How much house can I afford in Manitoba?
Manitoba's borrowing limits are the national ones (GDS 39%, TDS 44% at the stress-test rate), but its land transfer tax is a real closing cost: nothing on the first $30,000, then 0.5% to 2%, with no first-time buyer exemption. On a $400,000 home the tax is $5,650 for every buyer. There is no sales tax on the CMHC premium.
Worked examples use 4.12%, the Bank of Canada's average effective rate on new insured 5-year-plus fixed mortgages (2026-08), and are recalculated whenever our rules or rates are updated.
What's different about buying in Manitoba
Manitoba charges a provincial land transfer tax with a top rate of 2%, and, unlike Ontario, BC and PEI, it offers no first-time buyer exemption or refund. Every buyer pays the same tax at the same price. On a $400,000 home that is $5,650.
Two things work in a Manitoba buyer's favour: there is no provincial sales tax on the CMHC premium, and the borrowing rules are the same national ones as everywhere else (GDS up to 39%, TDS up to 44%, at the stress-test rate). The transfer tax is a cash cost on closing day; it does not change how much a lender will lend you.
Manitoba land transfer tax rates
The tax is based on the fair market value of the land at registration, charged in marginal bands:
| Portion of fair market value | Rate |
|---|---|
| $0 to $30,000 | 0.0% |
| $30,000 to $90,000 | 0.5% |
| $90,000 to $150,000 | 1.0% |
| $150,000 to $200,000 | 1.5% |
| Above $200,000 | 2.0% |
Because the bands top out at $200,000, any home priced above that pays 2% on the rest. The first $30,000 is tax-free, which is worth $150 compared with taxing it at the next rate. As the price rises, the tax as a share of the price climbs toward 2% without reaching it. Above $200,000, every extra $50,000 of price adds $1,000 of tax.
The tax at example prices
| Example price | Manitoba LTT (all buyers) | Share of price | Ontario LTT, first-time buyer |
|---|---|---|---|
| $250,000 | $2,650 | 1.06% | $0 |
| $350,000 | $4,650 | 1.33% | $0 |
| $450,000 | $6,650 | 1.48% | $1,475 |
| $600,000 | $9,650 | 1.61% | $4,475 |
| $800,000 | $13,650 | 1.71% | $8,475 |
The Ontario column is there to show what the lack of a first-time refund means. Ontario's top bracket is the same 2% for most homes, but its $4,000 refund takes a first-time buyer's bill down sharply. In Manitoba, a first-time buyer pays the full amount.
The minimum cash to buy
The smallest amount you can close with is the minimum down payment, plus the transfer tax, plus the other closing costs. Using our $2,700 planning estimate for legal fees, title insurance and an inspection:
| Example price | Minimum down payment | Land transfer tax | Other closing costs (estimate) | Minimum cash |
|---|---|---|---|---|
| $300,000 | $15,000 | $3,650 | $2,700 | $21,350 |
| $450,000 | $22,500 | $6,650 | $2,700 | $31,850 |
| $600,000 | $35,000 | $9,650 | $2,700 | $47,350 |
The right-hand column is the number to save toward, not the down payment alone. If your savings only cover the minimum down payment, the transfer tax has to come from somewhere else, or the price has to come down.
First-time buyers in Manitoba
The provincial land transfer tax page lists no first-time exemption, so first-time buyers should budget for the full tax. Federal programs still apply: the FHSA (up to $40,000 of lifetime contributions), the RRSP Home Buyers' Plan (up to $60,000 each), the home buyers' amount, and the GST rebate on new homes. First-time buyers with an insured mortgage can also choose 30 years. See first-time home buyer programs.
A Manitoba affordability example
A first-time buyer household earning $100,000, with a $40,000 down payment (closing costs come on top), $400 a month of other debts and an example rate of 4.12% over 25 years. With an example property tax of 0.75% and $100 a month for heat, the lender maximum is about $464,900 (GDS), and the land transfer tax at that price is $6,948.
| Household income | Down payment | Maximum price | Land transfer tax | Cash to close | Limit |
|---|---|---|---|---|---|
| $70,000 | $25,000 | $303,900 | $3,728 | $31,428 | TDS |
| $100,000 | $40,000 | $464,900 | $6,948 | $49,648 | GDS |
| $130,000 | $65,000 | $624,800 | $10,146 | $77,846 | GDS |
| $170,000 | $100,000 | $835,000 | $14,350 | $117,050 | GDS |
Cash to close is the down payment, the land transfer tax and our planning estimates of $1,800 for legal fees, $350 for title insurance and $550 for an inspection. In every row, the transfer tax is the largest closing cost after the down payment.
Winnipeg
The land transfer tax is the same in Winnipeg, but property tax works differently: it is charged in mills on 45% of the assessed value. With the 2026 municipal and Winnipeg School Division rates, that works out to about 1.321% of assessed value, well above our 0.75% example. Using that rate, the same household's maximum falls to about $436,700. The Winnipeg guide explains the calculation and how school divisions differ.
Next steps
- Run your numbers in the affordability calculator with Manitoba or Winnipeg selected.
- Add the land transfer tax and other costs in the closing costs calculator.
- Read the closing costs guide for what else to set aside.
Run the numbers for Manitoba (other)
This calculator starts with Manitoba (other)'s transfer tax and first-time relief. Open your full affordability plan set to Manitoba (other).
Closing costs and land transfer tax calculator
Cash you need on closing day on top of your down payment.
| Manitoba land transfer tax | $10,650 |
|---|---|
| Legal / notary | $1,800 |
| Title insurance | $350 |
| Inspection / appraisal | $550 |
| Total | $13,350 |
Estimate, not advice. Your lawyer or notary prepares the final statement of adjustments, including property-tax and utility adjustments not shown here.
Closing costs $13,350, of which land transfer tax or fees $10,650.
Assumptions & sources
Assumptions
- Transfer tax is calculated on the purchase price (NB, PE and NS use the greater of price or assessed value).
- First-time buyer rebates assume you meet every condition (residency, occupancy, never owned).
- Legal, title insurance and inspection figures are our planning estimates; get quotes.
Sources
- Government of Manitoba — Land transfer tax. Checked .
Frequently asked questions
How much is land transfer tax in Manitoba on a $400,000 home?
$5,650: nothing on the first $30,000, then 0.5%, 1%, 1.5% and 2% on the slices above it.
Do first-time buyers pay land transfer tax in Manitoba?
Yes. Manitoba's land transfer tax page lists no first-time buyer exemption or refund, so first-time buyers pay the same tax as everyone else.
Is there PST on CMHC insurance in Manitoba?
No. CMHC lists only Ontario, Quebec and Saskatchewan as provinces where sales tax applies to the mortgage insurance premium.
How much house can I afford in Manitoba on $100,000?
About $464,900 with $40,000 down, $400 a month of other debts, an example 4.12% rate and an example 0.75% property tax. In Winnipeg, with its higher effective tax rate, about $436,700.
Primary sources
- Government of Manitoba — Land transfer tax. Checked .
- City of Winnipeg Assessment and Taxation — Property tax bills (2026 mill rates). Checked .
- City of Winnipeg Assessment and Taxation — Answer guide: residential portioning (45%). Checked .
- CMHC — Calculating GDS / TDS. Checked .
- OSFI — Minimum qualifying rate for uninsured mortgages (Guideline B-20). Checked .
- CMHC — Homeowner mortgage loan insurance: Purchase (eligibility). Checked .