Short answer
A builder listed or APS price is usually the best input for cash-to-close planning. If a buyer only has a base price before HST, the calculator can estimate gross HST and a net-of-rebate listed price, but the final APS and statement of adjustments should be used before relying on the result.
Price-basis worksheet
Three builder numbers buyers mix up
Most confusion starts because the word price is doing too much work. Separate the three versions before you trust any rebate estimate.
What this page helps you decide
Buyer wants to understand whether the price from a builder is net of HST, before HST, or already reflecting assigned rebates.
- The calculator lets users choose APS/listed price or base price before HST.
- Base-before-HST mode shows estimated gross HST and estimated net-of-rebate listed price.
- Warnings remind buyers to confirm rebate assignment language before relying on cash-to-close results.
Documents to check
Where to find the answer
The goal is to replace rough assumptions with document-backed numbers before closing.
Agreement of purchase and sale
The first source for the price basis, HST language, rebate assignment, and buyer obligations.
Price list or worksheet from builder
Useful for early planning, but weaker than the signed APS if the numbers disagree.
GST/HST rebate schedule or assignment clause
Shows whether the builder is assuming the rebate is assigned and reflected in the price.
Statement of adjustments
The closing worksheet that shows credits, adjustments, and the final amount requested.
Why a net-of-HST page exists
The practical problem is that a buyer can enter a real-looking price and still be using the wrong price basis. In Ontario new-build deals, a base-before-HST number, a builder listed price, and the final agreement price can produce different planning answers if rebate assignment is not handled consistently.
How builder credits change the real number
CRA guidance says a builder may pay or credit eligible rebates to a buyer. When that happens, the listed or closing price may already reflect rebate assignment. If the buyer instead claims later, cash needed at closing can be higher even if the rebate amount is the same.
Why land transfer tax can add another wrinkle
Ontario land transfer tax is based on value of consideration. For new homes, official Ontario guidance points buyers and practitioners to the agreement and statement of adjustments when determining the relevant value. That is another reason the APS number matters.
Common mistakes
What buyers often miss
Entering the marketing price without checking assumptions
A sales-sheet price can be useful, but it may not say whether HST is included, whether a rebate is assigned, or which extras are excluded.
Assuming net of HST means no HST exists
Usually it means tax and rebate mechanics have already been reflected in the way the builder presents the price. The tax treatment still needs to be checked.
Using the same price for every closing cost
The number used for rebate math, financing, land transfer tax, and the lawyer's closing funds request can be related but not always identical.
Example price-basis check
| Base price before HST | $900,000 |
|---|---|
| Estimated HST at 13% | $117,000 |
| Rebate treatment | Confirm credit or assignment |
| Buyer action | Confirm APS/listed price and assignment language |
Source-linked claims
What this page relies on
CRA guidance says a builder may credit eligible GST/HST and Ontario new housing rebates to the buyer, rather than requiring the buyer to claim directly later.
Ontario's 2026 Budget describes enhanced provincial relief as proposal-sensitive and tied to federal implementation, so buyer-facing estimates should flag that status.
Ontario land transfer tax guidance for new homes points to the agreement and statement of adjustments when reviewing value of consideration.
Frequently asked
Should I enter the builder listed price or the base price before HST?
Use the APS or builder listed price when you have it. Use base-before-HST mode only when that is the only number available, then replace it once your documents show the final price basis.
Does net of HST mean I do not pay HST?
Not necessarily. It usually means HST and rebate assignment are already reflected in the advertised price mechanics. The statement of adjustments and rebate forms decide the actual closing treatment.