Builder price guide

Net of HST Builder Price Ontario Calculator

Ontario new-build buyers often see a builder listed price without knowing whether it is net of assigned rebates or a base price before HST.

Open the full cash-to-close calculator

Short answer

A builder listed or APS price is usually the best input for cash-to-close planning. If a buyer only has a base price before HST, the calculator can estimate gross HST and a net-of-rebate listed price, but the final APS and statement of adjustments should be used before relying on the result.

What does this page answer?

Understand builder listed price, base price before HST, gross HST, rebate assignment, and why net-of-HST pricing can change Ontario new-build cash-to-close planning.

The calculator lets users choose APS/listed price or base price before HST.
Base-before-HST mode shows estimated gross HST and estimated net-of-rebate listed price.
Warnings remind buyers to confirm rebate assignment language before relying on cash-to-close results.

Search intent: Buyer wants to understand whether the price from a builder is net of HST, before HST, or already reflecting assigned rebates.

Why does price basis matter?

A rebate calculator can look correct while the cash-to-close estimate is wrong if the buyer enters a base price when the lawyer will close on an APS price, or enters a listed price that already assumes rebate assignment.

Where should buyers verify the price?

Use the agreement of purchase and sale, builder worksheet, rebate assignment clause, and statement of adjustments. If those documents disagree, the buyer should ask the lawyer which number drives closing funds.

Example price-basis check

Base price before HST	$900,000
Estimated HST at 13%	$117,000
Potential rebate credit	Up to $117,000
Buyer action	Confirm APS/listed price and assignment language

Sources reviewed

Policy and data sources

confirmed CRA first-time home buyers' GST/HST rebate federal Last reviewed 2026-04-25 proposed Ontario expanded HST rebate announcement ontario Last reviewed 2026-04-25 proposed 2026 Ontario Budget ontario Last reviewed 2026-04-25

Quick questions

Should I enter the builder listed price or the base price before HST?

Use the APS or builder listed price when you have it. Use base-before-HST mode only when that is the only number available, then replace it once your documents show the final price basis.

Does net of HST mean I do not pay HST?

Not necessarily. It usually means HST and rebate assignment are already reflected in the advertised price mechanics. The statement of adjustments and rebate forms decide the actual closing treatment.