Windsor-Essex Right-Size Report

What would downsizing actually look like for you?

See what your home could sell for after costs, what your next home might cost to buy, and what could be left over. No pressure, just clarity. Whether you move next spring, in five years, or not at all, you'll be deciding with real numbers.

Published September 23, 2026Updated September 23, 2026Reviewed by Matt Biggley

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Want me to firm up these numbers?

I'll send your Right-Size Report to your inbox, then look at your home properly: what's actually sold nearby, and what bungalows and condos are going for where you'd like to live. It's an estimate until then. Take your time with it; there's no right timeline except yours.

From your calculator

Estimated net proceeds: $563,160

Expected sale price: $700,000

Next home price: $450,000

Estimated left over after the move: $101,685

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How the numbers work

How the estimate is calculated

Left over = what your home sells for − mortgage payout − commission − HST on commission − legal, discharge and preparation costs − the next home's price − Ontario land transfer tax − legal, moving, inspection and other buying costs.

Land transfer tax uses Ontario's provincial rates for a home with one or two single-family residences: 0.5% up to $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2,000,000, and 2.5% above that. There is no municipal land transfer tax in Windsor-Essex. Commission is negotiable, and HST is calculated at 13% of the commission entered.

Worked example

Selling a $700,000 home with $100,000 still owing, and buying a $450,000 bungalow:

After selling costs and mortgage	$563,160
Land transfer tax on the purchase	$5,475
All buying and moving costs	$11,475
Could be left over	$101,685

The costs people forget

Condo fees, a change in property taxes, and the months in between are easy to miss. If the new home closes before the old one sells, you may be carrying two homes for a while, and bridge financing usually needs a firm sale on your current home first. If you need both closings to land on the same day, say so early; it shapes everything else.

What this doesn't include

Capital gains on anything other than your principal residence, mortgage prepayment penalties, condo status certificate and reserve fund questions, and any tax or estate planning. Those deserve a conversation with your lawyer, accountant, or financial planner.

Limits

This is a planning estimate, not an appraisal, a tax calculation, or financial advice. The sale price is your number until I've seen the home; a Home Equity Check replaces it with a range based on what's actually sold nearby.

Also useful: the net proceeds calculator, buying before you sell, and selling a parent's house in Ontario.

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