Craig Johnston Personal Real Estate Corporation · Brokerage: Royal LePage Elite West
For homeowners in Coquitlam, Port Moody and Port Coquitlam who want to know what they’ll actually keep. Your net is your sale price minus commission (plus 5% GST), legal or notary fees (plus GST and PST), your mortgage payout and any penalty, and the adjustments at completion. Run your own numbers below, then see every cost explained.
Reviewed: November 1, 2026 · Market data: GVR September 2026 · BCFSA Licence: 187645 · Brokerage: Royal LePage Elite WestSelling costs are the same across BC: commission plus 5% GST, legal or notary fees plus GST and PST, any mortgage discharge fee or prepayment penalty, and property tax and utility adjustments. Moving costs come on top. In my example $1,500,000 sale, an example commission (7% on the first $100,000 and 3% on the balance) plus GST totals $51,450. Sellers don’t pay property transfer tax.
Enter your expected price and the commission structure you’re considering. Add your mortgage payout and any quotes you already have. Every figure stays on your screen; nothing is sent anywhere.
Who sets each amount, how it’s worked out and which taxes apply. The detail on each one is underneath.
| Cost | Who sets the amount | How it’s worked out | Tax |
|---|---|---|---|
| REALTOR® commission | Your listing agreement (negotiable) | A percentage, a tiered percentage or a set dollar amount, split between the listing and buyer’s brokerages | 5% GST |
| Legal or notary | Your lawyer or notary’s quote | Fee for the title transfer and the mortgage discharge, plus disbursements | 5% GST + 7% PST |
| Mortgage payout | Your lender | Balance owing, plus any discharge or administration fee and any prepayment penalty | None |
| Strata forms | Provincial maximums | Form B up to $35 plus up to 25¢ a page for copies; Form F up to $15 | — |
| Adjustments | Your completion date | Property tax, utilities and strata fees pro-rated: a credit if prepaid, a charge if unpaid | — |
| Prep and staging | You (optional) | Written quotes for cleaning, repairs and staging. For cleaning, Craig recommends Obsession Cleaning Services. | As quoted |
| Photography and marketing | Your listing agreement | Often included in the commission; confirm what’s included before you sign | — |
| Moving | You | Movers, packing and any overlap in housing | As quoted |
| Property transfer tax | Province | Paid by the buyer, not the seller | $0 to you |
| Capital gains | CRA and the Province | Generally none on a principal residence; can apply to a rental, a second property or a quick resale | Ask your accountant |
Negotiable, and set out in your listing agreement. It can be a percentage, a tiered percentage or a set dollar amount, and the agreement must state what goes to the buyer’s brokerage. Commissions are often quoted as a tiered structure, for example 7% on the first $100,000 and 3% on the remaining balance, split between the listing brokerage (the seller’s agent) and the buyer’s brokerage (the buyer’s agent) (example only, not a standard rate). GST at 5% applies to the commission.
It’s typically the largest selling cost. Understand exactly what it covers and how it’s calculated before you list. See how commission works in Coquitlam.
Your lawyer or notary quotes a fee for the title transfer and the legal work to discharge your mortgage. Legal services in BC attract 7% PST, and GST applies to legal fees. Get a written quote that shows the taxes and disbursements. It’s a smaller line item, but a necessary one on every sale. See what happens on closing day.
Your lender may charge an administration or discharge fee. If you pay off the mortgage before its term ends, there may be a prepayment penalty, often the higher of three months’ interest or an interest rate differential, depending on your contract. Ask your lender for a written payout figure well before completion. Porting or blending can sometimes reduce a penalty: see selling before your mortgage term ends.
Property taxes (you receive a credit for the prepaid portion, a debit for any unpaid portion). Strata fees work the same way, as do some utilities. On a strata sale you’ll also order the Form B Information Certificate and Form F Certificate of Payment. Individually these are small, but they still belong in your net-proceeds math. See Coquitlam property tax.
Optional. Costs depend on the size of the home and how much furniture is needed, so get a written quote. Staging can help a home photograph and show well, but no one can promise it changes the price. Cleaning, minor repairs and staging cost money up front, so put your budget toward the items buyers will actually notice. See how to stage a Coquitlam home and whether to renovate before selling.
Often included in the REALTOR®’s commission. Confirm what’s included before signing the listing agreement. See how I feature a home: photos, floor plans, video and the listing page.
Movers, packing and any overlap in housing are easy to underestimate. Factor them in so the cost of actually leaving is part of the plan, not an afterthought. If you’re buying your next home too, see sell first or buy first.
If the home was your principal residence for every year you owned it, the gain is generally not taxed, but you must still report the sale and designation on your return. On a rental or second property, half the gain is taxable (CRA’s current inclusion rate), and commissions and legal fees reduce the gain. Sell within 365 days and the federal flipping rule can apply; within 730 days, the BC home flipping tax can apply. Confirm with your accountant. See BC capital gains on property and the BC home flipping tax for sellers.
