7 Hidden Costs of Selling Your Home (and How to Prepare for Them)

Selling your home can feel like a big win, especially when offers come in quickly, but many sellers are surprised by how many costs come off the top before they see their net proceeds. To avoid surprises, it’s important to understand the hidden costs of selling a home in Greater Vancouver and how to plan for them.

This guide covers the 7 most common costs, plus tips to prepare so you keep more of your equity.

1. Real Estate Commissions

For most sellers, the largest cost is the real estate commission. In Greater Vancouver, commissions are often structured as a percentage of the sale price (for example, 7% on the first $100,000 and 2.5% on the balance, though this varies by brokerage).

How to Prepare:

• Ask your REALTOR® for a clear breakdown of commissions, including how much goes to the buyer’s agent.
• Understand the marketing services included (professional photos, MLS exposure, open houses).
• Remember: a skilled agent can often negotiate a higher sale price, offsetting their fee.

2. Legal Fees & Disbursements

You’ll need a real estate lawyer or notary to handle title transfer, payout of your mortgage, and any other closing documentation. Legal fees typically range from $1,000 – $2,000 depending on complexity.

How to Prepare:

• Get quotes early so you know what to expect.
• Ensure the lawyer includes disbursements (title searches, registration fees) in the estimate.

3. Staging & Pre-Sale Prep

Professional staging can significantly increase your sale price by making your home stand out online and in person—but it comes at a cost.

• Staging fees: $1,500–$5,000 depending on size and scope.
• Minor repairs or painting: $500–$2,500 to freshen up walls, fixtures, and curb appeal.

How to Prepare:

• Budget for cleaning, decluttering, and small updates.
• Talk to your REALTOR® about which improvements give the highest ROI, some updates aren’t worth it.

4. Closing Costs & Adjustments

Sellers often forget about adjustments for things like property taxes, utilities, or strata fees. You may need to reimburse the buyer for the prepaid portion of these items if you close before the end of the billing cycle.

How to Prepare:

• Ask your lawyer/notary for a “Statement of Adjustments” early so you know what will be deducted.
• Keep copies of recent tax/utility payments handy to speed up calculations.

5. Mortgage Penalties

If you have a fixed-rate mortgage and sell before the term is up, you could face a prepayment penalty. This could be the greater of three months’ interest or the interest rate differential (IRD), which can be thousands of dollars.

How to Prepare:

• Contact your lender before listing to calculate any penalties.
• If possible, time your sale to line up with your mortgage maturity date or ask about porting your mortgage to the new property.

6. Moving Costs

Whether you hire professionals or do it yourself, moving expenses can add up:

• Professional movers: $1,000–$3,500 depending on distance and size of move.
• Packing materials & truck rental if you DIY.
• Time off work and other incidental costs.

How to Prepare:

• Get multiple moving quotes.
• Declutter and donate items before listing to reduce what you have to move.

7. Capital Gains (on Non-Principal Residences)

If the home you’re selling is not your principal residence, such as a rental or investment property, you may owe capital gains tax on the profit.

How to Prepare:

• Talk to a CPA to calculate potential tax liability.
• Explore options for deferral or offsetting gains with losses.

Bonus: Home Warranty & Buyer Requests

Sometimes buyers ask sellers to provide a home warranty or cover certain repairs as a condition of the sale. These aren’t mandatory but can be negotiated during subject removal.

How to Prepare Financially

Here are three quick tips to get ready for the costs of selling:

• Get a Net Sheet: Ask your REALTOR® to prepare an estimate of your net proceeds after commissions, legal fees, and other costs.
• Budget Early: Start setting aside funds for staging and legal work before you list.
• Plan for Flexibility: Market conditions can change—have a buffer in case you need to adjust your price or timing.

Conclusion

Selling your home is about more than just getting a high offer, t's about keeping as much of your equity as possible. By understanding commissions, legal fees, staging costs, closing adjustments, mortgage penalties, and moving expenses in advance, you can make smarter decisions and avoid last-minute surprises.

At Aminie Realty, we guide our sellers through every step of the process, including preparing a detailed cost breakdown so you know exactly what to expect.

Thinking about selling your home? Contact us today for a free home evaluation and personalized plan to maximize your sale price while minimizing hidden costs.