Who should you sell your income property to on the North Shore?
Five options to sell your plex or multiplex on Montreal's North Shore. We compare timelines, commissions, and closing certainty — to help you choose based on your real priority.
Quick answer
To sell an income property on the North Shore, there are 5 options: a direct buyer (offer within 48 h, 0% commission), a real estate broker, FSBO (DuProprio/Vendre.ca), an off-market network, or a flipper/fund. The right choice depends on your priority: speed, maximum price, or discretion.
Speed · Commission · Price · Certainty
You own a plex or multiplex on Montreal's North Shore — Laval, Terrebonne, Repentigny, Saint-Jérôme, Blainville, Mascouche — and you are thinking about selling. Good news: you have several paths ahead of you. The challenge is that they do not all lead to the same result.
Most owners know about brokers and FSBO platforms. Fewer know that direct buyers, off-market networks, and funds specializing in multifamily acquisitions also exist. This guide compares the 5 main options on the criteria that actually matter: the timeline to receive an offer, the commission, the likely price, and the certainty that the deal will close.
Sources: OACIQ brokerage commission guidelines; APCIQ (Association professionnelle des courtiers immobiliers du Québec) market price data for the North Shore (April 2026).
5 options to sell your income property on the North Shore
Comparison based on the criteria that actually affect your net proceeds.
| Option | Typical timeline | Commission | Price obtained | Closing certainty | Best for |
|---|---|---|---|---|---|
| Direct buyer (e.g. ImmoMulti) | Offer 24–48 h; close 30–60 days | 0% | Slightly below market | Very high | Fast sale, hassle-free, properties needing work, difficult tenants |
| Real estate broker | 2 to 6 months | ~4–6% + taxes | Potentially maximum market price | Medium (buyer financing) | Maximizing price with time to spare |
| FSBO (DuProprio/Vendre.ca) | Variable, often long | 0% commission + platform fees + your time | Market if well priced | Low–medium | Experienced sellers comfortable managing showings and negotiations |
| Off-market network | Variable | 0–X% depending on network | Below market, discreet | Medium | Discreet sale, no public listing |
| Flipper / fund | Fast | 0% | Significantly below market | High | Severely distressed properties, urgent situations |
Indicative data, June 2026. Brokerage commissions are negotiable. Sources: OACIQ (brokerage framework); APCIQ (North Shore price medians).
There is no universally superior option — there is the one that fits your situation. A well-maintained property, a patient owner, and the capacity to manage showings: a broker or FSBO maximize exposure. A property in poor condition, a liquidity need, difficult tenants, or a desire for discretion: a direct buyer offers the best combination of speed, certainty, and zero commission.
Each option explained
ImmoMulti and direct multifamily buyers
A direct buyer purchases the property to hold it long-term. They assess the value themselves, formulate a firm offer quickly, and do not impose financing conditions. There is no sign, no showing, no public listing — the transaction remains entirely confidential.
- Advantages: offer within 24–48 h, closing in 30–60 days, 0% commission, no post-inspection renegotiation, purchase as-is with tenants in place.
- Disadvantages: the offer is often slightly below the public market listing price (offset by commission savings and speed).
Licensed real estate broker (OACIQ)
A broker lists the property on Centris and the public market, organizes showings, manages the marketing, and handles negotiations. This is the traditional method for maximizing exposure. Under the OACIQ, brokers must act in their client's best interest and adhere to real estate brokerage ethics rules.
- Advantages: maximum exposure, access to all market buyers, professional guidance throughout the process.
- Disadvantages: commission of 4% to 6% + GST/QST on the commission (~$57,000 taxes included on a $1M sale), timeline of 2 to 6 months, multiple showings, possible post-inspection renegotiation, and buyer financing conditions.
DuProprio, Vendre.ca, and selling without a broker
You manage the listing, showings, negotiations, and purchase agreement yourself. Quebec's Real Estate Brokerage Act (OACIQ) does not require an owner to use a broker to sell their own property — FSBO is perfectly legal in Quebec.
- Advantages: 0% commission (saving $40,000 to $60,000 on a $1M property), full control of the process.
