Selling Your Home After Divorce: A Survival Guide

Divorce is rarely easy. It’s an emotional, sometimes chaotic transition, and when selling a home is part of the equation, things can feel even more overwhelming. But here’s the good news—you don’t have to do it alone. With the right guidance and a solid plan, selling your home can be a step toward closure and a fresh start.

At Just Team, we’ve helped countless clients navigate this exact situation. Whether you and your ex are on amicable terms ,we’re here to make the process as smooth (and drama-free) as possible.

Step 1: Can You Sell?

Before diving in, make sure you’re legally in a position to sell. If there are ongoing discussions about one party buying out the other, that needs to be finalized first. If you’re unsure where you stand, it’s time for a conversation—with your lawyer and your real estate agent.

Step 2: Who’s in Possession?

Who’s living in the home? Are both parties on board with selling? These details matter. The process will be much simpler if both parties can agree on the logistics of showings, negotiations, and closing.

Step 3: Are You 100% Set on Selling?

Sometimes, emotions can cloud decisions. Make sure selling is truly the right move for both of you. If it is, then let’s make a game plan that gets you the best possible outcome.

How We Help

Navigating a home sale during a divorce is different from a traditional transaction. There are emotions involved, communication challenges, and sometimes legal complexities. That’s where we step in:

• We communicate separately. If direct discussions are too heated, we act as the go-between.
• We set ground rules. If mediation-style conversations are needed, we can facilitate in a structured way.
• We protect your financial interests. Buyers don’t need to know this is a divorce sale. Disclosing that information could lead to lowball offers.

What we won’t do:

• Talk to your attorney without permission. Every legal move costs you money—we keep our role strictly real estate-focused.
• Choose sides. We work for both parties with the shared goal of getting the home sold.
• Give financial or legal advice. We help with maximizing profit on your sale, but for tax or legal matters, we’ll refer you to the right professionals.

The Selling Process

1. Meet with Us – A no-commitment chat about your needs, goals, and concerns.
2. Set a Price – A market analysis to determine the best listing price.
3. Prepare the Home – This includes decluttering, staging, and making necessary improvements.
4. List the Home – We’ll market it on the Waterloo and Toronto MLS to attract buyers.
5. Showings & Negotiation – We help coordinate showings and guide you through offers.
6. Under Contract – Once an offer is accepted, the buyer will work through financing, inspections, and appraisals.
7. Closing & Moving On – Sign on the dotted line and step into your next chapter.

A Fresh Start Awaits

Divorce is tough, but selling your home doesn’t have to be. With the right team by your side, you can move forward with confidence, knowing that you’re getting the best possible outcome from your home sale.

Need help navigating this process? We’re here for you every step of the way.

📩 [email protected]
🌎 www.JustTeam.ca
📞 519-498-8213
📍 Serving the Waterloo Region

Let’s get you through this and on to the next chapter.

Selling a home "as-is" can be a practical choice for homeowners who don't have the time, resources, or energy to tackle repairs before putting their property on the market. While an as-is sale means buyers will purchase the home in its current condition, there are still ways to maximize its appeal and value. Here's how you can make the most of selling your home as-is and why hiring experienced realtors like us can make all the difference.

Consider Temporary Financing for Repairs

If your home requires essential repairs but you don't have the upfront funds to complete them, consider applying for a Home Depot Home Improvement Loan or a similar program. These loans often come with a "no payment for 6 months" option, allowing you to defer payments until after you’ve sold your home. Here’s how it works:  CLICK HERE: Home Depot Project Loan

• Complete Essential Repairs: Address major issues like leaky roofs, outdated appliances, or structural concerns to make the property more appealing.

• Sell Your Home Faster and for More: A home in better condition will attract more buyers and command a higher price.

• Pay Off the Loan After Closing: Once your home is sold, use the proceeds to pay off the loan before the interest kicks in.

This strategy allows you to improve your home’s marketability without incurring upfront financial strain.

 Hire Us to Sell Your Home As-Is

Even if you’re selling as-is, presentation matters. As experienced realtors with 35 years of expertise, we have the resources and strategies to make your home shine in the eyes of potential buyers. Here’s how we help:

• Staging with Full Furniture Packages: We provide a comprehensive staging service, complete with beautiful furniture packages, to transform your home into a welcoming, aspirational space. Staged homes consistently sell faster and for more money.