The number that actually matters is not your sale price but what you keep after all of these: your net proceeds. Sellers who map these costs out before listing make better decisions, because they’re working from the real figure that funds their next move rather than an optimistic gross that quietly shrinks by closing day.
Every one of these amounts varies with your situation, so treat this as a checklist rather than a quote, and confirm the exact figures with your lawyer, your lender and your REALTOR® before you finalize anything.
Example only: with 7% on the first $100,000 and 3% on the remaining balance, split between the listing brokerage and the buyer’s brokerage, commission is $49,000 plus $2,450 GST = $51,450. That leaves $1,448,550 before legal fees (plus GST and PST), the mortgage payout, any penalty and adjustments. The calculator above starts with these same figures.
Example only: commission and GST on a $1,500,000 sale at 7% on the first $100,000 and 3% on the balance (not a quote or a standard rate).
| Line | How it’s calculated | Amount |
|---|---|---|
| Example sale price | Assumed for illustration | $1,500,000 |
| Commission on first $100,000 | 7% × $100,000 (example tier only) | $7,000 |
| Commission on the balance | 3% × $1,400,000 (example tier only) | $42,000 |
| Total commission | $7,000 + $42,000 | $49,000 |
| GST on commission | 5% × $49,000 | $2,450 |
| Commission + GST | $49,000 + $2,450 (3.43% of the sale price) | $51,450 |
| Proceeds after commission + GST | $1,500,000 − $51,450 | $1,448,550 |
| Legal or notary fees | Your quote + 5% GST + 7% PST | Get a written quote |
| Mortgage payout, discharge fee, any prepayment penalty | From your lender’s written payout statement | Varies |
| Strata only: Form B / Form F | Provincial maximums: $35 + 25¢/page; $15 | Up to $35 + copies; up to $15 |
| Property tax and utility adjustments | Pro-rated to completion date (credit or debit) | Varies |
| Property transfer tax | Paid by the buyer, not the seller | $0 to you |
Commission tiers are an example only; the total is split between the listing brokerage (the seller’s agent) and the buyer’s brokerage (the buyer’s agent). Commission is negotiable and set in your listing agreement. Sources are listed at the bottom of the page.
Your price, not mine: run the calculator with your own figures, or see the 2026 net-proceeds walkthrough.
Mostly no. Commission, GST, PST on legal fees, mortgage penalties, strata form maximums and the flipping rules are set provincially or federally, so they’re the same in Coquitlam, Port Coquitlam, Port Moody, Anmore and Belcarra. The real differences are price levels, which change the dollar size of a percentage commission, and each city’s utility billing dates, which show up in your adjustments.
Benchmarks: Greater Vancouver REALTORS® MLS® HPI, September 2026. Your home’s value depends on its own comparable sales; see home values by neighbourhood.
Your sale price isn’t what you keep. Before you list, I build the number that funds your next move.
I pull recent sales in your neighbourhood that are accurate comparables to set a realistic price range, not a hopeful one.
We run commission and GST, legal fees, and the adjustments you can expect, so you see an estimated net before you sign anything.
You ask your lender for a written payout statement, including any prepayment penalty. That one number can change your timing.
We decide what’s worth fixing and what isn’t, then list. At completion, we check the Statement of Adjustments with your lawyer or notary.
See it on real sales: the Tri-Cities case studies walk through how pricing and preparation played out, from listing to completion.
“Craig sold my property in just 6 days, which is an incredible feat. After receiving one offer, he quickly reconnected with all the other realtors who had viewed the property, and before I knew it, we had multiple offers—all over asking price!”
“We received seven offers, and Craig held firm on our priorities: no subject to sale and achieving our price. We took the home off the market over Christmas, but behind the scenes Craig continued working. When we re-listed in January, it sold in just three days to buyers he had been nurturing — at the price we wanted.”
“Craig kept me informed of the local market for a couple of years before I asked him to handle my Coquitlam sale. He laid out the strategy upfront, the listing generated a lot of interest, and we had an acceptable offer in under a month. I was stressed going in — Craig helped me overcome a lot of my anxiety. I’ve already introduced him to my sister, who plans to sell soon.”
“Craig was there with us everyday. Guiding us to our next step we were kept informed daily sometimes multiple times a day as to what was happening… Our home sold in only 6 days with multiple offers.”
“One of the sales was my Mom’s home. She is 97 and so this was a very emotional issue to be leaving her beloved home of so many years… Craig was extremely patient in explaining the market and was very sensitive to her concerns. We can’t thank him enough for his empathy and understanding in working with an elderly person through a difficult time in a very caring manor!”
“Craig is a true professional and I would highly recommend him to anyone looking to buy or sell their home. His approach is clear, data-driven and resulted in multiple offers for our sale.”
“Craig Johnston recently sold my townhouse in West Vancouver in less than 6 days for over asking price!!!!! Craig is one of the most prolific and highly motivated realtors I have seen in the Realty business, and I have extensive experience buying and selling properties of all sorts.”