- Disadvantages: platform fees (a few hundred to a few thousand dollars), significant time investment, risk of underpricing or poorly drafted purchase agreement, unpredictable timeline.
Off-market sale to an investor network
The property is presented directly to a restricted network of qualified investors, with no public listing. No sign, no online listing, no tenants or neighbours informed of the sale. Some networks charge reduced commissions; others operate commission-free.
- Advantages: complete discretion, no mass showings, controlled process.
- Disadvantages: restricted buyer pool (may limit competition and price), variable timeline depending on network buyer availability.
Flippers and repositioning acquisition funds
Flippers and funds purchase severely distressed properties or urgent situations to reposition and resell them quickly for a profit. They make fast offers but factor their resale margin into the price — which typically produces the lowest offers in the market.
- Advantages: speed, 0% commission, purchase in any condition.
- Disadvantages: price significantly below market (their resale margin is their business model).
How to choose based on your priority
Your personal situation should guide the choice of method — not a universal rule.
Speed & certainty
You want to sell quickly and be certain it will close, with no financing surprises or post-inspection renegotiation. A direct buyer is the best choice: offer within 48 h, guaranteed closing, 0% commission.
Maximum price & you have time
Your property is in good condition, you can wait 3 to 6 months, and you are prepared to manage showings and financing conditions. A broker or FSBO will maximize exposure and potentially the sale price.
Avoid all commission
You do not want to pay any commission and you are comfortable managing the process yourself. FSBO (DuProprio) eliminates brokerage commission — saving 4% to 6% — but requires time and careful preparation.
Absolute discretion
You want no sign, no public listing, and no tenants or neighbours knowing anything about the sale. A direct buyer or off-market network guarantees complete transaction confidentiality.
Where does ImmoMulti fit among these options?
ImmoMulti is a direct buyer of multiplex properties (2 to 80+ units) active on Montreal's North Shore, from Laval to the Laurentians. We purchase income properties as-is — with tenants in place, regardless of tenant profile or the building's physical condition — and provide a firm offer within 48 hours, with no commission and no obligation.
For larger buildings of 12 to 50 units or projects of greater institutional scale, we also collaborate with Opale Capital, a partner specializing in the acquisition of institutional-scale income properties in the Quebec market.
Our model differs from a flipper or fund: we hold properties long-term, which allows us to offer more equitable prices than buyers who purchase solely to resell in the short term.
How to Calculate Your True Net Proceeds for Each Option
Sellers often compare options by looking at the offer price alone — but the number that actually matters is your net proceeds after all deductions. Commission, taxes on commission, notarial adjustments, and mortgage prepayment penalties can shift the comparison significantly.
Here is a worked example based on a property valued at $1,000,000 on the North Shore.
Broker at 5% commission
A 5% commission on $1,000,000 is $50,000 — but the commission itself is subject to GST and QST, adding approximately $7,500 in taxes for a total of roughly $57,500. After deducting notarial adjustments (rent balance, municipal tax proration), your estimated net is approximately $942,500 before any mortgage prepayment penalty. If your lender charges a prepayment penalty of 3 months' interest on a $600,000 balance at 5%, that is an additional $7,500 off.
Direct buyer at 0% commission
A direct buyer offers $960,000 — slightly below the broker-listed price — but charges zero commission. After notarial adjustments comparable to the broker scenario, your estimated net is approximately $960,000 (minus prepayment penalty if applicable). The real saving versus the broker scenario: approximately $17,500 in favour of the direct buyer, even at a lower headline price.
FSBO (DuProprio)
If you manage to sell at the same $1,000,000 through DuProprio, you pay platform fees of roughly $3,000 plus your time. Your estimated net approaches $997,000 — the best gross outcome. The catch: FSBO listings on income properties take significantly longer (60 to 180 days to find an offer), and owners frequently underprice income properties because they use residential comparables rather than income-based valuation (cap rate × NOI). A 5% underpricing on a $1M property costs $50,000 — far more than broker commission. Source: OACIQ commission guidelines; standard Quebec notarial practice.
| Option | Offer price | Commission | Other fees | Estimated net | Timeline |
|---|---|---|---|---|---|
| Broker (5%) | $1,000,000 | $57,500 (incl. taxes) | Notarial adjustments | ~$942,500 | 75–165 days |
| Direct buyer (0%) | $960,000 | $0 | Notarial adjustments | ~$960,000 | 30–60 days |
| FSBO (DuProprio) | $1,000,000* | $0 | ~$3,000 platform fees | ~$997,000* | 105–255 days |
* FSBO net assumes you achieve full market price — which requires accurate income-based valuation. Sources: OACIQ commission guidelines; standard Quebec notarial practice.
