Buying your first home is one of the biggest financial decisions you’ll ever make — and it’s supposed to feel exciting, not overwhelming. The problem is that most first-time buyers don’t know what they don’t know. Programs they’re entitled to, costs they didn’t budget for, questions they didn’t know to ask.

That’s where I come in. I guide first-time buyers across Barrie, Simcoe County, Collingwood, Orillia, Oro-Medonte and Muskoka through every step of the process — from “am I even ready?” to closing day and beyond.

First-Time Buyer Programs You Should Know About

There are several government programs designed to help first-time buyers. Most people don’t take full advantage of them.

First Home Savings Account (FHSA)

One of the best savings tools available to first-time buyers right now. You can contribute up to $8,000 per year (up to $40,000 lifetime) to an FHSA. Contributions are tax-deductible (like an RRSP), and withdrawals for a qualifying home purchase are tax-free (like a TFSA). If you’re not already using this, open one today — even if you’re years away from buying.

Home Buyers’ Plan (HBP)

First-time buyers can withdraw up to $60,000 from their RRSP tax-free toward a home purchase (increased from $35,000 in the 2024 federal budget). The funds must be repaid over 15 years starting two years after withdrawal. Couples can each access up to $60,000 — a combined $120,000 — if both qualify.

Ontario Land Transfer Tax Rebate

Ontario first-time buyers can receive up to $4,000 back on the provincial land transfer tax. If you’re buying in Toronto, there’s an additional municipal land transfer tax rebate of up to $4,475. This rebate is applied at closing — it’s not something you apply for separately.

First-Time Home Buyers’ Tax Credit

A federal tax credit of $10,000 (worth $1,500 back on your taxes) for first-time buyers who purchase a qualifying home. Claimed on your tax return in the year of purchase.

The Down Payment Reality

Minimum down payment in Canada:

  • 5% for homes up to $500,000
  • 5% on the first $500K + 10% on the remainder for homes between $500,000 and $999,999
  • 20% for homes $1,000,000 and above (no mortgage insurance available)

Any down payment under 20% requires CMHC mortgage insurance, which is added to your mortgage. The premium ranges from 2.8% to 4% of the mortgage amount depending on your down payment size.

Beyond the down payment, budget for closing costs: land transfer tax, legal fees, home inspection, title insurance, and HST on CMHC insurance. A good rule of thumb is 1.5–4% of the purchase price on top of your down payment.

Getting Pre-Approved

A pre-approval does three things: tells you exactly how much you can borrow, locks in your rate for up to 120 days (so you’re protected if rates rise while you’re shopping), and signals to sellers that you’re a serious buyer.

I’ll review your income, credit, and down payment to give you a clear picture — not just a number, but a number that makes sense for your life and budget. There’s a difference between the maximum you qualify for and what you should actually spend.

What the Process Actually Looks Like

  • Start a conversation — we review your finances, goals, and timeline
  • Pre-approval — you know your budget with confidence
  • House hunting — you make an offer knowing exactly what you can spend
  • Offer accepted — we move quickly to confirm your financing
  • Conditions period — home inspection, financing confirmation
  • Closing day — keys in hand

I’m available through all of it — not just the application stage. Questions on a weekend? I answer. Offer deadline is tomorrow? I’ll make it work.

Want to run some quick numbers first? Try the mortgage calculators to estimate what you might qualify for.

Let’s Get You Started

Whether you’re actively searching or just starting to think about buying, a quick conversation costs nothing and can save you a lot of confusion down the road.

Working with first-time buyers across Barrie, Oro-Medonte, Simcoe County, Collingwood, Orillia and Muskoka.

Book a Free Pre-Approval Conversation