First Home Savings Account (FHSA)
$8,000/yr
Save up to $40,000 in total. Contributions are generally tax-deductible, and qualifying withdrawals for your first home are tax-free.
HomeLife Miracle Realty Ltd., Brokerage
HomeLife Miracle Realty Ltd., Brokerage
From your first showing to closing day, I'll help you find the right home, understand the real costs and write an offer that protects you. First-time buyers are always welcome.
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Search Homes
Browse current MLS® listings in Cambridge, Kitchener, Waterloo, Guelph and Woodstock on my search site. Found one you like? Send me the link and I'll book a showing and tell you what I know about it.
Search All ListingsQuick searches
Saw a home you like? Send it to me and I'll book the showing.
Buying Steps
Here's the path from your first call to getting the keys, including the two moments where things can change direction.
Talk to a lender or mortgage broker first, so you know your budget and your rate before you fall in love with a house.
Area, home type, bedrooms, schools, commute. We narrow the search so you only see homes that fit.
In person or by video. I'll point out red flags, likely costs and what similar homes have sold for.
Price, deposit, conditions and closing date. I'll help you write an offer that's strong but still protects you.
Usually a few days to arrange final financing, a home inspection or a condo status certificate review.
Conditions are waived or fulfilled. Your lawyer starts the paperwork and your lender finalizes the mortgage.
Your lawyer transfers the funds and registers the home in your name. Then you pick up the keys.
First-Time Buyers
Buying a home for the first time? These government programs can lower your costs. I'll help you figure out which ones fit, and your lender, lawyer or accountant will confirm the details.
$8,000/yr
Save up to $40,000 in total. Contributions are generally tax-deductible, and qualifying withdrawals for your first home are tax-free.
Up to $60,000
Borrow from your RRSP, tax-free, and pay it back over 15 years. For first withdrawals from 2026 to 2028, repayments start in the fifth year after.
Up to $4,000
First-time buyers can get back up to $4,000 of Ontario land transfer tax, usually claimed by your lawyer at closing.
30 years
First-time buyers (and buyers of new builds) can stretch an insured mortgage to 30 years for a lower monthly payment, on homes under $1.5 million.
Up to $50,000
Buying a brand-new home? Get back up to $50,000 of GST on homes up to $1 million, phased out up to $1.5 million, for agreements signed after March 19, 2025.
Ontario has also announced extra HST relief on new homes. Rules and dates are still changing, so ask me for the latest before you sign.
Ask Me About These ProgramsGeneral information only, not tax, legal or mortgage advice. Program rules can change. Last checked October 2026.
Property Types
Each type comes with different costs, maintenance and resale value. Tap a type to see current listings across Cambridge, Kitchener, Waterloo, Guelph and Woodstock on my MLS® search site.
DetachedYour own lot, no shared walls and the most space to grow.See detached listings
Semi-DetachedOne shared wall, a yard of your own and a lower price than detached.See semi-detached listings
TownhouseFreehold or condo townhomes. Less upkeep, often great for first-time buyers.See townhouse listings
CondoLock-and-leave living. Check the monthly fees and the status certificate.See condo listings
New BuildBuy from a builder, pre-construction or move-in ready, with Tarion warranty coverage.Ask about new buildsSwipe to see more
Closing Costs
CMHC suggests setting aside 1.5% to 4% of the purchase price for closing costs. Here's what that usually covers in Ontario.
Based on the purchase price. First-time buyers may get up to $4,000 back.
Your real estate lawyer reviews the deal, handles the funds and registers the home.
Protects you against title problems and fraud. Usually arranged by your lawyer.
Done before the deal is firm, so you know what you're buying.
You repay the seller for any property tax or utilities they've prepaid past closing day.
With less than 20% down, Ontario's 8% sales tax on the insurance premium is paid at closing.
Your lender needs proof of home insurance before closing. Then there's the move itself.
Builders may add adjustments like utility hookups or the Tarion enrolment fee. Read the agreement closely.
Free Buyer Guides
Plan for buying a home with my free Ontario buyer guides. Enter your details and I'll email your copy, and you can download it right away.
Every step from pre-approval to keys, plus first-time buyer programs and closing costs.
