- Plan for roughly 1.5% to 2.5% of the price in cash on top of your down payment.
- Land transfer tax is the biggest item, and Manitoba has no first-time buyer rebate on it.
- Ask your lawyer for a written quote early. The final number arrives on the statement of adjustments a few days before possession.
Closing costs are the cheques you write to make the purchase official. They're not part of your down payment, and your lender will want to see you have them. Here's every item, in the order you're likely to see it.
Manitoba land transfer tax
Manitoba charges land transfer tax on most purchases, calculated in brackets:
| Part of the price | Rate |
|---|---|
| First $30,000 | 0% |
| $30,000 to $90,000 | 0.5% |
| $90,000 to $150,000 | 1.0% |
| $150,000 to $200,000 | 1.5% |
| Above $200,000 | 2.0% |
On a $425,000 home that's $6,150. Unlike Ontario or BC, Manitoba doesn't offer a first-time buyer rebate on this tax, so every buyer budgets for it.
Manitoba has no first-time buyer rebate on this tax. It's paid in cash on closing, through your lawyer.
Estimates for planning, not financial advice.
Everything else
- Legal fees and disbursements: often $1,200 to $2,000 for a purchase with a mortgage, plus GST and PST on the fees. Land Titles registration fees are on top.
- PST on mortgage default insurance: 7% of the CMHC (or Sagen, or Canada Guaranty) premium, if you put less than 20% down.
- Title insurance: a one-time premium, usually a few hundred dollars. Many lenders require it.
- Home inspection: $450 to $700 for most houses, paid before conditions are removed.
- Property tax and utility adjustments: if the seller prepaid taxes for the year, you reimburse your share. If they didn't, you get a credit.
- Appraisal: sometimes covered by the lender, sometimes not.
- Condo extras: a fee for the condo's status documents, and a prorated condo fee for the month you move in.
- Home insurance: your lender needs proof before closing.
- Moving, utility hookups, locks, a few first-week purchases. Not technically closing costs, but they leave the same account.
Plus 7% PST on any CMHC premium. Legal fees vary by firm; ask for a written quote.
Estimates for planning, not financial advice.
When you pay
Your down payment and closing costs go to your lawyer's trust account a few days before possession. Your lawyer then pays the seller, the land transfer tax and the registration fees, and arranges your keys on possession day once the funds are confirmed.
How I help keep it predictable
Before you write an offer, I give clients a one-page estimate of every cash item for that specific home, including its actual tax bill and any condo fees. No guessing on possession week.
Does Manitoba give first-time buyers a land transfer tax rebate?
What is the statement of adjustments?
Get a cash-to-close estimate for a real home
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Questions people ask
Are closing costs added to my mortgage?
Generally no. They're paid in cash. Some lenders offer cash-back mortgages that can help, usually with a higher rate.
Do I pay GST on a resale home?
No. GST applies to new and substantially renovated homes. It's usually included in a builder's price, so check.
Who picks the lawyer?
You do. Any Manitoba lawyer who does real estate can act for you. I'm happy to share names of a few my clients have liked.
This article is general information for Manitoba, not legal, tax, mortgage or financial advice. Rules, rates and programs change; figures are estimates as of October 2026. Check your situation with a lawyer, lender or accountant before you act. Adela Strycharz is a REALTOR® with Real Broker Manitoba Ltd. If you already have an agreement with another brokerage, please speak with your own REALTOR® first.