Ontario (2026) | Work With a Realtor Who Knows the Top Neighbourhoods
If you’re searching for the best school districts in London, Ontario, you’re not alone. As a parent myself, I know how important schools matter when searching for my own home and I am hoping to share some of my experience as both a parent and real estate agent in London.
Every year, more buyers are choosing neighbourhoods based on school zones — and this trend is only getting stronger in 2026. Whether you have kids or not, understanding how school districts impact real estate can help you make a smarter decision when buying or selling a home.
If you’ve already seen my breakdown of the top-ranked elementary schools and neighbourhoods in London, this is the next step — understanding why those school zones matter so much in today’s market.
Why School Districts in London, Ontario Matter for Real Estate
School districts are one of the biggest drivers of home values in London, Ontario.
Neighbourhoods connected to top-rated schools consistently:
- Attract more buyers
- Sell faster
- Command higher prices
Areas like Oakridge, Old North, Old South, Wortley Village, Masonville, Uplands, Stoney Creek, and Byron continue to stand out because of their strong school catchments and overall lifestyle appeal.
Even if you’re not focused on schools personally, buyers in these areas are — and that demand directly impacts your home’s value.
Top School Zones in London Ontario Drive Higher Home Prices
One of the most important things to understand is this:
Two similar homes in different school districts can sell for very different prices.
Homes located in top school zones often:
- Receive more showings
- Generate stronger offers
- Experience less time on market
This is because many buyers are specifically searching for homes near top schools in London, Ontario — and inventory in those areas is often limited.
Buying a Home in London? School Districts Still Matter Without Kids
A common mistake buyers make is assuming school zones only matter if they have children.
The reality is:
School districts affect your future resale value.
Even if this is your long-term or “forever” home, when it comes time to sell:
- Your buyer pool will be larger in strong school zones
- Your home will be easier to market
- You’ll be better protected in a slower market
In London, Ontario, school-driven demand is one of the most consistent and reliable factors in real estate.
Investment Properties Near Top Schools in London Ontario
If you’re an investor, school districts are even more important.
Buying a rental property near a top-ranked school in London can help you:
- Attract long-term tenants
- Reduce vacancy
- Increase rental stability
Families actively search for rentals within specific school boundaries, making these properties more desirable and easier to lease.
Best Neighbourhoods in London Ontario Near Top Schools
Many of the best school districts are located in neighbourhoods that also offer strong overall lifestyle appeal.
These areas typically feature:
- Parks and trails
- Family-friendly streets
- Proximity to amenities and shopping
- Well-maintained homes
This combination of schools and lifestyle is what makes neighbourhoods like Masonville, Sunningdale, Uplands, and Stoney Creek some of the most sought-after areas in London.
School Boundaries in London Ontario Can Change
It’s important to know that school boundaries are not fixed.
As London continues to grow, new schools are built and boundaries can shift. This can impact:
- Which school a home is assigned to
- Future demand in certain neighbourhoods
- Long-term property value
Working with a real estate agent in London who understands both the housing market and school trends can help you avoid costly mistakes.
The Bottom Line on School Districts and Real Estate in London Ontario
School districts in London, Ontario play a major role in:
- Home values
- Buyer demand
- Rental potential
- Long-term appreciation
Whether you’re buying your first home, upgrading, or investing, choosing the right school zone can make a significant difference in your results.
Looking to Buy or Sell in a Top School District in London, Ontario?
If you’re searching for:
- Homes near the best schools in London Ontario
- The top neighbourhoods for families
- Or a real estate agent in London who understands school zones and market trends
I can help.
Reach out anytime to get a clear strategy based on your goals and the current market — whether you’re buying, selling, or investing in London. You can send me a message directly on my website or give me a call!
Phil Bailey is a top Realtor® in London Ontario with HouseSigma Inc. Brokerage. As your real estate agent, he provides outstanding customer service to his clients and he’s always available by phone, text, or email.
Should You Stage Your Home Before You Sell in London, Ontario?
If you’re thinking about selling your home in London, Ontario, an important question you’ll hear me ask is:
“Have you considered staging it?”
And if your instinct is to hesitate, you’re not alone. A lot of sellers worry staging is expensive, unnecessary, or only for luxury homes. In today’s London real estate market, the truth is very different. I am finding buyers are extremely picky in our current market and it’s essential to show as best as possible among your competition.
I’ve seen staging be the single biggest difference between a home that sits… and a home that sells quickly for top dollar.
Let me explain why.
Marketing a home is visual first
Over 90% of buyers in London Ontario will see your home online before they ever step inside it. That means my listing photos, video, and social media advertising are doing the heavy lifting.
