This is not the official website of Camcos Living or Meadowvale Brooks. This page is independent information prepared by Jatin Dua, Sales Representative, RE/MAX Quantum Realty. Project details are subject to change without notice.
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The price on the builder’s price list is not the money you need. On a freehold pre-construction purchase in Mississauga the gap between the two routinely runs $40,000 to $70,000 on a home in the $1.2M–$1.4M range — and one line in that gap, the development charge adjustment, can move between the day you sign and the day you close.
Every line below carries a source and a date. Where a number cannot be verified, I say so and tell you what to ask instead of guessing.
Figures current as at 25 August 2026. General information only — not legal, tax or mortgage advice.
Land transfer tax
Ontario LTT is the largest fixed, knowable closing cost. It is calculated on the value of the consideration, which the Ministry of Finance defines as including “the purchase price, liabilities assumed, benefits conferred, soft costs and the cost of upgrades.”
That last phrase matters on a new build. Your upgrades are inside the LTT base — a $60,000 upgrade order adds $1,200 of tax. HST paid on the purchase price is not included.
| Portion of the consideration | Rate |
|---|---|
| Up to and including $55,000 | 0.5% |
| Over $55,000 up to and including $250,000 | 1.0% |
| Over $250,000 up to and including $400,000 | 1.5% |
| Over $400,000 | 2.0% |
| Over $2,000,000, where the land contains one or two single family residences | 2.5% |
Source: Ontario Ministry of Finance.
The brackets are marginal, so the shortcut for any price between $400,000 and $2,000,000 is 2% of the price, minus $3,525.
| Purchase price | Ontario LTT | Net of the $4,000 first-time buyer refund |
|---|---|---|
| $900,000 | $14,475 | $10,475 |
| $1,271,200 (July 2026 Mississauga detached benchmark) | $21,899 | $17,899 |
| $1,300,000 | $22,475 | $18,475 |
| $1,500,000 | $26,475 | $22,475 |
Benchmark from TRREB Market Watch, July 2026.
The first-time buyer refund
Maximum $4,000. The Ministry of Finance puts it this way: “no land transfer tax would be payable by qualifying first-time purchasers on the first $368,000 of the value of the consideration for eligible homes.”
The test is lifetime and strict: at least 18, and you “cannot have owned a home or an interest in a home anywhere in the world,” nor can your spouse while your spouse. Gift or inheritance counts the same as purchase, and you cannot re-qualify. If one of two buyers does not qualify, the refund is reduced proportionately. Note the trap — this is stricter than the federal first-time home buyers’ GST/HST rebate, which uses a four-year lookback, so you can qualify federally and still miss the Ontario $4,000 (source). The 2026 Ontario Budget changed neither the LTT nor this refund.
Mississauga cannot levy a municipal land transfer tax
This is structural, not a policy preference a council could reverse. Toronto’s MLTT exists because the City of Toronto Act, 2006, s. 267(1) grants the City a general power to “impose a tax in the City … if the tax is a direct tax.” No other Ontario municipality has that power. The Municipal Act, 2001, which governs Mississauga, confers only two narrow transaction-tax powers — an optional vacant residential unit tax (Part IX.1) and a transient accommodation tax (Part XII.1, s. 400.1). There is no Part conferring a power to tax land transfers.
For a home containing one or two single-family residences priced under $2 million, Toronto’s brackets mirror Ontario’s exactly, so the tax doubles.
| Same home, $1,300,000 | Mississauga | Toronto |
|---|---|---|
| Ontario LTT | $22,475 | $22,475 |
| Municipal LTT | — | $22,475 |
| MLTT administration fee ($102.56 + HST) | — | $115.89 |
| Total | $22,475 | $45,065.89 |
Difference: $22,590.89 in cash on an identical price. A Toronto first-time buyer claws back up to $4,475 through the MLTT rebate, still leaving roughly $18,100 of pure locational cost.
