Home Sale Proceeds Calculator: What You Walk Away With
Enter your expected sale price and see what you walk away with after commission, GST, legal fees, the mortgage payout and adjustments. Then compare it with keeping the home and renting it out for a year. Every default is a labelled convention, not a quote; change any of them. If you want the sale price itself checked against real comparable sales, the form at the bottom gets you a free evaluation from a local REALTOR®.
Commission in Alberta is negotiable and set by no board; 7% and 3% are the common convention. GST is 5% of the commission. The mortgage discharge registration is $25 under the Tariff of Fees Regulation from 1 October 2026, plus $10 for each further title and is added automatically when a mortgage is entered. Capital gains, GST on a new or short-term-rental unit and moving costs are not included. Not legal, tax or financial advice.
The rent default is CMHC’s October 2025 Canmore two-bedroom average of $2,438 and the vacancy default its 1.8% purpose-built rate; set your own. Property tax uses the Town’s 2026 rates on the sale price as a proxy for assessed value. Mortgage interest is not deducted here because it depends on your balance and rate; subtract it yourself if the home is financed. This compares one year’s cash flow, not appreciation or the capital gain you defer by keeping it.
Both halves of this sum rest on the price, and that needs the last sales in your building or street rather than a guess. Send the address and a licensed Bow Valley REALTOR® will come back with a free evaluation. No obligation.
How the numbers work
What does this home sale proceeds calculator include?
Commission on Alberta’s usual tiered structure, the 5% GST charged on that commission, legal fees, the $25 Land Titles registration to discharge a mortgage, any prepayment penalty, the property tax and condo fee adjustments to the possession date, and the mortgage balance you pay out. What is left is the net proceeds, the figure that actually reaches your account from the lawyer. On a $900,000 sale with the 7% and 3% convention and a $1,500 lawyer, selling costs come to about $33,500 before any mortgage payout.
What is not included, and why?
Capital gains tax, because whether any is owed turns on whether the home was your principal residence for every year you owned it, and that is not something a calculator should guess. GST on the sale price, which can apply to a new build or to a unit that was run as a short-term rental business. Moving, cleaning and staging. If the home is a Canmore second home, the capital gains question is the big one; read it before you set a price.
How does the keep-and-rent comparison work?
It takes one year of rent at the figure you enter, deducts vacancy, property tax, condo fees, insurance and upkeep and any management fee, and sets the result against what the net proceeds would earn if you sold and invested them at the return you choose. It is a one-year cash comparison. It does not count appreciation on the home, the capital gain you defer by keeping it, or mortgage interest, which you should subtract yourself if the home is financed.
Why does the property tax class matter if I rent it out?
From the 2026 tax year Canmore charges 0.833% of assessed value on a home that is not someone’s primary residence for at least 183 days of the year, including 60 consecutive, unless an Alberta resident is on title, against 0.457% for a primary residence. A long-term tenant who lives there qualifies the home for the lower rate; a home left empty between visits, owned from outside Alberta, pays the higher one. On a $900,000 home that is a difference of about $3,400 a year, which is why the calculator asks.
Is the commission figure what I will actually pay?
Only if you agree to it. Commission in Alberta is negotiable and is set by no board or regulator; 7% on the first $100,000 and 3% on the balance is the common convention and that is why it is the default. Change the two percentages to whatever you negotiate and the proceeds update. The listing brokerage then shares the commission with the buyer’s brokerage, which is why the total does not fall if you find the buyer yourself unless your agreement says so.
Thinking about selling?
Get the evaluation first, built on real comparable sales from a licensed Bow Valley REALTOR®. Then decide.
