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2026 First-Time Home Buyer Guide
Buying your first home in 2026 is a real opportunity. With more inventory and a buyer’s market shaping up across Waterloo Region, Kitchener‑Waterloo, Cambridge, and Brantford/Brant, first‑time buyers are in a strong position - if they know how to play their cards right.
This guide walks you through the essential steps, financial tools, and local programs that can help you buy smarter and keep more money in your pocket.
About Me
I'm Simon Royer, a full-time REALTOR® with RE/MAX Icon Realty and a proud local expert serving Brantford, Cambridge, and Kitchener-Waterloo. I specialize in helping first-time buyers navigate the market with confidence - no pressure, no fluff, just strategic advice and real results.
One thing you'll notice working with me: I'm transparent as they come. I’ll tell you how it is, every step of the way. From the first showing to the final signature, you’ll get honest guidance, real market insight, and a no-BS approach that puts your best interest first.
I’ve got your back before anything else - always. Whether you need tough advice, a late-night question answered, or a last-minute showing booked, I’m just a call or text away, every step of the way.
Also, I’ll be the first to tell you - I’m not perfect. If I don’t have the answer, I’ll hustle to get it. I work hard, stay honest, and keep things real. And if you’re ready to laugh a little and actually enjoy your home search - I’m your guy.
Whether you're starting your home search, weighing your financial options, or just want to understand your next move - I'm here to guide you every step of the way. You’ll get local knowledge, market insight, and a partner you can trust.
Start With the RECO Buying Guide
Before anything else, download and read the Real Estate Council of Ontario (RECO) “Buying a Home” Guide.
This is the official, province‑wide resource that explains:
✔️ How real estate transactions work in Ontario
✔️ Your rights and responsibilities
✔️ How agents help and how to choose one
It’s objective, reliable, and required reading for every first‑time buyer.
1️⃣ Get Your Financial House in Order
Mortgage Pre‑Approval
Start with a mortgage pre‑approval from a trusted lender or broker. This tells you:
✔️ What you can afford
✔️ What your interest rate looks like
✔️ Your maximum purchase price before you start shopping
Having pre‑approval BEFORE you look at homes puts you in control.
2️⃣ Know Your Financial Tools
Home Buyers’ Plan (HBP)
You can withdraw up to $35,000 from your RRSP (tax‑free) toward your down payment — or $70,000 as a couple.
First Home Savings Account (FHSA)
This is huge for first‑timers in 2026:
✔️ Up to $40,000 tax‑free (per person) toward your first home
✔️ Contributions are tax‑deductible
✔️ Withdrawals for your home purchase are tax‑free
Combine FHSA + HBP for a powerful down‑payment boost.
3️⃣ Federal & Provincial Incentives
First‑Time Home Buyer Incentive (CMHC)
A shared‑equity mortgage help program. It can reduce your monthly mortgage costs and make qualifying easier.
Ontario Land Transfer Tax Rebate
As a first‑time buyer, you may be eligible for a rebate - up to $4,000 - which helps lower the closing costs.
These incentives add up and can make a meaningful difference in your purchasing power.
4️⃣ Local Programs
📍 Waterloo Region Affordable Home Ownership Program
✔️ A 5% loan toward your down payment
✔️ For eligible income‑qualified first‑time buyers
✔️ Helps renters transition into ownership
📍 Brantford/Brant Home Ownership (B‑HOME) Program
✔️ A 5% forgivable down‑payment loan
✔️ Interest‑free and designed for local first‑time buyers
✔️ Income‑based eligibility
Both local programs are excellent ways to reduce upfront costs - ask me for direct application details.
5️⃣ Clarify What You Want
Create a wishlist with categories like:
✔️ Must‑haves vs. nice‑to‑haves
✔️ Location preferences
✔️ Home type (detached, semi, townhouse, condo)
✔️ Commute time & lifestyle needs
This helps you stay focused and realistic when touring homes.
6️⃣ Start Touring - With Strategy
In a buyer’s market, seeing more homes gives you more context and confidence.
✔️ We’ll schedule private tours of properties that match your wishlist
✔️ I’ll break down market value, comparables, and potential red flags
✔️ You’ll start to see what feels like “home” - and what doesn’t
Pro Tip: Hit some Open Houses!
Even if a home isn’t a perfect match, Open Houses are a low-pressure way to explore neighbourhoods, compare finishes and layouts, and get a feel for what your budget really gets you. The more you see, the clearer your preferences become.
And here’s a smart move: if you’re asked, just say you’re working with Simon Royer. That signals to the hosting agent that you’re already represented - so they should respect your space and not follow up with spammy calls or emails afterward.
7️⃣ Crafting Winning Offers in 2026
Because inventory is higher and sellers are more open to negotiation:
✔️ We’ll price offers based on recent sales
✔️ We’ll include smart conditions (like inspection and financing)
✔️ We’ll choose a closing date that works for YOU
You don’t have to lowball - you need data‑driven offers.
8️⃣ Due Diligence & Closing
Once your offer is accepted:
✔️ Book a home inspection
✔️ Finalize your financing
✔️ Review all closing documents
✔️ We walk you through every detail
This is where clarity matters most - we make sure nothing is overlooked.
9️⃣ Moving In & Looking Ahead
The final step? You move into your new home.
It’s exciting, empowering, and just the beginning. Real estate is a long-term investment - and your first home might not be your forever home, but it could be your launchpad.
By owning now, you’re building equity, planting roots, and creating financial options for the future. Whether it becomes your next rental property, helps fund a trade-up, or sets you on the path to investing - this is your first step in growing wealth through real estate.
And I’ll be here to help with that next move too.
Budget for All Costs
Home price is just one number. Plan for:
✔️ Legal fees
✔️ Adjustments & closing adjustments
✔️ Insurance
✔️ Moving costs
✔️ Repairs/renovations
A good rule: set aside 1.5-3% of the purchase price for closing and immediate post‑move expenses.
Final Thoughts
2026 is shaping up to be one of the best buying environments in recent years for first‑time buyers. More inventory, stable financing tools, and local programs mean you can:
✔️ Buy with confidence
✔️ Negotiate with leverage
✔️ Use powerful financial incentives
✔️ Build equity from day one
You’re not just buying a house - you’re starting your home‑ownership journey smart.
📞 Let’s Make It Happen
Whether you’re:
✔️ Just starting your search
✔️ Ready to submit offers
✔️ Unsure about financing strategy
✔️ Wondering how FHSA, HBP, or local programs work
I’ll walk you through every step - clear, confident, and stress‑free.
I’m happy to help.
Book a free, no‑pressure buyer strategy call.
Book a Free Buyer Consultation Here: https://calendly.com/simon-realtor/meeting
Simon Royer
Realtor® RE/MAX Icon Realty
226-218-6875