When buyers are scrolling Realtor.ca, Instagram, and MLS, they are comparing your home against every other listing in London at the same price point. If your home looks darker, smaller, cluttered, or outdated compared to the competition, it gets skipped — even if it’s actually a great property. In a higher inventory environment, like we are in right now, this is even more apparent as there is so much competition in London.
Staging isn’t about making your home look “pretty.”
It’s about making it look like the best option in its price range. Think about it like an art gallery vs how someone who actually live. Neutralize and depersonalize it!
Staged Homes Don’t Just Sell Faster — They Sell for More
In my experience selling homes across London, Ontario, staged homes consistently:
- Get more showings
- Create stronger emotional reactions from buyers
- Generate more offers
- And sell for more money
Buyers don’t just buy square footage — they buy how a home makes them feel. When a home is professionally staged, it feels move-in ready, well cared for, and easy to imagine living in. That emotional response is what pushes buyers to pay more.
What Staging Actually Does
Professional staging does a few very important things:
- Makes rooms feel larger and brighter
- Shows buyers how each space should be used
- Creates flow between rooms
- Neutralizes distractions
- Makes the home photograph dramatically better
A lot of homes in London have good bones — they just need to be presented the right way.
Is Staging Worth It?
Almost always, yes.
If staging costs a few thousand dollars but helps your home sell for tens of thousands more — or prevents price reductions — it’s one of the highest-return investments you can make before selling.
I’ve seen many sellers skip staging to save money… only to end up sitting on the market, taking low offers, or reducing their price far more than the cost of staging would have been. I have also seen homes list without staging, sit for a long time, and then stage AND sell!
What I Do for My Sellers
When I list a home in London, I don’t guess — I build a strategy.
I walk through your home and recommend professional staging companies that tell you:
- What should be staged
- What can stay
- What will actually move the needle for buyers
In many cases, I even offer staging incentives or reimbursements because I believe in it so strongly. When your home sells for more, we both win.
Thinking of Selling in London, Ontario?
If you’re planning to sell this year and want to know whether staging makes sense for your home, let’s talk.
I’ll give you an honest opinion, show you what buyers are responding to right now, and help you build a plan to get the best possible result.
Reach out anytime — I’m here to help.
📈 London Ontario Real Estate Market Update 2026: Latest Stats, Expert Tips & What’s Next
Podcast Recap — January 10, 2026
The London, Ontario Real Estate Podcast with Phil Bailey
The first episode of The London, Ontario Real Estate Podcast in 2026 is officially out, and it’s packed with fresh local market insights, actionable advice, and predictions for the year ahead. Hosted by London REALTOR® Phil Bailey, this episode breaks down the newest statistics and trends that matter most to both buyers and sellers in our city.
🔍 What’s Happening in the London Market Right Now
Phil dives into the latest market data, comparing year-over-year activity and highlighting how buyer and seller behaviours have shifted heading into January 2026. Key observations include:
- Homes are moving slightly faster compared to last year, showing renewed energy early in the year.
- Buyers are becoming more selective — taking time to weigh their options rather than rushing into multiple offers.
- Pricing strategies are more important than ever. Sellers need to base list prices on current comparable data, not historic pandemic numbers.
These trends suggest a balanced market — with opportunities for both sides of a transaction if they approach decisions strategically.
🧠 Expert Tips for Buyers & Sellers in 2026
For Buyers:
Phil stresses the importance of having a mortgage pre-approval in hand before seriously searching for homes. This not only strengthens your offers but helps you act quickly when the right property appears.
He also recommends defining your criteria early — budget range, neighbourhood preferences, must-have features — so you’re ready when the spring market fully kicks in.
For Sellers:
With a larger pool of homes on the market, sellers need to get their pricing strategy right from the start. Phil encourages a data-driven approach that reflects current conditions rather than relying on past peak pricing.
Staging, professional photography, and thoughtful listing preparation remain key tools to stand out even when inventory grows.
📊 What This Means for You
Whether you’re thinking of buying, selling, or just watching the market, this episode provides a concise yet powerful snapshot of where London’s real estate market stands as we enter 2026. From pricing strategies to market pace insights, listeners walk away with practical knowledge they can apply right away.
🎧 Listen & Stay Ahead
To hear the full market update and tips from Phil, listen to the latest episode “London Ontario Real Estate Market Update 2026: Latest Stats, Expert Tips & What’s Next” available on all major podcast platforms.
Have a real estate question? I’m here to help. Let’s chat today.