Sources: Toronto MLTT rates (7 April 2026); MLTT rebates; City of Toronto Act; Municipal Act, 2001.
Development charges — the line that can move
Development charges are levied on the builder, not on you, and fund the roads, water, transit and schools that growth consumes. Mississauga collects its own charge plus charges for the Region of Peel and two school boards:
| Charging authority | Per single/semi-detached unit |
|---|---|
| Region of Peel | $79,980.54 |
| City of Mississauga | $53,363.00 |
| Peel District School Board | $4,376.00 |
| Dufferin-Peel Catholic District School Board | $1,300.00 |
| Total | $139,019.54 |
Plus a stormwater charge of $5,960.00 per hectare. Source: City of Mississauga DC Rates, effective 1 August 2026 to 31 January 2027, under By-law 0133-2022 as amended by Ontario Land Tribunal order of 7 March 2025.
You do not write a cheque for $139,019.54. Most of it is already inside the quoted price. What lands on your statement of adjustments is whatever the agreement says the builder may recover — often the increase between an agreed baseline and the date the builder actually pays.
Capped versus uncapped
From the City’s own page: “DC rates are indexed twice a year on February 1 and August 1.” Two indexations a year on a base of $139,019.54 per lot. A 2027 closing means two or three of them between signing and closing, and an uncapped clause makes that increase your problem.
Timing works against you too. Effective 3 November 2025, Bill 17 amended the Development Charges Act, 1997 so that charges for non-rental residential development “shall be paid in full on the earlier of the day a permit is issued authorizing occupation of the building and the day the building is first occupied.” The rate that applies is the one in effect near the end of the build.
What to do: find the levy adjustment clause, confirm there is a stated dollar cap and whether HST sits on top of it, and have a lawyer read it before the agreement is firm. “Capped at $X plus HST” is budgetable. “The purchaser shall be responsible for any increase in development charges” is open-ended liability.
A discount with a deadline in weeks
Both levels are running DC reductions for shovel-ready housing: a City 50% reduction for all residential unit types since 29 January 2025, requiring a footings-and-foundations permit before 31 December 2027 (source), and a Region of Peel grant equal to 50% of Regional DCs otherwise payable since 10 July 2025 — terminating 13 November 2026.
Peel requires applicants “to demonstrate that all savings associated with the Grant portion of the program are passed on to the ultimate homebuyer,” evidenced by a “standardized clause to be inserted into the Agreement of Purchase and Sale.” So there is a checkable question for any Mississauga builder selling now: is this project in the Peel DC Grant program, and if so, where is the pass-through clause in my agreement? (Source.)
Buying pre-construction? Get the agreement reviewed before you sign.
The cooling-off period is short and the builder’s agreement is written for the builder. Send me the paperwork and I will tell you what is negotiable, what the real closing costs come to, and whether the deal makes sense at that price.
Call or text 437-987-1925 Send me the paperwork
Jatin Dua, Sales Representative — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Tarion enrolment and HCRA fees
Tarion charges builders an enrolment fee per home; one schedule covers freehold and condominium alike. Effective 1 September 2025 it runs $585 to $6,055 before HST ($661.05 to $6,842.15 with HST), banded by estimated sale price excluding HST.
| Estimated sale price (excl. HST) | Fee | With HST |
|---|---|---|
| $900,000.01 – $950,000.00 | $2,010.00 | $2,271.30 |
| $1,000,000.01 – $1,250,000.00 | $2,245.00 | $2,536.85 |
| $1,250,000.01 – $1,500,000.00 | $2,315.00 | $2,615.95 |
Tarion’s sale price includes upgrades and extras, so a heavy upgrade order can push you a band higher. Separately, the HCRA charges a Regulatory Oversight Fee of $170 per home, plus HST, “collected for every new home enrolled in the new home warranty program administered by Tarion.”
Both are builder costs paid to regulators. Whether either is passed through to you as an adjustment depends entirely on your agreement — common, but not universal and not required by law. Ask for the number in writing.
