Home Upgrade & Sell Analyzer
Free Tool — GTA Real Estate 2026

Should You Sell & Upgrade
or Keep & Rent Out?

Model both scenarios with your real numbers — and walk away knowing which path builds more wealth.

Step 1 — What You Walk Away With

Current Home: Sale Proceeds

Enter your expected sale price and all the costs that come out of it before you pocket the rest.

Sale Details
What you sell for and what it costs to get out
$
$
%
Additional Selling Costs
$
$
$
$
$
Your Net Proceeds
What lands in your account after everything
Sale Price$800,000
Commission−$32,000
Staging + Legal + Other−$3,300
Mortgage Payoff−$600,000
Net Cash from Sale $164,700
Your Gross Equity
$200,000
Sale price minus what you owe
💡 Gaurav's Note

Commission, staging, penalties and legal fees quietly take 5–8% off your sale price. Your net cash — not the sale price — is what actually funds your next move. Most sellers are surprised by this number.

Step 2 — The True Cost of Your Next Home

New Home: Full Cost Model

Beyond the purchase price — model the real upfront and monthly costs you'll carry.

Purchase & Upfront Costs
What it takes to get the keys
$
$
$
%
$
$
Mortgage & Monthly Carrying Costs
What you'll pay every single month
%
$
$
$
$
$
New Home Summary
True upfront and monthly picture
Upfront Costs
Down Payment$100,000
Closing Costs$20,000
Reno + Moving$1,000
Total Upfront Needed $121,000
Mortgage
Total Mortgage Amount$900,000
Monthly Payment$4,430
Monthly Breakdown
Mortgage$4,430
Property Tax$333
Insurance + Utilities$500
HOA / Condo Fees$0
Rental Income Offset$0
Full Monthly Cost $5,263
💡 Gaurav's Note

The mortgage payment is only part of the story. By the time you add tax, insurance, and utilities, the real monthly carry is often $500–$800 higher than buyers expect. Run this number before you set your budget ceiling.

Step 3 — The Alternative Path

Keep Your Home — Rent It Out

What if you didn't sell? Model what your current home generates as a rental while you buy the next one.

Rental Income
What the market will pay
$
%
%
Current Mortgage on This Home
$
%
yrs
$
$
$
$
Rental Cash Flow Analysis
Does this property pay for itself?
Income
Gross Monthly Rent$3,000
Vacancy Loss−$250
Management Fee$0
Effective Monthly Income$2,750
Monthly Expenses
Mortgage Payment−$2,864
Property Tax−$250
Insurance−$150
HOA + Maintenance$0
Net Monthly Cash Flow −$514
💡 Gaurav's Note

Negative cash flow on a rental isn't automatically a deal-breaker — you're still building equity and holding an asset. But it means you're topping up from your own pocket every month, on top of carrying the new home. That combined number is what stress-tests your finances.

Step 4 — Your Results

Sell & Upgrade vs. Keep & Rent + Buy

Both paths modelled side by side. The numbers will tell you which one fits your situation.

Your Two Paths at a Glance

Path A — Sell & Buy: Cash After Closing
$43,700
Sale proceeds minus upfront costs
Path B — Keep & Buy: Cash Needed
−$121,000
Down payment must come from savings
Path A Monthly Cost
$5,263
New home only
Path B Monthly Cost
$5,778
New home + rental top-up
Equity Retained by Not Selling (Path B advantage)
+$200,000
Additional equity held in current property — weigh against the higher monthly cost
Detailed Side-by-Side
Item Sell & Buy (A) Keep & Rent + Buy (B)
Cash Position at Closing
Sale proceeds available$164,700$0 — no sale
Total upfront costs (new home)$121,000$121,000
Cash remaining / shortfall$43,700−$121,000
Monthly Carrying Costs
New home (mortgage + tax + costs)$5,263$5,263
Current home rental net cash flow—−$514
Total combined monthly outflow$5,263$5,778
Monthly cost difference
Equity & Wealth Position
Equity in current homeCashed out → in new home$200,000

Want to Run This for Your Actual Numbers?

Book a free 30-minute call and I'll walk through your specific situation — sale price, new home target, rental potential, and which path puts you ahead.

Book a Free Strategy Call with Gaurav →
Download the Free Home Buyer Guide →
Net Proceeds
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New Home/mo
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Rental CF
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