assignment sale tax calculator

ADVO TAX LAW 

PROFESSIONAL CORPORATION

Real estate assignments: tax exposure calculator .

If you are buying and selling pre-construction real estate in the course of a business (i.e. you did not plan to purchase the property for personal use), this calculator may give you a general idea of your combined HST and income tax exposure in Ontario, Canada.

This calculator compliments our Blog Post on the 2022 Federal Budget changes related to real estate assignments. We strongly encourage you to read our Blog Post before using the calculator.

The calculator is merely an illustrative tool for the hypothetical scenario described in the Blog Post, i.e. where the assignment sale triggers business income for the purposes of the  Income Tax Act (Canada) and a taxable supply subject to HST for the purposes of the  Excise Tax Act (Canada). If your assignment sale results in capital gain for Income Tax purposes, this calculator won't work for you (we might create one for our readers, if there is enough interest). Talk to your tax advisor to determine whether your assignment sale would result in business income or in capital gain.

This calculator does not account for closing costs (real estate commission or legal fees, which are generally deductible) and does not account for a number of personal tax credits that may be available to you. The amounts are approximate. 

Important Disclaimer

DO NOT rely on this calculator for an accurate estimation of your tax liability, or for any tax, legal or accounting advice. Always speak to your tax professional to estimate or determine tax consequences applicable to your specific situation or contact our tax lawyers .

Tax Exposure Calculator 

Sale of real estate property on assignment.

Please fill in all mandatory fields

Re-sale price should be higher than price of pre-construction

Your Assignment

Funds received from assignee, your assignment consideration (excluding deposit but including hst), your hst payable to cra on assignment, your income from assignment (net of hst), your tax implications, your total annual income from all sources, your income tax on all your annual income , hst you must remit to the cra as a result of the assignment , your total tax cost (income tax liability and hst remittance), your after-tax proceeds , your effective tax rate (combined effect of paying income tax and remitting hst), recent posts.

Basic Guide on Bare Trusts for Canadian Taxpayers

Tax Implications of a Real Estate Assignment: a Tax Exposure Calculator

The Future of Tax Audits Looks Digital

Tax on Assignment Sales: What You Need to Know

Real estate assignment sales and flipping pre-construction condos have become popular strategies for investors looking to make a quick return. And CRA has noticed. In this blog, I will explain two ways CRA is cracking down on pre-construction investors and what you can do to minimize your tax paid on assignment sales.

#1 – CRA May Tax Assignment Sales as Business Income

Similar to selling a resale home, you are required to report an assignment sale on your tax return and pay the necessary tax. Many real estate investors are quick to assume that the profit from an assignment sale is a capital gain.

However, CRA may tax assignment sales in two ways:

• Capital gain – where only 50% of the profit is taxable
• Business income – where 100% of the profit is taxable

To make its determination, CRA will consider factors such as:

• What was your motive or intention in buying the property?
• How long did you hold the property before selling?
• Do you have a history of similar transactions?
• What is your reason for selling?

Based on past court cases, we know that CRA will generally consider the profit from assignment sales to be business income unless you have a compelling explanation.

With the potential to double its tax collection, you can bet that CRA is watching this closely!

#2 – CRA May Assess GST/HST on Assignment Sales

This is probably one of the most overlooked tax implications when it comes to assignment sales.

While resale homes are generally exempt from GST/HST, you may be surprised to learn that this may not be the case with assignments.

Similar to income tax, CRA will look at your intentions in buying the property to determine whether GST/HST applies to you.

For example, you are likely considered a “builder” and will have to charge GST/HST if you assign a pre-construction unit that you bought for the purpose of flipping to make a quick profit.

And it gets worse:

Not only do you have to charge GST/HST on your profit, you also have to charge GST/HST on the deposit you recoup from the buyer!

Since most real estate contracts embed GST/HST into the sales price, this cost will likely be borne by the assignor.

Let’s look at an example:

Scenario Luca purchased a pre-construction condo unit for $450,000 a couple of years ago. He paid a deposit of $90,000 to the builder. The unit is currently worth $575,000. Luca had always planned to buy this unit as an investment and assign it for a profit. He has a personal tax rate of 50%.

On the surface, it looks like Luca stands to make a great profit. But, let’s see how that holds up:

What Can You Do to Save Tax on Assignment Sales?

Firstly, if you are unsure whether you have a capital gain or business income, you should reach out to a tax professional for advice.

Secondly, if the profit on your assignment sale is in fact business income because of the factors discussed above, then you should consider incorporating.

The benefit here is that business income is usually taxed at low rates inside a corporation (about 12.2% in Ontario and 11% in British Columbia). This is much lower than the the top tax rate of 53% paid by individuals.

Now be warned:

Setting up a corporation for real estate investing is not for everyone. Be sure to consult with a tax professional before implementing this strategy.

Lastly, it is important to work with an experienced real estate lawyer to discuss your GST/HST options. In my experience, it may be possible to restructure an assignment sale to reduce the GST/HST you pay as an assignor.

In Luca’s case, with the right professionals on his team, he was able to restructure the deal to reduce his taxes by about 38% (50% less 12.2%), pay less GST/HST and put this money into his next real estate project.

Have qu estions about flipping pre-construction real estate? Contact us for a consultation.

The content of this blog is intended to provide a general guide to the subject matter. Professional advice should be sought about your specific circumstances.

95 Mural St., Suite 600, Richmond Hill, ON L4B 3G2

905.731.8108

[email protected]

The Lourantos Group

: 416-505-7975

: [email protected]

A Comprehensive Guide To Selling Your Assignment Condo

Trying to resell your preconstruction condo before closing? This blog is for you. Assignment sales are more complicated compared to their resale counterparts, but with some guidance, the process is easy. 

An assignment sale is a sale where the original buyers of a condo or home resell their contract to another buyer before closing. The most common type of assignment is a preconstruction condo assignment. Preconstruction condo assignments are prevalent because of the time lag between purchasing the home and the move-in date. While condo assignments might be the most popular type of assignment, any real estate contract is assignable. This blog is going to discuss condo assignments since they are the most prevalent, but *most* of the details apply to assigning a home or commercial preconstruction property as well.

In the GTA, our preconstruction market is booming. Toronto alone sees around 30,000 new home completions a year. Around 70% of preconstruction purchasers are investors. The remaining 30% of buyers are end-users who plan to use the property themselves. However, many investors, and end-users, might decide to sell the property before the final closing. Since there is no title to transfer, these buyers have to assign their contract to the next buyer. 

What is a preconstruction condo assignment sale?

An assignment is when the original buyers of a preconstruction condo decide to sell their contract with the builder to another buyer before the home is complete. This differs from a regular real estate transaction because we are not buying or selling a home, rather we are buying or selling an interest in a contract to purchase a home once it’s complete. Essentially, the buyers are taking over the seller’s place in the contract with the builder. The new buyer pays the seller their deposits back, as well as any profit. In trying times, there might not be profit, and in extreme cases, the sellers might walk away from their deposits.

Assignments are like the wild-west equivalent of real estate. The buyers are called assignees, the sellers are called assignors, and there is no fixed closing date! You heard that right, the buyer purchases the contract not knowing whether it will close in 4 weeks, 6 weeks, or 8 weeks. In many cases, the buyers only have a rough estimate for the final closing of the property as well.

Every builder’s agreement of purchase and sale is different, so every assignment sale is different. You need legal and accounting advice before, during, and after an assignment sale. A real estate agent’s job in the transaction is to find a buyer, negotiate the contract, and coordinate the sale from start to finish. Your real estate agent might also connect you with accountants, and lawyers who can help make the necessary legal and tax declarations.

The Builder’s Role In Assignments:

Sellers often misinterpret their rights to assign in their purchase agreements with their builder. In the showroom, builders are quick to say their contract is assignable if you want to flip your contract before closing. However, builders can control when, how, and to whom you sell your contract.

It’s important to follow the rules set out by your builder when marketing your assignment. Deviating from the builder’s purchase contract can result in you losing your deposits!

Since all preconstruction home assignments require the builder’s consent, it’s important to prepare the file for their consent at your earliest convenience. The builder will want the same information they collected from you when you first purchased the home: full names, current address, sin, IDs (front and back), telephone number, emails, mortgage pre-approval letter,  lawyer information… they will also want the buyer to replace all your cheques. Those could be cheques for future deposits, or cheques for interim occupancy fees. It’s important to advise the buyers to prepare all of this information before submitting the file to the builder, so there is limited delay assigning the property.

How do you sell an assignment condo?

The first step to selling your assignment is to review your original purchase agreement. The builder’s purchase agreement outlines restrictions and fees associated with assignments. An experienced realtor or lawyer can also review the contract with you. Next, email your builder’s customer service account and ask for permission to advertise the property for sale.

It’s important to thoroughly understand your preconstruction agreement, because some incentives offered to you might not be transferable to the buyer. Builders often offer incentives to direct buyers to stimulate sales. However, they sometimes make these incentives non-transferable. That could mean the free design dollars, or the capped development levies might not be available to the next buyer. It’s important not to advertise incentives that aren’t transferable.

The second step is to hire a Realtor to advise you on current market conditions. Your realtor will discuss marketing options as well as help you decide on a market price. There is a strong chance the builder will prohibit MLS listings of their properties. However, many builders will allow online marketing in places like Facebook, Instagram, WhatsApp, and brokerage websites.

While Realtor.ca is the best marketing platform out there, buyers looking for assignments know to look elsewhere. Don’t worry if you cannot market on realtor.ca. One of the advantages of Sotheby’s International Realty Canada is our vast marketing platform outside of Realtor.ca

Important Dates:

The first date you need to consider is the assignment closing date. This is the date the assignee officially takes over the contract from the assignor. On average, assignment closing happens within 3-6 weeks after an offer is accepted. This is when the assignee becomes the new owner of the property, and the assignee receives some of their deposit/profit back.

The second date to consider is the interim occupancy date. When buying preconstruction condos, there is usually a period between when the unit is ready for occupancy and before the building has registered with the city. Since no title exists yet, you cannot get a mortgage. Instead, during this time, you move in and pay the builder rent until final closing. Interim occupancy can last from months to years. During interim occupancy, buyers have the chance to view the unit which could help sell the home. Interim occupancy is when most assignment sales take place.

The third date you need to know is the final closing date. This is the date that the building registers with the city and the assignee pays the builder the balance of the purchase price, land transfer taxes, closing costs etc. Sometimes, assignees will negotiate to pay some of the assignors profit on final closing date, so they can roll it into the mortgage.

What Is Negotiable During An Assignment Sale:

Since the contract with the builder is already firm and binding, there can be no changes to that contract. The buyer is merely stepping into the seller’s shoes, in exchange for their deposits and profits. The assignment contract negotiates the purchase price and the deposit structure. The purchase price will indicate how much profit (or loss) the assignor receives in the transaction.

The payment schedule of an assignment is dependent on whether there is a profit or not. If the seller is making a profit or breaking even, then the buyers are expected to refund the full deposit paid-to-date by the sellers. In many cases, that is 20% of the original purchase price. If the seller is losing money on the assignment, then the buyers will bring a deposit for less than the deposits already paid to the seller. The deposit is due upon acceptance of the offer.

If there is profit, the assignee and assignor will negotiate when that profit is paid out. Remember when we mentioned the three important dates? the assignment closing, the interim occupancy date, and the final closing date? well, when it comes to negotiating when to pay the assignor their profit, we usually pick one of these dates to pay out the assignor’s profit.

The expected final closing is an important consideration for buyers when negotiating when to pay the assignor’s profit. The longer the final closing date, the more risk for the buyer. The reason? there is always a small risk the condo developer cancels the project. If a condo developer cancels the project, the buyers are returned their deposits paid-to-date. However, if a buyer has paid an assignor $100,000 in profit, that money is gone. So if there is a long closing, expect buyers to protect their final deposits by delaying it till interim occupancy, or final closing.

Conditions In Assignment Sales

After finding a buyer, the first hurdle to overcome is negotiating a fair deal. Once both parties are satisfied with the terms of the contract, we make the deal conditional on the lawyer’s review. This gives both the buyer and seller a chance to have the assignment contract, as well as the original purchase agreement, reviewed by a lawyer. Once both parties have spoken to their lawyers and are happy to continue, we put the deal to the developer to approve the new buyer. This condition usually lasts around 30 days. If the developer does not approve the new buyer within 30 days, the deal will become null and void, unless the buyer and seller both agree to extend that condition.

Once the developer accepts the buyer, the assignment will happen within a few days. Most contracts outline an assignment closing within 5 business days after the developer gives their consent. Some buyers will also include financing conditions in their assignment offer, so they have time to run the deal past their mortgage broker. However, most assignments are purchased with only lawyer review and developer consent conditions.

Here’s an example of selling an assignment for profit vs selling an assignment for a loss:

Below are four examples of the deposit/profit payment schedule for assignments.

Example 1 is a fantastic example of a preconstruction condo that appreciated $100,000. In this typical example, the assignee and assignor agreed to a deposit big enough to return all of the assignor’s deposits, as well as some extra profit to cover Realtor commissions. This deposit is usually transferred to the listing brokerage within 1 day of the offer being accepted and is released to the assignor on assignment closing. In this example, the assignor and assignee also agreed to pay the seller the rest of their profit at the final closing.

Example 2 shows the same conditions for the sale, except the assignee agreed to pay the assignor their full deposit and all their profit on the assignment closing date, instead of the final closing date.

Example 3 looks at an assignment where the assignor is taking a $100,000 loss. Instead of being paid their whole deposit on assignment closing, they are paid their deposit minus the difference between the purchase price and the sale price.

Example 4 is a rare case, where the market has turned significantly and the assignor is looking to transfer their assignment for $0. This means the assignor is walking away from all their deposits and will take no money to transfer their contract to the assignee.

What Does It Cost To Sell An Assignment condo:

The major fees when selling an assignment include the builder’s assignment fee, real estate commissions, and tax on the profit. Builder’s assignment fees usually range from $1500-$25,000 (in some extreme cases they go as high as $80,000). The assignor usually pays both the assignor and the assignee’s realtor commissions. The commission is something to negotiate with your agent. The total commission is usually 5% or less of the final sale price. There are likely taxes such as income tax, capital gains tax, or HST on the sale as well. Speak to your accountant about taxes due on the assignment sale.

