Your first home in Durham starts here.
Ontario has more help for first-time buyers in 2026 than it has had in years. Learn the steps, the programs, and the real costs, then talk to a Durham Realtor® who will walk you through it.
Cheryl Devenney Sales Representative · Right At Home Realty, Brokerage
The 2026 first-time buyer playbook.
Six steps from "maybe" to keys in hand. You don't need to have it all figured out today. You just need to know what comes next.
Know your budget
Look at your income, debts, savings, and the monthly payment you're comfortable with. Don't forget property tax, heat, and insurance.
Get pre-approved
A mortgage professional checks your numbers and holds a rate for you. You'll know your price range before you fall for a house.
Line up your down payment
Combine the programs below: FHSA, RRSP Home Buyers' Plan, and gifted funds from family if that applies to you.
Search with an agent
From Whitby to Clarington, each town has its own price points and trade-offs. We narrow the list to homes that fit your life and budget.
Make an offer and do your checks
Your offer sets the price and conditions: financing, a home inspection, and a review of the status certificate on a condo.
Close and move in
Your lawyer registers the deal, you pay land transfer tax and closing costs, and you pick up the keys.
Government rebates and incentives.
Most of these stack. Use all you qualify for. Details below were checked against government and industry sources in October 2026.
First Home Savings Account (FHSA)
Save up to $8,000 a year, $40,000 for life. Contributions are tax-deductible like an RRSP, and withdrawals for your first home are tax-free like a TFSA.
RRSP Home Buyers' Plan
Borrow up to $60,000 from your own RRSP, per person, with no tax on the withdrawal. You repay it to your RRSP over 15 years.
Ontario land transfer tax refund
First-time buyers get back up to $4,000 of the provincial land transfer tax. Durham buyers don't pay the extra municipal tax that Toronto charges.
Home Buyers' Tax Credit
Claim $10,000 on your tax return for a $1,500 credit in the year you buy.
GST rebate on new homes
Buying a new build? First-time buyers get the 5% federal GST back on homes up to $1 million, phasing out by $1.5 million. Ontario has also legislated matching relief on the 8% provincial HST. Resale homes don't qualify.
Longer amortization, bigger cap
First-time buyers can use 30-year amortizations on insured mortgages, which lowers monthly payments. Insured mortgages (under 20% down) now go up to a $1.5 million purchase price.
General information only, not legal, tax, or financial advice. Program rules, limits, and dates change and have eligibility conditions, so confirm with the CRA, the Government of Ontario, your lawyer, or your mortgage professional before you rely on them.
Know your numbers before you shop.
Move the sliders to see your minimum down payment, CMHC insurance, monthly payment, and land transfer tax in one place.
The rate is an example only. Ask a mortgage professional for today's rate, and confirm 30-year amortization with your lender. Down payment is 5% up to $500,000, then 10% on the rest, up to $1.5 million.
Estimates only. Payment excludes property tax, heat, and insurance. Lenders also test your income at a higher rate than you'll pay.
The ultimate cost ledger.
The price is only part of it. Use this list to budget for everything that shows up before and after closing.
One-time costs
- Down payment
- Land transfer tax, less your refund
- Legal fees and disbursements
- Title insurance
- Home inspection
- Appraisal, if your lender asks for one
- Adjustments for prepaid property tax, utilities, or condo fees
- Moving costs and utility hookups
- First-day items: locks, paint, appliances, window coverings
Monthly costs
- Mortgage payment
- Property tax
- Home insurance
- Heat, hydro, and water
- Condo fees, if you buy a condo
- Internet and phone
- Repairs fund: a common rule of thumb is about 1% of the home's value per year
- Emergency savings so one surprise doesn't derail you
Questions first-time buyers ask.
How much do I really need saved?
At minimum, your down payment (5% on the first $500,000) plus closing costs. Many buyers plan for roughly 1.5% to 4% of the price in closing costs, depending on the purchase, so ask us for a personal number.
Who counts as a first-time buyer?
Each program defines it a little differently. For the FHSA and Home Buyers' Plan, you generally haven't lived in a home you or your spouse owned in the current year or the previous four calendar years. The Ontario refund is stricter: neither you nor your spouse can have owned a home anywhere in the world.
Should I buy new or resale?
New builds can carry big tax rebates, but closings are often a year or more away and prices can include extras. Resale homes are ready sooner and you can see exactly what you're getting. We can compare both for your budget.
What is CMHC insurance?
If you put down less than 20%, your lender requires mortgage default insurance. The premium is a percentage of your mortgage, usually 4% with 5% down, and it is added to your mortgage balance instead of paid up front.
Do I need a pre-approval before I look?
Yes. It tells you what you can afford, protects you from surprises, and makes your offer stronger. We can connect you with a mortgage professional.
What does it cost to work with a Realtor®?
Buyer representation terms are agreed in writing before we start, so you'll know exactly how it works. Book a call and we'll explain it plainly, with no pressure.
Meet Cheryl Devenney.
Cheryl is a Durham Region Realtor® with Right At Home Realty. She helps first-time buyers across Ajax, Brock, Clarington, Oshawa, Pickering, Scugog, Uxbridge, and Whitby, using an approach built over three decades in real estate.
- Masterful negotiation and advocacy for your offer
- Deep local market intelligence, street by street
- A lifetime relationship, with support after you get the keys
Know your numbers? Now see your price range.
Answer five quick questions and see how much home you could afford in Durham Region. Then book a free 20-minute buyer game plan with Cheryl and Charlie.