“Craig absolutely delivered on his promise of selling my condo, exceeding my expectations. Craig met with me prior to listing and gave helpful advice for making my home shine to potential buyers. The media and internet exposure, salesmanship and presentation were all top tier.”
“He went above and beyond what was required and managed to sell our condo at one of the slowest times of the year! From helping with the staging to being available to show to the unit at any time, Craig managed to sell our place when other comparable units nearby had been sitting for weeks!”
“No matter value of the property, Craig puts great care into preparing high-quality marketing content, ensuring each listing is presented at its absolute best. Craig presents very professionally and is very responsive with his communications.”
“His creativity, top-notch communication skills, and a solid plan were instrumental in selling high and buying low. His foresight in negotiation, predicting outcomes before they happened, truly set him apart. He's also humble and very respectful.”
“Throughout our journey, Craig demonstrated immense patience and understanding. He went out of his way to provide extra resources and various options to consider on both the buy and sell side.”
It's written into your listing agreement. BC rules require a listing (service) agreement to state the remuneration that will be paid to a cooperating brokerage, meaning the brokerage working for the buyer. When an offer comes in, your brokerage must also give you a disclosure of the expected remuneration in dollars. That's the only point where the dollar figure has to be shown. GST at 5% applies to the commission you agreed to pay, so ask to see the full amount including GST before you sign anything.
Usually yes. BC charges 7% PST on legal services, and BCFSA lists GST on your legal fees as a selling cost. Your conveyancing quote should show the fee, disbursements and both taxes separately so you can compare quotes properly. The legal work to discharge your mortgage is often billed on the same invoice. PST rules on professional services changed on October 1, 2026, but those changes cover non-residential real estate services, not the sale of a home that's classified as residential.
The province caps the Form B Information Certificate at $35 plus up to 25 cents per page for copies, and the Form F Certificate of Payment at $15. The strata corporation has to provide each one within 7 days of the request. A management company may charge a rush fee if you ask with less than 7 days' notice, so order them early. The Form F is needed to register the transfer at the Land Title Office, so your sale can't complete without it.
Your lender may charge an administration fee on top of any prepayment penalty, and you'll also pay your lawyer or notary for the legal work to discharge the mortgage. FCAC says the penalty is generally the higher of three months' interest or an interest rate differential, and federally regulated lenders must tell you how they calculate it. Ask for a written payout statement with every fee listed well before completion. Don't rely on an estimate from your contract alone. To see your likely net, start with a home evaluation.
Yes. Since the 2016 tax year, you report the sale and your principal residence designation on Schedule 3 of your return for the year you sell. Since 2017 you also complete Form T2091. Leaving it off doesn't save tax. CRA can charge a late-designation penalty of $100 per complete month, to a maximum of $8,000. If the home wasn't your principal residence for every year you owned it, part of the gain may be taxable, so talk to your accountant.
CRA lets you subtract the costs of selling (fixing-up expenses, commissions, legal fees, surveyors' fees and advertising) from your proceeds when you work out the gain. These costs reduce the gain. You can't deduct them from your other income. CRA's guide currently sets the inclusion rate at one-half, so half of the remaining gain is taxable at your marginal rate. Keep the invoices and your completion statement from the sale, because your accountant will need them.
Yes, they're separate rules. Under the federal flipping rule, profit on housing held less than 365 days is generally taxed as business income, with no principal residence exemption, unless a life-event exception applies. The BC home flipping tax, in effect since January 1, 2025, applies to homes held less than 730 days. It's 20% of net taxable income within 365 days and declines to zero at 730. If you owe BC tax or claim certain exemptions, you file a separate return within 90 days of the sale.
Your lawyer or notary splits the year's charges between you and the buyer at the completion date. Tri-Cities utility fees are billed once a year: Coquitlam and Port Coquitlam bills were due March 31, 2026, and Port Moody's were due February 27, 2026. If you've paid for the full year, you can generally expect a credit for the period after completion. If not, the unpaid amount is settled at closing. Bring your paid utility and property tax notices to your lawyer early.
A home equity line of credit is paid out at closing the same way a mortgage is, usually with a small discharge fee. HELOCs don't typically carry prepayment penalties because they're already variable-rate revolving credit. If your HELOC is part of a combined plan with a fixed-rate mortgage portion, that portion can carry a penalty. Confirm the discharge process with your lender 30 days before closing.
I’ve lived in the Tri-Cities for more than 47 years. I help homeowners sell across Coquitlam, Port Moody and Port Coquitlam, and every listing starts the same way: a price range from accurate comparable sales, your lender’s payout figure and a written net sheet, so you know what you’ll keep before you sign anything.
Written and reviewed by Craig Johnston, REALTOR® (BCFSA Licence #187645), Royal LePage Elite West · Last reviewed November 1, 2026. This page is general information, not legal, tax or mortgage advice. The calculator gives an estimate, not a quote. Confirm the figures for your sale with your lawyer or notary, your lender and your accountant.
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