York Region, Ontario
Mortgage Broker in Markham
Markham combines high household incomes with complex documentation: foreign income, recently landed permanent residents, and families holding more than one property. Each of those elements narrows the lender list, and getting all three right on one file is what we do.
- Professional households
- Dual income salaried families with bonus and RSU components counted properly.
- Portfolio owners
- Second, third and fourth property purchases underwritten across the whole portfolio.
- Permanent residents
- Recent PR arrivals using newcomer programs and international credit references.
What we watch in the Markham market
Benchmark pricing sits at roughly $1.48M for a detached home and $700K for a freehold townhouse, which sets the down payment and insurance rules your file has to work within. Beyond price, these are the local factors that decide the outcome:
- ◆Foreign income and overseas assets need translated, notarised documentation that only some lenders will accept.
- ◆Second and third property purchases are underwritten on total portfolio debt service, not just the new property.
- ◆Freehold townhouse demand in Cornell and Berczy keeps appraisals reliable, which supports higher ratio approvals.
The cash you need to close in Markham
Worked on a $1,480,000 purchase, roughly the benchmark detached price in Markham. Land transfer tax is calculated at Ontario's residential rates, with no municipal land transfer tax outside the City of Toronto.
| Minimum down payment | $123,000 |
| Ontario land transfer tax | $26,075 |
| Legal fees, title insurance and disbursements (estimate) | $2,500 |
| Total cash on closing day | $151,575 |
| First time buyer, after land transfer tax rebates of $4,000 | $147,575 |
An estimate for planning, not a quote. It excludes home inspection, moving costs, property tax and utility adjustments, and any default insurance premium, which is normally added to the mortgage rather than paid in cash. Run your own figures in the affordability calculator.
Counting bonus, RSU and portfolio income
Many Markham households earn a meaningful share of income through bonuses, stock units or rental properties. Lenders treat each differently: a two year bonus average here, a fifty percent haircut on RSUs there, and rental income handled by either offset or addback. The same household can qualify for very different amounts depending on where the file lands.
We map your income sources against lender policy first, then submit once to the desk that reads your particular mix most generously. That protects your credit score and gets a clean approval inside a normal financing condition.
Neighbourhoods we fund in Markham
Mortgage services available in Markham
Self Employed Mortgages
Business owners, incorporated professionals and contractors placed with lenders who read real financials, not just a T4.
Mortgage Renewal
The renewal letter is an offer, not a verdict. We shop the whole market before your maturity date.
Private Mortgages
Equity based first and second mortgages when the bank timeline or the bank rulebook does not fit.
Investment Property Financing
Rental, duplex and multi unit financing structured so the next purchase is still possible.
Business Owner Mortgages
Incorporated owners qualified on the whole business: salary, dividends, retained earnings and add backs.
First Time Buyers
Strong income, no clear plan yet. We show you what you can realistically buy, the full cash required and the order to do things in.
Comparing options first? Check today's Ontario mortgage rates or run the numbers in our affordability calculator.
Markham Questions
Can I use overseas income to qualify?
Some lenders accept it with translated tax documents, employment confirmation and evidence the funds are received in Canada. Others will not. We only submit to lenders whose policy fits your documentation.
How many rental properties can I finance?
Prime lenders typically cap you between four and five financed properties. Beyond that we move to alternative and commercial style lenders who underwrite the portfolio's cash flow instead.
Do RSUs count as income?
Frequently yes, with a two year history and confirmation of vesting schedule, though most lenders discount the value. We include them where they help and structure around them where they do not.
Serving Markham from Toronto.
Blackwood Mortgage Partners, #131, 1173 Dundas Street E, Toronto, ON. Call 416-990-3790 or email ask@blackwoodmortgagepartners.com.
Other Ontario Locations
Toronto
Our home market. Condos, semis and multiplex conversions financed from our Dundas Street East office.
North York
Yonge corridor condos, Willowdale rebuilds and multi generational homes financed with the right lender.
Mississauga
Square One condos, Streetsville freeholds and self employed files from Peel's business community.
Brampton
Growing family purchases, rental suite income and newcomer files across Peel's fastest growing city.
Vaughan
Woodbridge and Maple purchases, larger loan amounts and business owner financing north of the city.
Hamilton
Investor friendly pricing, duplex conversions and older housing stock underwritten realistically.