Mortgage broker in Vaughan, including Woodbridge

Vaughan doesn't have its own municipal land transfer tax. Buyers in Woodbridge, Maple, Kleinburg and the rest of the city pay only the Ontario land transfer tax. That's one reason a Vaughan home can need less closing cash than a similar one in Toronto.

On a $1.2 million home the provincial tax alone is still a big number, so we put it in your budget from the start. First-time buyers can get up to $4,000 back. Our calculator gives you the estimate, and your lawyer confirms it.

Checked October 18, 2026. https://www.ontario.ca/document/land-transfer-tax/land-transfer-tax-refunds-first-time-homebuyers https://www.ontario.ca/document/land-transfer-tax/calculating-land-transfer-tax

You pay deposits to the builder now, but the mortgage is arranged for the closing date, which can be years away. Most lenders will only commit about 90 to 120 days before closing, so we do a full review at signing and again as closing gets closer. Your income, your debts and the appraisal all matter at the end.

A new build may qualify for a 30-year insured amortization, subject to lender and insurer approval. Buyers who sign with a builder between April 1, 2026 and March 31, 2027 may qualify for Ontario's enhanced HST relief on their main home. The builder's lender is one option, not your only one.

Checked October 18, 2026. https://www.canada.ca/en/financial-consumer-agency/services/mortgages/choose-mortgage.html https://www.canada.ca/en/revenue-agency/services/forms-publications/publications/notice346/ontario-enhanced-new-housing-rebate.html https://www.canada.ca/en/revenue-agency/services/tax/businesses/topics/gst-hst-businesses/gst-hst-rebates/first-time-home-buyers-gst-hst-rebate.html https://www.condoauthorityontario.ca/before-you-buy-or-rent-a-condo/buying-a-condo/pre-construction-condos/

The lender lends on the appraised value, not the price in your agreement. Illustrative example. If a $900,000 VMC condo appraises at $850,000, you need to cover the $50,000 gap on top of your down payment.

Our plan usually starts with an early appraisal and a lender whose valuation fits. Then we look at your cash, any help from family, and whether a short private loan can bridge the gap. If the numbers really don't work, we talk to your lawyer about an assignment early.

The worst plan is finding out two weeks before closing.

Checked October 18, 2026. https://www.condoauthorityontario.ca/before-you-buy-or-rent-a-condo/buying-a-condo/pre-construction-condos/

Since March 2025, Vaughan's zoning by-law has allowed up to two additional units on most serviced residential lots, in the house or in a separate building. They still have to meet parking, entrance and building-code rules, and you need a building permit. Once the unit is legal, it opens up a lot.

On an owner-occupied home with one suite, CMHC-insured programs can add up to 100% of the rent to your income, and conventional lenders use their own formulas. Talk to the City's Building Standards team before you renovate, and talk to us before you buy.

Checked October 18, 2026. https://www.vaughan.ca/residential/secondary-suites https://www.cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/mortgage-loan-insurance/mortgage-loan-insurance-homeownership-programs/rental-income

Here are the real numbers. Under $1.5 million, the minimum is 5% of the first $500,000 and 10% of the rest. Illustrative example.

On a $1,200,000 Woodbridge semi that's $95,000. At $1.5 million and above, you need 20%, so $300,000 on a $1.5 million home. With less than 20% down, the mortgage is insured and you pay a premium that's added to the loan.

Business owners and anyone with a credit bump may be asked for more. On top of the down payment, plan for land transfer tax and legal fees.

Checked October 18, 2026. https://www.canada.ca/en/financial-consumer-agency/services/mortgages/down-payment.html https://www.cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/mortgage-loan-insurance/mortgage-loan-insurance-homeownership-programs/purchase

There isn't a Vaughan-only program, but the federal and Ontario ones all apply here. You may qualify for 5% down on the first $500,000 and a 30-year insured amortization, subject to lender and insurer approval. You can also use your FHSA (up to $40,000 each), the RRSP Home Buyers' Plan (up to $60,000 each), and up to $4,000 back on Ontario land transfer tax. If you're buying a new home from a builder, the federal first-time buyer GST rebate can return up to $50,000 on homes up to $1 million.

We'll stack the programs you qualify for into one plan.

Checked October 18, 2026. https://www.canada.ca/en/financial-consumer-agency/services/mortgages/down-payment.html https://www.canada.ca/en/financial-consumer-agency/services/mortgages/choose-mortgage.html https://www.canada.ca/en/revenue-agency/services/tax/individuals/topics/first-home-savings-account/contributing-your-fhsa.html https://www.canada.ca/en/revenue-agency/services/tax/individuals/topics/rrsps-related-plans/what-home-buyers-plan.html https://www.ontario.ca/document/land-transfer-tax/land-transfer-tax-refunds-first-time-homebuyers https://www.canada.ca/en/revenue-agency/services/tax/businesses/topics/gst-hst-businesses/gst-hst-rebates/first-time-home-buyers-gst-hst-rebate.html

Woodbridge is part of Vaughan. It has its own section here because so many files start on those streets. The Vaughan service pages cover Woodbridge, Maple, Kleinburg, Thornhill, Concord, and Vellore.

The deposit is already in. Before closing, the file is checked against the appraisal and the cash still needed. You may qualify on the figures the lender accepts, subject to approval.

Woodbridge, Maple, Kleinburg, Thornhill, Concord, and Vellore. Pre-construction and resale files both use them.