Sources: Tarion enrolment fees; HCRA licensing fees.
HST and the rebates
Briefly, because it deserves its own page — see our guide to the 2026 new-home rebates.
New homes attract 13% HST, and builder pricing is almost always quoted net of the new housing rebates, assuming you qualify and will assign them to the builder, who credits the equivalent against the price and files with CRA. If you do not qualify, you pay that amount in cash at closing. The usual disqualifier is not occupying the home as your primary residence — an investor buying to rent pays the credited amount to the builder and pursues the landlord rebate afterward.
- Ontario new housing rebate (baseline): 75% of the 8% provincial part, maximum $24,000, reached at $400,000 and then flat. There is no upper price cut-off — a $1.4M home still gets the full $24,000.
- Federal new housing rebate (baseline): 36% to a maximum of $6,300, phasing out between $350,000 and $450,000. At any realistic Mississauga price this is $0. Copy quoting “the $450,000 threshold” without the $350,000 phase-out start is misleading you.
- The 2026 measures: the Ontario Enhanced New Housing Rebate (up to $80,000) and Ontario New Home Affordability Payment (up to $50,000) cover agreements entered into on or after 1 April 2026 and on or before 31 March 2027, and are not first-time-buyer restricted. The federal first-time home buyers’ rebate (up to $50,000) covers agreements from 20 March 2025 to before 2031. All are maximums, they interact, and they phase out above $1M.
Sources: CRA Guide RC4028; CRA Notice 346; CRA FTHB rebate.
The smaller adjustments
None can be quoted as a market-wide figure. Get each in writing.
Utility hookups and meter installation. Water, hydro and gas connection and metering charges are commonly passed through. Ask the per-service amount and whether HST applies.
Grading and lot deposits. Usually a few thousand dollars and usually refundable — but only after final grading is inspected and approved by the City, which can be a year or more after you move in. Treat it as cash you will not see for a while, not a cost you avoid, and ask what triggers the refund and who applies for it.
Prepaid property taxes and utilities, where the builder has prepaid past closing.
Legal fees and title insurance
Budget more than a resale closing, because it is more work. Your lawyer is reviewing a builder-drafted agreement, checking every adjustment against the cap in it, confirming the HST rebate assignment, verifying Tarion enrolment, and reading the statement of adjustments line by line — the exercise that catches an uncapped levy charge before you pay it. A resale closing involves none of that. Get a written quote separating fees from disbursements and stating whether title insurance is inside or outside it.
Have it read before the agreement is firm. As at 25 August 2026 Ontario has no in-force cooling-off period for a freehold pre-construction purchase — s. 53.2 of the New Home Construction Licensing Act, 2017 is enacted but scheduled for 1 January 2027, and that date has already moved once (e-Laws). Sign today and you have no statutory right to walk away.
Freehold has one closing. There is no “occupancy.”
In a condominium purchase you take occupancy when the unit is ready, then pay monthly occupancy fees — interest on the unpaid balance plus estimated common expenses and taxes — until the corporation registers and title transfers. That can run months, and none of it is principal.
A freehold home has a single closing. Title, keys, mortgage funding and the statement of adjustments land on the same day: no interim occupancy period, no occupancy fee, because there is no condominium corporation waiting to be registered.
Which is why the deposit schedule currently published for this project by at least one aggregator — $10,000 on signing, balance to 5% in 30 days, 5% at 90 days, 5% at 180 days, and “5% at occupancy” — cannot be right. That one word is proof the published record is a condominium data template, as are the same sites’ “1 Bedroom + Den” unit types on a detached-house project and a price of $0/sq.ft. Get the schedule from the builder in writing.
The mortgage side, which people forget
A closing 12 to 24 months out is financed at closing-day rates, by a lender who re-approves you on closing-day facts. For scale, July 2026: Bank of Canada overnight 2.30%, prime 4.50%, posted 5-year 6.09% (TRREB, July 2026). The policy rate is low; the posted 5-year is not, and nobody can tell you today where that gap sits on your closing day.