Taxes due on an assignment sale:

The taxes on assignments are simple, however, buyers and sellers often confuse the HST taxes. That’s because there are two different HST taxes when talking about preconstruction assignments. Let’s clarify this! All new homes are subject to HST, however, end-users don’t notice the HST tax because the builder pays it and claims a $24,000 rebate on the end-user’s behalf. Alternatively, investors who purchase a pre-construction home are charged around $24,000 in HST, and are then able to claim a rebate for the HST they paid, if they rent the property out for one year. There are situations where an assignment will lose its eligibility for the HST rebate. If someone has lived in the home during interim occupancy, it will no longer be eligible for the end-user HST rebate.

The second HST tax we discuss when selling an assignment is the HST due on the profit. In many cases, the profit is subject to a 13% HST tax. In some cases, even the return of deposits is subject to HST.

The third tax is the income or capital gains tax on the profit. Any real estate property that is not your primary residence, as well as any business venture, is taxable as either a capital gain or as income. It’s really important to speak to an accountant before selling your assignment. Only an accountant can advise you whether you owe HST, capital taxes, or income taxes on your assignment sale.

Is it better to sell an assignment or wait till the condo is ready?

The pros to assigning a condo:

• Receive your deposits and profit sooner
• Avoid market risks. Savvy investors might look to assign their property if they sense the market might depreciate in the coming months/years.
• Avoid paying closing costs (land transfer taxes, development levies, utility hookups, and more). These usually come to a little more than 5.5% of the purchase price
• No mortgage or financing required
• Minimize holding costs (if you sell before interim occupancy or before final closing, there are no property taxes, maintenance fees, utility fees, insurance, mortgage, etc)

Cons to assigning a condo

• Developer restrictions (limiting the marketing of the property, limiting when they are accepting assignments)
• Market perception and buyer’s hesitancy when buying a property sight-unseen
• Market fluctuations suppressing buyer demand
• Limited buyer pool and most of the buyers are investors who want a good deal
• Usually sell for a lower price than comparable resale properties
• Financing challenges for the buyer if the property does not appraise at the new purchase price
• Potentially more taxes compared to closing and reselling

The most common mistakes when selling an assignment:

Hiring the wrong representation, or not relying on professional advice:.

As active realtors in the assignment market, we come across quite a few mistakes. But most of them could be avoided if the buyers and sellers were represented by experienced realtors and lawyers. The agreement of purchase and sale for an assignment is very different compared to an agreement of purchase and sale for a resale home. One of the most common mistakes we see from buyers and sellers is assuming the paperwork their realtors drafted is correct, and forgoeing their right to have their lawyer review the assignment paperwork.

Poor communication/understanding:

This happened to my assignment buyers recently. They purchased a home where the seller’s representative told us the finishes had not been chosen yet. We protected our buyers by including clauses to that degree. However, a few days after the assignment closing, we learned the sellers chose the finishes a few days before closing. Luckily, the developer allowed the buyer to make changes to the finishes at an additional fee.

Ignoring deadlines or dragging your feet:

Assignments come with a lot of moving deadlines, and there are a lot more parties involved compared to a resale property. Always return paperwork and signatures as soon as possible. Compared to a resale property where the only parties are the buyer, seller, and their agents and lawyers, an assignment involves the developer, the developer’s lawyers, the buyer and seller agents, and the buyer and seller lawyers. If everyone took 3 days to return paperwork, the conditional period would lapse and the deal would become null and void.

Incomplete Buyer Vetting:

Buying an assignment requires the assignee to have their mortgage preapproval, as well as their purchase funds available very shortly. If the assignee does not have a mortgage preapproval on hand, it could delay the developer accepting the assignment. If they do not have their funds available it could delay the quick closing as well.

It’s important to thoroughly vet buyers because some builders require the assignor to close in the rare chance the assignee cannot close.

Misunderstanding fees:

Builder’s contracts are not standard forms, and their deposit structures and closing fees can vary from site to site. There are a lot of potential fees when buying and selling assignments and they include, but are not limited to: deposits, seller’s profits, upgrades, lawyer’s fees, interim occupancy rent, utility set-up fees, development levies, realtor commissions, accountant fees, HST, and income taxes. These fees can vary from deal to deal, and when they are payable is different in every assignment. For example, some developers require the homeowner to pay for upgrades when they are chosen, and others charge for the upgrades at final closing.

If you have a preconstruction condo or home that you are thinking of assigning. Feel free to reach out to us for some advice and insight.

Related posts.

6 important facts to consider when selling a preconstruction condo.

Everything you need to know to sell your preconstruction condo assignment

• [email protected]
• +1 877-SOFTRON

• Personal Tax Services
• Corporate Tax Services
• Estate Planning and Death Taxes
• US and Overseas Taxes
• Taxes on Sale of Property
• CRA Tax Help Videos
• Calculators
• Tax File Remotely

Here Are The Important Dates You Need To Know Regarding Recent Changes

Individuals : Federal & Quebec

Self-employed, trusts with a tax year end of dec 31, 2021, corporations, canadians with us tax filing.

Posted on 15 January 2024

Greater Toronto Area Real Estate

Toronto | Mississauga | Hamilton | Durham

Call Us Anytime: 416-274-2068

Prefer Text? 416-568-0427

Looking for Bspoke Realty?

10 Essential Things to Know About Real Estate Assignment Sales (for Sellers)

— We take our content seriously. This article was written by a real person at BREL.

What’s an assignment?

An assignment is when a Seller sells their interest in a property before they take possession – in other words, they sell the contract they have with the Builder to a new purchaser. When a Seller assigns a property, they aren’t actually selling the property (because they don’t own it yet) – they are selling their promise to purchase it, along with the rights and obligations of their Agreement of Purchase and Sale contract.  The Buyer of an assignment is essentially stepping into the shoes of the original purchaser.

The original purchaser is considered to be the Assignor; the new Buyer is the Assignee. The Assignee is the one who will complete the final sale with the Builder.

Do assignments only happen with pre-construction condos?

It’s possible to assign any type of property, pre-construction or resale, provided there aren’t restrictions against assignment in the original contract. An assignment allows a Buyer of a any kind of home to sell their interest in that property before they take possession of it.

Why would someone want to assign a condo?

Often with pre-construction sales, there’s a long time lag between when the original contract is entered into, when the Buyer can move in (the interim occupancy period) and the final closing. It’s not uncommon for a Buyer’s circumstances to change during that time…new job out of the city, new husband or wife, new set of twins, etc. What worked for a Buyer’s lifestyle 4 years ago doesn’t always work come closing time.

Another common reason why people want to assign a contract is financial. Sometimes, the original purchaser doesn’t have the funds or can’t get the financing to complete the sale, and it’s cheaper to assign the contract to a new purchaser, than it is to renege on the sale.

Lastly, assignment sales are also common with speculative investors who buy pre-construction properties with no intention of closing on them. In these cases, the investors are banking on quick price appreciation and are eager to lock in a profit now, vs. waiting for the original closing date.

What can be negotiated in an assignment sale?

Because the Assignee is taking over the original purchaser’s contract, they can’t renegotiate the price or terms of the contract with the Builder – they are simply taking over the contract as it already exists, and as you negotiated it.

In most cases, the Assignee will mirror the deposit that you made to the Builder…so if you made a 20% deposit, you can expect the new purchaser to do the same.

Most Sellers of assignments are looking to make a profit, and part of an assignment sale negotiation is agreeing on price. Your real estate agent can guide you on price, which will determine your profit (or loss).

Builder Approval and Fees

Remember that huge legal document you signed when you made an offer to buy a pre-construction condo? It’s time to take it out and actually read it.

Your Agreement of Purchase & Sale stipulated your rights to assign the contract. While most builders allow assignments, there is usually an assignment fee that must be paid to the Builder (we’ve seen everything from $750 to $7,000).

There may be additional requirements as well, the most common being that the Builder has to approve the assignment.

Marketing Restrictions

Most pre-construction Agreements of Purchase & Sale from Toronto Builders do not allow the marketing of an assignment…so while the Builder may give you the right to assign your contract, they restrict you from posting it to the MLS or advertising it online. This makes selling an assignment extremely difficult…if people don’t know it’s available for sale, how they can possibly buy it?

While it may be very tempting to flout the no-marketing rule, BE VERY CAREFUL. Buyers guilty of marketing an assignment against the rules can be considered to have breached the Agreement, and the Builder can cancel your contract and keep your deposit.

We don’t recommend advertising an assignment for sale if it’s against the rules in your contract.

So how the heck can I find a Buyer?

There are REALTORS who specialize in assignment sales and have a database of potential Buyers and investors looking for assignments. If you want to be connected with an agent who knows the ins and outs of assignment sales, get in touch…we know some of the best assignment agents in Toronto.

What are the tax implications of real estate assignment?

Always get tax advice from a certified accountant, not from the internet (lol).

But in general, any profit made from an assignment is taxable (and any loss can be written off). The new Buyer or Assignee will be responsible for paying land transfer taxes and any HST that might be due.

How much does it cost to assign a pre-construction condo?

In addition to the Builder assignment fees, you will likely have to pay a real estate commission (unless you find the Buyer yourself) and legal fees. Because assignments are more complicated, you can expect to pay higher legal fees than you would for a resale property.

How does the closing of an assignment work?

With assignment sales, there are essentially 2 closings: the closing between the Assignor and the Assignee, and the closing between the Assignee and the Builder. With the first closing (the assignment closing) the original purchaser receives their deposit + any profit (or their deposit less any loss) from the Assignee. On the second closing (between the Builder and the Assignee), the Assignee pays the remaining amount to the Builder (usually with the help of a mortgage), and pays land transfer taxes. Title of the property transfers from the Builder to the Assignee at this point.

I suppose it could be said that there is a third closing too, when the Buyer takes possession of the property but doesn’t yet own it…this is known as the interim occupancy period. The interim occupancy occurs when the unit is ready to be occupied, but not ready to be registered with the city. Interim occupancy periods in Toronto range from a few months to a few years. During the interim occupancy period, the Buyer occupies the unit and pays the Builder an amount roughly equal to what their mortgage payment + condo fees + taxes would be. The timing of the assignment will dictate who completes the interim occupancy.

Assignments vs. Resale: Which is Better?

We often get calls from people who are debating whether they should assign a condo they bought, or wait for the building to register and then sell it as a typical resale condo.

Pros of Assigning vs. Waiting

• Get your deposit back and lock in your profit sooner
• Avoid paying land transfer taxes
• Avoid paying HST
• Maximize your return if prices are declining and you expect them to continue to decline
• Lifestyle – sometimes it just makes sense to move on

Cons of Assigning vs Waiting

• The pool of Buyers for assignment sales is much smaller than the pool of Buyers for resale properties, which could result in the sale taking a long time, getting a lower price than you would if you waited, or both.
• Marketing restrictions are annoying and reduce the chances of finding a Buyer
• Price – What is market value? If the condo building hasn’t registered and there haven’t been any resales yet, it can be difficult to determine how much the property is now worth. Assignment sales tend to sell for less than resale.
• Assignment sales can be complicated, so you want to make sure that you’re working with an agent who is experienced with assignment sales, and a good lawyer.

Still thinking of assignment your condo or house ? Get in touch and we’ll connect you with someone who specializes in assignment sales and can take you through the process.

Search by keyword or select a category below.

• Market Updates
• First Time Buyers
• 65+ Real Estate
• Aging in Place
• Mississauga
• Real Estate Crushes
• For Realtors

Raj Singh says:

What can be things to look for, especially determining market value for an assigned condo? I’m the assignee.

Sydonia Moton says:

Y would u need a lawyer when u buy a assignment property

Gideon Gyohannes says:

Good clear information!

Who pays the assignment fee to the developer? Assignor or Assignee?

Thanks Gideon 416 4591919

Melanie Piche says:

It’s almost always the Seller (though I suppose could be a point of negotiation).

Fiona Rourke says:

If there are 2 names on the agreement and 1 wants to leave and the other wants to remain… does the removing of 1 purchaser constitute an assignment

Brendan Powell says:

An assignment is one way to add or remove people from a contract, but not the only way…and not the simplest. Speak to your lawyer for advice on what makes the most sense for your specific situation. For a straightforward resale purchase you could probably just do an amendment signed by all parties. If it’s a preconstruction purchase with various deposits paid, etc it could be more complicated.

Katerina says:

Depends on the Developer. Some of them remove names via assignments only.

Haroon says:

Is there any difference in transaction process If assigner or seller of a pre constructio condo is a non resident ? Is seller required to get a clearance certificate from cRA to complete the transaction ?

Nathalie says:

Hello , i would like to know the exact steps for reassignment property please.

Amazing info. Thanks team. I may just touch base with you when my property in Stoney Creek is completed in. 2020. I may need to reassign it to someone Thanks

Victoria Bachlowa says:

If an assignor renegs on the deal and refuses to close because they figured out they could get more money and the assignment was already approved by the builder and all conditions fulfilled what can the Assignee do. I have $33,000 dollars in trust in the real estate’s trust fund. They sent me a mutual release which I have not signed. The interim occupancy is Feb. 1 and the closing is schedule for Mar. 1, 2019. I have financing in place, was ready to move in Feb. 1 and I have no where to live.

Definitely talk to your lawyer right away. They’ll want to look at your agreement of purchase and sale and will be able to advise you.

With assignment sales, there are essentially 2 closings: the closing between the Assignor and the Assignee, and the closing between the Assignee and the Builder. With the first closing (the assignment closing) the original purchaser receives their deposit + any profit (or their deposit less any loss) from the Assignee. Can I assume that these closing happen at the same time? I’m not sure how and when I would be paid as the Assignor.

What happens to the deposits or any profits already paid if the developer cancels the project after an assignment?

Hi, Did you get answer to this? I did an assignment sale last year and now the builder is not completing apparently and they are asking for their money back. Can they do that? After legal transactions, the lawyer simply said “the deal didn’t go through”. Apparently builder and the person who assumed the assignment agreed on taking out the deal. What do I have to pay back after it was done a year ago

This is definitely a question for your lawyer – as realtors we are not involved in that part of the transaction. I would expect that just as the builder would have to refund your deposits, you would likely need to do the same…but talk to your lawyer. As to whether the builder can cancel a project, yes they always reserve that right (but the details of how and under what circumstances would be in your original purchase agreement). It’s one of the annoying risks in buying preconstruction!

I completed the sale of my assignment in Dec 2015 however the CRA says I should be reporting the capital income in 2016 when the assignee closed his deal with the developer in July 2016. That makes no sense to me since I got all my money in Dec 2015. Can you supply any clarification on that CRA policy please?

You’d have to talk to the CRA or an accountant – we’re real estate agents,so we can’t give tax advice.