Documents for pre-approval, programs to check and the team to line up before you shop.
A printable score sheet for each home you tour, with a quick condition checklist.
Fill in your estimates for land transfer tax, legal fees, adjustments and more.
A week-by-week timeline from 8 weeks before moving day to settling in.
Looking for more? See all free guides or ask me.
Local Buying Tips
The steps above apply anywhere in Ontario. These are the local things I wish every buyer knew before buying a home in Cambridge, Kitchener, Waterloo or the towns around them.
Buying a home in Cambridge is a different experience from buying in Waterloo or Guelph. Galt, Preston and Hespeler each have their own mix of older and newer homes, and prices can change from one street to the next. My city guides for Cambridge, Kitchener, Waterloo, Guelph, Ayr and Woodstock are a good place to start.
Most offers in Ontario are written on OREA forms, and the clauses you add, like financing, home inspection or status certificate conditions, decide how protected you are. Before buying a home, read my plain-English guide to OREA clauses and contract terms.
First-time buyers may be able to use the land transfer tax refund, the FHSA, the RRSP Home Buyers’ Plan and, on new homes, the GST/HST new housing rebates. I have explained the eligibility rules for each one in my Ontario home buyer programs guide.
A pre-approval shows your real budget, can hold an interest rate for a period of time and makes your offer stronger. Your lender or mortgage broker will usually ask for proof of income, your down payment and ID.
Buying a home goes smoother when your real estate lawyer, home inspector and insurance broker are ready before you make an offer. Conditional periods are short, often five business days or less, so there is no time to start searching then.
The rules change when it is not your first home: down payments are often higher, first-time buyer programs no longer apply, and rental income has to be planned carefully. My guide for second-home and investment buyers covers the basics.
Avoid Surprises
Falling for a home you cannot finance is heartbreaking. Get pre-approved first so you know your real budget when buying a home.
Land transfer tax, legal fees and adjustments all need cash on closing. Many buyers budget 1.5% to 4% of the price on top of the down payment.
Waiving an inspection to win a bidding war can be very expensive later. If you must go firm, inspect before the offer date.
A new car loan or credit card balance can change your mortgage approval. Keep your finances steady until you get the keys.
For condos, the status certificate tells you about fees, the reserve fund and any special assessments. Always have your lawyer review it.
Drive the route at rush hour before buying a home. A great house can feel very different after a long daily commute.
Buyer FAQ
Quick answers to common questions about buying a home in Ontario. Have a different one? Just ask.
For homes under $1.5 million, the minimum is 5% of the first $500,000 and 10% of the amount above that. Homes at $1.5 million or more need at least 20% down. With less than 20% down, your mortgage will need mortgage default insurance.
In Ontario you'll sign a written buyer representation agreement that explains how I'm paid. In many resale purchases the buyer agent's commission comes out of the seller's proceeds, but it depends on the property. I'll walk you through it before we start, so there are no surprises.
Pre-qualification is a quick estimate based on what you tell a lender. Pre-approval means the lender has checked your income, credit and debts, and it usually holds an interest rate for a set time. Sellers take offers from pre-approved buyers more seriously.
Finding the right home can take a few weeks or a few months, depending on the market and what you're looking for. Once your offer is firm, closing is often 30 to 90 days later, on a date you agree to in the offer.
In most cases, yes. An inspection can uncover problems with the roof, foundation, wiring or plumbing before you're committed. In competitive situations, some buyers do an inspection before submitting an offer instead. I'll help you decide what makes sense.
Yes. Many lenders have programs for permanent residents and newcomers with limited Canadian credit history. A mortgage broker can compare options for you.
It depends on your savings, job stability and how long you plan to stay. Buying a home usually makes more sense if you expect to stay at least five years.
I pull recent sales of similar homes so your offer is based on real numbers, not the asking price. In a multiple-offer situation, we also look at how many buyers are competing.
Your lawyer sends the funds, registers the transfer and releases the keys, usually in the afternoon. I will make sure you know what to expect.
Jeewan Sidhu, REALTOR®Usually replies the same day
Tell me what you're looking for and I'll set up a plan: budget, areas, showings and next steps. No pressure, no obligation.