How to Sell Your Home Without a Realtor in Ontario
A step-by-step guide for FSBO sellers in Durham Region. No jargon, no fluff — just exactly what you need to do to close your sale and keep your commission.
This guide is for informational purposes only and does not constitute legal advice. Always consult a licensed real estate lawyer for your transaction.
Set Your Price
Research recent sales of comparable homes in your neighbourhood (called "comps"). Check sold prices on Realtor.ca and Housesigma.com. Price slightly below market to generate multiple offers, or at market value if you're not in a rush.
- Look at homes sold within 1km in the last 90 days
- Match square footage, bedrooms, and lot size as closely as possible
- Factor in your upgrades — kitchens and bathrooms add the most value
Prepare & Photo Your Home
Declutter every room, deep clean, and do any minor repairs. First impressions on photos are everything — buyers decide in seconds whether to book a showing.
- Hire a professional photographer for best results
- Shoot on a bright day with all lights on and blinds open
- Clear countertops, remove personal photos, and tidy closets
Create Your HomeFree Listing
List your property here on HomeFree. Write a clear, honest description highlighting your home's best features, neighbourhood, and nearby amenities. Include all the details buyers need.
- Upload at least 10 high-quality photos
- Mention schools, transit, parks, and commute times
- Be accurate on square footage and room counts
Put Up a For-Sale Sign
A lawn sign drives local traffic and gives your listing credibility. Include your phone number so buyers can call you directly.
- Professional sign installation looks more credible
- Include your HomeFree listing URL on the sign rider
- Check your municipality's sign bylaws — most allow one sign on your property
Set Up Showings
Respond to buyer inquiries quickly — the faster you respond, the more serious you appear. Use a lockbox to allow flexible showing times even when you're not home.
- Be flexible with showing times including evenings and weekends
- Leave the home during showings — buyers are more comfortable without the seller present
- Keep notes on feedback from each showing
Consider a Pre-Listing Inspection
A pre-listing inspection lets you find and fix issues before buyers do. It also gives buyers confidence, which can reduce or eliminate their inspection condition.
- Fix any major deficiencies found before listing
- Disclose known issues — Ontario law requires it
- Provide the report to serious buyers to speed up the process
Receive & Negotiate Offers
When a buyer is interested, they will submit a written Agreement of Purchase and Sale (APS). Review it carefully. You can accept, reject, or counter-offer. You are not obligated to accept any offer.
- Look beyond the price — closing date, conditions, and deposit all matter
- A "firm" offer (no conditions) is stronger than a conditional one
- You can ask buyers for proof of mortgage pre-approval before accepting
Hire a Real Estate Lawyer
A real estate lawyer is legally required for every property transaction in Ontario. They will review your Agreement of Purchase and Sale, conduct a title search, prepare closing documents, and handle the transfer of funds on closing day.
- Engage your lawyer before you accept any offer — not after
- Your lawyer will explain every clause in the agreement
- Legal fees for a typical sale are $1,500–$2,500 — a fraction of realtor commissions
Close the Deal
On closing day, your lawyer handles everything — transferring title, receiving funds, and paying out any mortgage. You hand over the keys and receive your proceeds.
- Make sure the home is empty and clean by the agreed closing time
- Leave all appliances, fixtures, and items included in the agreement
- Transfer utilities out of your name on closing day
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