• Professional Photography: First impressions are everything. Our professional photographers capture your home in its best light, ensuring your online listing attracts serious buyers.

• Cleaning Services: We cover the cost of professional cleaning to ensure your home looks spotless for showings. This includes:

  • Deep Cleaning: To refresh every corner of the house.

  • Carpet Cleaning: To give floors a renewed and inviting look.

By investing in these services, we take the burden off your shoulders and ensure your home is as attractive as possible—even in an as-is sale.

Why Selling As-Is Can Still Be Profitable

While selling as-is might seem like you’re leaving money on the table, it can actually be a smart decision in many situations. Here’s why:

• No Upfront Costs for Extensive Repairs: Selling as-is allows you to avoid large, time-consuming projects.

• Attract a Specific Buyer Pool: Some buyers, such as investors or those looking for fixer-uppers, specifically seek out as-is properties.

• Faster Sale Timeline: Without the need to complete repairs, you can list your home quickly and attract offers sooner.

With our expertise, we help position your as-is home to appeal to the right buyers and still command the best possible price.

Steps to Successfully Sell Your Home As-Is

1. Disclose the Property’s Condition:

   • Be upfront with buyers about the home’s current state. Transparency builds trust and reduces the risk of legal disputes.

2. Price It Right:

   • Pricing an as-is home correctly is critical. We analyze comparable properties and current market conditions to find the sweet spot that attracts buyers while maximizing your return.

3. Enhance Its Appeal:

   • Even without repairs, small improvements like decluttering, deep cleaning, and staging can dramatically improve your home’s perceived value.

4. Leverage Professional Marketing:

   • Our comprehensive marketing strategy ensures your home gets the visibility it deserves, from online listings to social media promotions and beyond.     

     Why Choose Us to Sell Your As-Is Home?

     Selling a home as-is requires a tailored approach and experienced guidance. Here’s why we’re the best choice:

     • Budget for Staging and Cleaning: We cover the cost of staging, furniture rentals, and cleaning services, ensuring your home looks its best without extra expenses for you.

     • Unmatched Market Expertise: With decades of experience in the Waterloo Region, we know how to position your home to attract offers quickly.

     • Full-Service Support: From pricing to closing, we handle every detail, so you can focus on your next chapter.

     ---

     Ready to Sell Your Home As-Is?

     If you’re thinking about selling your home as-is, we’re here to help. Contact us today to learn how our expertise, resources, and commitment to excellence can make the process smooth, stress-free, and profitable.

Selling a home quickly requires more than just listing it and waiting for offers to come in. It’s about having the right strategy, pricing it effectively, and presenting it in the best possible light. With over 35 years of experience in real estate, we understand exactly what it takes to sell homes fast while maximizing value. Here’s how hiring the right realtors and following proven strategies can help you achieve a quick and successful sale.

The Value of Experience: Why Our 35 Years Matter

When it comes to selling your home, experience matters. With decades of working in the real estate market, we’ve navigated countless transactions, market shifts, and unique challenges.

• We Know the Market: Our extensive knowledge of the Waterloo Region allows us to price and position your home competitively.

• We Handle the Details: From marketing strategies to negotiations, we streamline the process to ensure everything is handled quickly and efficiently.

When you hire us, you’re not just getting agents—you’re gaining trusted advisors who know how to get results

Pricing Matters: Listen to Your Realtor

One of the most critical factors in selling a home quickly is pricing it correctly. Overpricing can cause your home to sit on the market, while underpricing could leave money on the table.

• We Analyze Current Market Data: Using our knowledge of active listings and recently sold comparable homes, we determine the best price to attract buyers and encourage offers.

• Positioning Your Home: It’s important to be the best in your price point. If buyers see better value elsewhere, they’ll move on. We’ll help you find the sweet spot that positions your home as the top choice in its category.

By trusting our pricing expertise, you’ll avoid costly mistakes and attract serious buyers right away.

