Open Tools > Calculators > Purchase to move a client from a purchase price to the number that actually matters on closing day: the cash they need to bring.
What to Enter
Enter the purchase price, down payment, rate and amortization, then the province the property is in. The calculator solves the loan amount and loan-to-value from price and down payment, and shows the monthly payment at the entered rate and amortization straight away.
Province and Municipality
Land transfer tax is provincial, and every province charges it differently. Ontario, British Columbia, Quebec and Manitoba use tiered brackets on the purchase price; Nova Scotia, PEI and New Brunswick charge a flat percentage; Alberta and Saskatchewan have no land transfer tax at all, only small title-registration fees. Selecting Ontario reveals a Toronto toggle: Toronto charges its own municipal land transfer tax on top of Ontario's provincial tax, so a Toronto purchase carries both.
First-Time Buyer Rebates
Turning on first-time buyer applies a rebate where one exists. Ontario's provincial rebate is capped at $4,000; a Toronto property adds a separate municipal rebate capped at $4,475 on top. British Columbia exempts the first $500,000 of a home's value outright and phases the rebate out between $835,000 and $860,000, down to nothing above that. PEI waives its land transfer tax in full for a qualifying first-time buyer, with no price cap. Quebec, Manitoba, Nova Scotia, New Brunswick, Newfoundland and Labrador, Alberta and Saskatchewan have no comparable rebate program, so the toggle changes nothing in those provinces.
The Foreign Buyer Surcharge
Turning on foreign buyer adds Ontario's non-resident speculation tax, 25% of the purchase price, province-wide. British Columbia's additional property transfer tax, 20% of the property's value, only applies within five named regional districts (Capital, Fraser Valley, Metro Vancouver, Central Okanagan and Nanaimo), so confirm that separately for a BC file rather than relying on the toggle alone.
Reading the Closing Cost Lines
The closing costs panel lists land transfer tax, legal fees, title insurance and a property tax adjustment estimate line by line, with any rebate shown as a credit against the total. Cash to close, shown at the top of the results, is the down payment plus every one of those closing costs added together. Anything the closing-cost rules flag, such as a program that requires a citizenship or residency check the calculator cannot verify on its own, appears as a warning beneath the cost lines rather than silently changing a number.
What to Do Next
Use Work Out What a Client Can Afford first when the client does not yet have a purchase price in mind.