Your first home starts
with the right guide
Let's make your journey feel less overwhelming
Buying your first home is one of the biggest decisions you'll ever make, and I want you to feel genuinely confident walking into it. There's a lot of noise out there, and it can be hard to know what's actually true, what matters, and what you can set aside. That's exactly what I'm here to help you sort through, step by step.
I work with first-time buyers every day, and I know how much it means to get this right. Whether you're just starting to think about it or you're ready to move, I'm here for all of it.
You've got questions, I've got answers
47%
of First-Time Buyers are between 25 &
34 years old
5%
minimum Down Payment required on homes up to $500,000
30
year amortizations now available for first-time buyers with insured mortgages
What the process
looks like
Get pre-approved
Before you start shopping, knowing what you can afford makes everything easier. I'll walk you through your numbers so you can search with real confidence and no surprises.
Find your fit
Once you're pre-approved, it's time to find the right home. I'll connect you with trusted realtors and make sure your mortgage is structured to match your actual life.
Close with confidence
When you've found the one, I'll guide you through every step of closing so nothing catches you off guard. You'll always know exactly where things stand.
Your questions, answered
Get answers to the questions first-time buyers ask me most!
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The minimum down payment in Canada depends on the purchase price of the home. For homes priced at $500,000 or under, you'll need at least 5% down. For homes between $500,000 and $1,500,000, it's 5% on the first $500,000 and 10% on the remaining amount. If your down payment is less than 20%, you'll also need mortgage default insurance, which protects the lender and gets added to your mortgage. The good news is that as a first-time buyer, there are programs like the First Home Savings Account (FHSA) and the RRSP Home Buyers' Plan that can help you build your down payment faster. I always recommend starting that conversation early so we can figure out what makes the most sense for your situation. Every family's picture looks a little different, and that's okay.
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Pre-qualification is a quick, informal estimate of what you might be able to borrow based on some basic financial information. It's a good starting point, but it doesn't carry a lot of weight when you're ready to make an offer. Pre-approval is a deeper dive where a lender reviews your income, credit, and debts to give you a much more reliable number, often with a rate hold included. That rate hold can protect you if rates rise while you're still shopping. I always recommend getting fully pre-approved before you start seriously looking at homes, because it puts you in a much stronger position when the right one comes along. It also helps avoid disappointment if your budget turns out to be different than expected.
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The down payment is the big one, but it's definitely not the only cost to plan for. Closing costs, which typically range from 1.5% to 4% of the purchase price, include things like legal fees, land transfer tax, title insurance, and home inspection costs. In Ontario, first-time buyers may be eligible for a land transfer tax rebate, which helps offset some of that. You'll also want to budget for moving costs, any immediate repairs or updates, and setting up utilities in your new place. It's easy to focus so much on the down payment that these other costs catch you off guard. I always walk my clients through the full picture upfront so there are absolutely no surprises on closing day.
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This is one of the most common questions I get, and the honest answer is that it depends on your situation, your comfort with uncertainty, and where you see your life heading in the next few years. A fixed rate gives you predictability. Your payment stays the same for the length of your term, which makes budgeting easier and removes the stress of watching rate movements. A variable rate can sometimes be lower upfront, but it fluctuates with the market, which means your payment or your amortization could change over time. For many first-time buyers, the stability of a fixed rate is worth a lot, especially when you're already adjusting to the costs of homeownership. That said, I look at every client's full picture before making any recommendations, because there's no one-size-fits-all answer here.
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Your credit score plays a big role in whether you qualify for a mortgage and what interest rate you'll receive. Generally speaking, a score of 680 or higher gives you access to the widest range of lenders and the most competitive rates. Scores below that can still work, but your options may narrow and your rate could be higher. Things like paying bills on time, keeping your credit card balances low, and avoiding new credit applications before applying can all help strengthen your score. If your credit isn't quite where you'd like it to be, don't let that discourage you. I work with clients at all stages, and sometimes a little bit of planning ahead of time makes a world of difference in what we can get you approved for.
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From the time you reach out to the time your mortgage is finalized, the process can range from a few days to a few weeks depending on your situation and how quickly things move on the real estate side. Getting pre-approved is usually the fastest part, and I can often turn that around quickly once I have your documents. Once you have an accepted offer on a home, there's typically a firm closing date to work toward, and I'll coordinate everything to make sure we hit it without a hitch. I'm available 9am to 9pm, seven days a week, which means you won't be left waiting on answers when things are moving fast. My goal is always to make the process feel smooth and manageable, not stressful.
The Canadian government offers a handful of programs specifically designed to help first-time buyers get into the market. From the First Home Savings Account, which lets you save up to $40,000 tax-free toward your first home, to the Home Buyers' Plan that lets you borrow from your RRSP, there are real tools out there that can make a meaningful difference when it's time to buy.
Navigating these programs on your own can be confusing, and missing out on money you're entitled to is the last thing I want for you. I'll make sure we explore every option available so you're walking in with every advantage possible.
Programs that actually put money back in your pocket
$40K
tax-free savings available through the First Home Savings Account
$60K
RRSP Withdrawal allowed under
Home Buyers' Plan
$1,500
tax Credit available
to first-time buyers through the First-Time Home Buyers' Tax Credit