Stand Out with Professional Presentation

First impressions matter, especially in real estate. Buyers often decide within seconds of viewing photos or stepping into a home whether they’re interested. That’s why we invest in making your property shine.

• Staging: A professionally staged home highlights its best features and helps buyers envision themselves living there. Staging can significantly reduce time on the market. We Pay for Staging.

• Professional Photography: High-quality photos are essential for online listings. We work with skilled photographers who know how to capture your home’s most attractive angles. We pay for photos.

• Cleaning Services: A spotless home creates a positive impression. We ensure your property is cleaned and ready for showings. We Pay for Cleaning.

Unlike some agents, we have the budget and resources to provide these services as part of our commitment to you.

 Insights into the Current Market

Understanding the competition is key to selling quickly. We keep you informed about:

• Active Homes: Knowing what other homes are on the market helps us position your property effectively.

• Comparable Sales: Recent sales in your area give us valuable insights into what buyers are willing to pay.

With this knowledge, we tailor a strategy that ensures your home stands out and gets noticed by the right buyers.

Marketing That Gets Results

A successful sale starts with getting your home in front of as many qualified buyers as possible. Our marketing plan includes:

• Online Listings: We showcase your property on high-traffic platforms to reach local and out-of-town buyers. Listed on the Toronto board as well! 

• Social Media Promotion: Our targeted campaigns ensure your home is seen by the right audience.

• Networking: With decades of experience, we have connections with other agents and buyers who trust us to deliver great properties.

Why Hiring the Right Realtor Makes All the Difference

When time is of the essence, you need a team that knows how to act fast and efficiently. Here’s why choosing us is the best decision:

• Proven Track Record: With 35 years of experience, we’ve consistently helped clients sell quickly and profitably.

• Full-Service Approach: From pricing to presentation, we handle every detail so you can focus on your next steps.

• Commitment to Excellence: We go above and beyond to ensure your home stands out and attracts offers.

Ready to Sell Your Home Quickly?

If you’re looking to sell your home fast, don’t leave it to chance. Hire our team with the experience, resources, and dedication to get the job done right. Contact us today, and let’s make your home sale a success!

Selling your home is a significant decision, and understanding the costs involved is crucial for planning your next steps. From real estate agent commissions to legal fees and taxes, the total cost of selling a home can add up quickly. In this blog, we’ll break down the key expenses involved in selling a home in the Waterloo Region, giving you a clear understanding of what to expect.

1. Real Estate Agent Commission

One of the most significant costs of selling a home is the real estate agent’s commission. In the Waterloo Region, commission rates typically range from 4% to 5% of the sale price. For the purpose of this blog, we’ll use a commission rate of 4% as an example.

Example Calculation:

• Sale Price: $700,000

• Commission Rate: 4%

• Commission Amount: $700,000 × 4% = $28,000.     
  
  This commission is generally split between the listing agent and the buyer’s agent, with each receiving a portion for their services.
  
  

  2. HST on Real Estate Commission

  In Ontario, Harmonized Sales Tax (HST) is applied to the real estate commission. The current HST rate is 13%.

  Example Calculation:

  • Commission Amount: $28,000

  • HST: $28,000 × 13% = $3,640

  • Total Commission Cost (Including HST): $28,000 + $3,640 = $31,640

               3. Legal Fees

• Legal fees are another necessary expense when selling a home. A real estate lawyer ensures the transaction is completed smoothly, handles the transfer of ownership, and resolves any legal issues that may arise.

In the Waterloo Region, legal fees for selling a home typically range from $1,500 to $3,000, depending on the complexity of the transaction. For this example, we’ll use an average cost of $2,000.

        4. Other Costs to Consider

1. Mortgage Discharge Fee:

   • If you’re breaking your mortgage early, your lender may charge a discharge penalty or other fees. These can vary widely but may range from $500 to $5,000 depending on your mortgage terms.

• Moving Costs:

  • Whether you’re hiring movers or renting a truck, moving costs can range from $500 to $5,000, depending on the distance and size of the move.          

