Home/Estate Sales
Markham Estate Sale Guide · Updated October 28, 2026
Selling an Estate Home in Markham: A Calm Guide for Executors and Families
If you are handling a loved one's home, we are sorry for your loss. This guide explains the probate steps, costs, taxes and timeline in plain language, so you can protect the estate and your family without feeling rushed.
Neeraj Moolchandani is a REALTOR® in Markham, Ontario, and cofounder of the Kaizen Real Estate Team at eXp Realty, one of the teams Markham families call when a sale needs patience, care and clear communication.
By Neeraj Moolchandani, REALTOR® · Cofounder, Kaizen Real Estate Team · eXp Realty, Brokerage
The short answer
To sell an estate home in Markham, the executor usually needs a Certificate of Appointment of Estate Trustee from the Ontario Superior Court of Justice. You can list and accept an offer while the application is in process, as long as the closing allows time for the certificate. Ontario's Estate Administration Tax is 1.5 percent of the estate value above $50,000. Plan for about 4 to 9 months from probate to closing, keep the home insured, and get a clearance certificate before giving out the money.
Sources: Ontario Ministry of Finance, Estate Administration Tax; TRREB Market Watch, City of Markham, September 2026; Canada Revenue Agency.
The First 30 Days: Protect the Home
You do not need to make big decisions right away. You do need to protect the home and its value. These steps come first:
- Find the will and contact an estate lawyer. Confirm who the executor, also called the estate trustee, is.
- Call the home insurer. Many policies limit coverage once a home has been empty for more than 30 days. Ask about a vacancy permit or a vacant home policy.
- Secure the home. Change or collect keys, lock windows, set lights on timers and keep the driveway and lawn cared for.
- Keep utilities on. Heat and power protect the home from frozen pipes and damp, especially from November to March.
- Keep paying the bills. Property tax, any mortgage or line of credit, and utilities continue. Track every payment for the estate accounts.
- Redirect mail and gather papers such as the deed, tax bills, mortgage statements and warranties.
- Do not give away or sell contents yet. Valuables and documents may belong to specific people under the will.
Probate, and Who Can Sell the Home
In Ontario, probate means asking the Superior Court of Justice to confirm the executor's authority. The court issues a Certificate of Appointment of Estate Trustee. In most cases the land registry needs this certificate before the home can be transferred to a buyer.
| Situation | Probate needed? | Who signs the sale |
|---|---|---|
| Owned alone, with a will | Usually yes | The executor named in the will, once appointed |
| Owned alone, no will | Yes, without a will | The person the court appoints, often a close relative |
| Joint tenants with a survivor | Usually no | The surviving owner |
| Tenants in common | Usually yes, for the deceased's share | The surviving owner and the estate together |
General information only. Your estate lawyer will confirm what applies to your title.
Ontario Estate Administration Tax
Ontario charges $0 on the first $50,000 of an estate's value and $15 for every $1,000 above that, which is 1.5 percent. The value is rounded up to the next $1,000. The estate pays a deposit when the lawyer files the application, and an Estate Information Return is due within 180 days after the certificate is issued.
| Estate value | Estate Administration Tax |
|---|---|
| $800,000 | $11,250 |
| $1,000,000 | $14,250 |
| $1,534,139 (avg Markham detached, Sept 2026) | $22,275 |
Not sure where to start? Call or text Neeraj at (647) 370 8885
Estate Sale Calculator: What Will the Estate Receive?
Use this to estimate the probate tax and what the home sale could bring into the estate. It is a planning tool, not legal or tax advice. Commission is always negotiable, so the rate shown is only an example.
- Estimated Estate Administration Tax
- $23,775
- Commission plus 13% HST
- $69,343
- Carrying costs while the home is held
- $7,200
- Legal, clean out and prep
- $20,000
- Estimated net from the home sale to the estate
- $1,437,596
Probate tax is estimated on the home's value less its mortgage, plus other assets you enter, rounded up to the next $1,000. It is paid by the estate as a whole and is shown separately from the home's net. Taxes on any gain after death are not included. Please confirm all figures with the estate lawyer and accountant.
The sale price drives every other number. A written opinion of value based on recent Markham sales also gives the executor a clear record for the beneficiaries.
