Home / Purchase
PurchaseBuy with a plan, not a guess.
Whether it is your first home or your next one, I help you understand what you can comfortably afford, get pre-approved, and choose a mortgage that fits your life, not just a rate sheet.
Is this right for you?
First-time buyers
Down payment, closing costs, first-time buyer programs and what to expect, explained step by step.
Moving up or downsizing
Bridge timing, porting your current mortgage, or starting fresh, compared on total cost.
Self-employed buyers
Income documented a little differently? There are programs built for that.
Investors
Rental income treatment and structure planned around your long term goals.
Clear steps, no surprises.
Discovery call
Book a phone or video call to talk through your goals and budget.
Apply online
A secure questionnaire takes about 10 minutes.
Pre-approval
I review your file, request a rate hold where it makes sense, and you shop knowing your numbers.
Offer to keys
I handle the lender, appraisal and lawyer coordination through closing.
Good to know before you shop
Options, not pressure. I will lay out the trade offs, including when the right answer is to wait.
math first, always
Pre-approval is not final approval
Lenders still review the property, your documents and your credit before a mortgage is approved.
Budget for closing costs
Land transfer tax, legal fees, inspection and adjustments usually add up to a few percent of the price.
The payment matters more than the rate
I compare options on monthly cash flow and total cost, so the structure fits your real budget.
Common questions
How much do I need for a down payment?
The minimum is 5% of the first $500,000 and 10% of the portion above $500,000. For example, a $600,000 home needs at least $35,000 down ($25,000 plus $10,000). Homes priced at $1.5 million or more need at least 20% down. I will run your exact numbers once I know your price range.
Does a pre-approval affect my credit?
Only a little. We pull your credit once, then use that same report to compare options across many lenders, so you won’t have a string of inquiries. A single check may cause a small, short-lived dip. The bigger impact usually comes from applying at several banks yourself, where each one pulls your credit separately.
Does it cost anything to work with you?
For most purchases I am paid by the lender when your mortgage funds, at no direct cost to you. If a file ever involves a fee, it is explained in writing before you commit.
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Ready when you are.
Start your application online, or book a relaxed conversation first. No pressure either way.
Prefer the phone? Call 613-714-9499. Office visits by appointment.