Broker, direct buyer, or off-market deal: how to sell your multiplex?
Three ways to sell an income property in Quebec, three very different outcomes. We compare the commission, timelines, confidentiality and — the only number that really matters — the net in your pocket.
Quick answer
On a $900,000 plex: a broker nets you ~$865,000 after 4–5% commission + closing costs (~4 months); a direct buyer like ImmoMulti nets ~$892,000 with 0% commission, no conditions, in 30 days. You save $27,000+ and 3+ months of delays. The right choice depends on your timeline, confidentiality needs, and whether the market will pay a premium.
Commission · Timeline · Confidentiality · Net proceeds
You have decided to sell your income property, but one question remains: which selling method should you choose? In Quebec, the owner of a plex or multiplex has essentially three paths ahead: entrust the property to a real estate broker, sell directly to a specialized buyer like ImmoMulti, or conclude an off-market deal with a restricted network of investors.
Each has its strengths. The classic trap is comparing only the listing price. Yet the highest listing price is almost never the amount you actually pocket, once you subtract the commission, post-inspection price cuts, and months of carrying costs. This comparison lays out the real criteria to help you choose based on your situation.
Broker vs Direct Buyer vs Off-Market Deal
Comparison of three methods for selling an income property in Quebec.
| Criterion | Real estate broker | Direct buyer (ImmoMulti) | Off-market deal |
|---|---|---|---|
| Brokerage commission | 4% to 7% + taxes | $0 | $0 (in general) |
| Time to receive an offer | Variable — after listing | Within 48 h | Depends on available buyer |
| Time to close | 2 to 6 months | 30 to 45 days | Fast to moderate |
| Confidentiality | Low — sign, MLS listing, showings | Complete | Complete |
| Post-inspection renegotiation | Frequent | None — accepted price = paid price | Varies by buyer |
| Showings & marketing | Multiple showings, staging | None | None |
| Sale with tenants in place | Possible but can complicate showings | Sought after | Sought after |
| Public market exposure | Maximum | None | Restricted network |
| Creative financing (vendor take-back, phased sale) | Rare | Possible | Possible |
| Best suited for | Maximizing public exposure | Speed, net proceeds, discretion | Maximum discretion |
Indicative data as of June 17, 2026. Brokerage commissions are negotiable and vary (often 4% to 7% + GST/QST of 14.975% on the commission). Actual timelines depend on the market, the property, and the buyer.
Choose a broker if your top priority is exposing the property to the largest pool of buyers and you have the time. Choose a direct buyer if you want a quick firm offer, with no commission or renegotiation, and the maximum net proceeds. Choose an off-market deal if total discretion comes first. ImmoMulti combines the advantages of direct sale and off-market: no commission, offer within 48 h, and complete confidentiality.
How much does a brokerage commission really cost on a plex?
This is the question that changes everything, and yet it is rarely put down in black and white. In Quebec, real estate brokerage commission is freely negotiated: no law and no professional body imposes a rate. On an income property, it most often sits between 4% and 5% of the sale price — sometimes more — to which you add GST and QST (14.975%) calculated on the commission, not on the price of the property. The rate, its structure and the split with the buyer's broker are recorded in the brokerage contract you sign.
The trap is to think in percentages. On a plex, that percentage represents tens of thousands of dollars coming out of your sale price. Let's put it in figures with a concrete example.
Illustrative example: a plex at $700,000
Take a plex sold for $700,000, a realistic price for a 4- to 6-unit building on the North Shore. Here is what the commission represents at three illustrative rates, taxes included.
| Commission rate (illustrative) | Gross commission | + GST/QST (14.975%) | Total coming out of your price |
|---|---|---|---|
| 4% of $700,000 | $28,000 | $4,193 | ≈ $32,193 |
| 4.5% of $700,000 | $31,500 | $4,718 | ≈ $36,218 |
| 5% of $700,000 | $35,000 | $5,241 | ≈ $40,241 |
Illustrative and rounded figures, as of June 21, 2026. Brokerage commission is negotiable and varies from one contract to another. GST (5%) and QST (9.975%) apply on the commission. This does not constitute tax advice.
In other words, on a $700,000 plex, a 5% commission represents more than $40,000 taxes included. That is the equivalent of several months of the property's net income that never reaches your pocket. At 4%, you are still looking at more than $32,000.
The commission is only the visible part
Reducing the comparison to the commission would be incomplete — and unfair to a broker's work, which brings real marketing value. But a sale listed on the public market comes with other costs and delays that a direct sale does not:
- Preparation and marketing — staging, professional photos, sometimes minor work to "present" the property.
