Most sellers in Fredericton have a number in their head for what they will walk away with, and most of the time that number is wrong in the same direction. It is too high, because the costs that come off a sale are not the ones people think about. The commission is the obvious one. The mortgage payout, the prepayment penalty and the property tax adjustment are the ones that move the total.
This estimator puts all of it on one screen. Nothing is sent anywhere, nothing is stored, and you do not have to give me your email to see the answer. If you want to take it with you, there is a print button that produces a clean one-page sheet.
Seller net proceeds estimate
Fill in what you know. Everything updates as you type.
That 5% is the total, divided equally between the listing brokerage (EXIT Realty Advantage) and the brokerage that brings your buyer. HST is added on top. Nothing else is added later.
Your lender’s payout statement figure, not your original loan amount.
Use the all-in quote from your lawyer, HST included.
Breaking a closed mortgage early can cost three months’ interest or an interest rate differential. Ask your lender for the exact number in writing.
New Brunswick bills the full calendar year in March. If you’ve already paid past your closing date, the buyer reimburses you — enter that as a positive number. If you haven’t paid, enter it as a negative.
Repairs agreed after inspection, a survey, condo estoppel fee, moving costs.
| Sale price | — |
| Commission | — |
| HST on commission (15%) | — |
| Mortgage payout | — |
| Discharge and penalty | — |
| Legal fees and disbursements | — |
| Other costs | — |
| Property tax adjustment | — |
| Estimated net proceeds | — |
This is an estimate, not a settlement statement. Your lawyer produces the binding numbers a few days before closing. The figures that move most are the mortgage payout and any prepayment penalty — get both from your lender in writing before you rely on this.
What actually comes off the top
In a typical New Brunswick sale, in the order they tend to matter:
The mortgage payout. Not your original mortgage amount, and not what your last statement said a year ago. Your lender will give you a payout figure good to a specific date, and it is the single biggest line on most net sheets. Ask for it in writing early, because it also tells you whether a penalty applies.
Commission and HST. The commission is 5% of the sale price, and HST at 15% applies on top of it. People forget the HST and it is a real number: on a $350,000 sale the commission is $17,500 and the HST adds another $2,625.
Legal fees and disbursements. A seller's lawyer has less to do than a buyer's, so the bill is usually smaller. Get a quote rather than guessing, and ask for it all in, HST included.
Discharge fee and any prepayment penalty. Discharging the mortgage from title is a small administrative fee. The penalty for breaking a closed mortgage early is not small, and it is covered below.
The property tax adjustment. This one usually goes in your favour and people are surprised by it.
The two numbers people guess wrong
If this estimate ends up being badly off, it will almost certainly be one of these two.
The prepayment penalty
If you are breaking a closed mortgage before the end of its term, your lender will charge you. On a variable rate it is normally three months' interest, which is manageable and reasonably easy to predict. On a fixed rate it is the greater of three months' interest or the interest rate differential, and the IRD can be several times larger. It depends on how much term you have left, what rate you are carrying and what that lender's comparison rate is today, which is why nobody can quote it for you from the outside.
Call your lender and ask for the exact payout and penalty in writing, good to your expected closing date. It takes one phone call and it is the difference between a net sheet you can plan around and one that is a guess. If you are buying again, also ask whether your mortgage is portable, because porting can avoid the penalty entirely.
The mortgage payout
Your balance is lower than your original loan but higher than the amortization schedule you looked at two years ago if you have been making minimum payments. Use the lender's figure, not an estimate from online banking, because the payout includes interest to the closing date and any outstanding amounts.
How the property tax adjustment works in New Brunswick
New Brunswick bills property tax for the whole calendar year, with bills going out in early March. That matters at closing, because taxes get split between buyer and seller based on the closing date.
If you have already paid the year in full and you close in September, you have paid for roughly four months of a house you no longer own. The buyer reimburses you for that portion, and it shows up as money coming back to you. Enter it as a positive number in the estimator.
If you have not paid, or you are on a monthly instalment plan and are behind the calendar year, the adjustment runs the other way and you owe the buyer. Enter that as a negative.
Your lawyer calculates the exact split. For planning purposes, take your annual tax bill, divide by 365, and multiply by the number of days between your closing date and the end of the year. If you are not sure what your annual bill is, the Fredericton property tax page has the 2026 rates and an estimator.
A worked example
A Fredericton homeowner sells for $350,000. They have $180,000 left on a variable-rate mortgage, their lawyer quoted $1,400 all in, the discharge fee is $350, and they close on 30 September having already paid the full year's tax of $4,200.
| Sale price | $350,000 |
| Commission per their listing agreement | −$17,500 |
| HST on commission at 15% | −$2,625 |
| Mortgage payout | −$180,000 |
| Legal fees and disbursements | −$1,400 |
| Discharge fee | −$350 |
| Property tax adjustment, 92 days reimbursed by the buyer | +$1,058 |
| Estimated net proceeds | $149,183 |
Notice that the tax adjustment put a thousand dollars back in their pocket and the HST took two and a half thousand out. Those two lines are the ones missing from the mental arithmetic most people do in the kitchen.
What the commission is
5% plus HST on the sale price, and it is already filled into the calculator above.
That 5% is the total, divided equally between the listing brokerage (EXIT Realty Advantage) and the brokerage that brings your buyer. There is no second commission turning up at closing.
It starts earlier than most people expect. Before anything is photographed I walk the property and tell you what to deal with first — the things a buyer’s inspector will find and price against you three weeks into the deal, when you have the least room to argue. I spent years in residential construction before I sold real estate, and that is the part of the job it changed most.
On my side it covers professional photography, a Matterport 3D tour, cinematic video, drone and aerial work, floor plans, print material and the MLS® copy, which I write myself. That is the standard on every listing, not a paid upgrade, and how I market your home sets out each piece and why it is there. It also covers several open houses, and the part nobody puts in a brochure: the paperwork, the showing feedback, the condition period, and the calls to lawyers, lenders and inspectors that keep a closing on the rails.
It is published here because you should be able to work out your own number without booking an appointment to find out what it costs.
What this estimate does not include
It does not include anything you spend getting the house ready, which for most sellers is somewhere between a weekend of paint and a few thousand dollars of deferred maintenance. It does not include moving costs, storage, or the gap if you close on your purchase before your sale. It does not include capital gains tax, which does not apply to a principal residence but does apply to a rental, a cottage or a second property, and that is a conversation for your accountant rather than a web form.
And it is an estimate, not a settlement statement. Your lawyer produces the binding numbers a few days before closing. What this is for is deciding whether a move makes sense before you are committed to it.
Sources and when this was last checked
HST rate and the property tax billing cycle are New Brunswick standards. Commission is shown at 5% plus HST, split equally between the listing and co-operating brokerages. Figures checked 7 October 2026 and reviewed whenever the rules change.
Curious what your home would actually sell for?
Not the assessment on your tax bill, which is not market value, and not an online estimate from something that has never seen the house. A real number, based on what comparable homes in your area have actually sold for recently, and an honest list of what yours would need doing before it goes on.
That is about half an hour at your kitchen table, it costs nothing, and there is no obligation to list.
Call or text (506) 261-7373, or email info@hamelrealty.com. I answer my own phone.