Rate holds expire. Where a builder offers a rate-hold or capped-rate program, get the expiry in writing, what happens if closing is extended past it, and whether the hold is on a posted or a discounted rate.
Lenders re-qualify at closing. Income, employment, credit and debt are re-verified; a job change, a new car loan or a slipped credit score can shrink the approval or kill it. Toronto unemployment was 7.2% in July 2026, so this is not theoretical.
An appraisal below the purchase price is your problem. The lender funds against appraised value, not your agreed price. Sign at $1.3M in 2026, appraise at $1.24M in 2027, and you cover the $60,000 in cash. The Mississauga detached MLS benchmark has fallen three years running, down 20.7% since July 2023.
Deposits are not fully protected. Tarion covers up to $60,000 on homes priced $600,000 or less, and 10% to a maximum of $100,000 over $600,000 (O. Reg. 892, s. 6(1)(c)). A 10% deposit on a $1.3M home is $130,000 — $30,000 of it outside the cap, and freehold deposits sit in no statutory trust (Tarion).
A worked “cash needed at closing” scenario
This is an illustration, not a Meadowvale Brooks price — no price has been released for that project by anyone. I use $1,300,000 because it sits just above the July 2026 Mississauga detached benchmark of $1,271,200. Assumptions: price quoted net of HST rebates the buyer qualifies for and assigns; 10% total deposit paid before closing; 20% total down payment; not a first-time buyer.
| Item | Amount | Varies by builder? |
|---|---|---|
| Deposit already paid before closing | $130,000 | Yes — deposit schedule |
| Cash required on closing day: | ||
| Balance of down payment ($260,000 − $130,000) | $130,000 | No |
| Ontario land transfer tax | $22,475 | No |
| Tarion enrolment fee (band $1.25M–$1.5M, incl. HST) | $2,615.95 | Yes — pass-through is contractual |
| Development charge / municipal levy adjustment | $15,000 — PLACEHOLDER | Yes — this is the cap in your agreement |
| Utility hookups and meter installation | $2,500 | Yes |
| Grading / lot deposit (refundable after final grading approval) | $3,000 | Yes |
| Legal fees and disbursements | $3,000 | Yes — get a quote |
| Title insurance | $600 | Yes |
| Prepaid tax and utility adjustments | $1,500 | Yes |
| Contingency | $10,000 | — |
| Cash needed on closing day | $190,690.95 | |
| Mortgage required | $1,040,000 |
The $15,000 development charge line has no source. It is a placeholder I invented. Substitute the cap written in your own agreement. If there is no cap, that line has no ceiling, and you should not sign until you understand why.
A first-time buyer claiming the $4,000 Ontario refund lands at $186,690.95; the same purchase in Toronto lands about $22,600 higher on land transfer tax alone. And this excludes lot premiums, upgrade orders, moving costs, window coverings, appliances, landscaping, fencing, and a driveway if it is not in the base spec.
Buying pre-construction? Get the agreement reviewed before you sign.
The cooling-off period is short and the builder’s agreement is written for the builder. Send me the paperwork and I will tell you what is negotiable, what the real closing costs come to, and whether the deal makes sense at that price.
Call or text 437-987-1925 Send me the paperwork
Jatin Dua, Sales Representative — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
The questions to hand the sales rep, in writing
A verbal answer is not a term of your agreement.
- Is the closing adjustment cap stated in the agreement, and what is the dollar figure? Does HST sit on top of it? Which charges does it cover, and which are excluded?
- What is the Tarion enrolment fee, and is it charged to me as an adjustment? Same for the HCRA $170 oversight fee.
- What is the lot premium on this lot? Ask for the full schedule across the community, not just the lot you are shown.
- What is included in the base price and what is an upgrade? Standard features and upgrade price lists, side by side. Confirm driveway, walk-out, side entrance, air conditioning, appliances and window coverings.