Hassan says:

Hello, You said that there are two closings. The first one between the assignor and the assignee and the second one between the builder and the new buyer (assignee). My question is that in the first closing does the assignee have to pay the assignor the deposit they have paid and any profit in cash or will the bank add this to the assignee’s mortgage?

The person doing the assigning usually gets their money at the first closing.

Kathy says:

What is the typical real estate free to assign your contract with the builder ?

Hi Kathy While we do few assignments (as they are rarely successful, and builders do not make it easy), in past we have charged more or less the same as we do for a typical resale listing. While there are elements to assignments that should be easier than a resale (eg staging), many other aspects of assignments are much MORE time-consuming, and the risk much higher since attempts to find a buyer for assignments are often unsuccessful. It’s also important to note that due to the extra complication, lawyer’s fees to assign are typically higher than resale as well–although more $ for the purchase side vs the sale side.

Mitul Patel says:

If assignee has paid small amount of deposit plus the original 25% deposit that the assignor has paid to the builder and gets the Keys to the unit since interim possession has been completed, when the condo registration is done and assignee is getting mortgage from the Bank or Pays the remaining balance to the Builder using his savings and decides not to pay the Balance of the Profit amount to Assignor, what are the possibilities in this kind of scenario?

You’d need to talk to a lawyer to find out the options.

David says:

How much exactly do brokers get paid at sale of Assignment? i.e. Would the broker’s fee be a % of your assignment selling price or your home’s selling price? I’m really looking for a clear answer.

I am using this website’s calculator associated with selling your home in Ontario. But there is no information on selling assignments. https://wowa.ca/calculators/commission-calculator-ontario

Realtors set their own commission, so there is no set fee- that website is likely the commission that that agent offers. We often see commissions of 4-5% for assignments. The fee is a % of the price of the assignment – for example, you originally bought for $500K; you’re now assigning for $600K – commission would be payable on the $600K.

Candace says:

Question: if i bought a pre construction condo, can i sell it as soon as it closes or do i have to live in it for 1 year after closing in order to avoid capital gains taxes?

Or does the 1 year start as soon as you move in?

I would suggest you talk to your accountant re: HST credit implications and capital gains, but if you sell it for more than you paid for it, capital gains usually apply.

You mention avoid paying HST when you assign your property. What is the HST based on? It’s not a commercial property that you would pay HST. Explain. Thanks.

HST and assignments are complex and this question is best answered specific to your situation by your accountant and real estate lawyer. In some cases HST is applicable on assignment profits – more details can be found on the CRA website here:

https://www.canada.ca/en/revenue-agency/services/forms-publications/publications/gi-120/assignment-a-purchase-sale-agreement-a-new-house-condominium-unit.html

If you are a podcast listener, the true condos podcast is also a great resource.

https://truecondos.com/cra-cracking-down-on-assignments/

heres one for your comment, purchase pre construction from builder beginning of 2021, to be finished end of 2021, (semi detached) here we are end of 2022, both units are now ready. Had one assigned but because builder didnt accept within certain time frame(they also had a 90 day clause wherein we couldnt assign prior to 90 less firm closing date (WHICH MOVED 4 TIMES). Anyrate now we have a new assinor but the builder says we are in default from the first one and wants 50k to do the assignment (the agreement lists the possibility of assigning for 12k) Also this deal would include us loosing our whole deposit and paying the 12k(plus fees) would be in addition too the 130k we are already loosing. The second property we are trying to close but interest rates are riducous, together with closing costs(currently mortgage company is asking that my wife be added to that one, afraid to even ask this builder. Any advice on how to deal with this asshole greedy builder? We are simply asking for assignment as per contract and a small extension for the new buyer(week or two) Appreciate any advice. Thank you

Dealing with builders/developers can be extremely painful, much worse than resale transactions in our experience. Their contracts are written to protect THEM. Unfortunately all I can say is follow the advice of your lawyer.

Leave A Comment Cancel Reply

Your email address will not be published. Required fields are marked *

Like What You're Reading?

• Phone This field is for validation purposes and should be left unchanged.

Language selection

• Français fr

Assignment of a Purchase and Sale Agreement for a New House or Condominium Unit

From: Canada Revenue Agency

Effective May 7, 2022, all assignment sales in respect of newly constructed or substantially renovated residential housing are taxable for GST/HST purposes. This publication will be updated to reflect this legislative change. For more information about the legislative amendment, refer to  GST/HST Notice 323, Proposed GST/HST Treatment of Assignment Sales .

GST/HST Info Sheet GI-120 July 2011

This info sheet explains how the GST/HST applies to the assignment of a purchase and sale agreement for the construction and sale of a new house.

The term "new house" used in this info sheet refers to a newly constructed or substantially renovated house or condominium unit. A house that has been substantially renovated is generally given the same treatment under the GST/HST as a newly constructed house. Extensive modifications must be made to a previously occupied house in order to meet the definition of a "substantial renovation" for GST/HST purposes. For a full explanation of the factors to consider in deciding if a substantial renovation has taken place, refer to GST/HST Technical Information Bulletin B-092, Substantial Renovations and the GST/HST New Housing Rebate .

In this publication, a house includes a single unit house, a semi detached house, a duplex, a rowhouse unit and a residential condominium unit (condo unit), but does not include a mobile home or floating home.

Where a person enters into a purchase and sale agreement with a builder for the construction and sale of a new house, the person may be entitled to assign their rights and obligations under the agreement to another person (an assignee). Generally, the result of the assignment is that the purchase and sale agreement is then between the builder and the assignee.

This publication addresses the situation where

• a purchaser (referred to as the first purchaser) enters into a purchase and sale agreement with a builder (Builder A) for the construction and sale of a new house, and
• the first purchaser subsequently assigns the agreement to an assignee (referred to as the assignee purchaser) before Builder A transfers possession or ownership of the house to the first purchaser and before any individual has occupied the house as a place of residence or lodging.

Generally, upon entering into an agreement for the construction and sale of a new house, the first purchaser is considered to have acquired an interest in the house. For GST/HST purposes, the assignment of the agreement to the assignee purchaser is normally considered to be a sale of the first purchaser's interest in the new house. The sale of an interest in a new house is generally taxable where the person selling the interest is a builder of the house.

For GST/HST purposes, the term "builder" is specifically defined and is not limited to a person who physically constructs a house. There are several instances in which an individual or other person is a builder for GST/HST purposes. For more information on persons who are included in the definition of "builder", refer to GST/HST Memorandum 19.2, Residential Real Property .

This info sheet addresses only whether a person is a builder as described in the following paragraph.

Primary purpose: selling the house or an interest in the house or leasing the house in certain circumstances

A builder includes a person who acquires an interest in a new house before it has been occupied by an individual as a place of residence or lodging for the primary purpose of selling the house or an interest in the house or leasing the house, other than to an individual who is acquiring the house otherwise than in the course of a business or adventure or concern in the nature of trade. When that person is an individual, the individual must acquire the interest in the course of a business or an adventure or concern in the nature of trade in order to be a builder described by this paragraph.

Even if a person is not a builder as described in the preceding paragraph, the person may be a builder based on one of the other definitions of the term as described in GST/HST Memorandum 19.2.

Assignment of a purchase and sale agreement by a person other than an individual

Where a person other than an individual (e.g., a corporation) is a builder as described in the section "Primary purpose: selling the house or an interest in the house or leasing the house in certain circumstances" and the person assigns a purchase and sale agreement for a new house, the person's sale of the interest in the house is subject to the GST/HST whether the sale takes place in the course of a business, an adventure or concern in the nature of trade, or otherwise.

Assignment of a purchase and sale agreement by an individual

If an individual enters into a purchase and sale agreement for one of the primary purposes described in the section "Primary purpose: selling the house or an interest in the house or leasing the house in certain circumstances", the sale of the interest in the house (or the house itself) is normally considered to be made in the course of an adventure or concern in the nature of trade or, depending on all of the surrounding circumstances, in the course of a business. If it is established that an individual is selling an interest in a new house in the course of a business or adventure or concern in the nature of trade, the individual is considered to have entered into the purchase and sale agreement for the primary purpose of selling the house or an interest in the house.

Whether the activity of acquiring an interest in a house, as a result of entering into a purchase and sale agreement, is done in the course of a business or an adventure or concern in the nature of trade is a question of fact. For more information on how to determine whether an activity is done in the course of a business or an adventure or concern in the nature of trade, refer to Appendix C of GST/HST Memorandum 19.5, Land and Associated Real Property .

Factors in determining the primary purpose

All of the relevant factors surrounding entering into a purchase and sale agreement should be considered in determining the primary purpose for a person's acquisition of an interest in a new house.

The following factors may indicate that, for GST/HST purposes, a person entered into a purchase and sale agreement for the primary purpose of selling an interest in the new house or the house itself. The factors are not listed in any particular order and there is no intent to weigh one more heavily than another.

• The person offers to sell their interest in the house or takes other actions to attract buyers before, or while, the house is under construction.
• The person finances the purchase of the house by a short-term mortgage, or an open mortgage that can be paid off without penalty, rather than by a long-term or closed mortgage.
• Financing of the house is beyond the person's means and that person is relying on the increased value and saleability of the house, or an interest in the house, in a rising housing market.
• The person is an individual and their stated intention to occupy the house as a place of residence is not supported by the circumstances of the case. For example, an individual has a family of four and enters into a purchase and sale agreement for a one-bedroom condo unit where they are not contemplating any changes in family circumstances.
• The person's pattern of activity is such that their occupancy of the house does not have the qualities or characteristics of being permanent. For example, the person purchases more than one house at or around the same time. This factor may be given extra weight where the person has previously entered into a purchase and sale agreement for purposes of selling the house or an interest in the house. There are no outward indicators to support a contrary primary intention (i.e., an intention contrary to an intention of resale). For example, an individual is selling a condo unit, one or more of the above factors are present, there are no physical actions or evidence that the individual's primary intention was to live in the condo unit, use it as a vacation home, or rent it to another individual for use as their place of residence, and no evidence that the sale of the condo unit was triggered by some unforeseen event.

In order for the acquisition of an interest in a new house to be for one of the primary purposes described in the section "Primary purpose: selling the house or an interest in the house or leasing the house in certain circumstances", the intention to sell the house or an interest in it, or to lease the house in the manner described in that section, must have existed at the time of acquiring the interest. Nonetheless, the intention at the time of acquisition may be demonstrated over a period of time.

If an individual acquired an interest in the house for the primary purpose of using it as a place of residence, the person is not considered to be a builder of the type described in this info sheet even if, at a later point in time, the person sells the house or an interest in the house. However, the person may still be a builder if the person meets one of the other definitions of that term as described in GST/HST Memorandum 19.2.

The following examples illustrate when a person may or may not be a builder of a new house.

Sarah, Francine, and Angela are roommates renting a three-bedroom house. They entered into a purchase and sale agreement with a builder in January 2010 for a one-bedroom condo unit in a new condominium complex that was to be built. The purchase price under the agreement was $300,000 and the closing date was July 31, 2013.

In March 2011, the fair market value of the new condo unit had increased by 50%. They entertained several offers for the sale of their interest in the condo unit before assigning it to James. No individual had occupied the condo unit as a place of residence or lodging when they sold their interest in the unit. They split the proceeds, which they each used as a down payment to buy their own homes.

As it would not be practical for the three individuals to live in the condo unit together, they considered several offers for their interest in the unit, and there are no indicators to support a contrary intention, Sarah, Francine and Angela are considered to have acquired their interest in the condo unit for the primary purpose of selling the unit or an interest in it. The sale is considered to be made in the course of a business or adventure or concern in the nature of trade. Accordingly, Sarah, Francine, and Angela are all builders of the condo unit for GST/HST purposes. As they are builders of the unit and the sale of their interest in the unit is not exempt, GST/HST applies to the sale of each of their interests.

Pascal and Chantal own a four-bedroom house where they live with their three children. This is the only home they have ever owned and lived in. They have never purchased any other real property.

In June 2009, they entered into a purchase and sale agreement with a builder for a 1-bedroom condo unit in a new high-rise condominium complex that was to be built. The purchase price under the agreement was $275,000 and the closing date was June 30, 2010. In May 2010, they sold their interest in the new condo unit for $400,000 before it had been occupied by any individual as a place of residence or lodging. They used the sale proceeds to build an addition to their current home.

Although Pascal and Chantal have no history of buying and selling real property, it would not be practical for their family of five to occupy the condo unit as their place of residence. Lacking evidence to support a contrary intention, their primary purpose in acquiring the interest in the condo unit is considered to be for the purpose of selling the condo unit or an interest in it in the course of a business or an adventure or concern in the nature of trade. Accordingly, they are builders of the new condo unit for GST/HST purposes. As the sale of their interest in the unit is not exempt, GST/HST applies to the sale of their interest.

Eric and Gina owned a 3-bedroom house where they lived with their 3 children. They entered into a purchase and sale agreement with a builder in October 2010 to purchase a new 4-bedroom house that was to be built. They intended to use the new house as their primary place of residence as it was located much closer to the children's school and to Eric and Gina's workplaces and had more space. The closing date is July 31, 2011.

Eric and Gina sold their current home in January 2011 and moved into a rented home they planned to live in until their new house was ready. However, in June 2011, Gina's mother became ill and moved in with them as she was no longer able to live on her own.

Eric and Gina decided that the new house would no longer be large enough and that they would now need a house with a granny suite. They sold their interest in the new 4-bedroom house so that they could buy a bigger home that would suit their changed needs.

Eric and Gina's sale of their original home and temporary move to a rented house during the construction of the new home and their choice to purchase a home located closer to school and work support that their intention in acquiring the interest in the new house was to use the house as their primary place of residence. Given this, and the fact that their only reason for selling the interest was due to a change in personal circumstance (i.e., the new house would no longer accommodate their family's needs), they are not considered to have acquired the interest in the house for the primary purpose of selling it. Accordingly, they are not builders of the new house for GST/HST purposes and the sale of their interest in the house is exempt.

Cindy entered into a purchase and sale agreement with a builder in November 2010 for a new house that was to be built. She intended to use the house as her primary place of residence. Her new home would be located within walking distance from her workplace and would be closer to her family than the apartment she is currently renting. The closing date for the purchase is September 30, 2011.

In July 2011, Cindy's employer announced that it was relocating to another city located three hours away. To keep her current job, Cindy had to move to that city. She sold her interest in the house to John.

