Many Ontario homeowners think about selling their house privately to save on commissions or have more control over the process. The idea can sound appealing: you choose your price, run your own marketing, and negotiate directly with buyers. But before you take that route, it’s important to understand what it really involves, what costs and work come with it, and how it compares to other options.
This article explains how to sell a house privately in Ontario, what steps you’ll need to take, and the pros and cons of doing it yourself. Then we’ll look at when a private sale might not be the easiest path and how GTA House Buyers can offer a simpler, stress-free alternative with no open houses, no major repairs, and no waiting months for offers.
What Does Selling Privately Mean?
Selling privately, often called FSBO (For Sale By Owner), means you manage the sale of your home without hiring a listing agent. You take care of the marketing, showings, and negotiations yourself.
However, in most cases, a buyer’s agent is still involved since many buyers rely on their agent to locate and tour homes. That agent still expects to be paid a cooperating commission, typically around 2 to 3 percent of the sale price, so even in a private sale, you’re usually still covering that cost.
You can still hire professionals like a photographer, appraiser, or lawyer to support you, but you’ll be responsible for the overall coordination, pricing, and communication with buyers and agents.
Steps to Sell a House Privately in Ontario
1. Research the market. Check recent sales of similar homes in your area to set a fair asking price. Use public sites such as Realtor.ca or HouseSigma.com for comparisons.
2. Prepare your home. Declutter, clean, and make any repairs that might turn off buyers. Even small updates like paint or lighting can help.
3. Take professional photos. High-quality photos make a major difference. Consider hiring a real estate photographer to showcase your home properly.
4. Create your listing. You can post on free classified websites, paid FSBO platforms, or social media. Some sellers also use flat-fee MLS services that let you appear on the MLS for a small fee.
5. Handle inquiries and showings. Be ready to answer calls, respond to messages, schedule viewings, and often host open houses to increase exposure. Always verify that visitors are genuine buyers before letting them in.
6. Negotiate offers. You’ll discuss price, conditions, and closing dates directly with buyers or their agents.
7. Hire a real estate lawyer for closing. Your lawyer usually gets involved once the sale is firm and both parties have signed the Agreement of Purchase and Sale. They handle title searches, funds, and closing paperwork, not marketing, negotiation, or offer preparation. If you’d like a lawyer to review agreements when you are negotiating with potential buyers, then you’ll likely need to pay them for their time.
Flat-Fee MLS Services: What to Know
Flat-fee MLS services allow a homeowner to pay a small amount to have their property placed on the MLS without hiring a full-service agent. The listing brokerage uploads basic information, but you remain responsible for everything else, including communication, showings, and negotiation.
While this can sound like the best of both worlds, there are a few hidden limitations:
Commission expectations still apply. Although you save on the listing side, most buyers’ agents still expect to earn the standard cooperating commission, usually around 2-3 percent. If you offer less, your home may receive fewer showings, as some agents will prioritize listings that compensate the going rate or higher.
You may also find that you get very few showings when you have a flat-fee listing. Part of this reason can be that realtors may have a perception that dealing with the homeowner is more difficult than dealing with a professional realtor. A realtor is someone who has sold many houses, but with a homeowner this may be the first house they’re selling and thus they have a knowledge and experience gap. Realtors have also experienced that flat-fee homeowners want to pay lower commissions or want to avoid paying commissions altogether. Once again, if you’re offering a commission that’s below the going rate an agent will prefer to take their clients elsewhere.
The Reality About Lawyers in Private Sales
Many homeowners assume their lawyer will prepare or review offers for them, but that’s rarely the case in Ontario. In most transactions, whether through an agent or not, the lawyer steps in only after the deal is firm to handle the closing process.
If you’re selling privately, you’ll be responsible for drafting or reviewing the Agreement of Purchase and Sale yourself. Some lawyers will agree to help before signing, but that’s usually an extra service outside standard closing work. This could get very expensive if you get several offers that don’t firm up.
This is one of the biggest pitfalls of private sales. Without a buyer’s agent or seller’s agent guiding the paperwork, small mistakes in the offer or conditions can cause delays, legal issues, or even kill the deal once it reaches the lawyer’s office. It’s wise to consult a lawyer for advice before you sign anything, but don’t expect them to create the contract or run the sale for you.
Advantages of Selling Privately
1. You avoid listing-side commission fees. The main appeal of FSBO is avoiding the 2.5 percent typically paid to a listing agent. On a $700 000 home, that can mean saving about $17 500 commissions and $2,275 HST on top.
2. You control the process. You decide when to show your house, how to market it, and how to handle open houses. Some sellers like having full control instead of relying on an agent’s schedule.
3. You can communicate directly with buyers. Talking to buyers yourself can speed up negotiations and help you gauge their seriousness.
Disadvantages of Selling Privately
1. Marketing is harder than it looks. Most buyers start their search on MLS, where only licensed agents can post full listings. Without full visibility, reaching qualified buyers can be slow.
2. Pricing mistakes can cost you. If you overprice, your home may sit on the market and lose interest. If you underprice, you could leave money on the table. Agents have access to detailed market data that most homeowners don’t.
3. Managing showings and open houses can be stressful. You’ll handle every inquiry, schedule, and viewing, often coordinating weekend open houses. That can mean constant interruptions and dealing with unqualified buyers or curious neighbours.
4. Negotiating and paperwork are complex. Purchase agreements in Ontario include many legal details. A single mistake can lead to disputes or closing delays.
5. Emotional involvement can make decisions harder. It’s easy to take feedback personally or hesitate on fair offers when you’re emotionally attached to the home.
How GTA House Buyers Can Offer a Better Option
If the idea of repairs, showings, or open houses feels overwhelming, you’re not alone. Many Ontario homeowners start out wanting a private sale but soon find the process time-consuming and stressful.
That’s where GTA House Buyers comes in. We buy houses directly from homeowners across Ontario, in any condition, with flexible closing dates. There are no listing agents, no commissions, and no public open houses.
Here’s how we make it stress-free
1. Minimal disruption to your schedule. We often arrange a limited visit to your property where we aim to get as much accomplished in one visit as possible. This way you don’t need to deal with one person booking an hour on Monday during your dinner time, another person booking Tuesday during breakfast, and other people booking an hour in advance at random times and forcing you to frantically clean. Our process keeps your privacy intact and your routine uninterrupted.
2. We buy as-is. You don’t have to fix, clean, or stage anything. Whether your house needs minor updates or major repairs, we’ll make an offer based on its current condition.
3. You choose your closing date. Need to sell fast because of relocation, inheritance, or financial pressure? We can close in as little as 5 days. Or if you need to close slow to find your next home, to move in your preferred month, or for any reason at all, then that’s good too.
4. No commission or hidden fees. The offer you accept is the amount you receive.
5. We keep it private and respectful. Selling your home can be emotional. Our approach is built around dignity, privacy, and compassion.
Final Thoughts
Selling a house privately in Ontario can work if you have the time, patience, and confidence to handle every part of the process. It can save you some listing-side commission, but it often brings new challenges, and you’ll still be responsible for paying the buyer’s agent in most cases.
If you’re thinking about selling privately because you want control, privacy, or a faster outcome, consider exploring what GTA House Buyers can offer. We provide a fair, transparent alternative that takes away the uncertainty and stress of renos, listings, open houses, and endless showings.
Whether your house needs work, you’re facing an unexpected situation, or you just want a quick, private sale, our team can help.
Reach out today for a no-obligation offer and see how easy selling your Ontario home privately can be.