- Showings to coordinate with tenants — multiple visits, notices, disruption, and sometimes friction with existing leases.
- Months of carrying costs — over the 2 to 6 months of marketing, you keep paying mortgage, taxes, insurance and management.
- Buyer financing conditions — a promise to purchase conditional on financing can fall through, and the process starts over.
- Post-inspection renegotiation — it is common for the buyer to come back lower after the inspection, eating further into the net price.
By contrast, a direct sale to a buyer like ImmoMulti eliminates the commission, happens as-is (no work or staging), with no showings, a firm offer within 48 h and closing in 30 to 45 days — so far less carrying cost and no renegotiation. To estimate what your property would leave you based on its actual income, our purchase offer calculator runs the numbers in seconds, and you can also receive a direct offer with no obligation.
Broker vs direct buyer: the net on a $700,000 plex
The same plex, two paths. We start from the same point and follow the money down to what you actually receive. Figures are illustrative.
| From price to net proceeds | Sale with broker | Direct sale (ImmoMulti) |
|---|---|---|
| Starting price | $700,000 (listing price) | $689,000 (direct offer, actual income) |
| Commission 5% + GST/QST | – $40,241 | $0 |
| Marketing / staging | – $2,500 | $0 |
| Post-inspection adjustment | – $10,000 | $0 |
| Carrying costs (≈ 3 months of marketing) | – $6,000 | ≈ $0 (close in 30–45 days) |
| Estimated net received | ≈ $641,259 | ≈ $689,000 |
Illustrative example as of June 21, 2026. The amounts (offer, adjustment, carrying costs, staging) vary with the property, its income, its condition and the market. A broker scenario can also exceed the direct sale if a public bidding process pushes the price up. This does not constitute financial advice.
A direct offer nominally lower than the listing price can leave more net proceeds than a broker sale, once commission, costs, adjustment and carrying costs are subtracted. The only number that matters is what you keep at the end. Always compare net against net, never listing price against offer.
The right method for your situation
There is no single "best" method — there is the one that matches your objective.
For maximum exposure
A broker lists your property on MLS and the public market, organizes showings, and manages negotiations. It makes sense if you believe that public competition will push the price beyond the commission cost, and that the timelines and loss of confidentiality do not bother you. Not sure which broker profile suits you? Our guide which broker to choose for an income property helps you decide.
Best if: you have time and want to test the open market.For speed and net proceeds
You deal directly with the buyer: no commission, a firm offer within 48 h, closing in 30 to 45 days, and no post-inspection renegotiation. Since the buyer holds the property long-term, there is no need to compress the price to generate a resale margin.
Best if: you want to sell fast, clean, and hassle-free.For absolute discretion
The property is never listed publicly: it is presented directly to a buyer or to a qualified network of investors. No sign, no online listing, no mass showings. Your tenants, neighbours, and competitors remain in the dark.
Best if: protecting your privacy and your tenants is the priority.When a broker is the right choice
Let's be clear: for many sellers, a broker remains a perfectly legitimate option, and a good income-property broker earns their commission. It is the path to favour if:
- you have time (2 to 6 months) and confidentiality is not a concern;
- you believe public competition on MLS will push the price beyond the commission and costs;
- you prefer to fully delegate showings, negotiation and paperwork;
- your property is "ready to show" and presents well in person;
- you want to test the open market before deciding.
In those cases, maximum exposure can justify the cost. It is a perfectly valid trade-off.
When a direct buyer is the right choice
A direct sale takes the lead when your priority is speed, certainty and net proceeds, with no commission. It is often the best path if:
- you want a firm offer within 48 h and closing in 30 to 45 days;
- you want to avoid the commission and post-inspection renegotiation;
- you wish to sell discreetly, with no sign or online listing;
- your property needs work and you want to sell as-is;
- you want to sell with your tenants in place, without coordinating showings.
Since the buyer holds the property long-term, there is no need to compress the price to generate a resale margin. To go further, read our guide on selling a property without a broker in Quebec, compare with FSBO vs direct buyer and who to sell your income property to →, or first estimate how much your plex is worth on the North Shore.
Net proceeds on a 6-plex at $1,000,000
The same property, sold two ways. We compare the listing price to the amount actually pocketed.
Plus 2 to 6 months of carrying costs (mortgage, taxes, management) during the listing period.
Offer within 48 h, closing in 30 to 45 days: less carrying cost, more certainty.