Choose Based on Your Situation
The best method is not the one with the highest headline price — it's the one that fits your actual circumstances.
Retirement or estate settlement
When discretion and simplicity matter most, a direct buyer or off-market transaction is the clearest path: no public listing, no showings, a fast and confidential closing that avoids disrupting the building's tenants or neighbours.
Financial difficulty
If cash flow is strained or you need liquidity quickly, a direct buyer offers a firm 30–60 day closing with 0% commission — no waiting 3 to 6 months for a broker's buyer and no risk of a deal falling through on financing conditions.
Difficult or uncooperative tenants
Organizing showings in a building with difficult tenants risks TAL complaints and deal disruptions. A direct buyer purchases as-is with no showings — no tenant notification is required for access, and the sale proceeds completely behind closed doors.
Property needing significant work
Brokers typically recommend repairs before listing to maximize price, adding cost and delay. A direct buyer or a repositioning buyer purchases in any condition. For severely distressed buildings, a flipper may also be appropriate — weigh the discount against the cost and time of repairs.
Favourable market and time available
If the property is in excellent condition, you can manage showings, and the North Shore market is active, a broker or FSBO maximizes your exposure to the full pool of qualified buyers and can yield the highest gross sale price.
Common Mistakes When Choosing Who to Sell To
Many income property owners on the North Shore make avoidable errors when choosing a selling method. Here are the five most common — and how to sidestep each one.
1. Defaulting to a broker without calculating net proceeds
The instinct to call a broker first is understandable — but before signing a brokerage contract, calculate your estimated net proceeds under each scenario. As the worked example above shows, a direct buyer's offer at $960,000 can net you more than a broker-listed sale at $1,000,000 once commission and taxes are deducted.
2. Using residential comparables to value an income property
Income properties are valued primarily on their income, not on what the neighbours sold for. The correct method uses the capitalization rate (cap rate) applied to the Net Operating Income (NOI) — not square-footage comparables from residential sales. Overvaluing leads to a stale listing; undervaluing costs tens of thousands of dollars. Sources: APCIQ cap rate and GRM benchmarks for the North Shore (April 2026).
3. Ignoring carrying costs during a 3–6 month listing period
Every month a property sits on the market costs money: mortgage interest, municipal taxes, insurance, maintenance, and management fees. On a $1M property with a $600,000 mortgage at 5%, that is approximately $2,500/month in interest alone — $15,000 over six months. A faster closing, even at a slightly lower price, can more than compensate for this.
4. Organizing showings without proper tenant notice
Under article 1931 of the Civil Code of Quebec, tenants must permit access for viewings only between 9 a.m. and 9 p.m., with reasonable advance notice, and on terms either agreed upon with the tenant or set out in the lease. Bypassing this rule exposes you to a formal complaint at the Tribunal administratif du logement (TAL), which can delay the transaction and create additional legal exposure.
5. Not requesting a direct offer out of fear of undervaluation
Many owners avoid contacting a direct buyer because they assume the offer will be insultingly low. In practice, a direct buyer's offer is a data point — it costs nothing, carries no obligation, and gives you a real baseline to compare against broker estimates. An offer is free and non-binding. You keep all your options open.
Timeline for Each Option
Understanding the full timeline — from first contact to notarial signing — is essential for planning your sale and managing carrying costs.
| Option | Time to offer | Due diligence | Notary | Total estimated |
|---|---|---|---|---|
| Direct buyer (e.g. ImmoMulti) | 24–48 hours | 10–15 days | 15–30 days | 30–60 days |
| Real estate broker | 30–90 days (listing period) | 15–30 days | 30–45 days | 75–165 days |
| FSBO (DuProprio / Vendre.ca) | 60–180 days | 15–30 days | 30–45 days | 105–255 days |
| Off-market network | 14–45 days | 15–30 days | 30–45 days | 60–120 days |
Sources: Quebec notarial practice; OACIQ standard timelines. Timelines are indicative and vary by property complexity, financing conditions, and market context.