- What is the full deposit schedule, in dollars and dates?
- What happens if closing is delayed? How many extensions, on what notice, what Tarion delayed closing compensation applies — and does a delay push me past my rate hold or past the HST rebate window closing 31 March 2027?
- What rate-hold or capped-rate program is offered, through which lender, at what rate, and when does it expire?
- Is this project in the Region of Peel DC Grant program? If so, where is the pass-through clause in my agreement?
Take the answers to a real estate lawyer before the agreement becomes firm. There is no cooling-off period to save you.
Sources
- Ontario Ministry of Finance, Calculating Land Transfer Tax — https://www.ontario.ca/document/land-transfer-tax/calculating-land-transfer-tax
- Ontario Ministry of Finance, LTT Refunds for First-Time Homebuyers — https://www.ontario.ca/document/land-transfer-tax/land-transfer-tax-refunds-first-time-homebuyers
- City of Toronto Act, 2006, s. 267 — https://www.ontario.ca/laws/statute/06c11
- Municipal Act, 2001, Parts IX.1 and XII.1 — https://www.ontario.ca/laws/statute/01m25
- City of Toronto, MLTT and MNRST Rates and Fees (page modified 7 April 2026) — https://www.toronto.ca/services-payments/property-taxes-utilities/municipal-land-transfer-tax-mltt/municipal-land-transfer-tax-mltt-rates-and-fees/
- City of Mississauga, Development Charges Rates effective 1 August 2026 to 31 January 2027 — https://www.mississauga.ca/wp-content/uploads/2026/08/24110247/Mississauga-DC-Rates-By-Service-August-1-2026-until-January-31-2027.pdf
- City of Mississauga, Development charge incentives — https://www.mississauga.ca/services-and-programs/planning-and-development/growth-charges/development-charges/development-charges-by-laws-and-rates/development-charge-incentives/
- Peel Region, Development Charges Deferral and Grant Program — https://peelregion.ca/about/finance/development-charges-deferral-grant-program
- Tarion, Warranty Enrolment Fees (effective 1 September 2025) — https://www.tarion.com/builders/enrolment-fees
- Tarion, Pre-Possession Coverage — https://www.tarion.com/homeowners/pre-possession-coverage
- HCRA, Licensing Fees — https://www.hcraontario.ca/builders-and-vendors/licensing-fees/
- O. Reg. 892 under the Ontario New Home Warranties Plan Act — https://www.ontario.ca/laws/regulation/900892
- New Home Construction Licensing Act, 2017, s. 53.2 (in force 1 January 2027) — https://www.ontario.ca/laws/statute/17n33
- CRA Guide RC4028, GST/HST New Housing Rebate — https://www.canada.ca/en/revenue-agency/services/forms-publications/publications/rc4028/gst-hst-new-housing-rebate.html
- CRA Notice 346, Ontario Enhanced New Housing Rebate — https://www.canada.ca/en/revenue-agency/services/forms-publications/publications/notice346/ontario-enhanced-new-housing-rebate.html
- TRREB Market Watch, July 2026 — https://trreb.ca/wp-content/files/market-stats/market-watch/mw2607.pdf
All web sources observed 25 August 2026. Rates and legislation change; confirm current figures before relying on them.
Get the Meadowvale Brooks price list the day it is released
Not a placeholder — the actual price list and floor plans, the day Camcos releases them. I will also tell you what I think of the pricing, including if I think it is too high.
Call or text 437-987-1925Email me the price list
Mention “Meadowvale Brooks” and I will add you to the list. No spam, and I will not pass your details to the builder without your say-so.
Jatin Dua, Sales Representative — RE/MAX Quantum Realty (Independently Owned and Operated). Information gathered from public sources and believed accurate but not guaranteed. Prices, sizes, specifications and availability subject to change without notice. E. & O.E. Not intended to solicit buyers or sellers currently under contract with a brokerage.