2026 Ontario LTT Calculator · First-Time Buyer Rebate · Northwestern Ontario
Buying in Thunder Bay means you pay only Ontario's provincial land transfer tax — there is no Toronto Municipal Land Transfer Tax (MLTT) here. At the Thunder Bay median of $310,000, a buyer in Toronto would pay approximately $6,250 in combined LTT, while a Thunder Bay buyer pays just $3,125 — a saving of $3,125.
| Portion of Purchase Price | Tax Rate | Max Tax in Bracket |
|---|---|---|
| First $55,000 | 0.5% | $275 |
| $55,001 – $250,000 | 1.0% | $1,950 |
| $250,001 – $400,000 | 1.5% | $2,250 |
| $400,001 – $2,000,000 | 2.0% | $32,000 |
| Above $2,000,000 | 2.5% | Unlimited |
Ontario LTT uses a marginal bracket system — only the portion within each bracket is taxed at that rate. For a full explanation, visit our Ontario Land Transfer Tax guide.
Ontario's First-Time Homebuyer Land Transfer Tax Rebate can save you up to $4,000 on your Ontario LTT bill.
Thunder Bay is among Ontario's most affordable cities for first-time buyers. At the median of $310,000, a first-time buyer pays Ontario LTT of $3,975, receives a $3,975 rebate (less than the $4,000 max since LTT is lower), and owes $0 at closing.
Thunder Bay is in Northwestern Ontario — no Toronto MLTT applies. A $310,000 purchase in Toronto would cost $7,950 in combined LTT, versus just $3,975 in Thunder Bay — a saving of $3,975.
| Scenario | Ontario LTT | Toronto MLTT | Total LTT |
|---|---|---|---|
| Buy in Thunder Bay at $310,000 | $3,125 | None | $3,125 |
| Buy in Toronto at $310,000 | $3,125 | $3,125 | $6,250 |
| Savings by buying in Thunder Bay | $3,125 | ||
For a full breakdown of Ontario LTT rules, visit our Ontario Land Transfer Tax guide.
Thunder Bay is Northwestern Ontario's largest city, situated on the shores of Lake Superior. The city serves as the regional hub for healthcare, education, and commerce in the north. Popular neighbourhoods include Current River, Westfort, Neebing, Thunder Bay South, and McIntyre. At a median well below the provincial average, Thunder Bay offers exceptional LTT savings.
Use the calculator above to model the exact Ontario LTT for any purchase price in Thunder Bay.
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No. Only the City of Toronto charges a municipal LTT on top of Ontario's provincial LTT. Since Thunder Bay is in Northwestern Ontario and outside the City of Toronto's boundaries, buyers pay only the Ontario LTT.
Ontario land transfer tax is paid on closing day, typically through your real estate lawyer. It is calculated on the purchase price registered with the province.
Yes. Ontario's FTB rebate applies anywhere in the province, including Thunder Bay. You can receive up to $4,000 back on your Ontario LTT if you have never owned a home anywhere in the world and the property will be your principal residence.
For more details, see our comprehensive Ontario Land Transfer Tax guide.