A Realistic Estate Sale Timeline
Every estate moves at its own pace. This is a typical path for a Markham home with a will and no disputes.
- Weeks 1 to 4. Secure and insure the home, meet the estate lawyer, gather documents and photograph each room.
- Months 1 to 2. The lawyer prepares and files the probate application. We give you an opinion of value and a plan for the home.
- Months 2 to 4. Family chooses keepsakes. The home is cleared, cleaned and lightly prepared. Listing can start while probate is in process.
- Listing to offer. Markham detached homes averaged 31 days on the market in September 2026. Offers include a closing date or condition that allows for the certificate.
- Certificate issued to closing. The sale closes, the mortgage is paid out and the net proceeds go to the lawyer's trust account for the estate.
- After closing. The final tax returns are filed, a clearance certificate is requested, and the estate is distributed.
Ontario probate wait times vary by court and by how complete the paperwork is. A request for missing documents can add weeks, so a careful application saves time.
Taxes Executors Need to Know
- The deemed sale at death. The CRA treats the deceased person as having sold their property at fair market value on the date of death. If the home was their principal residence every year they owned it, the gain is usually exempt, but the executor must designate it on the final return.
- Growth after death. The estate takes over the home at its date of death value. If it sells for more later, that gain is generally reported on the estate's T3 return. A quick, well planned sale often keeps this small. A graduated rate estate can use graduated tax rates for up to 36 months.
- The clearance certificate. Before giving money to beneficiaries, executors usually request a clearance certificate with Form TX19. Without it, an executor can be personally responsible for unpaid tax up to the value of what was given out. The CRA says it can take up to 120 days.
- Rental or second properties. A cottage, rental or investment condo does not get the principal residence exemption in the same way. Ask the accountant early.
Have questions about the home side of the estate? Call or text Neeraj at (647) 370 8885
Sell As Is, or Prepare First?
Many estate homes in Markham have been loved for decades and may be dated. That is normal. The question is which path gives the estate the best result for the time and money spent.
| Approach | What it involves | Best when |
|---|---|---|
| As is | Cleared and cleaned, sold in current condition | Major work is needed, or the estate needs a simple, quick sale |
| Light preparation | Clear out, deep clean, paint, small repairs, staging and professional photos | Most Markham estate homes. Often the best value for the cost |
| Renovate first | Kitchens, flooring or bathrooms updated before listing | Rarely. Only when real sales show it clearly adds more than it costs |
Clearing the contents
- Let beneficiaries choose keepsakes first, and record who took what.
- Have valuable items such as jewellery or art appraised.
- Use an estate sale company, consignment, donation or junk removal for the rest.
- Shred personal papers safely once the lawyer confirms they are no longer needed.
Keeping the Family Together
Selling a parent's home can bring up strong feelings. Siblings may disagree on price, timing or whether to keep the house. Clear, shared information prevents most conflict.
- Share the opinion of value and the comparable sales with every beneficiary.
- Put updates in writing, so no one feels left out.
- If one sibling wants to buy, use an independent value so the price is fair to all.
- If there is a real dispute, the estate lawyer can explain options, including mediation.
An executor's job is to be fair to everyone. Good records make that much easier.
Selling for a Parent Who Is Still Living
Some estate sales start before a death, when a parent moves into long term care or a retirement residence. If you hold a valid Continuing Power of Attorney for Property, you can usually sell the home on their behalf, as long as the sale is in their best interest. Your lawyer will review the document, and the proceeds stay in your parent's name.
If your parent is moving to a smaller home instead, our Markham downsizing guide may help.
How Neeraj Helps Executors
Our approach is built around preparation, exposure and negotiation, with extra care for the family and the paperwork.
1. Preparation
A written opinion of value, a plan for contents, cleaning and light repairs, and trusted local trades and estate sale companies.
2. Exposure
Professional photos and video, online and social marketing, and outreach to agents whose buyers want homes like this one.
3. Negotiation
Offers with the right probate wording and closing dates, careful review of each buyer, and clear updates to the lawyer and beneficiaries.
Out of town executors can trust us to manage access, showings and contractors locally, with photo and written updates after each step. Learn more about selling with Neeraj.
Talk It Through, Privately
No pressure and no obligation. Tell us about the home and where the estate is in the process, and we will help you plan the next steps.