Total Estimated Costs

Let’s calculate the total costs for selling a $700,000 home in the Waterloo Region, using the figures above:

1. Real Estate Commission (Including HST): $31,640

2. Legal Fees: $2,000

3. Mortgage Discharge Fee: $2,500 (example mid-range)

4. Staging and Marketing Costs: $3,000 (average)

5. Moving Costs: $2,000

Total Estimated Costs: $31,640 + $2,000 + $2,500 + $3,000 + $2,000 = $41,140

If you’re considering selling your home, we’re here to guide you every step of the way. Contact us today to learn more about how we can help you achieve your real estate goals.

Ready to sell your home? Call or text us at 519-498-8213 to get started!

Among the various expenses, the land transfer tax is a major consideration for sellers and buyers in Ontario, including the Waterloo Region. This blog will break down what the land transfer tax is, how it’s calculated, and other key costs associated with selling your home. 

Here is a Buyers Calculator to help you! Buyers Calculator

What is Land Transfer Tax?

The land transfer tax (LTT) is a tax levied by the Ontario government when a property changes ownership. While sellers don’t directly pay the LTT, buyers need to account for it, which may influence their offer price or negotiating position. Understanding the LTT can help you better navigate offers and closing costs.

In Ontario, the LTT is calculated based on the property’s purchase price, using the following marginal tax rates:

• 0.5% on the first $55,000 of the purchase price

• 1.0% on the portion between $55,000 and $250,000

• 1.5% on the portion between $250,000 and $400,000

• 2.0% on the portion above $400,000

• 2.5% on any portion above $2,000,000 (for single-family residences)

Example Calculation: For a property sold at $600,000 in Waterloo:

• 0.5% on the first $55,000: $275

• 1.0% on the next $195,000 ($250,000 - $55,000): $1,950

• 1.5% on the next $150,000 ($400,000 - $250,000): $2,250

• 2.0% on the remaining $200,000 ($600,000 - $400,000): $4,000

Total Land Transfer Tax: $8,475

Buyers should also be aware of the First-Time Home Buyer Rebate, which provides up to $4,000 in relief for eligible buyers.

• Legal Fees

  • Expect to pay $1,500 to $2,500 for a real estate lawyer to handle paperwork, title transfers, and closing requirements.

What is a Deposit When Buying a Home?

A deposit is an upfront payment made by a homebuyer as a sign of good faith and commitment to the purchase of a property. It is a critical part of the home-buying process and is typically submitted after the buyer’s offer has been accepted. Here's an explanation of what a deposit is, how it works, and what buyers should consider.

Key Features of a Deposit

1. Amount of the Deposit

   • The deposit amount varies depending on local market practices, the property's price, and seller expectations. In many parts of Canada, including Waterloo, deposits often range between 2% to 5% of the purchase price, but this can be negotiated.
   • For example: If you’re buying a home for $600,000, a deposit of $12,000 to $30,000 might be expected.

2. When is the Deposit Paid?

   • The deposit is typically paid shortly after your offer is accepted. In Ontario, the buyer usually submits the deposit within 24 hours of the seller accepting the offer, unless another timeline is specified in the agreement.

3. Where Does the Deposit Go?

   • The deposit is held in trust, often by the listing brokerage, until the transaction closes. This ensures the funds are secure and used appropriately.

4. Role of the Deposit

   • It shows the seller you are serious about purchasing the property.
   • It provides the seller with financial security in case the buyer backs out of the agreement without valid reason (subject to contract terms).

What Happens to the Deposit?

1. If the Sale Closes Successfully

   • The deposit is applied toward the purchase price of the home. For instance, if the purchase price is $600,000 and you’ve already paid a $20,000 deposit, you would need to pay the remaining $580,000 at closing.

1. If the Sale Falls Through

   • With a Valid Reason (e.g., Financing or Inspection Contingencies): If the sale doesn’t proceed due to conditions included in the offer (like failing a home inspection or not securing financing), the deposit is typically returned to the buyer.
   • Without a Valid Reason: If the buyer backs out of the deal without meeting any contingencies, the seller may be entitled to keep the deposit as compensation for their time and potential losses.

Tips for Buyers Regarding Deposits

1. Be Prepared

   • Ensure you have the deposit amount readily available in your bank account before making an offer. The funds need to be accessible quickly, often via a certified cheque or bank draft.

