East Coast Keys first-time buyer guide
Real numbers, honest checkpoints and the full process without pressure or guesswork.
Start the guideI know why you're here
You've been scrolling listings at midnight. You've done the math in your head three times this week. Maybe you have whispered "could we actually do this?" to your partner, your best friend or your dog.
That mix of excitement and fear is completely normal. The difference is not having every answer today. It is having someone beside you who explains the truth clearly, warmly and without an agenda.
No sales pitch. No pressure. Just the real information, laid out the way I wish someone had done for me.
Start with the truth
No judgment. These are simply the checkpoints that help you decide whether to move forward now or give yourself more time.
Slowing down is not failing. Sometimes the smartest move is giving yourself six more months.
The upfront costs
The mortgage payment is only one piece. These are the major amounts to plan for before making an offer.
Minimum 5% on the first $500,000 of the purchase price and 10% on anything above $500,000.
Example: A $300,000 home requires at least $15,000 down. A $550,000 home requires $30,000.
Plan for roughly 1.5% to 3% of the purchase price. On a $300,000 home, that is approximately $4,500 to $9,000.
This can include New Brunswick's 1% real property transfer tax, legal fees, title insurance, registration and property-tax adjustments.
A standard home inspection in Greater Moncton commonly costs $550 to $750 plus HST.
Well and septic inspections can add $300 to $600, with water testing often costing another $100 to $300. These are options that help you understand what you are buying.
Program limits and costs can change. Confirm current requirements with your lender, lawyer and service providers before relying on an estimate.
Build the down payment
Each account works differently. A mortgage or financial professional can help you choose the right order for your situation.
Start here. You receive a tax deduction when money goes in and pay no tax when an eligible withdrawal comes out for your first home. The annual contribution limit is $8,000, with a $40,000 lifetime limit.
Eligible first-time buyers can withdraw up to $60,000 from an RRSP and repay it over 15 years. If you have already been contributing, this can unlock savings for the purchase.
A TFSA is not specifically a home-buying account, but growth and withdrawals are tax-free. It can be a flexible place for additional savings after your FHSA.
From question to keys
You do not need to memorize it. You just need to know the next step and have the right people explaining what happens there.
Before falling in love with a home, find out what a lender will actually approve and what the payment feels like inside your real budget. A trusted mortgage professional can explain rates, terms and options before the pressure is on.
We narrow down the neighbourhood, size, yard, style and non-negotiables that matter to you. Then we tour homes, compare what works and keep adjusting without pressure.
When the right home appears, strategy matters. We review comparable sales, the seller's situation, price, dates and the protections you need before signing anything.
After acceptance, buyers often have 10 to 14 days to complete financing, inspection, insurance and document review. Well properties may also require water testing for financing. This is your due-diligence window.
Your lawyer completes the paperwork and transfers the funds. We do the final walkthrough before closing, then wait for confirmation that the property has legally closed. Most keys are released later in the day, so avoid booking movers too early.
Protect yourself
Not to scare you. To make sure the excitement does not push you into a decision that works against you.
01
You can end up heartbroken over a home that does not fit the financing. Get the real numbers first.
02
You still need closing costs, moving money and a cushion for the first unexpected repair.
03
An inspection can uncover concerns and give you a clearer picture of the property before you commit.
04
Loving the home is fine. The offer still needs to be grounded in the market, your limits and a clear strategy.
05
Property tax, insurance, heat, water, maintenance and repairs are part of the real monthly cost.
This is where I'm different
I'm not the agent who sends you a list and disappears. I will not push you toward the highest price, rush your questions or treat your first purchase like just another transaction.
First-time buyers hold a big place in my heart. I still get butterflies when someone walks through their first door and realizes that the home is actually theirs.
I blend strategy with soul. I will protect you with the numbers, support you through the emotions and tell you the truth even when it is not what you hoped to hear.
I do not believe in high-pressure tactics. I believe in high-trust relationships. You will never feel rushed, stupid for asking a question or unsure whether I am on your side.
No pressure. Just a conversation.
Even if you are a year away. Even if you only have one question. If this guide made you think, "maybe I can actually do this," start there.