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Ruta Homes.

Buying in the GTA, explained by a human.

Three kinds of buyers land on my doorstep: first-timers, people ready for a bigger or smaller nest, and people who just got here. Different playbooks, same promise: I teach it first and sell it second.

A bright, modern kitchen
Path one

Your first home

Nobody teaches this in school, so here’s the class. We’ll get you pre-approved (properly, not the two-minute-online kind), decide what “affordable” actually means for your life, and figure out whether a condo, a townhouse or a semi gets you there first. Then we go looking, and I explain every form before you sign it.

What we’ll do together

  1. 1Get a real pre-approval and a monthly number you can live with.
  2. 2Pick the two or three neighbourhoods that fit your commute and your weekends.
  3. 3Tour homes in batches so you learn what a good one looks like.
  4. 4Write a smart offer, get an inspection, and close without drama.
How much do I really need for a down payment?
In Canada it starts at 5% on the first portion of the price and steps up from there, and anything under 20% comes with mortgage default insurance rolled into the loan. The honest answer is that closing costs, moving and a cushion matter just as much as the headline number, so we plan for the whole picture.
What rebates am I owed as a first-time buyer?
Ontario refunds part of its land transfer tax for first-time buyers, and Toronto refunds part of its own city tax on top. There are also federal programs that let you draw on savings for a first home. Which ones apply depends on your situation, so we walk through it early, not on closing day.
Should I buy a condo now or wait for a house?
Depends on your timeline and where you want to live. In Toronto proper, a condo or a small semi is usually the realistic first step. Out in Durham, Peel or Halton, a townhouse or even a detached can be the first step. Waiting isn't automatically wrong, and neither is starting small. We'll run the numbers on both.
See first-home listings
Path two

Your next nest

Second homes are a logistics puzzle more than a search problem. You have one to sell, one to buy, and a strong preference for not living in a hotel in between. I run both sides of the timing, so the puzzle stays a puzzle and never becomes a crisis.

Upsizing

  • More bedrooms, a yard, a garage, or all three.
  • Which GTA cities give you the most house per dollar.
  • Schools, commutes and the “will we actually use it” test.
  • Bridge financing and closing dates that line up.

Downsizing

  • Less house, less upkeep, more of the life you want.
  • Condo, bungalow or town, and what each really costs monthly.
  • Walkable downtowns like Burlington, Newmarket and Port Credit.
  • Selling a long-time family home with care, not pressure.
Do I buy first or sell first?
In a balanced market I usually prefer to sell first with a longer closing, so you know exactly what you have to spend. In a hot market for what you own, buying first with bridge financing can make sense. The right answer depends on your home, your target city and your risk tolerance, and I'll be blunt about which one fits.
How do I avoid being homeless for a week?
Matching closing dates, negotiating flexible possession, and, if we need it, a short bridge loan. It's a solved problem when it's planned early and a very stressful one when it isn't.
What about thirty years of stuff?
You are not alone, and I have people: downsizing organizers, estate-sale folks, junk removal that actually shows up. Downsizing should feel like a lighter suitcase, not like loss.
Upsizing listingsDownsizing listings
A sunny detached house
A family unpacking boxes in a bright new home
Path three

New to Canada

Here’s the honest bit up front. If you don’t have permanent residency or citizenship yet, buying comes with extra rules: Ontario’s Non-Resident Speculation Tax (currently 25% of the purchase price) and federal restrictions on non-Canadian buyers. That scares a lot of newcomers off buying, and sensibly so.

So we don’t rush it. We make a plan: settle in, learn the cities, get the paperwork moving, and be ready to buy the moment the rules are on your side. I’m a buyer’s agent. The destination is still the buy; we just pick the right day to land.

The landing plan

  1. 1

    Land and settle

    Your first stretch is for learning the GTA, building a Canadian credit history and figuring out where your life actually happens.

  2. 2

    Get the paperwork moving

    Residency timelines, banking, and a lender who understands newcomer programs. Several do; I'll introduce you.

  3. 3

    Test-drive the shortlist

    Weekends in each city on your list. Groceries, the commute, the park. You'll know fast.

  4. 4

    Buy when the rules are on your side

    When residency status and the numbers line up, we move quickly, because by then you'll know exactly what you want.

Can I buy before I have permanent residency?
Sometimes, depending on your status and the property, but the non-resident tax and federal rules make it expensive or impossible for many newcomers right now. The rules change, so we check your specific situation rather than guessing. Most of my newcomer clients settle first and buy once their status makes it sensible.
How do lenders treat newcomers?
Better than you'd think. Several Canadian lenders have newcomer programs that look at your overseas history and your income here rather than demanding years of Canadian credit. A good mortgage broker who does this every week is worth their weight in gold, and I know a few.
Where do newcomers usually land first?
Mississauga, Brampton, Markham, Scarborough and Vaughan are all common first stops, often because friends or family are already there. But I've helped people fall in love with Pickering, Oakville and Milton too. Start with the city guides, then let's talk.
Learn the citiesPlan my landing

Costs to plan for

The purchase price is the big number. These are the ones that catch people off guard. None of them should.

  • Down payment

    Anywhere from 5% up. Under 20% means mortgage default insurance gets added to the loan. We'll run the real monthly number, not the brochure one.

  • Land transfer tax

    Ontario charges it on every purchase, and the City of Toronto charges its own on top. First-time buyers get rebates on both (up to $4,000 provincially and up to $4,475 in Toronto).

  • Lawyer & closing

    A real estate lawyer handles title, registration and the money on closing day. Budget a couple of thousand, plus adjustments for things the seller pre-paid.

  • Home inspection

    A few hundred dollars to find out what's behind the fresh paint. Optional on paper, not optional in my book, unless we're in a bidding situation and we plan for it.

  • Insurance & appraisal

    Your lender wants the home insured from day one and may want an appraisal. Small line items that surprise people at the worst moment.

  • Moving & month one

    Movers, a new fridge, the first Costco run. I tell every client to keep a cushion so the housewarming isn't on a credit card.

General information, not tax or legal advice. Programs and rates change; we confirm what applies to you before you commit to anything. Ask me the specifics.

Let's make a plan for your path.

Thirty minutes, no pressure. We'll figure out which of these three you are, and what step one looks like.

Book a buyer chatcontact@rutahomes.ca