2. The “Sunk Cost” Approach

We determine the winner by looking at Unrecoverable Costs (money lost forever).

• For Buyers: We sum up Mortgage Interest, Property Taxes, Maintenance, Insurance, and Transaction Fees. We then subtract the profit you make from the home’s value increasing (Appreciation).
  • Note: Your principal mortgage payments are not counted as a cost because that money is technically “saved” in your home’s equity, not lost.
• For Renters: We sum up all Rent paid. We then subtract the investment profit you made on your down payment savings.

3. Static Economic Factors

To keep the simulation understandable, we assume “Constant Rates”:

• Interest Rates: The calculator assumes your mortgage rate stays the same for the entire amortization period (e.g., 25 years). In reality, you will renew your rate every 3–5 years.
• Growth Rates: Property value growth and rent increases are applied consistently every year. Real estate markets typically move in cycles (booms and flat periods) rather than straight lines.

4. Transaction Costs (The Hidden Fees)

• Buying: The calculator automatically calculates and includes Provincial Land Transfer Tax (LTT) and municipal taxes (for Toronto) in the upfront cash requirement.
• Selling: The calculator assumes that at the end of your time horizon, you sell the property. It automatically deducts 5% (plus applicable sales tax) of the final home value to account for Real Estate Agent commissions and legal fees upon exit.

The “Gotchas”: Hidden Costs First-Time Buyers Forget

Most people obsess over the Down Payment and the Mortgage Rate, but they forget the “Closing Cash.” In Canada, you typically need 1.5% to 4% of the purchase price in extra liquid cash on closing day.

Crucial Warning: You cannot add these costs to your mortgage. They must be paid via bank draft or certified cheque.

1. Land Transfer Tax (LTT)

This is often the biggest shock for new buyers.

• The Cost: In most provinces (like Ontario and BC), this is a progressive tax based on the home’s value.
• The Double Whammy: If you buy in Toronto, you pay the Provincial LTT plus a Municipal LTT, effectively doubling the tax.
• Note: First-time home buyers often qualify for rebates (e.g., up to $4,000.00 in Ontario, plus an additional rebate of up to $4,475.00 if purchasing in Toronto), but you must budget for the upfront cost.

2. PST on CMHC Insurance

If you have a down payment of less than 20%, you are required to purchase Mortgage Default Insurance (often called CMHC insurance).

• The Gotcha: While the insurance premium is added to your mortgage balance, the Provincial Sales Tax (PST) on that premium must be paid in cash at closing.
• Rates: Ontario (8%), Quebec (9% tax on insurance premiums), and Saskatchewan (6%) all charge this tax. Manitoba and Alberta do not charge it.

3. Legal Fees & Disbursements

You will need a real estate lawyer to handle the title transfer.

• The Cost: Typically $1,000 – $1,800.
• This covers their professional fee plus “disbursements” (title search fees, registration costs, courier fees, etc.).

4. Closing Adjustments

You may have to reimburse the seller for costs they pre-paid.

• Examples: Property taxes paid for the full year, or a topped-up oil tank. These “adjustments” are calculated to the exact day of closing and added to your final bill.

The Psychology: Why People Buy

While the math is important, buying a home is often an emotional and strategic decision rooted in stability.

1. Forced Savings

One of the strongest arguments for buying is that it creates a structured savings plan. A mortgage payment is a mandatory commitment, and a portion of every payment automatically reduces debt and builds equity. This acts as “forced savings,” helping homeowners accumulate wealth without requiring the strict voluntary discipline needed to invest the difference every single month for 25 years.

2. The Principal Residence Exemption

This is the Canadian homeowner’s superpower. If you sell your primary home for a profit, you pay $0 capital gains tax (You must typically own the home for at least 12 months (365 days) to avoid the Federal Anti-Flipping Tax, and up to 24 months (730 days) in British Columbia to avoid the BC Home Flipping Tax, which treats rapid sales as fully taxable business income). It is the only unlimited tax shelter available to Canadians (unlike RRSPs or TFSAs, which have contribution limits).