Since Cindy had intended to use the house as her primary place of residence and her only reason for selling her interest in the house was due to work relocation, she did not acquire the interest in the house for the primary purpose of selling it. Therefore she is not a builder of the house for GST/HST purposes and the sale of her interest in the house is exempt.

Assignment fees

The consideration charged for the sale of an interest in a house generally includes amounts that a person paid to a builder (e.g., a deposit) and that the person wants to recover when assigning their interest in the house. The sale price for the interest may also include a profit, i.e., an amount over and above amounts the person had paid to the builder. If a person's sale of their interest to an assignee purchaser is taxable, the total amount payable for the sale of the interest is subject to GST/HST, including any amount the person paid as a deposit to the builder, whether or not such an amount is separately identified.

A first purchaser enters into a purchase and sale agreement for a new house with a builder (Builder A) and pays a deposit of $10,000 at that time. The first purchaser does not make any further payments to Builder A. The first purchaser subsequently assigns the agreement to an assignee purchaser for $15,000. If the sale of the interest in the house from the first purchaser to the assignee purchaser is subject to GST/HST, tax applies to the full $15,000. This is the case even if the assignment agreement identifies that the $10,000 is a recovery of the deposit that the first purchaser paid to Builder A.

The assignment of a purchase and sale agreement for a new house may be subject to the approval of the builder with whom the first purchaser originally entered into the agreement to construct and sell the new house. The agreement may list conditions related to the first purchaser's right to assign the agreement to an assignee purchaser and, in many cases, the builder charges a fee to the first purchaser for the assignment of the agreement to another person.

The fee charged by the builder in such circumstances is generally subject to the GST/HST.

Eligibility for a GST/HST new housing rebate and provincial new housing rebate (where applicable) where a purchase and sale agreement is assigned

The GST/HST new housing rebate, and where applicable, a provincial new housing rebate, may be available for a new house purchased from a builder and for owner-built new housing. Guide RC4028, GST/HST New Housing Rebate , sets out the eligibility criteria for both types of GST/HST new housing rebates and provincial new housing rebates.

If the first purchaser (the assignor) makes a taxable sale of an interest in a house, i.e., the first purchaser is a builder and assigns the purchase and sale agreement to an assignee purchaser, the first purchaser would not be eligible for either a GST/HST new housing rebate or provincial new housing rebate as they did not acquire the house for use as their primary place of residence. Even if the sale of the interest in the house by the first purchaser is not subject to GST/HST (i.e., in situations where the first purchaser is not a builder of the house), the first purchaser would generally not be eligible for either a GST/HST new housing rebate or a provincial new housing rebate as the conditions for claiming the rebates are not met (e.g., ownership of the house would not transfer to the first purchaser, but to the assignee purchaser).

The assignee purchaser, if an individual, may be eligible for a GST/HST new housing rebate, and where applicable a provincial new housing rebate, where the assignee purchaser receives an assignment of a purchase and sale agreement for a new house. The assignee purchaser would have to meet the eligibility conditions for the rebates as set out in Guide RC4028.

Where a purchase and sale agreement for a new house is assigned, there may be two builders of the house – the original builder (Builder A) and the first purchaser (the assignor). If that is the case, an assignee purchaser would generally have to pay the GST/HST to Builder A for the purchase of the new house and to the first purchaser for the purchase of the interest in the new house.

Claiming a GST/HST new housing rebate when there is more than one builder

In some cases, the builder of a new house pays or credits the amount of the GST/HST new housing rebate, and where applicable, a provincial new housing rebate, to the purchaser of the house. In this case, the builder credits the amount of the new housing rebates to the purchaser by reducing the total amount payable for the purchase of the house by the amount of the expected rebates.

Where this happens, the purchaser and the builder have to sign Form GST190, GST/HST New Housing Rebate Application for Houses Purchased from a Builder , and the builder has to send the form to the Canada Revenue Agency (CRA). As the purchaser receives the amount of the rebate from the builder, the builder may claim the amount as a credit against its net tax when it files its GST/HST return.

Only one new housing rebate application can be made for each new house. Therefore, an assignee purchaser cannot submit a rebate application through a builder (Builder A) for the tax paid to Builder A on the purchase of the house and submit a second rebate application through the first purchaser (the assignor), or directly to the CRA, for the tax paid to the first purchaser on the purchase of the interest in the house.

In such cases, the assignee purchaser may want to file their new housing rebate application directly with the CRA rather than through Builder A. In this way, the assignee purchaser can include in the new housing rebate application the tax paid to Builder A and the tax paid to the assignor in determining the amount of their GST/HST new housing rebate and, where applicable, a provincial new housing rebate.

This info sheet does not replace the law found in the Excise Tax Act (the Act) and its regulations. It is provided for your reference. As it may not completely address your particular operation, you may wish to refer to the Act or appropriate regulation, or contact any CRA GST/HST rulings office for additional information. A ruling should be requested for certainty in respect of any particular GST/HST matter. Pamphlet RC4405, GST/HST Rulings – Experts in GST/HST Legislation explains how to obtain a ruling and lists the GST/HST rulings offices. If you wish to make a technical enquiry on the GST/HST by telephone, please call 1-800-959-8287.

Reference in this publication is made to supplies that are subject to the GST or the HST. The HST applies in the participating provinces at the following rates: 13% in Ontario, New Brunswick and Newfoundland and Labrador, 15% in Nova Scotia, and 12% in British Columbia. The GST applies in the rest of Canada at the rate of 5%. If you are uncertain as to whether a supply is made in a participating province, you may refer to GST/HST Technical Information Bulletin B-103, Harmonized Sales Tax – Place of Supply Rules for Determining Whether a Supply is Made in a Province .

If you are located in Quebec and wish to make a technical enquiry or request a ruling related to the GST/HST, please contact Revenu Québec at 1-800-567-4692. You may also visit the Revenu Québec Web site to obtain general information.

All technical publications related to GST/HST are available on the CRA Web site at www.cra.gc.ca/gsthsttech .

Page details

• Login / Register
• (778) 909-1305
• Professional Advice

What Is an Assignment Sale? Understanding the Ins and Outs of This Real Estate Process

An assignment sale occurs when the original buyer of a property (the assignor) transfers their rights and obligations of the property contract to another buyer (the assignee) before the official closing of the sale.

This process allows the assignee to step into the original purchaser's shoes, taking on the commitments of the property purchase, which could be a pre-construction condo, house, or any other form of real estate.

Now, let's delve deeper into understanding how assignment sales work, their intricacies, and what they mean for buyers and sellers in the real estate market.

Demystifying the Elements of an Assignment Sale

Embarking on a real estate journey often introduces many terms and processes that may seem complex at first glance, with 'assignment sales' leading the pack in complexity and confusion.

Whether you're the original buyer looking to navigate away from closing costs or a savvy purchaser hunting for a valuable investment, understanding the nuts and bolts of assignment sales is an invaluable asset in the dynamic landscape of real estate.

How Assignment Sales Work

Assignment sales introduce a unique dynamic in real estate transactions, particularly in bustling markets like Vancouver Island and the Sunshine Coast .

When you buy a pre-construction unit, the property is yours, albeit not immediately ready for occupation. Life changes or financial circumstances sometimes evolve between the original purchase agreement and the final closing, necessitating a shift in plan.

Here's where assignment sales come into play. The original buyer can sell their interest in the property before the final sale, sidestepping typical hurdles like mortgage payments or land transfer taxes that come with a regular sale. This method provides a strategic avenue for purchasers to hand over their contractual obligations to another party without waiting for the property's completion.

The Assignment Clause: A Vital Cog in the Wheel

The assignment clause in the original contract is central to these types of transactions. This clause allows the transfer of the buyer's rights and responsibilities to another person.

It's crucial to understand that not all pre-construction sales agreements have an assignment clause, and most builders or developers might impose restrictions or require consent before any assignment deal can proceed.

Understanding the Financials: Costs and Fees

Engaging in assignment sales tends to involve several costs that both the buyer and seller must anticipate.

These include the assignment fee charged by the developer, legal fees for contract transfer, and possibly higher legal fees due to the complexity compared to a resale property. There could also be tax implications depending on the nature of the transaction and the parties involved.

Navigating Through the Interim Occupancy Period

A common scenario in assignment sales, especially in pre-construction condos, is dealing with the interim occupancy period.

This period arises when the assignee can take possession (though not ownership) of the unit while the property is not officially registered. During this phase, the assignee pays occupancy fees, akin to rent, which don't go towards mortgage payments.

Understanding this period helps both parties make an informed decision and prepare for the financial responsibilities it entails.

The Pros and Cons of Assignment Sales

Navigating assignment sales requires a balanced understanding of its advantages and drawbacks. While these transactions open avenues for lucrative deals and flexible arrangements, they also carry inherent risks and complexities that can impact buyers and sellers.

This exploration will provide clear insights, aiding your decision-making in the vibrant real estate market.

The Bright Side: Benefits of Assignment Sales

• Less Competition, More Opportunities: One advantage that makes assignment sales attractive, particularly in areas prone to bidding wars like Vancouver Island , is less competition. Fewer buyers are willing or informed about engaging in this kind of sales transaction, reducing the frenzy often seen in hot real estate markets. This situation can present a more favourable buying environment for those ready and willing to proceed with an assignment purchase.
• Potential for a Better Deal: For buyers, assignment sales sometimes offer the opportunity to get into a brand-new unit at a potentially lower cost. Since the assignee is stepping into an existing agreement, they might benefit from the original purchase price, which could be lower than current market rates, especially in fast-growing communities.
• Flexibility for the Original Buyer: For the original buyer, an assignment sale offers a way out, potentially recouping the deposit paid and avoiding financial penalties that might come with breaking a purchase agreement. This strategy can be particularly advantageous if the purchaser's circumstances change and needs to free up cash or avoid taking on a mortgage.

The Flip Side: Challenges and Risks of Assignment Sales

• Complexity and Higher Legal Fees: Assignment sales are not your straightforward real estate transaction. They require additional steps, such as securing the developer's consent, and the legal process is more complex than purchasing resale properties. As a result, both parties might incur higher legal fees to facilitate the transaction.
• Financial Overheads and Closing Costs: For the assignee, the initial cost outlay can be substantial for the assignee. They must reimburse the original buyer's deposit, pay the assignment fee, cover land transfer taxes, and prepare for other closing costs. These expenses require careful consideration and financial planning.
• Uncertainties and Marketing Restrictions: In some cases, developers impose marketing restrictions, making it challenging to advertise the assignment sale. Additionally, the assignee, now the new buyer, takes on certain risks like development charges or changes in market conditions, which could affect the property's value upon final closing.

Making the Move: Deciding If an Assignment Sale Is Right for You

Deciding to engage in an assignment sale is a pivotal moment, requiring a blend of financial foresight and market understanding.

As we delve into this decision-making process, we'll consider critical personal and economic factors that ensure you're making a choice that aligns with your real estate ambitions and lifestyle aspirations.

Conduct Due Diligence: Know What You're Getting Into

Involving real estate agents experienced in assignment sales is a prudent step for guidance through the intricacies of these transactions.

Also, consulting with a real estate lawyer ensures you understand the legalities, your rights, and any potential liabilities you might be assuming.

Consider Your Financial Standing and Long-Term Goals

Reflect on your current financial health and future plans.

For original buyers, if life changes dictate a change in your real estate investments, an assignment sale could be a viable exit. For potential assignees, consider whether this buying pathway aligns with your investment strategy and if you're comfortable with the associated risks.

Stay Informed About Market Conditions

Market dynamics greatly influence real estate valuations. A clear picture of current trends, especially in your buying area (like Fort St John or cities in the Okanagan ), helps make an informed decision.

Understanding these trends could offer insights into whether you're setting yourself up for a profitable investment or a potential financial misstep.

Bringing It All Home with LoyalHomes.ca

Navigating the world of assignment sales can be a complex journey, laden with opportunities and pitfalls. Whether you're considering selling your contractual rights or stepping into an existing purchase agreement, the route is layered with legal, financial, and market considerations.

At Loyal Homes, we understand that your real estate journey is more than just a transaction; it's a pivotal chapter in your life story. We're here to guide you through each step, ensuring you're equipped with the local, accurate, and relevant information to make decisions confidently. Our team is committed to providing a service that stands a notch above the rest, focusing on relationships and community at its core.

Ready to take the next step in your real estate adventure in British Columbia? Whether it's finding the perfect neighbourhood, exploring investment opportunities, or seeking your dream home, we're here to assist.

For a personalized experience tailored to your unique needs, consider our Personalized Home Search . If you're on the selling side and need to understand your property's current market standing, request a Free Home Valuation . Or, for any other inquiries or guidance, feel free to contact us . Your journey to a successful real estate experience in British Columbia starts with LoyalHomes.ca, where your peace of mind is our highest priority.

Frequently Asked Questions

Is it good to buy an assignment sale.

Buying an assignment sale can be advantageous, offering lower purchase prices compared to current market rates for similar properties, especially in hot real estate markets. However, this venture also requires thorough due diligence to ensure that the agreement terms, property details, and financial implications align with your investment goals.

Can You Make Money on an Assignment Sale?

Yes, there is a potential to make money on an assignment sale, particularly if the property's value has increased since the original purchase date. This profit occurs due to appreciation over the period, especially in high-demand areas, but it's crucial to factor in any assignment fees, legal costs, and tax implications to understand the net gainfully.

What Are the Risks of Buying an Assignment Sale?

The risks include a lack of guarantees on the final product as specifications might change, potential delays in construction, and complexities in financing, often requiring a more substantial initial deposit. These elements underscore the importance of legal counsel to navigate contract specifics and to prepare for any contingencies or additional costs.

How Do I Sell My Pre-Construction Assignment?

Selling a pre-construction assignment involves marketing to potential buyers, typically requiring the developer's consent and possibly entailing a fee. Engaging with a real estate professional who understands the local market nuances and legalities of assignment sales is essential to ensure a smooth, compliant transaction.

Do I Pay Tax on Assignment Sale?

Tax implications on assignment sales can be multifaceted, potentially involving income tax on profits and GST/HST on the purchase, depending on factors like the property type and the seller's tax status. It's advisable to consult with a tax professional to accurately determine specific obligations and strategize for tax efficiency based on your circumstances.

What Is the Difference Between a Transfer and an Assignment?

A transfer and an assignment differ significantly; a transfer involves changing property ownership after a project's completion, whereas an assignment sells one's interest in a property before it's finished. Understanding this distinction is crucial as it affects the contractual obligations, rights transferred to the new buyer, and the legal and financial processes involved in the transaction.

