Fixtures, assumed debt and new-home adjustments can affect the tax base.
Closing cash planner
Build one usable number.
Enter your own estimates. The planner separates tax, refund and planning allowances so a low placeholder cannot masquerade as a quote.
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Gross Ontario LTT—Published marginal brackets
Estimated refund—Only if eligible
Net LTT—Whitby municipal LTT: $0
Cash to plan—Down payment + net LTT + your allowances
Lawyer review required. This scenario includes a new-construction or non-resident boundary that this estimate intentionally does not price.
This is a planning estimate, not a legal statement, lender quote, eligibility decision, customer, paid conversion, revenue or profit event. Your lawyer's statement of adjustments and provider records control.
Before waiving conditions
Close the gaps the calculator cannot.
Use this list with your lawyer, lender and insurer. A purchase price alone cannot predict every cash requirement.
Worldwide ownership, spouse history, citizenship or permanent residence and co-purchaser shares can change the refund.
Ask for a transaction-specific quote and what it includes.
Your statement of adjustments may reimburse prepaid property tax, utilities or common expenses.
Whitby warns that supplementary property-tax bills on new construction can arrive later and be retroactive.
Do not let the down payment and closing costs reduce your operating buffer to zero.
Check the rule, not a marketing claim.
The calculation uses Ontario's current published brackets: 0.5% to $55,000; 1% to $250,000; 1.5% to $400,000; 2% above $400,000; and 2.5% above $2 million for one- or two-family residences. Ontario states a maximum $4,000 first-time buyer refund for qualifying transfers on or after January 1, 2017. Toronto states its municipal tax applies to properties purchased in the City of Toronto.