A 6-month listing period on a $1M property with a $600,000 mortgage at 5% generates roughly $15,000 in interest alone — on top of taxes, insurance, and management fees. Factoring carrying costs into your net proceeds calculation often shifts the advantage toward faster options, even when the headline price is slightly lower.
Your answers on selling an income property
A direct buyer like ImmoMulti is the fastest option: a firm offer within 24 to 48 hours and closing at the notary in 30 to 60 days, with no showings or financing conditions to wait for. No public listing is required.
Yes, it is perfectly legal. The Real Estate Brokerage Act, overseen by the OACIQ, does not require an owner to use a broker to sell their own property. You can sell directly to a buyer or use a platform like DuProprio or Vendre.ca (FSBO).
Two options eliminate commission entirely: selling to a direct buyer (0% commission) and selling without an intermediary (DuProprio, FSBO). A broker's commission typically ranges from 4% to 6% of the sale price — a saving of $40,000 to $60,000 on a $1,000,000 property.
Yes. Under the Civil Code of Quebec, residential leases follow the property upon sale — tenants retain their rights and their lease. A direct buyer or investor specifically purchases occupied buildings, as-is, without asking for units to be vacated.
A direct buyer's offer is often slightly below the listed price on the public market. However, you save 4% to 6% in commission, avoid post-inspection price cuts, and reduce months of carrying costs. Your net proceeds can be comparable to — or higher than — a broker-assisted sale. Use our offer calculator to estimate your net based on your property's actual income.
Take the sale price, subtract the commission (4–6% + GST/QST on the commission), subtract the notarial tax and rent adjustments, and deduct any mortgage prepayment penalty. On a $1M property, a 5% commission + taxes amounts to approximately $57,500. A direct buyer at 0% commission — even at a slightly lower offer (e.g. $960,000) — may leave you with higher net proceeds. Use ImmoMulti's offer calculator to estimate your net easily.
No, not entirely. Article 1931 of the Civil Code of Quebec requires tenants to permit access for viewings — but only between 9 a.m. and 9 p.m., with reasonable notice, and on terms agreed with the tenant or set out in the lease. Organizing showings without tenant cooperation can lead to complaints at the TAL (Tribunal administratif du logement). Selling to a direct buyer eliminates this problem entirely: no showings are required.
Selling to a direct buyer or through an off-market network is the most discreet: no MLS listing, no sign, no neighbours or tenants informed of the sale. The transaction remains entirely confidential until notarial signing. This is often the deciding factor for owners who want to manage the transition without disruption in their building.
Quebec law does not require the seller to notify tenants of an intention to sell. However, the new owner must notify them of the change in ownership after the sale (art. 1887 C.c.Q.). If showings for prospective buyers are organized, advance notice is required (art. 1931 C.c.Q.). A direct buyer like ImmoMulti purchases without showings — tenants are only notified when the seller chooses to do so.
Specialized direct buyers and private multifamily investors purchase income properties for cash across Montreal's North Shore, without listing them on the market. They assess your building on its rental income and documents, then close at the notary. ImmoMulti is a direct buyer of plexes on Montreal's North Shore: we send a firm offer within 48 hours, charge zero commission, and buy your building as-is.
Yes. Direct-buyer companies purchase duplexes, triplexes and larger plexes straight from the owner, with no broker and no public listing. You negotiate one-on-one and sign at the notary, which keeps the sale private and fast. ImmoMulti is a direct buyer of plexes on Montreal's North Shore: we present a firm offer within 48 hours, charge zero commission, and buy the plex as-is.
To find a cash buyer for a rental building on the North Shore, approach a specialized direct purchaser rather than listing publicly: they buy on the strength of your leases and financials, with no financing condition to wait on. ImmoMulti is a direct buyer of plexes on Montreal's North Shore: we make a firm offer within 48 hours, charge zero commission, and buy your rental building as-is.
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