• Photo: @ irina88w via Canva.com
• Photo: @ AndreyPopov via Canva.com
• Photo: @ putilich via Canva.com

Post a Comment

Related posts.

How Much Does It Cost to Build a House? Compare the Expenses of Building & Buying

When you're at the crossroads of homeownership, one of the most pivotal decisions you might face is whether to build a new house or buy an existing ... Read More

Do Buyers Pay the Real Estate Agent Fees in Canada?

Understanding the dynamics of real estate agent fees is crucial when entering the Canadian real estate market. This complex topic often leaves ... Read More

Ultimate Guide to Mortgages in Canada: Tips & Strategies

Securing a mortgage in Canada can be daunting, but armed with the right knowledge and strategies, you can make informed decisions and find a solution ... Read More

We're Here to Help

• X (Twitter)

Have a Question or Want a Free Market Report?

• Advanced Search
• Search by Map
• Property Tracker
• Featured Listings
• Vancouver Island Communities
• Lower Mainland Communities
• Sunshine Coast Communities
• Thompson Okanagan Communities
• Kootenay Rockies Communities
• Cariboo Communities
• Northern BC Communities
• Mortgage Calculator
• Mortgage Pre-Approval
• First Time Buyers
• Making an Offer
• What Are Closing Costs?
• Financial Terms Glossary
• Personalized Home Search
• Factors to Consider When Moving to a New City
• Selling a Home
• Pricing Your Home
• Marketing Your Home
• Showing Your Home
• Adding Value
• Free Market Analysis
• Join Our Group

An official website of the United States Government

• Kreyòl ayisyen
• Search Toggle search Search Include Historical Content - Any - No Include Historical Content - Any - No Search
• Menu Toggle menu
• INFORMATION FOR…
• Individuals
• Business & Self Employed
• Charities and Nonprofits
• International Taxpayers
• Federal State and Local Governments
• Indian Tribal Governments
• Tax Exempt Bonds
• FILING FOR INDIVIDUALS
• How to File
• When to File
• Where to File
• Update Your Information
• Get Your Tax Record
• Apply for an Employer ID Number (EIN)
• Check Your Amended Return Status
• Get an Identity Protection PIN (IP PIN)
• File Your Taxes for Free
• Bank Account (Direct Pay)
• Payment Plan (Installment Agreement)
• Electronic Federal Tax Payment System (EFTPS)
• Your Online Account
• Tax Withholding Estimator
• Estimated Taxes
• Where's My Refund
• What to Expect
• Direct Deposit
• Reduced Refunds
• Amend Return

Credits & Deductions

• INFORMATION FOR...
• Businesses & Self-Employed
• Earned Income Credit (EITC)
• Child Tax Credit
• Clean Energy and Vehicle Credits
• Standard Deduction
• Retirement Plans

Forms & Instructions

• POPULAR FORMS & INSTRUCTIONS
• Form 1040 Instructions
• Form 4506-T
• POPULAR FOR TAX PROS
• Form 1040-X
• Circular 230

Use the Sales Tax Deduction Calculator

The Sales Tax Deduction Calculator helps you figure the amount of state and local general sales tax you can claim when you itemize deductions on Schedule A (Forms 1040 or 1040-SR) .

Your total deduction for state and local income, sales and property taxes is limited to a combined, total deduction of $10,000 ($5,000 if married filing separately).

How It Works

Enter your information for the tax year:

• Filing status
• Sales tax paid on specified large purchases
• Dependents claimed

What You Need

Have this information ready:

  W-2, 1099 or other income statements

  Receipts for specified large purchases

  ZIP code of your address and dates lived

Your Security and Privacy

The Sales Tax Deduction Calculator does not ask for your personal information such as your name, address, Social Security number or bank account numbers.

The information you enter will not be saved or recorded.

Accessibility

Find features and issues in Sales Tax Deduction Calculator Accessibility .

Frequently Asked Questions

I made a local move (within the same state and zip code). do i need to enter it in the sales tax deduction calculator.

Not if you’re certain you stayed within the same local taxing jurisdiction. If you aren’t sure, enter both locations. Many ZIP codes have more than one local taxing jurisdiction.

If you changed your city or county of residence (even within the same ZIP code), then enter your new residence separately in the calculator. The calculator will give the correct answer whether or not the two locations have different sales tax rates.

Does the Sales Tax Deduction Calculator use a methodology that differs from the worksheet in the Schedule A instructions?

No. But the calculator has local sales tax rate information. This is not contained in the paper instructions. It also does the math for you.

Why is this methodology called “optional”?

Because it is in lieu of your having to add all of your general sales tax payments from your receipts, which you are always entitled to do.

Why aren’t the “specified items” already accounted for in the tables, etc.?

These “big ticket” items are generally not purchased every year. If an average annual amount were included in the tables for these purchases, then taxpayers would be able to get double benefit for them: using their actual receipts in years when they purchased such items, but using the tables in all other years. As a result, the law provides for such items to be accounted for outside of the tables entirely.

Why are there different methodologies for determining my local optional sales tax deduction, depending on my state or locality?

There are two key features of a general sales tax: What is taxed (the tax base), and how much it is taxed (the tax rate). Among states that have local sales taxes, these two features create three basic categories:

• When the local tax base is the same as the state tax base and there is just one local sales tax rate throughout the state – The local sales tax amount can be included with the state table using a combined rate on the same items.
• When the local tax base is the same as the state tax base, but the local sales tax rates vary throughout the state - The local sales tax amount can be derived from the state amount using the ratio of the local rate to the state rate.
• When both the local tax bases and the local sales tax rates vary throughout the state - The local sales tax amount must be derived independently from the state amount.

Why is the local tax rate averaged in my locality?

The deduction for state and local general sales tax is meant to be the amount of sales tax you actually paid. Rather than require you to keep all of your receipts, the tax law allows you to use the optional sales tax tables provided by the IRS. This lets you approximate your sales tax payments using average consumption patterns, taking into account the relevant tax rates and your income and family size. If a locality (defined as a state-county-ZIP code combination) has more than one taxing district, the calculator uses the average of the local sales tax rates among those districts to estimate the amount of sales tax the average taxpayer in that locality actually paid. This assumes residents purchase taxable items throughout the locality, not just in the taxing jurisdiction where they reside.

• For example: If there are two tax districts within a locality, with local tax rates of 1% and 2%, then the calculator uses 1.5%, which is the average of the two local tax rates. The average provides a much more accurate estimate of the sales tax actually paid by taxpayers in localities with multiple taxing districts.
•  Facebook
•  Twitter
•  Linkedin

• Credit cards
• View all credit cards
• Banking guide
• Loans guide
• Insurance guide
• Personal finance
• View all personal finance
• Small business
• Small business guide
• View all taxes

Tax Day is April 15. Find fast, hassle-free tax filing right here. It's just $50 — no hidden costs or fees.

Tax Day is April 15. Find fast, hassle-free tax filing right here for just $50.

You’re our first priority. Every time.

We believe everyone should be able to make financial decisions with confidence. And while our site doesn’t feature every company or financial product available on the market, we’re proud that the guidance we offer, the information we provide and the tools we create are objective, independent, straightforward — and free.

So how do we make money? Our partners compensate us. This may influence which products we review and write about (and where those products appear on the site), but it in no way affects our recommendations or advice, which are grounded in thousands of hours of research. Our partners cannot pay us to guarantee favorable reviews of their products or services. Here is a list of our partners .

Sales Tax Calculator: Estimate Your Sales Tax

Many or all of the products featured here are from our partners who compensate us. This influences which products we write about and where and how the product appears on a page. However, this does not influence our evaluations. Our opinions are our own. Here is a list of our partners and here's how we make money .

What is sales tax?

A sales tax is a tax charged by state and local governments on most goods and services. The tax is typically paid by consumers at the point of sale and is calculated by multiplying the sales tax rate by the price of the good or service being purchased.

Sales tax is not a uniquely American concept — other countries charge fees on goods and services, too. Internationally, that tax is called value-added tax (VAT).

Sales tax example: If you bought a pair of shoes for $100 in California, where the sales tax is just over 7%, you’d owe around $7 in sales tax, making your total purchase around $107 ($100 x 0.07 =$7). If the city where you bought the shoes also charged a local sales tax, you would need to pay that additional fee as well.

Sales tax calculator

The sales tax you pay depends on the state where you made your purchase. Some cities and counties can also charge a local sales tax on top of the state-level one.

Use our free sales tax calculator to estimate your sales tax.

State sales tax

How much state sales tax you'll have to pay on a purchase will depend on where you bought the item. Each state has a different sales tax amount, and many cities and counties charge an additional sales tax. Here's how much sales tax you can expect to pay in each state.

Source: Tax Foundation.

What items need to have sales tax?

Most tangible goods (such as clothing or books) carry a sales tax, except for one very important category: food purchased for use at home. Only 13 states charge sales tax on groceries [0] Tax Policy Center . How Do State and Local Sales Taxes Work? . Accessed Sep 20, 2023. View all sources .

Sales tax exemptions

Some states have no sales tax (or charge lower sales tax rates) on certain items necessary for everyday use, such as medications and clothing [0] Wolters Kluwer . Sales Tax Exemptions Exist in Every State . View all sources .

Throughout the U.S., there are also specific weekends or days when sales tax is suspended on certain items, such as electronics, school supplies, appliances, and other types of tools.

» MORE : See which states have a sales tax holiday

States with no sales tax

Currently, there are five states that do not charge a sales tax: Alaska, Delaware, Montana, New Hampshire and Oregon [0] Tax Foundation . State and Local Sales Tax Rates, Midyear 2023 . Accessed Sep 20, 2023. View all sources . There is no federal sales tax in the U.S.

Can you deduct sales tax?

Yes, but it can be complicated. On federal tax returns, people who itemize can take the SALT deduction , which allows them to write off up to $10,000 worth of either state and local sales tax paid throughout the year or state and local income taxes.

This could be something to consider if you live in a state where sales tax is relatively high and you happen to have made a lot of taxable purchases of goods and services.

But keep in mind you have to itemize your deductions to take the SALT deduction, and itemizing doesn’t make sense for everyone. A trusted tax pro, such as a CPA , or quality tax software can help you get clarity on your particular situation.

» Ready to file? See our top picks for tax software

Simple tax filing with a $50 flat fee for every scenario

With NerdWallet Taxes powered by Column Tax, registered NerdWallet members pay one fee, regardless of your tax situation. Plus, you'll get free support from tax experts. Sign up for access today.

for a NerdWallet account

Transparent pricing

Maximum refund guaranteed

Faster filing

*guaranteed by Column Tax

Who collects sales tax?

The seller collects the sales tax and then remits it to the state and local tax authorities, if applicable.

Is my business required to collect sales tax?

If you’re selling tangible goods that are not exempt from sales tax (such as groceries), you more than likely have to collect sales tax. If you’re selling a service, such as house cleaning or legal work, that will depend on your state’s specific laws.

If you’re selling goods online, you are typically required to collect sales tax from wherever your business is located.

What happens if you don’t collect sales tax?

If you were supposed to collect sales tax and didn’t, you could be looking at high financial penalties and interest. Those rates will depend on your state. You could also potentially face criminal charges or lose your vendor license.

On a similar note...

• Video Presentation
• Our Lawyers
• Our Services
• Video Testimonials – Real Estate
• Video Testimonials – Immigration
• Client Testimonials
• Appointment

HST on Assignments

• Sign-up to our newsletter?

An assignment is a sales transaction that is carried out between the owner (assignor) and the buyer (assignee). The original owner sells the property to the buyer before the original buyer closes on the property. In short, the buyer sells the property to gain any interest or profit on the house by selling the property before they close on the property.

HST on Assignment Sale

The assignor pays the HST on the assignment sale along with the original price. The assignment agreement is prepared, clearly stating the profit on a transaction.  It is advisable to hire a  Real Estate lawyer to prepare the agreement with all the necessary information.

Important Changes in the HST on Assignment Sales

In the 2022 Federal Budget, two important changes were introduced in the HST on assignments. The changes that will govern the New Home Contract are as follows:

HST on Assignments is Applicable on all New Home Contracts

The government announced that all Assignment agreements for New Homes entered in on or after May 7 th,  2022 are now subject to  HST. In the past, the HST on assignments was decided based on the intention of the original buyer, who often paid no HST on assignments. In short, the government has now removed all exemptions, and every New Home Assignment is subject to HST now.

The intention of the original owner is no longer taken into consideration, and all New Home Assignments are now deemed to be a taxable supply to HST.

Deposits are Exempt from HST under Conditions

The government has removed another confusion that often clouded the judgment of whether or not HST is to be paid on the deposit. To exempt the deposit from HST, the Assignment Agreement must include that part of the assignment price is the reimbursement of the deposit paid by the original buyer under the purchase agreement. In short, the writing must clearly state that the assignment price already includes the deposit, so the HST can be exempt.

As stated in the HST Info Sheet GI-120, the HST is only charged to the extent the assignment price exceeds the deposits paid by the assignor in the New Home Contract. The HST does not apply to the original deposit paid by the assignor. However, the above condition must be met. The HST is only payable on any other amount paid to Assignor over and above the deposit.

Nanda & Associate Lawyers Professional Corporation assists Canadian residents and businesses with their HST needs. Get in touch with us today for more details.

Fill In the form below, We will get in touch with you as soon as possible.

Demo Description

This will close in 0 seconds

• Apr 27, 2023

Tax Treatment of Assignment Sales: What You Need to Know

Updated: Jun 12, 2023

On April 7, 2022, the Minister of Finance Canada introduced Budget 2022, which put forward a proposed amendment to Part IX of the Excise Tax Act (the "ETA") via Bill C-19: Budget Implementation Act, 2022, No. 1 . Bill C19 received Royal Assent on June 23, 2022 and it has become law with significant implications for the taxation of assignment sales related to newly constructed or substantially renovated single-unit residential complexes or residential condominium units.

An assignment sale refers to a type of transaction where a purchaser (known as the assignor) who has entered into an agreement of purchase and sale with a builder (the "original APS") of a new house chooses to sell (assign) their rights and obligations under the agreement to a different person (known as the assignee). The agreement that outlines the terms and conditions of the assignment of the purchase and sale agreement is referred to as the assignment agreement and needs to be signed by the assignor, the assignee and the builder (the "Assignment APS"). The builders normally retain absolute discretion in the original APS whether to consent to the assignment of the property to a third party and there may be a fee stipulated in the original APS for the assignment.

