Manitoba charges a land transfer tax similar to Ontario, but has a generous first-time buyer exemption on homes up to $500,000. Manitoba also charges RST on CMHC insurance, so budget for that as an additional cash cost.
Manitoba Land Transfer Tax
| Property Value Portion | Tax Rate |
|---|---|
| First $30,000 | 0% |
| $30,001 to $90,000 | 0.50% |
| $90,001 to $150,000 | 1.00% |
| $150,001 to $200,000 | 1.50% |
| Over $200,000 | 2.00% |
LTT calculation examples
| Purchase Price | LTT Calculation | Total LTT |
|---|---|---|
| $300,000 | ($30K × 0%) + ($60K × 0.5%) + ($60K × 1.0%) + ($50K × 1.5%) + ($100K × 2.0%) | $3,650 |
| $400,000 | Above + ($100K × 2.0%) | $5,150 (additional $2,000) |
| $500,000 | Above + ($100K × 2.0%) | $7,150 |
| $600,000 | Above + ($100K × 2.0%) | $9,150 |
First-time buyer LTT exemption
| Purchase Price | Normal LTT | First-Time Buyer Pays | Savings |
|---|---|---|---|
| $300,000 | $3,650 | $0 | $3,650 |
| $400,000 | $5,150 | $0 | $5,150 |
| $500,000 | $7,150 | $0 | $7,150 |
| $510,000 | $7,350 | $3,675 | $3,675 |
| $525,000+ | Full LTT | Full LTT | $0 |
Complete Manitoba closing cost estimate
Scenario 1: $400,000 home in Winnipeg (first-time buyer, 5% down)
| Cost | Amount |
|---|---|
| Land transfer tax | $5,150 |
| First-time buyer exemption | –$5,150 |
| Legal fees | $1,800 |
| Title insurance | $350 |
| Home inspection | $500 |
| Property tax adjustment | $1,300 |
| RST on CMHC premium (7% × $15,200) | $1,064 |
| Home insurance | $1,600 |
| Moving costs | $1,800 |
| Total closing costs | $8,412 |
Scenario 2: $350,000 home in Brandon (repeat buyer, 20% down)
| Cost | Amount |
|---|---|
| Land transfer tax | $4,150 |
| Legal fees | $1,500 |
| Title insurance | $300 |
| Home inspection | $450 |
| Property tax adjustment | $1,000 |
| RST on CMHC | $0 (20% down) |
| Home insurance | $1,400 |
| Moving costs | $1,500 |
| Total closing costs | $10,300 |
Related pages
- Closing Cost Calculator — All Provinces
- Buying a Home in Winnipeg
- What Are Closing Costs in Canada?
- CMHC Insurance Calculator
Manitoba closing costs vs prairie provinces
| Province | Closing costs on $400K home | Land transfer cost |
|---|---|---|
| Alberta | $5,000–$8,000 | ~$820 (registration fees only) |
| Saskatchewan | $8,000–$11,000 | ~$2,400 (title fees) |
| Manitoba | $6,000–$9,000 (FTB) | $0 (FTB exemption) |
| Manitoba | $11,000–$14,000 (repeat) | ~$5,150 |
Manitoba’s first-time buyer exemption puts it at par with Alberta on total closing costs for eligible buyers — a significant advantage.
RST on CMHC premiums: key cash cost
Manitoba charges 7% Retail Sales Tax on CMHC insurance premiums, payable upfront at closing.
| Home Price | Down Payment | CMHC Premium | 7% RST |
|---|---|---|---|
| $350,000 | 5% ($17,500) | $13,300 | $931 |
| $400,000 | 5% ($20,000) | $15,200 | $1,064 |
| $400,000 | 10% ($40,000) | $10,800 | $756 |
| $500,000 | 5% ($25,000) | $19,000 | $1,330 |
Like Saskatchewan, this amount cannot be rolled into the mortgage — it must be paid in cash on closing day.
First-time buyer qualification checklist
To qualify for Manitoba’s LTT exemption, you must:
| Requirement | Detail |
|---|---|
| Age | At least 18 years old |
| Citizenship | Canadian citizen or permanent resident |
| Prior ownership | Never previously owned a principal residence |
| Occupancy intent | Must occupy as principal residence within 9 months |
| Purchase price | Under $500,000 (full exemption); partial $500,001–$525,000 |
If purchasing with a spouse or partner, both must qualify as first-time buyers to claim the full exemption.
Budgeting rule of thumb for Manitoba
| Purchase Price | FTB Closing Costs | Repeat Buyer Closing Costs |
|---|---|---|
| $300,000 | $5,500–$7,500 | $9,000–$12,000 |
| $400,000 | $6,500–$9,000 | $11,000–$14,000 |
| $500,000 | $8,000–$11,000 | $14,000–$18,000 |
Budget 1.7%–2.5% (first-time buyers) or 2.8%–3.5% (repeat buyers) of the purchase price for closing costs in Manitoba.