2. Understand the Terms

   • Carefully review the terms in your purchase agreement, especially regarding contingencies and deposit return policies.

3. Work with Professionals

   • Your real estate agent and lawyer can guide you through the process and help ensure your deposit is handled properly.

4. Trust the Process

   • Deposits are standard practice in real estate transactions, and they offer security for both parties. Be confident that your funds will be managed appropriately in the trust account.

Why is a Down Payment Required?

The down payment serves as a financial commitment, showing the lender that the buyer is serious about the purchase. It also reduces the lender’s risk by ensuring the buyer has equity in the property from the start.

Key Benefits of a Larger Down Payment

1. Lower Monthly Mortgage Payments:

   • The more you put down, the less you borrow, resulting in smaller monthly payments.

2. Avoid Mortgage Default Insurance:

   • In Canada, if your down payment is less than 20%, you must pay for mortgage default insurance (CMHC insurance). A larger down payment can help you avoid this added cost.

3. Reduced Interest Costs:

   • A lower loan amount reduces the total interest paid over the life of the mortgage.

4. Increased Home Equity:

   • Starting with more equity in your home provides financial flexibility in the future.

A down payment is one of the most significant financial steps in purchasing a home. It requires careful planning and budgeting, but it sets the foundation for securing your dream property and achieving long-term financial stability. If you’d like help understanding down payment requirements or exploring home options, feel free to reach out!

Here is a Buyers Calculator to help you! Buyers Calculator

Pitfalls and Potential Legal Issues

Selling a home privately—without the help of a real estate agent—can seem like an appealing option for homeowners looking to save on commission fees. However, while private selling might initially appear cost-effective, it comes with its own set of challenges and potential legal risks. In this blog, we’ll explore the pitfalls of private selling and the legal issues you should be aware of before taking the leap.

1. Lack of Market Knowledge

Real estate agents have extensive market knowledge, including recent sales, pricing trends, and neighbourhood insights. Without this expertise, homeowners may struggle to price their property accurately. Overpricing can scare off potential buyers, while underpricing can result in financial losses.

2. Limited Exposure to Buyers

Real estate agents leverage multiple listing services (MLS) and marketing channels to ensure maximum visibility for your property. When selling privately, your reach is limited to platforms like social media, classified ads, or yard signs, which may not attract serious buyers.

3. Negotiation Challenges

Negotiating the terms of a sale is a skill that takes experience. Without an agent acting as a mediator, you’ll need to handle all negotiations directly with potential buyers. This can lead to emotional decision-making or agreeing to unfavourable terms.

4. Incomplete or Inaccurate Paperwork

Real estate transactions require extensive documentation, including purchase agreements, disclosures, and contracts. Missing or incorrect paperwork can result in legal disputes or financial penalties down the line.

5. Failure to Disclose Property Defects

Ontario’s laws require sellers to disclose any known issues or defects with the property, such as structural problems, mold, or zoning violations. Failure to disclose can lead to lawsuits or the sale being nullified.

6. Time and Effort Requirements

Selling a home privately requires significant time and effort. From scheduling showings and responding to inquiries to managing paperwork and legal requirements, the process can be overwhelming for homeowners with full-time jobs or other responsibilities.

7. Legal Issues with Offers and Contracts

Without an experienced agent, homeowners may overlook key terms in offers or fail to understand the legal implications of a contract. This can lead to disputes, delays, or financial losses.

8. Potential for Scams or Fraud

Private sellers may be more vulnerable to scams or fraudulent buyers, such as those offering to overpay or requesting sensitive financial information.  Real estate fraud is on the rise in canada. Along with identity theft. Licensed Realtors have systems in place to prevent this very thing. To protect you the seller and be sure your house will close. 

9. Difficulty Managing Multiple Offers

If your home attracts multiple buyers, managing competing offers can be stressful and complicated. You may struggle to evaluate offers objectively or inadvertently alienate buyers.

10. Risk of Undervaluing Professional Services

While private selling, it may end up costing you more in terms of time, effort, and potential mistakes. Real estate agents provide services such as professional marketing, pricing strategies, and buyer screening, which can lead to a faster and more profitable sale. And Realtors carry liability insurance.