Before Bill C-19, an assignment sale made by an individual would either be taxable or exempt. If the primary purpose of entering into the original APS was of a commercial or business nature, such as to sell the property, the sale would be subject to GST/HST. If the individual's primary purpose was to use the property as their personal residence, the assignment sale was generally tax exempt. This left room for dishonesty and the Canada Revenue Agency (CRA) closed the door on the exemption.

Bill C-19 added the new s. 192.1 of the ETA, which states that if a person, other than the builder, sells the residential property by way of assignment of the original APS, the following rules will apply:

The assignment sale is deemed to be a taxable supply of real property that is an interest in the residential complex or condominium unit.

The consideration for the assignment sale is deemed to be equal to the amount calculated using the formula:

A is the consideration for the other supply as otherwise determined for GST/HST purposes (i.e. assignment price )

(i) if the other agreement indicates in writing that a part of the consideration for the other supply is attributable to the reimbursement of a deposit paid under the purchase agreement, the part of the consideration for the other supply that is solely attributable to the reimbursement of the deposit paid under the purchase agreement (i.e. deposit(s) paid to the builder )

(ii) in any other case, zero.

Section 192.1 applies in respect of any assignment agreement made after May 6, 2022.

Treatment of the Deposit

Typically excluded from GTS/HST. Where the agreement explicitly states in writing that a portion of the consideration is intended to reimburse the assignor for a deposit paid to the builder pursuant to the original APS, the proposed amendment would exclude the amount related to the deposit from the consideration for a taxable assignment sale.

Who is Responsible for the Tax?

The responsibility is with the assignor/seller to collect the GST/HST and submit the tax to the CRA in the case of a taxable assignment sale. For non-resident assignors, the assignee would be required to self-assess and pay the GST/HST directly to the CRA.

If you are considering of selling your pre-construction property via assignment, you need to include the GST/HST in the purchase price that you will have to pay to the CRA.

To learn more about your upcoming real estate assignment sale, you may get in touch in the following ways:

Arra Law Firm app ,

email at [email protected], or

phone at 905-629-2722.

Recent Posts

The Dangers of Open Permits in Real Estate Transactions

3 Estate Planning Mistakes You Need to Avoid

Protecting Your Business: Trade Secrets and Employment Agreements

Everything you need to know about Preconstruction Assignment Sales

Have you sold pre-construction homes before closing on assignments?

Have you wondered about what are the tax implications on selling pre-construction homes before closing?

We often advise our clients to not to sell their pre-construction homes before closing if possible.  It can trigger a series of tax implications – HST and income tax implications. 

Before the announcement of Budget 2022, CRA had adopted the policies that HST would be applicable on not just the assignment fees, but also the deposit. 

This could be a huge tax cost that most investors weren’t aware of.

Now, let’s use an example to explain .

Say you agree to purchase a pre-construction home for $700,000.  You sign the agreement of purchase and sale and pay a deposit of $100,000 to the builder. 

The new home is expected to be completed a few years later.

You decided to sell the property on assignment before it’s ready for closing for an additional $50,000.

Scenario 1:  When you signed the agreement of purchase and sale, you intended to move into the property and use it as your primary residence.  

Life circumstances change.  You now decided to sell the property before closing.  You sold it on assignment before May 6, 2022 .

HST: As your intention was to move into the property as your primary residence, you had no HST liability obligation.

Again, intention is subjective.  If you’re questioned in court, you would have to provide evidence to prove your own intention. 

Most clients thought that the CRA would have to prove that they were wrong.  The truth however is that the taxpayers are the one who have the responsibility to prove to CRA their own filing position. 

Make sure your have documentation proving your initial intention.   

Income Tax: Assuming you have strong documentation proving that you did intend to purchase this pre-construction home as your primary residence, the $50,000 assignment fees could be reported as capital gain.

Scenario 2:  When you signed the agreement of purchase and sale, you intended to move into the property and use it as your primary residence.  

Life circumstances change.  You now decided to sell the property before closing.  You sold it on assignment after May 6, 2022 .

Budget 2022 changed the rule.  For all assignment sales happened after May 6, 2022, regardless of your intention, you’re required to pay HST on the assignment sales.

HST implication:

This means that the $50,000 collected is no longer all yours.  This $50,000 collected, if you don’t charge HST on top, is inclusive of HST.  

You must remit the HST to CRA on sale on assignment.  In this case, it would have been $5.8K. 

Presumably, you would also be able to claim Input Tax Credit, which is the HST you paid on services that you used to allow you to sell the property.  This includes the HST you paid on your legal cost and HST you paid on brokerage fees. 

The net amount can be remitted to CRA.

Income Tax Implication:

Budget 2022 also made some rule changes when it comes down to sale of property.  The sale of a property within one year of ownership is considered on income account, meaning 100% of the profit you make is taxable, with some exceptions allowed, effective Jan 1, 2023.

When you apply this new rule to this scenario, it is unknown as to whether an assignment sale is considered a flipped property.  It’s difficult to say whether this rule is applicable to assignment sale at this point.

Regardless, you still would need to keep proper and relevant documentation supporting your intention that you were trying to move into the property as your primary residence.  With proper documentation, you could still report the net income from assignment sale on capital account, meaning only 50% of the profit you make is taxable.

In our example, assuming client didn’t incur other cost of selling, the client would be reporting $44K of capital gain, 50% of which would be taxable.

Scenario 3:  When you signed the agreement of purchase and sale, you intended to rent out your property.  

Interest rate changed.  You now decided to sell the property before closing.  You sold it on assignment before May 6, 2022 .

Your intent was never to move into the property as your primary residence or have any of your family members moving in, as a result HST is applicable on assignment sale.

Assignment fees are subject to HST. $50,000 assignment fees you collected are subjected to HST.

CRA also adopted the position that the deposits $100K are also subject to HST as well.  Ouch!

You thought you made $50,000 – but after considering the HST on assignment fees $5.8K and HST on deposits $11.5K, you really only net $33K.

This calculation hasn’t considered the brokerage fees as well as the lawyer fees yet.  Yikes!

Income Tax implication:

The net amount profit of $33K (assuming there’s no brokerage fees or lawyer fees, if you have, the net profit is lower) would likely have to be reported as income, 100% of it is taxable. 

If you own the property in your personal name, the entire amount is added to your job income or whatever income you have in your personal name.  You’re taxed at the respective marginal tax rates, which can be as high as 53.5% in Ontario.

Triple Yikes!

If you own the property in the corporation, the profit is taxed as regular business income, most likely at 12.2% for qualified small businesses. 

Scenario 4:  When you signed the agreement of purchase and sale, you intended to rent out your property.  

Interest rate changed.  You now decided to sell the property before closing.  You sold it on assignment AFTER May 12, 2022 .

The Government also recognized that charging HST on deposits were not right.  Budget 2022 specified that HST would no longer be charged on deposits .

Assignment fees are subject to HST but deposits are not subject to HST anymore to avoid double taxation.

Assignment fees are reported as income 100% taxable.

So continuing with the same example, HST is applicable on the $50,000 assignment fees, meaning that you would incur HST liability of $5.8K as calculated above. 

Again, you could offset the HST liability with the HST you pay on realtor commission as well as lawyer fees on closing. 

The net amount would have to be paid to CRA.

The net profit of $44K (assuming there’s no brokerage fees or lawyer fees, if you have, the net profit is lower) would likely have to be reported as income, 100% of it is taxable. 

Similar to Scenario 3, if you own the property in your personal name, the entire amount is added to your job income or whatever income you have in your personal name.  You’re taxed at the respective marginal tax rates, which can be as high as 53.5% in Ontario.

Now that we’ve gone through the assignment sales tax implication in details – Are you still planning to sell your properties on assignment?

Let us know below.

Lastly, our team has been working tirelessly to prepare for the upcoming Wealth Hacker Conference on preparing everyone for the upcoming recession.  We have experts such as Dalia sharing her insights on how to protect your portfolio and grow from this recession.  If you are lost, join us at the upcoming Wealth Hacker Conference.  

Visit WealthHacker.ca now to get your tickets. 

Until next time, happy Canadian Real Estate Investing.

Cherry Chan, CPA, CA

Your Real Estate Accountant

Related Posts

LP/GP Unraveled: Tax Efficiency and T5013 Clarifications for Investors

Your T1 Tax Roadmap: 8 Key Tips for a Smooth Journey

Big News for Bare Trusts: CRA’s New Take on T3 Filing Penalties

To Sell or Not to Sell: Making Smart Decisions about Your Real Estate Investments

Hit enter to search or ESC to close

Sales Tax Calculator

The Sales Tax Calculator can compute any one of the following, given inputs for the remaining two: before-tax price, sale tax rate, and final, or after-tax price.

Related VAT Calculator

What is Sales Tax?

A sales tax is a consumption tax paid to a government on the sale of certain goods and services. Usually, the vendor collects the sales tax from the consumer as the consumer makes a purchase. In most countries, the sales tax is called value-added tax (VAT) or goods and services tax (GST), which is a different form of consumption tax. In some countries, the listed prices for goods and services are the before-tax value, and a sales tax is only applied during the purchase. In other countries, the listed prices are the final after-tax values, which include the sales tax.

U.S. Sales Tax

In the United States, sales tax at the federal level does not exist. At the state level, all (including District of Columbia, Puerto Rico, and Guam) but five states do not have statewide sales tax. These are Alaska, Delaware, Montana, New Hampshire, and Oregon. States that impose a sales tax have different rates, and even within states, local or city sales taxes can come into play. Unlike VAT (which is not imposed in the U.S.), sales tax is only enforced on retail purchases; most transactions of goods or services between businesses are not subject to sales tax.

The sales tax rate ranges from 0% to 16% depending on the state and the type of good or service, and all states differ in their enforcement of sales tax. In Texas, prescription medicine and food seeds are exempt from taxation. Vermont has a 6% general sales tax, but an additional 10% tax is added to purchases of alcoholic drinks that are immediately consumed. These are only several examples of differences in taxation in different jurisdictions. Rules and regulations regarding sales tax vary widely from state to state.

On average, the impact of sales tax on Americans is about 2 percent of their personal income. Sales tax provides nearly one-third of state government revenue and is second only to the income tax in terms of importance as a source of revenue. Reliance on the sales tax varies widely by state. Sales taxes are much more important in the south and west than they are in New England and the industrial Midwest. Florida, Washington, Tennessee, and Texas all generate more than 50 percent of their tax revenue from the sales tax, and several of these states raise nearly 60 percent of their tax revenue from the sales tax. New York, on the other hand, only raises about 20 percent of its revenues from the sales tax.

The following is an overview of the sales tax rates for different states.

U.S. History of Sales Tax

When the U.S. was still a British colony in the 18th century, the English King imposed a sales tax on various items on the American colonists, even though they had no representation in the British government. This taxation without representation, among other things, resulted in the Boston Tea Party. This, together with other events, led to the American Revolution. Therefore, the birth of the U.S. had partly to do with the controversy over a sales tax! Since then, sales tax has had a rocky history in the U.S. and this is perhaps why there has never been a federal sales tax. Some of the earlier attempts at sales tax raised a lot of problems. Sales tax didn't take off until the Great Depression, when state governments were having difficulty finding ways to raise revenue successfully. Of the many different methods tested, sales tax prevailed because economic policy in the 1930s centered around selling goods. Mississippi was the first in 1930, and it quickly was adopted across the nation. Today, sales tax is imposed in most states as a necessary and generally effective means to raise revenue for state and local governments.

How to Deduct Sales Tax in the U.S.?

When filing federal income tax, taxpayers need to choose to either take the standard deduction or itemize deductions. This decision will be different for everyone, but most Americans choose the standard deduction. Sales tax can be deducted from federal income tax only if deductions are itemized. In general, taxpayers with sales tax as their only deductible expense may find that itemizing deductions is not worth the time. Itemizing deductions also involves meticulous record-keeping and can be tedious work because the IRS requires the submission of sales tax records, such as a year's worth of purchase receipts. Anyone who plans to itemize should be keeping detailed records, as it will be very helpful in determining the amount of sales tax paid.

After the choice between standard or itemized deductions has been made, taxpayers have to make another decision regarding whether or not to claim either state and local income taxes or sales taxes (but not both). Most taxpayers choose to deduct income taxes as it typically results in a larger figure. With that said, it may be better for taxpayers who made large purchases during the year to deduct sales tax instead of income tax if their total sales tax payments exceed state income tax. Taxpayers who paid for a new car, wedding, engagement ring, vacation, or multiple major appliances during a tax year can potentially have a greater sales tax payment than income tax payment. In reality, less than 2% of Americans claim sales tax as a deduction each year.

For more information about or to do calculations involving income tax, please visit the Income Tax Calculator .

Value-Added Tax (VAT)

VAT is the version of sales tax commonly used outside of the U.S. in over 160 countries. VAT is an indirect tax that is imposed at different stages of the production of goods and services, whenever value is added. Countries that impose a VAT can also impose it on imported and exported goods. All participants in a supply chain, such as wholesalers, distributors, suppliers, manufacturers, and retailers, will usually need to pay VAT, not just the end consumer, as is done with U.S. sales tax. VAT can be calculated as the sales price minus the costs of materials or parts used that have been taxed already.

A 1979 study published by the Tax Foundation offered some insight into arguments for or against VAT as compared to sales tax. Perhaps the greatest benefit of taxation via VAT is that because taxation applies at every step of the chain of production of a good, tax evasion becomes difficult. Also, there are stronger incentives to control costs when all participants involved in a supply chain are taxed. Compared to sales tax, VAT has the ability to raise more revenue at a given rate. On the other hand, VAT tends to be regressive; that is, it takes proportionately greater amounts from those with lower incomes. Also, the cascading tax is harmful to new and marginal business activities, likely to set off inflationary tendencies, and is detrimental to exports. For more information about or to do calculations involving VAT, please visit the VAT Calculator .

Goods and Services Tax (GST)

The Goods and Services Tax (GST) is similar to VAT. It is an indirect sales tax applied to certain goods and services at multiple instances in a supply chain. Taxations across multiple countries that impose either a "GST" or "VAT" are so vastly different that neither word can properly define them. The countries that define their "sales tax" as a GST are Spain, Greece, India, Canada, Singapore, and Malaysia.

