The Buyer's Guide
Everything you need to know about buying a home in York Region and Toronto — from pre-approval to keys in hand.
8 Steps to Buying a Home in York Region
The buying process can feel overwhelming — especially in a competitive market like York Region. Here's exactly what to expect, step by step.
Get Pre-Approved
Before you start viewing homes, get a mortgage pre-approval. This tells you exactly how much you can spend, strengthens your offer significantly, and shows sellers you're a serious buyer. Olessia can connect you with trusted mortgage professionals across York Region.
Define Your Criteria
Make a clear list of must-haves vs. nice-to-haves — bedrooms, location, commute time, school catchment, lot size. Being specific saves time and helps Olessia zero in on properties that genuinely fit your life, not just your budget.
Start Your Search
Olessia will send you a curated shortlist of active MLS listings matched to your criteria — including off-market opportunities through the Engel & Völkers network. You won't be scrolling portals hoping something fits. She does the filtering for you.
View Properties
Olessia will arrange private showings on your schedule. She'll point out things you might miss — lot drainage, signs of deferred maintenance, traffic patterns, future development nearby. Her local knowledge means you make informed decisions, not emotional ones.
Make an Offer
When you find the right home, Olessia will prepare a competitive offer based on recent comparable sales, current market conditions and her knowledge of the specific neighbourhood. She'll walk you through every clause and negotiate hard on your behalf.
Home Inspection
Always get a home inspection — even in competitive markets. A qualified inspector will examine the structure, roof, electrical, plumbing and HVAC. Olessia can recommend trusted inspectors and help you understand the report and what it means for your purchase.
Secure Your Financing
Once your offer is accepted, your mortgage broker will finalize your financing. You'll need to provide updated financial documents and lock in your rate. Olessia will keep the timeline on track and liaise with all parties to ensure nothing falls through the cracks.
Close & Get Your Keys
Your real estate lawyer will handle the title search, transfer of funds and registration. On closing day, the keys are yours. Olessia stays engaged right through to closing — and beyond — to make sure your transition into your new home is seamless.
Closing Costs & Hidden Expenses
Beyond the purchase price, budget an additional 1.5%–4% for closing costs. Here's what to expect.
Buyer FAQ
How much do I need for a down payment?
In Canada, the minimum down payment is 5% for homes under $500K, 5% on the first $500K + 10% on the remainder up to $999,999, and 20% for homes $1M and above. Homes over $1.5M require at least 20% down and are not eligible for CMHC mortgage insurance.
Do I pay Olessia's commission as a buyer?
In most transactions, the seller pays both the listing agent's and buyer's agent's commission. As a buyer working with Olessia, you typically pay nothing out of pocket for her services — she is compensated through the transaction.
What's the difference between pre-qualification and pre-approval?
Pre-qualification is an informal estimate based on self-reported information. Pre-approval is a formal process where the lender verifies your income, credit and assets — and gives you a specific amount you're approved to borrow. Always get pre-approval before making offers.
Should I buy in a buyer's market or wait?
Market timing is notoriously difficult. The best time to buy is when you're financially ready and have found a home that fits your life. Olessia can give you an honest assessment of current conditions in your target communities so you can make an informed decision.
What is the Land Transfer Tax rebate for first-time buyers?
First-time buyers in Ontario are eligible for a rebate of up to $4,000 on provincial Land Transfer Tax. If buying in Toronto, there's an additional municipal LTT rebate of up to $4,475. Combined, first-time Toronto buyers can save up to $8,475.
How long does the buying process take?
From pre-approval to closing, the process typically takes 2–4 months, though this varies significantly. The search phase can be as short as a few weeks or as long as several months depending on your criteria and the market.
Estimate Your Monthly Payment
Use our mortgage calculator to understand what different price points mean for your monthly budget.
Ready to Start Your Search?
Olessia works with buyers across all of York Region and Toronto. Whether you're ready to buy now or just starting to explore — reach out for an honest, no-pressure conversation.