Find the home.
Win the offer.
The right home is only half the job — the other half is getting it on terms that protect you. That's been our side of the table since 2014.
Comfortable and confident, at every step
Kick-off meeting
We start with questions and careful listening — your needs, your wants, your timeline — then walk through the strategies that win homes in this market, start to key.
Mortgage pre-approval
A pre-approval tells you what you qualify for and strengthens every offer you make. No lender yet? We'll connect you with a proven mortgage specialist.
Your portal goes live
Every available home in our area, from every company and every REALTOR® — matched to your criteria and delivered to you first. Details below.
Home tours
The fun part. You'll tour with someone who's walked thousands of homes — and you'll hear the honest read on every one, cons included.
Offer & negotiation
Price, closing date, chattels — and the Schedules, where there's no standard wording and skill matters most. We'll also have your deposit logistics ready: it's typically due within 24 hours of acceptance, so the funds need to be in the right kind of account before we offer.
Conditions → keys
Financing, inspection, status certificate — we manage every condition and the pre-closing walkthrough, so closing day is exactly what it should be: just keys.
Be first through the door.
The best search tool in our market isn't a public website — it's the REALTOR®-only portal we set up for you.
Concierge setup
Dave builds your search personally — no algorithms guessing what you meant.
Every listing, every brokerage
Your portal combines all available homes in our area, from any company and any REALTOR®.
Full property history & sold prices
See what homes actually sold for — the context that makes your offer smart.
Private, and ad-free
Your contact info stays with us. No ads, no marketing lists, and your questions come straight to Dave — not whoever paid for the lead.
We'll talk you out of the wrong home.
Every home you tour gets the same treatment: the pros, the cons, and the things you can't see yet — the area's trajectory, the property's history, the problems worth walking away from. That's what a decade of walking homes buys you.
“I liked that Dave was honest about each home we went through, not only pointing out the pros but also the cons. I felt that he genuinely cared about finding me a place to call home.”
Money you may be leaving on the table
Tax-Free Home Savings Account (FHSA)
Save up to $8,000 per year — $40,000 lifetime — toward your first home. Contributions are tax-deductible and withdrawals for a home purchase are tax-free. You can even transfer RRSP funds in tax-free (form RC270). To qualify, you or your partner can't have owned a home in Canada previously.
Home Buyers' Plan (HBP)
Withdraw up to $60,000 as an individual — $120,000 as a couple — from your RRSPs to buy your home, repaid over 15 years. Applies if neither of you has owned within the last 4 years, plus separation and disability provisions.
Land Transfer Tax rebate
First-time buyers may receive an instant rebate of all or part of Ontario's land transfer tax, up to $4,000, on a home you'll occupy as your principal residence.
Home Buyer Tax Credit
Eligible first-time buyers can claim up to $10,000 — roughly a $1,500 reduction in income tax — at filing (line 31270). Also applies when buying to accommodate a disability.
HST relief on new builds
The rules just changed in buyers' favour: first-time buyers can now recover the full 5% federal GST on a new home up to $1 million (up to $50,000, phasing out by $1.5 million). And for agreements signed between April 1, 2026 and March 31, 2027, Ontario is rebating the provincial portion too — for all buyers of qualifying new homes up to $1 million, with combined relief reaching as much as $130,000. We'll confirm exactly what your purchase qualifies for.
Down payments & CMHC
Minimum 5% down under $500K; 5% of the first $500K plus 10% of the balance up to $1.5M; 20% beyond that. Under 20% down, CMHC mortgage insurance applies — the fee is added to your mortgage, with PST on it due at closing.
Program rules and amounts can change over time — this is general information, not tax or legal advice. Confirm the details with your lender or accountant, and we'll walk through exactly what applies to you at your kick-off meeting.
We can also help with
Bidding wars
They're not dead — you'll likely meet one. We bring the offer strategy that wins without overpaying.
Private sales
We can help with any home — and due diligence matters even more when a property was never listed.
New builds
Different costs, different process, different contracts than resale. Know the differences before you sign.
Fixer-uppers
A genuine path to a bigger or better-located home — if you know what to look for, and what to run from.
Start the search properly.
One call gets you a plan — or jump straight to your portal and let the right homes start finding you.