• Salary & Income Tax Calculators
• Mortgage Calculators
• Retirement Calculators
• Depreciation Calculators
• Statistics and Analysis Calculators
• Date and Time Calculators
• Contractor Calculators
• Budget & Savings Calculators
• Loan Calculators
• Forex Calculators
• Real Function Calculators
• Engineering Calculators
• Tax Calculators
• Volume Calculators
• 2D Shape Calculators
• 3D Shape Calculators
• Logistics Calculators
• HRM Calculators
• Sales & Investments Calculators
• Grade & GPA Calculators
• Conversion Calculators
• Ratio Calculators
• Sports & Health Calculators
• Other Calculators

United States Sales Tax Calculator

Our Sales Tax Calculator gives you the opportunity to find out the tax costs for any sales you made that were in any states that are inside of the United States.

Sales taxes are either handled by the county in which a company is based, the city in which a company is based, or under special circumstances a special district government. In the states of Delaware, Montana, New Hampshire, and Oregon, there is not only no state tax but there is no local tax either. There is no state tax in Alaska, although there are some local taxes that reach up to 7.5% in some of the counties.

Please note: This calculator has been fully updated for 2023.

You may also like to try our Federal and State Tax Calculator or / and the United States (US) Tax Brackets Calculator

Price Excluding Tax

State Alabama Alaska Arizona Arkansas California Colorado Connecticut Delaware District Of Columbia Florida Georgia Hawaii Idaho Illinois Indiana Iowa Kansas Kentucky Louisiana Maine Maryland Massachusetts Michigan Minnesota Mississippi Missouri Montana Nebraska Nevada New Hampshire New Jersey New Mexico New York North Carolina North Dakota Ohio Oklahoma Oregon Pennsylvania Rhode Island South Carolina South Dakota Tennessee Texas Utah Vermont Virginia Washington West Virginia Wisconsin Wyoming

Include Local Tax

State Sales Tax Rate

Local Sales Tax Rate

Combined Rate

Top 10 States With the Highest Sales Taxes

Reference:  Tax Foundation.  State and Local Sales Tax Rates, 2023

• Currently 4.16/5

Rating: 4.2 /5 (325 votes)

Sales Tax Calculator

How to use the sales tax calculator, sales tax definition, sales tax vs. value-added tax (vat), history of the sales tax, how to calculate sales tax with our online sales tax calculator, sales tax in the united states, economic implications, combined state and local sales tax rates, sales tax by states in 2021, sales tax deduction, behind the scenes of the sales tax calculator.

This online sales tax calculator solves multiple problems around the tax imposed on the sale of goods and services. It can calculate the gross price based on the net price and the tax rate, or work the other way around as a reverse sales tax calculator . The sales tax system in the United States is somewhat complicated as the rate is different depending on the state and the base of the tax. If you would like to get more insight into this topic, you can read below to find out about what sales tax is, what is the difference between sales tax and value-added tax , what is its history, how to calculate sales tax and what it looks like in various U.S. states together its economic implications.

Get to grips with our sales tax calculator effortlessly and understand how much tax is added to your purchases or how much a product costs before tax. Just follow these steps:

Enter the sales tax rate : In the sales tax field, type in the tax rate percentage that applies to your item.

Input the net price : If you know the price before tax, enter this amount in the net price field. This is the price of the product without tax.

Calculate the gross price : The calculator will automatically provide you with the gross price, which is the net price plus the sales tax amount.

Find the tax amount : It will also calculate the tax amount, showing you exactly how much tax you're paying on the purchase.

This tool is also reversible, meaning:

If you know the gross price and want to find out the net price and the tax amount , you can enter the gross price and the sales tax rate, and the calculator will work out the rest.

Similarly, if you have the gross price and the tax amount but need to know the tax rate , input these two figures, and the calculator will determine the rate for you.

For example, if you're purchasing a product that costs $100 before tax and there is a 20% sales tax, the calculator will show you that the gross price of the product is $120, with $20 being the amount of tax paid.

Conversely, if you paid $120 for an item and know that the tax amount was $20, the calculator can confirm that the net price was $100 and the sales tax rate was indeed 20%.

Explore further to learn about how sales tax is applied in different regions, the difference between net and gross prices, and how understanding this can benefit your budgeting and financial planning.

Sales tax is a consumption-based tax that is indirectly charged on the consumer at the point of final purchase of a good or service. The indirect feature of the tax means that the consumer bears the burden of the tax, however it's collected and transferred to authorities by the seller. The most popular type of sales tax is the retail sales tax which is present on state-level in the United States. Under such a taxation framework, consumers pay the price of the item plus the amount of the sales tax which is collected by the store at the cash register and printed on the receipt. In the next section, you can get more insight into its concept as we illustrate the difference between the sales tax and value-added tax.

Sales tax can take several different forms: it can be imposed at a single or multiple stages of production or distribution. It can also be levied at the manufacturing level , the wholesale level , or at more than one but less than all levels of production or distribution. Retail sales taxes , which are prevalent in most of the states in the U.S. and are levied by some of the provinces in Canada, is a single-stage tax . It means that the tax obligation emerges only at the point when the sale takes place . In contrast, the value-added tax (VAT) or, under another name, the goods and services tax (GST) is a multi-stage tax imposed on every level of production or distribution chain (from the factory, through wholesalers to retailers). Ultimately, the consumer bears all taxes, since previous participants in the chain deduct the amount of VAT they paid when they made the purchase. It means that each participant in the production chain pays VAT only for the "added value" they create that eventually passed to the final consumer.

In both types of taxes, the tax burden is charged on the final consumer; however, they have a different framework of collection, administration, and effects on the economy. Through a simple example, the below table illustrates the comparison between VAT and retail sales tax . Imagine a lumberjack cutting trees (without cost) who sells the wood (enough for one barrel) to a sawmill owner for $100. The sawmill owner cuts the wood into oak staves and sells it to the cooper for $150. The cooper then makes a barrel that he can sell for $300 to the retailer who eventually sells it to the customer for $350. The total VAT paid is $35 or 10% of the sum of values added at each stage. In the case of retail sales tax with the same 10% rate the paid tax is identical, however, it's assessed only at the point of sale to the customer.

The two crucial implications of the difference between retail sales tax and VAT is that retail sales tax is more straightforward and applied on a lower scale of goods and services , therefore it demands lower administrative cost charged on the authorities. However, it also means that the tax burden might be more palpable for the ultimate consumer . Moreover, as you will see in the following, the high diversity of sales tax structures over U.S. states can hurt the economy through distorting consumption and investment.

The very first taxes in human history were direct taxes , which are a type of tax imposed on individual persons. The most general ones were the corvée , compulsory labor provided to the state in Egypt (around 2600 BC), and the tithe , where crops and grains were given to the state from landowners, which was invented in ancient Mesopotamia. Sales tax , which belongs to another basic form of taxation, the indirect taxes , were also present in ancient time. Tomb paintings in Egypt, dating back around 2000 BC, portray tax collectors and sales taxes on commodities, such as cooking oil, can be traced to that time (Fox, 2002). In Europe, sales tax appeared firstly during the reign of Julius Caesar around 49 BC-44 BC, when the government of Rome enforced a payment of 1 percent sales tax. Sales tax gradually became widespread over Europe. Spain had a national sales tax from 1342 until the 18th century, with rates varying between 10 and 15 percent. Also, it was introduced in France where it didn't enjoy much popularity: during the 17th century alone, there were 58 rebellions against it (Burg, 2003). However, in modern times the sales tax in Europe took a declining path, and from the 1960s the dominating consumer-based tax steadily became the value-added tax.

Interestingly, the value-added tax appeared first in the academic research of the American economist T. S. Adams in the United States between 1910 and 1921. However, the U.S. Congress only took into consideration the implementation of a federal (nation-wide) sales tax as a source for revenue to finance World War II. Until now, it never passed the conceptual level. Instead, sales taxes are levied and controlled at the state (sub-national) and local (sub-state) levels, where they account for a significant part of state and local revenue.

The use of sales taxes appeared in the U.S in 1821; however, these early taxes were not wide-ranging. The modern retail sales tax emerged during the Great Depression as a response for a massive fall in state revenues. It became the central pillar of state fiscal system through the second half of 20th century. At the moment, 5 of the 50 US states are without a sales tax: Alaska, Delaware, Montana, New Hampshire, and Oregon.

• Find out the sales tax rate. In our example, let us make it 4% .
• Find out the net price of a product. Let's use 45 .
• Multiply your net price by 4%, so by 0.04 , to find out the tax amount: 45 * 0.04 = 1.8 .
• Add the tax amount to the net price to find out the gross price: 45 + 1.8 = 46.8 .

As you can see, this is precisely the same as how you calculate percent increase... or if you want to find out the pre-tax price while using our calculator, simply input the gross price and the sales tax rate to perform the reverse sales tax calculation!

Besides, it's quite likely that you'll find our margin calculator or the margin with sales tax calculator handy as well, especially if your job is in any way related to sales.

As mentioned before, most of the states in the U.S. apply a single-stage retail sales tax with different rates and scopes: there are 46 different sales taxes with distinct exclusions. As Schenk and Oldman (2007) pointed out, the relatively high diversity in the enacted tax law in various states have several economic implications:

• Business conducted on a nation-wide scale need to devote substantial resources to comply with many states and local sales taxes. It increases the complexity and administrative costs related to businesses.
• As most of the services are not subject of sales taxes, the total tax base is shrinking due to the expanding trend of electronic services (for example Amazon or eBay) and the increase in the sharing economy (for instance Uber or Airbnb).
• Tax evasion is expanding as the current sales tax system inefficiently tax most cross-border and mail order shopping by consumers.

These issues become more relevant if we take into consideration the significant contribution of sales taxes to state revenues and the current transformation of the economy. It is not surprising then that recent studies have begun to address these problems and examine the possibility of a nation-wide introduced federal VAT or another consumption-based tax which may coexist with the state-level sales tax.

Another alternative direction that achieved stronger political response is the harmonization of the current sales taxes, which is an ongoing challenge: an early stage of sales tax adjustments began in October 2005, with the implementation of a Streamlined Sales Tax . In brief, each state which joins the agreement must fulfill several conditions aimed at enhancing unification and simplifying taxation between members. The most crucial requirements are the following:

• Each participant shall establish a central state administration for all of its state and local sales taxes.
• Each party must adopt a uniform sales tax definition of key terms and a uniform tax base .
• A state can have only one general sales tax rate .
• State authorities shall maintain a comprehensive database together with a central, electronic registration system for all member states.

Today, 24 states have adopted the simplification measures in the Agreement (representing over 31 percent of the population), and more states are moving to accept the simplification measures. For more details and up-to-date information, you may have a look at the official website of Streamlined Sales Tax Project .

Besides the specific nature of the sales tax system having an adverse impact on businesses in the U.S., a consumption-based tax, in general, can have multiple economic implications affecting the real Gross Domestic Product (GDP) of a country.

• It may distort saving behavior

Economists, as commonly in a wide range of economic issues, often disagree on the implications of various tax burdens. The discussion on the choice between income tax and consumption tax constitutes one of the heated topics. In the United States, personal income taxes have traditionally played the central role in the federal level, compared to the European countries, where consumption taxes reserve the highest portion of government incomes. There have been several attempts to move the US taxation system towards a consumption-based system as advocates of such a shift argue that it would encourage individuals to save more. The logic behind this debate is that income tax appears on your payslip as a reduction of your salary, thus eventually you have less money that you could devote for savings. On the other hand, a consumption tax emerges only when saving is spent; hence it doesn't alter saving decisions. Since higher savings contribute to higher investment, relying more on consumption tax may favor a higher rate of economic growth.

To address this concern, American policymakers adjusted the income tax law to compensate for such an adverse effect. Taxpayers can settle a limited amount on a special saving account (for example Individual Retirement Accounts and 401(k) plans) that is not subject to taxation until they withdraw their money during retirement. In such a case, people who save through these accounts eventually taxed based on their consumption rather than their income.

• It redistributes income in the economy

Strongly connected to the argument of saving behavior, tax laws which promote savings also impose more substantial weight on people with lower income. It is so because lower-income families usually can't afford savings and they tend to spend all their income on daily consumption, mostly on food; thus such a system reduces the tax burden on wealthier people and pushes the government to impose a higher tax on the poor. It follows that in states where sales tax rates are high, it may widen the gap between rich and poor, thus increasing inequality in the society. Many states as you will see in the table below apply reduced tax rates on foods to ameliorate such adverse effect and help the poor and support families.

• It can alter price levels

Implementation or adjustment of a sales tax rate affects price level, though its magnitude and lasting effect depends on not only the design of the tax law but also the economic factors and the reaction of consumers and sellers to such a change. To see this, let's consider a rise in the sales tax rate in a state. The immediate effect of the change is certainly an increase in price levels of products that are subject of the tax; however, its inflationary effect may be mitigated if the seller doesn't transfer such a cost entirely to the final customer. Such a situation may happen in sectors where the competition is high among sellers, or the consumer demand is more sensitive to price changes. In other words, the full price effect depends largely on the price elasticity of demand. However, even if an altered tax rate brings change in the price level , the duration of the effect is rather short and hardly induce a sustained increase in the inflation rate .

Take a look at our price elasticity of demand calculator to keep reading about this subject.

The high diversity of sales tax structures on a state level means that states have difference attractiveness for businesses. There are two key reasons behind it:

• higher rates and more complex taxation system raise the cost of production,
• as a response to higher sales tax rates consumers may reduce consumption or move their shopping to states where the tax burden is low.

An optimal sales tax is one that is applied to a broad base of goods and services with a low tax rate. Such a tax system can minimize the adverse impacts, especially the economic distortion, that occurs when consumers adjust their consumption behavior according to the tax differentials.

The below graph shows the ranking among states according to their Combined State and Local Sales Tax Rates in 2021 that gives you an overview of how attractive tax systems are over the United States.

To demonstrate the diversity of sales taxes in the United States, you can find more details about the applied sales taxes in U.S. states in the following table. Besides, you can check when the different states introduced the sales tax and if there is an exemption or reduced rate on sales of food.

* City, county and municipal rates vary. These rates are weighted by population to compute an average local tax rate.

Source: Sales Tax Clearinghouse; Tax Foundation calculations; State Revenue Department websites.

Paying sales taxes can be a chore, especially if you are about to buy an expensive product, for example, a car. However, there might be a way to reduce your tax burden. There are two ways to gain some tax advantage: either you deduct state and local general sales tax you paid during the year, or you may deduct the state, local and foreign income tax you paid during the year. You can't do both, and there are also some limitations. To decide which way is better for you, as a general rule, compare the amount of sales tax you paid in the year to the amount of the state, local and foreign income tax paid in the year. Then deduct the larger of the two amounts. If you choose to deduct your sales tax, you have two options for the procedure:

• You may keep all bills and invoices of your actual sales tax expenses, or
• You can estimate the amount of tax you paid by, for instance, using the IRS's sales tax worksheet and tables .