Have questions about selling your home? Whether privately or with professional support, we’re here to help. Contact us today to discuss your options!

Understanding Capital Gains Tax When Selling a Home in Ontario, Canada

If the property you’re selling is your primary residence, you may qualify for the Principal Residence Exemption (PRE). This exemption allows you to avoid paying capital gains tax on the sale. 

To qualify, the home must have been your principal residence for every year you’ve owned it (or for all the years you’re claiming the exemption).

Selling a home in Ontario can be an exciting milestone, but it’s important to understand the financial implications, especially when it comes to capital gains tax. Whether you’re selling your primary residence, a vacation property, or an investment property, understanding the rules and potential tax obligations is crucial to avoiding surprises. In this blog, we’ll explore what capital gains tax is, how it applies to home sales, and tips for minimizing your tax liability.

What is Capital Gains Tax?

Capital gains tax is the tax you pay on the profit (or "gain") you make from selling a property or other investments.

Effective June 25, 2024, the inclusion rate for individuals is one-half (50%) on the first $250,000 of a capital gain, and two-thirds (66.67%) on any portion that exceeds $250,000

For example:

• If you bought a property for $400,000 and sold it for $800,000, your capital gain is $400,000.

  1. Property Sale Details:

     • Purchase Price: $400,000
     • Sale Price: $800,000
     • Capital Gain: $800,000 - $400,000 = $400,000
  2. 
     

     • First $250,000 taxed at 50% capital gains rate:

       • Taxable portion: $250,000 × 50% = $125,000

     • Remaining $150,000 taxed at 66.67% capital gains rate:

       • Taxable portion: $150,000 × 66.67% = $100,005

     • Total taxable income from the capital gain:

       • $125,000 + $100,005 = $225,005
     • So, $225,005 would be added to your taxable income. 
• The amount of tax you’ll owe depends on your income tax bracket for that year.

Do You Always Pay Capital Gains Tax When Selling a Home?

The good news is that not all home sales are subject to capital gains tax. Let’s break it down:

1. Primary Residence

   • If the property you’re selling is your primary residence, you may qualify for the Principal Residence Exemption (PRE). This exemption allows you to avoid paying capital gains tax on the sale.

   • To qualify, the home must have been your principal residence for every year you’ve owned it (or for all the years you’re claiming the exemption).

2. Secondary or Investment Properties

   • If you’re selling a vacation home, rental property, or investment property, the Principal Residence Exemption does not apply, and you will likely owe capital gains tax on the profit.

   • In these cases, it’s important to keep records of all your expenses related to the property to reduce your taxable gain.

How to Calculate Capital Gains on a Home Sale

Here’s a step-by-step guide:

1. Determine Your Sale Price

   • This is the amount you sold the property for.

2. Subtract Your Adjusted Cost Base (ACB)

   • The ACB is the purchase price of the property plus any expenses related to purchasing or improving the property (e.g., legal fees, renovations, or upgrades).

3. Subtract Selling Expenses

   • Deduct costs such as real estate agent commissions, legal fees, and staging costs.

4. Calculate the Capital Gain

   • The remaining amount is your capital gain.

Tips to Minimize Capital Gains Tax

1. Maintain Accurate Records

   • Keep all receipts and documentation for property improvements, legal fees, and selling expenses. These can increase your adjusted cost base and reduce your taxable gain.

2. Plan Ahead

   • If you’re selling a secondary property, consider timing the sale in a year when your income is lower to reduce your overall tax burden.

3. Split Ownership

   • If the property is co-owned, the capital gain can be split between owners, potentially reducing the taxable amount for each person.

4. Consult a Tax Professional

   • A tax advisor or accountant can help you understand your specific situation and identify strategies to minimize your tax liability.

How We Can Help

Selling a home can be a complex process, and understanding the tax implications is just one piece of the puzzle. As experienced real estate professionals in Waterloo region, Ontario, we’re here to guide you every step of the way—from pricing your property to connecting you with trusted tax advisors.

Have questions about selling your home or need personalized advice? Contact us today, and let’s make your selling experience as smooth and profitable as possible.