Provinces without LTT
Alberta and Saskatchewan don't charge land transfer tax. They charge a small registration fee at the land titles office (typically under $200 for a residential transaction), but no percentage-based tax on the purchase price.
On a $500,000 home, this is roughly a $6,500-$8,000 saving compared to Ontario, and around $8,000 vs BC. Over a typical 7-year homeownership period, it's enough to make a meaningful financial difference.
Other provinces with no provincial LTT: Yukon, Northwest Territories, Nunavut. Newfoundland & Labrador technically has LTT but it's nominal.
Provinces with LTT
Ontario, British Columbia, Manitoba, Quebec, New Brunswick, Nova Scotia, and PEI all charge land transfer tax. Rates vary widely — Ontario's tops out at 2.5% on multi-million-dollar properties, while Manitoba's caps around 2%.
Toronto buyers pay an additional Toronto Municipal Land Transfer Tax on top of the provincial one — effectively doubling the LTT bill for Toronto purchases.
First-time buyer rebates exist in Ontario (up to $4,000), British Columbia (full rebate under $500K), and PEI. They're province-specific and have eligibility rules.
How LTT affects your cash-to-close
LTT is paid by the buyer at closing, in cash. It's not part of your mortgage and can't be financed.
On a $500,000 home in Ontario, that's $6,475 of LTT (less $4,000 first-time buyer rebate, if eligible) — real money you need at closing on top of your down payment, lawyer fees, and inspection.
In Alberta or Saskatchewan, the equivalent line item is the registration fee — typically $50-$150. Order-of-magnitude difference. This is why your closing-cost budget can be much smaller buying here.