If you would like to know more details you may visit the official site of the Internal Revenue Service (IRS) where you can find all relevant information on this topic.

Tibor, a PhD in Statistical Methods in Economics , is the mastermind behind the sales tax calculator.

This calculator's genesis occurred as Tibor navigated the labyrinth of sales tax implications on business models and consumer purchases. He realized the necessity for a tool that could elucidate the direct financial impact of sales tax on both net and gross prices , leading to the creation of this calculator.

This tool is invaluable for individuals trying to decipher the true cost of products post-tax and for businesses aiming to communicate pricing to customers transparently. Tibor relies on this calculator to assess the tax implications for new product launches and keep abreast of financial analytics.

You can trust this sales tax calculator because we are committed to accuracy and reliability. Each feature is meticulously peer-reviewed by experts in finance and tax regulations , and the content is carefully proofread to ensure clarity and precision. Please refer to our Editorial Policies page for further details on our editorial standards.

What states don’t have sales tax?

Alaska, Delaware, Montana, New Hampshire and Oregon all do not have a statewide sales tax , although Alaska and Montana both allow local sales taxes. Delaware also imposes a gross receipts tax on businesses. Some other states have not taxes on food and other items.

How is an excise tax different from a sales tax?

An excise tax is a tax on specific goods and services , usually those considered harmful, while a sales tax is a general tax on most things. Excise taxes can also be per unit (e.g. per bottle of alcohol), while sales taxes are always as a percentage of the item’s cost.

Do I charge sales tax for out of state customers?

In most cases, you do not charge sales tax on an out of state order . If an out of state customer comes to your state to make the purchase, you can collect tax on that. You should, however, consult your local law , as your area may be different.

How do I calculate sales tax backwards from the total?

• Subtract the net price from the gross price to get the tax amount.
• Divide the tax amount by the net price.
• Multiply the result of step 2 by 100. The result is the sales tax.

How much is sales tax on a car?

Sales tax on a car is the same as the sales tax throughout the rest of the state . Certain cities and regions within a state may also have additional sales tax. When in doubt, check your local area for all of the information.

Do you pay sales tax on a house?

There are taxes to be paid when purchasing a house, but they are not sales tax . Instead, these are the property and transfer tax. Please check your local laws for more information regarding these taxes.

Is sales tax regressive?

Yes, sales taxes are regressive . They are charged as a percentage of the sale price, and therefore are the same regardless of your income . This means that a poorer person pays a larger percent of their income.

Mortgage comparison

Plastic footprint.

• Biology (99)
• Chemistry (98)
• Construction (144)
• Conversion (292)
• Ecology (30)
• Everyday life (261)
• Finance (569)
• Health (440)
• Physics (508)
• Sports (104)
• Statistics (182)
• Other (181)
• Discover Omni (40)

• Popular Professionals
• Design & Planning
• Construction & Renovation
• Finishes & Fixtures
• Landscaping & Outdoor
• Systems & Appliances
• Interior Designers & Decorators
• Architects & Building Designers
• Design-Build Firms
• Kitchen & Bathroom Designers
• General Contractors
• Kitchen & Bathroom Remodelers
• Home Builders
• Roofing & Gutters
• Cabinets & Cabinetry
• Tile & Stone
• Hardwood Flooring Dealers
• Landscape Contractors
• Landscape Architects & Landscape Designers
• Home Stagers
• Swimming Pool Builders
• Lighting Designers and Suppliers
• 3D Rendering
• Sustainable Design
• Basement Design
• Architectural Design
• Universal Design
• Energy-Efficient Homes
• Multigenerational Homes
• House Plans
• Home Remodeling
• Home Additions
• Green Building
• Garage Building
• New Home Construction
• Basement Remodeling
• Stair & Railing Contractors
• Cabinetry & Cabinet Makers
• Roofing & Gutter Contractors
• Window Contractors
• Exterior & Siding Contractors
• Carpet Contractors
• Carpet Installation
• Flooring Contractors
• Wood Floor Refinishing
• Tile Installation
• Custom Countertops
• Quartz Countertops
• Cabinet Refinishing
• Custom Bathroom Vanities
• Finish Carpentry
• Cabinet Repair
• Custom Windows
• Window Treatment Services
• Window Repair
• Fireplace Contractors
• Paint & Wall Covering Dealers
• Door Contractors
• Glass & Shower Door Contractors
• Landscape Construction
• Land Clearing
• Garden & Landscape Supplies
• Deck & Patio Builders
• Deck Repair
• Patio Design
• Stone, Pavers, & Concrete
• Paver Installation
• Driveway & Paving Contractors
• Driveway Repair
• Asphalt Paving
• Garage Door Repair
• Fence Contractors
• Fence Installation
• Gate Repair
• Pergola Construction
• Spa & Pool Maintenance
• Swimming Pool Contractors
• Hot Tub Installation
• HVAC Contractors
• Electricians
• Appliance Services
• Solar Energy Contractors
• Outdoor Lighting Installation
• Landscape Lighting Installation
• Outdoor Lighting & Audio/Visual Specialists
• Home Theater & Home Automation Services
• Handyman Services
• Closet Designers
• Professional Organizers
• Furniture & Accessories Retailers
• Furniture Repair & Upholstery Services
• Specialty Contractors
• Color Consulting
• Wine Cellar Designers & Builders
• Home Inspection
• Custom Artists
• Columbus, OH Painters
• New York City, NY Landscapers
• San Diego, CA Bathroom Remodelers
• Minneapolis, MN Architects
• Portland, OR Tile Installers
• Kansas City, MO Flooring Contractors
• Denver, CO Countertop Installers
• San Francisco, CA New Home Builders
• Rugs & Decor
• Home Improvement
• Kitchen & Tabletop
• Bathroom Vanities
• Bathroom Vanity Lighting
• Bathroom Mirrors
• Bathroom Fixtures
• Nightstands & Bedside Tables
• Kitchen & Dining
• Bar Stools & Counter Stools
• Dining Chairs
• Dining Tables
• Buffets and Sideboards
• Kitchen Fixtures
• Wall Mirrors
• Living Room
• Armchairs & Accent Chairs
• Coffee & Accent Tables
• Sofas & Sectionals
• Media Storage
• Patio & Outdoor Furniture
• Outdoor Lighting
• Ceiling Lighting
• Chandeliers
• Pendant Lighting
• Wall Sconces
• Desks & Hutches
• Office Chairs
• View All Products
• Designer Picks
• Side & End Tables
• Console Tables
• Living Room Sets
• Chaise Lounges
• Ottomans & Poufs
• Bedroom Furniture
• Nightstands
• Bedroom Sets
• Dining Room Sets
• Sideboards & Buffets
• File Cabinets
• Room Dividers
• Furniture Sale
• Trending in Furniture
• View All Furniture
• Bath Vanities
• Single Vanities
• Double Vanities
• Small Vanities
• Transitional Vanities
• Modern Vanities
• Houzz Curated Vanities
• Best Selling Vanities
• Bathroom Vanity Mirrors
• Medicine Cabinets
• Bathroom Faucets
• Bathroom Sinks
• Shower Doors
• Showerheads & Body Sprays
• Bathroom Accessories
• Bathroom Storage
• Trending in Bath
• View All Bath
• Houzz x Jennifer Kizzee
• Houzz x Motivo Home
• How to Choose a Bathroom Vanity

• Patio Furniture
• Outdoor Dining Furniture
• Outdoor Lounge Furniture
• Outdoor Chairs
• Adirondack Chairs
• Outdoor Bar Furniture
• Outdoor Benches
• Wall Lights & Sconces
• Outdoor Flush-Mounts
• Landscape Lighting
• Outdoor Flood & Spot Lights
• Outdoor Decor
• Outdoor Rugs
• Outdoor Cushions & Pillows
• Patio Umbrellas
• Lawn & Garden
• Garden Statues & Yard Art
• Planters & Pots
• Outdoor Sale
• Trending in Outdoor
• View All Outdoor
• 8 x 10 Rugs
• 9 x 12 Rugs
• Hall & Stair Runners
• Home Decor & Accents
• Pillows & Throws
• Decorative Storage
• Faux Florals
• Wall Panels
• Window Treatments
• Curtain Rods
• Blackout Curtains
• Blinds & Shades
• Rugs & Decor Sale
• Trending in Rugs & Decor
• View All Rugs & Decor
• Pendant Lights
• Flush-Mounts
• Ceiling Fans
• Track Lighting
• Wall Lighting
• Swing Arm Wall Lights
• Display Lighting
• Table Lamps
• Floor Lamps
• Lamp Shades
• Lighting Sale
• Trending in Lighting
• View All Lighting
• Bathroom Remodel
• Kitchen Remodel
• Kitchen Faucets
• Kitchen Sinks
• Major Kitchen Appliances
• Cabinet Hardware
• Backsplash Tile
• Mosaic Tile
• Wall & Floor Tile
• Accent, Trim & Border Tile
• Whole House Remodel
• Heating & Cooling
• Building Materials
• Front Doors
• Interior Doors
• Home Improvement Sale
• Trending in Home Improvement
• View All Home Improvement
• Cups & Glassware
• Kitchen & Table Linens
• Kitchen Storage and Org
• Kitchen Islands & Carts
• Food Containers & Canisters
• Pantry & Cabinet Organizers
• Kitchen Appliances
• Gas & Electric Ranges
• Range Hoods & Vents
• Beer & Wine Refrigerators
• Small Kitchen Appliances
• Cookware & Bakeware
• Tools & Gadgets
• Kitchen & Tabletop Sale
• Trending in Kitchen & Tabletop
• View All Kitchen & Tabletop
• Storage & Organization
• Baby & Kids

• View all photos
• Dining Room
• Breakfast Nook
• Family Room
• Bed & Bath
• Powder Room
• Storage & Closet
• Outdoor Kitchen
• Bar & Wine
• Wine Cellar
• Home Office
• Popular Design Ideas
• Kitchen Backsplash
• Deck Railing
• Privacy Fence
• Small Closet
• Stories and Guides
• Popular Stories
• Renovation Cost Guides
• Fence Installation Cost Guide
• Window Installation Cost Guide
• Discussions
• Design Dilemmas
• Before & After
• Houzz Research
• View all pros
• View all services
• View all products
• View all sales
• Living Room Chairs
• Dining Room Furniture
• Coffee Tables
• Home Office Furniture
• Join as a Pro
• Interior Design Software
• Project Management
• Custom Website
• Lead Generation
• Invoicing & Billing
• Landscape Contractor Software
• General Contractor Software
• Remodeler Software
• Builder Software
• Roofer Software
• Architect Software
• Takeoff Software
• Lumber & Framing Takeoffs
• Steel Takeoffs
• Concrete Takeoffs
• Drywall Takeoffs
• Insulation Takeoffs
• Stories & Guides
• LATEST FROM HOUZZ
• HOUZZ DISCUSSIONS
• SHOP KITCHEN & DINING
• Kitchen & Dining Furniture
• Sinks & Faucets
• Kitchen Cabinets & Storage
• Knobs & Pulls
• Kitchen Knives
• KITCHEN PHOTOS
• FIND KITCHEN PROS
• Bath Accessories
• Bath Linens
• BATH PHOTOS
• FIND BATH PROS
• SHOP BEDROOM
• Beds & Headboards
• Bedroom Decor
• Closet Storage
• Bedroom Vanities
• BEDROOM PHOTOS
• Kids' Room
• FIND DESIGN PROS
• SHOP LIVING
• Fireplaces & Accessories
• LIVING PHOTOS
• SHOP OUTDOOR
• Pool & Spa
• Backyard Play
• OUTDOOR PHOTOS
• FIND LANDSCAPING PROS
• SHOP LIGHTING
• Bathroom & Vanity
• Flush Mounts
• Kitchen & Cabinet
• Outdoor Wall Lights
• Outdoor Hanging Lights
• Kids' Lighting
• Decorative Accents
• Artificial Flowers & Plants
• Decorative Objects
• Screens & Room Dividers
• Wall Shelves
• About Houzz
• Houzz Credit Cards
• Privacy & Notice
• Cookie Policy
• Your Privacy Choices
• Mobile Apps
• Copyright & Trademark
• For Professionals
• Houzz vs. Houzz Pro
• Houzz Pro vs. Ivy
• Houzz Pro Advertising Reviews
• Houzz Pro 3D Floor Planner Reviews
• Trade Program
• Buttons & Badges
• Your Orders
• Shipping & Delivery
• Return Policy
• Houzz Canada
• Review Professionals
• Suggested Professionals
• Accessibility
• Houzz Support
• COUNTRY COUNTRY

New & Custom Home Builders in Elektrostal'

Location (1).

• Use My Current Location

Popular Locations

• Albuquerque
• Cedar Rapids
• Grand Rapids
• Indianapolis
• Jacksonville
• Kansas City
• Little Rock
• Los Angeles
• Minneapolis
• New Orleans
• Oklahoma City
• Orange County
• Philadelphia
• Portland Maine
• Salt Lake City
• San Francisco
• San Luis Obispo
• Santa Barbara
• Washington D.C.
• Elektrostal', Moscow Oblast, Russia

Professional Category (1)

• Accessory Dwelling Units (ADU)

Featured Reviews for New & Custom Home Builders in Elektrostal'

• Reach out to the pro(s) you want, then share your vision to get the ball rolling.
• Request and compare quotes, then hire the Home Builder that perfectly fits your project and budget limits.

Before choosing a Builder for your residential home project in Elektrostal', there are a few important steps to take:

• Define your project: Outline your desired home type, features, and layout. Provide specific details and preferences to help the builder understand your vision.
• Establish a budget: Develop a comprehensive budget, including construction expenses and material costs. Communicate your budgetary constraints to the builder from the beginning.
• Timeline: Share your estimated timeline or desired completion date.
• Site conditions: Inform the builder about any unique site conditions or challenges.
• Local regulations: Make the builder aware of any building regulations or permits required.
• Land Surveying

What do new home building contractors do?

Questions to ask a prospective custom home builder in elektrostal', moscow oblast, russia:.

If you search for Home Builders near me you'll be sure to find a business that knows about modern design concepts and innovative technologies to meet the evolving needs of homeowners. With their expertise, Home Builders ensure that renovation projects align with clients' preferences and aspirations, delivering personalized and contemporary living spaces.

BUSINESS SERVICES

Connect with us.