First-Time Buyers
Your first home in the GTA, demystified.
No jargon. No pressure. A licensed RE/MAX realtor walking you through the journey — including the rebates, programs, and pitfalls nobody bothered to explain.
$30K+
In stackable rebates
5%
Minimum down payment
60–120
Days, start to keys
The Path
Five steps, no surprises
The whole process broken down so you know what's next at every stage — and roughly how long it takes.
Pre-Approval
1–2 weeks
Talk to a mortgage broker or bank. Know exactly how much you can spend — and what your monthly payment will be — before you fall in love with anything.
Define the Search
1–4 weeks
Pick neighbourhoods, property type, and must-haves vs nice-to-haves. We narrow the search together so you're not drowning in listings.
View & Offer
1–8 weeks
Tour homes that fit. Run market comps. Draft a competitive offer with the right conditions to protect you.
Conditions Period
1–2 weeks
Home inspection, final mortgage approval, insurance. This is where we make sure there are no surprises before you commit.
Closing & Keys
30–60 days
Your lawyer handles the paperwork, you do a final walkthrough, and the keys are yours. We stay in the loop through closing day.
Government Programs
Money on the table
Stacked correctly, these programs can save you $30,000+ on your first home. Most buyers leave thousands behind because nobody told them.
Stacked Together
Up to $30,000+ in combined savings
Most first-time buyers in Toronto qualify for several of these at once. I'll help you figure out which apply to your situation.
What No One Tells You
The closing costs nobody warned you about
Plan for an additional 1.5–4% of the purchase price on top of your down payment. On a $700K home, that's $10K–$28K in extra cash needed at closing.
Land Transfer Tax
Varies by purchase price; rebates available
Legal Fees
Lawyer handles paperwork and registration
Title Insurance
Protects against title defects and fraud
Home Inspection
Strongly recommended — never skip this
Appraisal Fee
Lender may require if down payment <20%
Moving & Setup
Movers, utilities, first month's furnishings
Plus the land transfer tax (varies — use the calculator)
Avoid These
5 first-timer pitfalls
Common mistakes that cost first-time buyers thousands — or worse, their deposit. Don't be these stories.
Shopping before pre-approval
Touring homes without a pre-approval letter wastes your time and weakens your offers. Sellers don't take you seriously without it. Pre-approval first, listings second.
Maxing out the bank's number
The bank may pre-approve you for a number that leaves no room for property tax, maintenance, savings, or a life. Set your own ceiling well below theirs.
Forgetting closing costs
Budget 1.5–4% on top of your down payment for land transfer tax, legal fees, inspection, title insurance, and moving. Run the numbers before you fall in love with a home.
Buying on cosmetic appeal
Fresh paint and new flooring hide structural, electrical, and plumbing issues. The bones matter more than the lipstick. Always get an inspection. Always.
Waiving inspection or financing
Waiving conditions makes your offer attractive in a competitive market — but if your financing falls through or the home has hidden problems, you lose your deposit. Walk into this with eyes open.
Common Questions
First-time buyer FAQ
The questions I get most often. If yours isn't here, just ask — that's what I'm here for.
Let's Start
Ready to take the first step?
A 30-minute call. No pressure. No sales script. Just a real conversation about what you want, what's possible, and what comes next.