Illustrative example as of June 17, 2026. A nominally lower direct offer can leave more net proceeds than a broker-assisted sale, once commission, adjustment, and carrying costs are subtracted. Your actual figure depends on your property's income and condition.
Broker, direct buyer or off-market: your answers
Commission, GST/QST, net proceeds and timelines — the questions sellers of a plex or multiplex on the North Shore ask most often. Figures are illustrative and do not constitute tax or financial advice.
Real estate brokerage commission is freely negotiated in Quebec: there is no fixed or mandated rate. On an income property, it often sits between 4% and 5% of the sale price, sometimes more, plus GST and QST (14.975%) calculated on the commission. On a plex sold for $700,000 at an illustrative rate of 5%, the commission reaches about $35,000, or close to $40,241 once taxes are added. The exact percentage, the structure (single rate or tiers) and the split with the buyer's broker are negotiated in the brokerage contract. Figures are illustrative.
Purely as an illustration, on a plex sold for $700,000 with a 5% commission: the gross commission is $35,000, plus 14.975% GST/QST (about $5,241), for a total of roughly $40,241. At 4%, it is closer to about $32,193 taxes included; at 4.5%, about $36,218. That is the amount coming out of your sale price before even accounting for staging, months of carrying costs and a possible price adjustment after the buyer's inspection. Figures are illustrative and rounded.
Yes. In Quebec, no law or professional body sets the commission rate: it is entirely negotiable between the seller and the broker, and recorded in the brokerage contract. The rate, the calculation method and the contract term can all be discussed. On a higher-value income property, many owners negotiate a rate lower than for a single-family home. Always compare what each option leaves you net.
The commission is only the visible part. A sale listed on the public market often involves preparation costs (staging, photos, sometimes minor work), time spent coordinating showings with tenants, several months of carrying costs (mortgage, taxes, insurance, management) during marketing, buyer financing conditions that can cause a promise to fall through, and frequently a price renegotiation after the inspection. These elements reduce the net actually received, on top of the commission itself.
It depends on your priority. A broker maximizes exposure on the public market and can aim for the highest listing price, but generally costs 4% to 5% in commission plus taxes and often takes 2 to 6 months. A direct buyer eliminates the commission, delivers a firm offer within 48 h and closes in 30 to 45 days, with no showings or public listing. A broker remains a legitimate option, especially if you believe public competition will push the price beyond all the costs; a direct buyer is often advantageous for fast, confidential net proceeds.
A broker makes sense when you have time, when you want to expose the property to the largest pool of buyers on MLS and the public market, and when you think an open bidding process will push the price beyond the commission and costs. It is also a good choice if you prefer to fully delegate showings, negotiation and paperwork, and if confidentiality or speed are not your priorities. An experienced income-property broker brings real marketing value.
A direct buyer is advantageous when you are after speed, certainty and maximum net proceeds with no commission: a quoted offer within 48 h, closing in 30 to 45 days, no showings, no post-inspection renegotiation and a sale possible with tenants in place. It is often the best path if you want to sell discreetly, with no sign or online listing, or if the property needs work you would rather not do before selling (an as-is sale).
The highest listing price is not always the most profitable. Once you subtract the commission (4% to 5% + taxes), marketing costs, post-inspection cuts and months of carrying costs, the net proceeds of a no-commission direct sale are often comparable or higher, especially when speed and the absence of renegotiation are factored in. Use our offer calculator to estimate your net based on the property's actual income.
Selling to a direct buyer is generally the fastest: a quoted offer within 48 h and closing at the notary in 30 to 45 days. A broker-assisted sale often stretches over 2 to 6 months (listing, showings, negotiation, buyer financing conditions). An off-market deal is also fast, depending on the availability of a qualified buyer.
An off-market deal is a sale concluded without a public listing: no sign, no MLS listing, no mass showings. The property is presented directly to a buyer or to a restricted network of investors. It is the most discreet method; it suits owners who want to protect their tenants and privacy while selling quickly. See our off-market deals.
Yes. A direct buyer who holds the property long-term is specifically looking for occupied, rented plexes, with no need to coordinate showings with your tenants or to empty the units. Existing leases follow the property. It is often simpler and more discreet than a public listing, which requires repeated showings that can disturb tenants.
Yes, it is common. A high listing price is not the amount pocketed: you have to subtract the commission and its taxes, marketing costs, several months of carrying costs and often a cut after inspection. A nominally lower direct offer, but with no commission, no renegotiation and a fast closing, often leaves comparable or higher net proceeds. The only number that matters is what you actually keep in the end. Estimate your case with our offer calculator or receive a direct offer.
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