An off-market purchase is buying a privately marketed property. This guide covers financing, due diligence, offers and legal closing without assuming a guaranteed discount.
Off-market transactions are completely legal in Canada and follow the same closing process as any other purchase. Here's exactly how it works.
Follow this process and you'll move faster, negotiate better, and close with confidence — without a buyer's agent.
Off-market sellers move fast and won't wait for a buyer who isn't ready. Get your mortgage pre-approval letter before you start, and complete identity verification on OffMarketMatch so you can access full listing details immediately when a match appears.
Pre-approval + identity verification = credibility that opens doors other buyers can't.
Use OffMarketMatch to access private listings not on MLS. Set up your Buy Box (geography, property type, price range, condition) and let Deal Hunter send you matched opportunities every 6 hours. You can also browse active private listings directly in the marketplace.
Buyers with a written Buy Box close deals faster — sellers know they're serious.
Without a bidding war setting the price, you need to know what the property is actually worth. Use OffMarketMatch's AI-powered CMA tool to compare recent sales, then validate with a paid appraisal on higher-value purchases. Never rely on the seller's asking price alone.
A $500 independent appraisal can save you $50,000 on a mispriced property.
Before revealing sensitive details, sellers may ask you to sign a Non-Circumvention, Non-Disclosure Agreement (NCNDA). This is standard in private real estate. In return, you're entitled to a Seller Disclosure Statement, current title search, and any known defects in writing.
OffMarketMatch builds NCNDA into the platform — no separate paperwork required.
Off-market is your chance to negotiate without competing offers driving up the price. Start with a written Letter of Intent (LOI) outlining price, deposit, closing date, and conditions. Keep negotiation professional and focused on mutual terms, not positions.
Focus on closing timeline, deposit structure, and inclusions — not just price.
Once you have an accepted offer (conditional), your due diligence period typically runs 10–21 days. During this time: hire a licensed home inspector, order a title search through your lawyer, review any tenancy agreements or property tax records, and confirm zoning if relevant.
Never waive home inspection on a private purchase — you have no competing offers to lose.
A real estate lawyer is the only professional legally required in a Canadian property transaction. Your lawyer handles: title transfer and registration, mortgage discharge (seller) and registration (buyer), Statement of Adjustments, and your deposit held in trust until closing.
Budget 1.5–2.5% of purchase price for closing costs (legal fees, land transfer tax, title insurance).
Off-market purchases carry the same closing costs as on-MLS transactions. Budget 1.5–3% of the purchase price in addition to your down payment.
| Cost Item | Typical Range | Notes |
|---|---|---|
| Land Transfer Tax (Ontario) | 0.5%–2.5% of purchase price | Toronto has an additional municipal LTT |
| Legal Fees | $1,500–$3,000 | Required for all property transfers |
| Home Inspection | $400–$800 | Strongly recommended; never waive |
| Title Insurance | $200–$400 | Protects against title defects |
| Independent Appraisal | $400–$600 | Required by lender; optional for cash buyers |
| Property Tax Adjustment | Varies | Seller credited at closing for prepaid taxes |
* Land Transfer Tax rates and first-time buyer rebates vary by province. Consult your real estate lawyer for an accurate estimate.
Private listings available across Canada — browse by your target market.
Yes — buying property privately is completely legal across all Canadian provinces and territories. The only professional legally required to complete a real estate transaction is a real estate lawyer, who handles title transfer and closing. You do not need a real estate agent or an MLS listing.
Off-market means the property is not publicly listed on MLS (Multiple Listing Service) or Realtor.ca. The seller has chosen to transact privately — through a platform like OffMarketMatch, a personal network, or direct outreach — to reach qualified buyers without public advertising. The transaction is otherwise identical to any other real estate purchase.
No. You do not need a buyer's agent to purchase an off-market property. Many off-market buyers choose to work without an agent to avoid buyer's agent commissions (typically 2–2.5%) and to negotiate directly with the seller. You do need a real estate lawyer to close the transaction.
Use OffMarketMatch's AI-powered Comparative Market Analysis (CMA) tool, which compares the property against recent sales in the same area. For higher-value purchases, hire an independent appraiser. Never accept an asking price at face value — the seller sets it without the discipline of a competing market.
Closing costs are the same whether a property is on-market or off-market. Budget for: Land Transfer Tax (provincial; Toronto buyers pay a second municipal LTT), legal fees ($1,500–$3,000), title insurance ($200–$400), home inspection ($400–$800), and property tax adjustments. First-time buyers may qualify for provincial LTT rebates.
Yes. Mortgages work identically for off-market purchases. Your lender will require an independent appraisal before advancing funds. The property must meet standard lender requirements (structural integrity, no unapproved suites, etc.). Get your pre-approval before you search — sellers won't wait.
A Letter of Intent is a non-binding written offer that outlines the proposed purchase price, deposit amount, closing date, and key conditions (financing, inspection). It's used in off-market deals before a formal Agreement of Purchase and Sale is drafted. An LOI shows the seller you're serious without requiring either party to commit legally.
Due diligence on an off-market purchase is the same as on-MLS: you'll negotiate a conditional period (typically 10–21 days) to conduct a home inspection, review title, confirm zoning, and finalize financing. The difference is you're not under pressure from competing offers, so you can negotiate longer due diligence windows.
Join OffMarketMatch, verify your identity, and access private listings that never appear on MLS. Check VIP36 eligibility for 36 days of free access if eligible — no card required and no automatic paid billing.
No agent required. A real estate lawyer handles closing.