The headline price is not the amount available for your next move. A useful worksheet starts with each possible sale price and subtracts the costs and payouts that actually apply. Keep estimates separate from confirmed figures so a tidy total does not create false precision.
Use a column for each route
Create one column for each written direct offer and another for a realistic listing scenario. Record the source and date beside every number. A buyer’s offer, an agent’s estimate, and your own hoped-for price should not be treated as equally certain. Leave a clear note where the number depends on further review.
Ask for the costs you cannot reliably guess
Request lender payout information and ask your lawyer about legal and closing costs. If an agent is involved, obtain the proposed commission and applicable tax in writing. Add preparation and moving costs you would actually incur. The Government of Canada identifies legal fees, mortgage discharge costs, and possible prepayment penalties among expenses sellers may face.
Test the uncertain items
Use a modest range for costs that are not yet quoted and for a listing price that is not yet supported by an accepted offer. Try the less favourable end of each range. If your preferred option works only with every optimistic assumption, you have found the questions to resolve before making a decision.
Keep convenience beside the numbers
Add a short notes column for timing, access, preparation, and obligations. Do not force every benefit into a made-up dollar value. A slightly lower expected total may still suit your circumstances, but you should know what you are giving up and what you receive in return. Review the worksheet when the final agreement or payout figures change.
Your next step
- Label confirmed figures and estimates differently.
- Request lender and legal cost information.
- Compare a range of outcomes, not one optimistic total.
Compare Ontario cash offers using a consistent buyer short list to build a short list, then ask each business for terms based on the same property details.