The Toronto market moves fast and the process has more moving parts than most people expect. This guide walks you through it all — from your first budget conversation to picking up the keys.
Walk me through it →In Ontario, the seller pays the buyer's agent commission — so having your own representation is free to you. Here's what you get for that.
The listing agent works for the seller. I work for you — to find the right home, flag any issues, and make sure the deal protects your interests, not theirs.
Beyond what's on MLS, I have access to off-market properties, pre-list opportunities, and my own network of sellers — including those open to seller financing.
Buying in Toronto means competing, navigating conditions, and reading between the lines of every offer situation. I've done this for 12 years — I know what moves deals and what kills them.
Step by step, from your first conversation to the day you take possession. No jargon, no gaps.
Before anything else, you need to know what you can actually afford — not just what the bank will lend you, but what monthly payment you're comfortable with. These are different numbers and it matters to know both before you start looking.
We talk through your must-haves versus nice-to-haves — neighbourhood, size, type of home, timeline. The more specific you can be upfront, the less time you waste on viewings that were never going to work.
I send you listings that actually match what you're looking for — not everything on the market. When we view properties, I walk through them with a critical eye: layout, condition, red flags, and value. I'll tell you what I see, not just what you want to hear.
When you find the right home, we move fast and strategically. I'll look at comparable sales, gauge how competitive the situation is, and help you structure an offer that gives you the best chance of winning — without overpaying.
Once your offer is accepted, you have work to do — home inspection, finalizing your mortgage, and reviewing the title. I stay involved through all of it and flag anything that needs attention before you're locked in.
Your lawyer handles the final transfer of funds and ownership. Closing costs in Ontario typically run 1.5–4% of the purchase price on top of your down payment — your lawyer will give you the exact number well in advance. When it's done, the keys are yours.
Most buyers use a traditional mortgage — but it's worth knowing what's out there, especially if conventional lending isn't straightforward for you.
A loan from a bank or lender, typically requiring a minimum 5–20% down payment. Your rate, term, and amortization period are set at approval. Most buyers go this route.
A broker shops multiple lenders on your behalf, often finding better rates than going directly to a bank. Worth considering, especially for first-time buyers or anyone with a complex financial picture.
In some situations, the seller carries the mortgage directly — meaning you make payments to them instead of a bank. This can work well for buyers who don't fit traditional lending criteria. I have experience structuring these deals.
Short-term financing from a private lender, usually at higher rates. Often used as a bridge or for buyers in unconventional situations. Not always the right answer, but good to know it exists.
In Canada, the minimum down payment depends on the purchase price:
Under $500,000 — minimum 5% down
$500,000–$999,999 — 5% on first $500K, 10% on the remainder
$1,000,000+ — minimum 20% down
If your down payment is less than 20%, you'll also need CMHC mortgage insurance, which is added to your loan amount. It's not a dealbreaker — just something to factor into your numbers.
Not sure where you stand? I'm happy to point you to a good mortgage broker and help you figure out a realistic starting point.
Talk to Steven →Most buyers focus on the kitchen and the finishes. I'm looking at a longer list.
Cracks, settling, moisture — these are the issues that matter. Cosmetic things are easy to fix. Foundation problems and structural issues are not. I look for the signs before you fall in love with the kitchen.
Water damage is the most common and costly issue in Toronto homes. Basement dampness, roof condition, grading around the foundation — all of it gets a look.
Age of the furnace, AC, electrical panel, and hot water tank. These aren't glamorous, but replacing them is expensive. Knowing their condition factors into what an offer should look like.
Floor plans that look good on paper sometimes don't work in real life. I'll tell you honestly if a layout has quirks that will bother you in six months — not just whether the photos look nice.
Transit, schools, walkability, what's being built nearby — location drives long-term value more than anything inside the home. I know Toronto's neighbourhoods well enough to tell you what's changing and what's not.
Is the list price realistic? I pull comparable sales for every property we seriously consider so you know whether you're looking at fair value, a deal, or something that's been sitting for a reason.
An offer is more than just a number. Here's what's in it and what the closing process looks like.
Whether you're just starting to think about buying or you're ready to move, I'm happy to have a straight conversation about where you stand and what makes sense.