Blog > Private Sales (FSBO) vs. MLS® in Markham: The Net Proceeds Math
Do you save money selling your Markham home privately without a REALTOR
The right comparison is not commission saved but money kept after the sale. A private sale avoids the listing side of the commission, but it can mean fewer buyers, weaker negotiation and more legal risk if the agreement is not drafted well. Many private sellers also still pay a buyer’s agent. In the United States, the National Association of REALTORS® 2025 profile found a median of $360,000 for for-sale-by-owner homes versus $425,000 for agent-assisted sales, though the homes are not directly comparable. In Ontario, commission is fully negotiable. Compare realistic net proceeds for both paths before you decide.
The Real Question: What Do You Keep?
Saving commission sounds like found money. On a $1.3 million Markham home, even a few percent is a large number. But the sale price, the terms and the risk of a deal falling apart all affect what reaches your bank account. A private sale only makes financial sense if it nets more after every cost and concession.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, walks sellers through both paths with numbers, including the cases where a private sale might work, so the decision is based on evidence.
The NAR figures are United States data from the 2025 Profile of Home Buyers and Sellers (November 11, 2025). The homes sold by owners and with agents differ, so the gap is not a like-for-like price effect.
A Net Proceeds Illustration
Here is a simplified comparison for a Markham home with a market value of about $1,300,000. All figures are assumptions for illustration, not predictions.
| Private sale | Sale with a REALTOR® | |
|---|---|---|
| Sale price | $1,250,000 (example of a weaker result) | $1,300,000 |
| Listing brokerage fee | None | Negotiated |
| Buyer brokerage fee | Often still offered to attract represented buyers | Negotiated |
| Legal and marketing costs | Seller pays for drafting, photos and ads | Legal fees; marketing included by most brokerages |
| Time on market | Often longer | Depends on price and preparation |
In this example, a $50,000 lower price would wipe out much of the commission saved. If a private seller achieves full market value, the math can favour a private sale. The key question is whether you can reach the same buyers and negotiate the same price.
Why the Buyer Pool Matters
Most Markham buyers search with a REALTOR® and through the MLS® system. A private listing that is not on the MLS® system, or that does not cooperate with buyer agents, reaches fewer of them. Fewer buyers means less competition, and less competition usually means a lower price or softer terms. In September 2026, Markham had 1,122 active listings, according to TRREB, so a home needs strong exposure to stand out.
Thinking about selling privately? Call Michael John Lau, REALTOR®, at (416) 700-0286 for a free net proceeds comparison.
Negotiation, Emotion and Bargaining Position
Negotiating your own home is hard. Owners are emotionally attached, may react to a low offer personally, and often feel pressure to accept the first serious buyer. Buyer agents negotiate every week and know that an unrepresented seller may be more flexible on price, conditions and closing. A third party between seller and buyer also protects the relationship when difficult points come up, such as a home inspection report that leads to a request for a price reduction.
Contract and Disclosure Risk
- Drafting: a poorly worded agreement can create disputes over conditions, inclusions, deposits or closing.
- Disclosure: sellers must not hide known latent defects. Speak with a lawyer about your obligations.
- Deposits: make sure the deposit is held in trust by a lawyer or brokerage, not paid directly to you.
- Self-represented buyers: under Ontario’s TRESA rules, brokerages must give unrepresented parties specific information, and the risks should be understood by both sides.
When a Private Sale Can Make Sense
- You already have a buyer, such as a family member, neighbour or tenant, at a fair price.
- The home is in high demand and easy to price from recent sales.
- You are comfortable with marketing, showings and negotiation, and have a lawyer ready.
Even then, an independent valuation and a lawyer-drafted agreement protect you. Selling to someone you know can also feel awkward if problems arise after closing, so clear terms help keep the relationship intact.
Middle-Ground Options
Between a full private sale and full brokerage service, sellers in Ontario can find a range of models: limited-service or flat-fee listings that place a home on the MLS® system with fewer services, brokerages that offer different service levels at different fees, and private sales where the seller pays only a buyer’s brokerage. Each one changes what you pay and what you receive. Compare the services in writing, including photography, pricing advice, showings, offer review and negotiation, before choosing.
Making the Decision
- Get a realistic value from recent comparable sales.
- Ask several brokerages what they would charge and what is included. Commission is fully negotiable.
- Estimate net proceeds for both paths, including a realistic price range.
- Decide how much time, effort and risk you are willing to take on.
For more, see whether you can sell your house without a REALTOR® in Markham. Ultimately, the decision is yours. The goal is to make sure you have all the information.
Next Steps
- Request a free home evaluation: start with a realistic value.
- What it costs to sell in Markham: every cost on one page.
- Selling your Markham home: how Michael prepares, markets and negotiates.
Frequently Asked Questions
Do you save money selling a house privately in Ontario?
You can save the listing commission, but a lower price, weaker terms or a failed deal can cost more than the savings. Compare realistic net proceeds for both paths.
Is real estate commission negotiable in Ontario?
Yes. Commission is fully negotiable between the seller and the brokerage. Ask what services are included.
Do FSBO homes sell for less?
In United States data from NAR’s 2025 profile, the median FSBO sale was $360,000 versus $425,000 for agent-assisted sales, though the homes are not directly comparable.
Can a private seller list on the MLS® system?
Only through a brokerage. Some brokerages offer limited-service listings for a fee. Check what is included.
Do I need a lawyer to sell my house privately?
Yes, a real estate lawyer should draft or review the agreement and handle closing. Deposits should be held in trust.
When does a private sale make sense?
When you already have a buyer at a fair price, or the home is easy to price and in high demand, and you are comfortable handling negotiation.
Work With Michael John Lau in Markham
Michael John Lau helps Markham sellers compare their options clearly, including the cost of selling with a brokerage and what it can add in price and protection. Commission is fully negotiable, and every service is explained up front. The goal is the best net result for your situation.
📞 Contact Michael John Lau, REALTOR®
🌐 www.callmikelau.com
Want a net proceeds comparison?
Michael John Lau can estimate what you would keep under both paths, using recent Markham sales.
Michael John Lau, REALTOR® · Markham, Ontario · (416) 700-0286
Disclaimer. Michael John Lau is a licensed REALTOR® serving buyers and sellers in Markham, Ontario and the Greater Toronto Area. FSBO figures are United States data from the National Association of REALTORS® 2025 Profile of Home Buyers and Sellers (November 11, 2025). Markham figures are from TRREB’s September 2026 Market Watch. Commission is fully negotiable. The net proceeds example is for illustration only. Michael John Lau is not a lawyer, accountant, tax advisor or mortgage professional. This article is general information, not legal, tax or financial advice. Speak with a qualified professional about your own situation.