Call or text (647) 370 8885 · info@kaizenrealestate.ca
Kaizen Real Estate Team, eXp Realty, Brokerage · 9763 Markham Rd, Markham, ON L6E 1A4
Estate Sales in Markham: Questions, Answered
Can I sell a house before probate is granted in Ontario?
Usually yes. An estate trustee can list the home and accept an offer while the Certificate of Appointment of Estate Trustee is being processed. The offer should include a condition or a closing date that allows time for the certificate, because in most cases the buyer cannot take title until it is issued. Your estate lawyer will set the wording.
How long does it take to sell an estate home in Markham?
Plan for about 4 to 9 months from the start of probate to closing, though every estate is different. Probate wait times in Ontario commonly range from a few weeks to six months depending on the court and the paperwork. Markham detached homes averaged 31 days on the market in September 2026, according to TRREB.
How much is probate in Ontario?
Ontario charges Estate Administration Tax of $0 on the first $50,000 of an estate and $15 for every $1,000, or 1.5 percent, above that. The value is rounded up to the next $1,000. On a $1,534,139 estate, the tax is $22,275. The estate pays it when the application is filed.
Do we pay capital gains tax when we sell a parent's house?
When someone dies, the CRA treats their property as sold at fair market value on the date of death. If the home was their principal residence for every year they owned it, that gain is usually exempt, but the executor must designate it on the final tax return. Any rise in value after death is generally taxed to the estate, so speak with an accountant.
Should we sell the estate home as is or fix it up first?
It depends on the home and the family's goals. Many estate homes sell well with a deep clean, cleared rooms, fresh paint and good photos. Bigger repairs only make sense when they clearly add more than they cost and the estate can carry the home longer. We compare both paths with real Markham sales before anyone spends money.
What if one sibling wants to buy the house?
That can work well. The estate should still get a fair market value from an independent opinion of value or appraisal, and every beneficiary should see the numbers. This protects the executor, who has a duty to act fairly for all beneficiaries. The estate lawyer will document the sale.
What happens if there is no will?
Someone, usually a close family member, applies to court for a Certificate of Appointment of Estate Trustee Without a Will. Ontario law then decides who inherits. The home can still be sold once that person is appointed. An estate lawyer can guide the family through the application.
Does a jointly owned home need probate?
If the home was held as joint tenants, it usually passes directly to the surviving owner without probate. If it was held as tenants in common, the deceased person's share goes through their estate. Check the title with your lawyer before planning the sale.
Is a vacant estate home still insured?
Not always. Many Canadian home insurance policies limit or exclude coverage once a home has been vacant for more than 30 days. Call the insurer as soon as possible, ask about a vacancy permit or vacant home policy, and arrange regular checks of the home.
What is a CRA clearance certificate?
A clearance certificate confirms the estate has paid the taxes it owes. If an executor gives out estate money without one and tax is still owing, they can be personally responsible. Executors apply with Form TX19 after the final returns are assessed. The CRA says assessment can take up to 120 days.
Can I sell my parent's home while they are still alive?
Yes, if you hold a valid Continuing Power of Attorney for Property and the sale is in your parent's best interest, for example to pay for care. Your lawyer will review the document before the sale. Many families start this process when a parent moves into long term care or a retirement residence.
How does Neeraj help executors and families?
Neeraj gives the estate a clear opinion of value, coordinates clean out, repairs and staging, markets the home, negotiates offers with the right conditions and keeps the lawyer and every beneficiary updated in writing. Call (647) 370 8885 for a private, no pressure conversation.
Sources: Ontario Ministry of Finance, Estate Administration Tax; Canada Revenue Agency, clearance certificates and tax on a deceased person's property; TRREB Market Watch, September 2026 (City of Markham); public guidance on Ontario probate wait times and vacant home insurance. Page reviewed by Neeraj Moolchandani, REALTOR®, on October 28, 2026.
Neeraj Moolchandani, REALTOR®, Kaizen Real Estate Team, eXp Realty, Brokerage. This page is general information, not legal, tax or financial advice. Please work with an estate lawyer and accountant. Commission is negotiable and any rate shown is for illustration only. Market commentary describes current conditions and is not a promise of future prices. Not intended to solicit properties currently under contract.