Smart Steps to Get Your Home Market-Ready

Tanya Toye • February 11, 2026

Thinking About Selling Your Home? Start With These 3 Key Questions

Selling your home is a major move—emotionally, financially, and logistically. Whether you're upsizing, downsizing, relocating, or just ready for a change, there are a few essential questions you should have answers to before you list that "For Sale" sign.


1. How Will I Get My Home Sale-Ready?

Before your property hits the market, you’ll want to make sure it puts its best foot forward. That starts with understanding its current market value—and ends with a plan to maximize its appeal.


A real estate professional can walk you through what similar homes in your area have sold for and help tailor a prep plan that aligns with current market conditions.


Here are some things you might want to consider:

  • Decluttering and removing personal items
  • Minor touch-ups or repairs
  • Fresh paint inside (and maybe outside too)
  • Updated lighting or fixtures
  • Professional staging
  • Landscaping or exterior cleanup
  • High-quality photos and possibly a virtual tour


These aren’t must-dos, but smart investments here can often translate to a higher sale price and faster sale.


2. What Will It Actually Cost to Sell?

It’s easy to look at the selling price and subtract your mortgage balance—but the real math is more nuanced.


  • Here's a breakdown of the typical costs involved in selling a home:
  • Real estate agent commissions (plus GST/HST)
  • Legal fees
  • Mortgage discharge fees (and possibly a penalty)
  • Utility and property tax adjustments
  • Moving expenses and/or storage costs


That mortgage penalty can be especially tricky—it can sometimes be thousands of dollars, depending on your lender and how much time is left in your term. Not sure what it might cost you? I can help you estimate it.


3. What’s My Plan After the Sale?

Knowing your next step is just as important as selling your current home.


If you're buying again, don’t assume you’ll automatically qualify for a new mortgage just because you’ve had one before. Lending rules change, and so might your financial situation. Before you sell, talk to a mortgage professional to find out what you’re pre-approved for and what options are available.


If you're planning to rent or relocate temporarily, think about timelines, storage, and transition costs.


Clarity and preparation go a long way. The best way to reduce stress and make confident decisions is to work with professionals you trust—and ask all the questions you need.


If you’re thinking about selling and want help mapping out your next steps, I’d be happy to chat anytime. Let’s make a smart plan, together.


Tanya Toye

Mortgage Broker

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Mortgages Aren’t One-Size-Fits-All

By Tanya Toye • February 4, 2026
Why the Cheapest Mortgage Isn’t Always the Smartest Move Some things are fine to buy on the cheap. Generic cereal? Sure. Basic airline seat? No problem. A car with roll-down windows? If it gets you where you're going, great. But when it comes to choosing a mortgage? That’s not the time to cut corners. A “no-frills” mortgage might sound appealing with its rock-bottom interest rate, but what’s stripped away to get you that rate can end up costing you far more in the long run. These mortgages often come with severe limitations—restrictions that could hit your wallet hard if life throws you a curveball. Let’s break it down. A typical no-frills mortgage might offer a slightly lower interest rate—maybe 0.10% to 0.20% less. That could save you a few hundred dollars over a few years. But that small upfront saving comes at the cost of flexibility: Breaking your mortgage early? Expect a massive penalty. Want to make extra payments? Often not allowed—or severely restricted. Need to move and take your mortgage with you? Not likely. Thinking about refinancing? Good luck doing that without a financial hit. Most people don’t plan on breaking their mortgage early—but roughly two-thirds of Canadians do, often due to job changes, separations, relocations, or expanding families. That’s why flexibility matters. So why do lenders even offer no-frills mortgages? Because they know the stats. And they know many borrowers chase the lowest rate without asking what’s behind it. Some banks count on that. Their job is to maximize profits. Ours? To help you make an informed, strategic choice. As independent mortgage professionals, we work for you—not a single lender. That means we can compare multiple products from various financial institutions to find the one that actually suits your goals and protects your long-term financial health. Bottom line: Don’t let a shiny low rate distract you from what really matters. A mortgage should fit your life—not the other way around. Have questions? Want to look at your options? I’d be happy to help. Let’s chat.

What Makes a Good Real Estate Investment? It Depends on Your Goals!

By Tanya Toye • January 28, 2026
This is one of the most common questions mortgage brokers hear from homeowners and homebuyers. The honest answer is that there’s no one-size-fits-all solution. A “good” investment depends entirely on your personal objectives, financial situation, risk tolerance and long-term plans. Understanding your goal first is the most important step before purchasing any property. Following are some considerations I make when determining what a good investment can look like for my clients, depending on their specific property goals. Buying a home to live in If you’re buying a property as your primary residence, it’s best not to view it strictly as an investment. Your personal home is first and foremost a lifestyle decision. Factors such as location, commute, schools and community often outweigh short-term financial returns. While homeownership can build equity over time, comparing buying versus renting should focus on affordability, stability and flexibility rather than projected appreciation alone. Properties with a mortgage helper Some homeowners look for properties with a secondary suite or rental unit to offset their monthly costs. A mortgage helper can significantly reduce your financial burden and improve cashflow. But it’s critical to understand zoning, rental regulations and – most important – tax implications. Rental income is taxable and expenses must be properly documented. Speaking with a tax professional before purchasing can help you avoid surprises. Cash-flowing investment properties For those focused on income generation, a cash-flowing property may be the goal. These typically require a larger down payment and are often found in smaller urban centres where purchase prices are lower and rental demand is strong. Some investors also explore inter-provincial opportunities. While this can be lucrative, it adds layers of complexity related to property management, financing rules and provincial tax differences. Leveraging existing equity Another option is leveraging the equity in your existing property to invest in real estate investment trusts (REITs). This approach provides exposure to real estate without the responsibilities of being a landlord. REITs can offer diversification and liquidity, but they also come with their own risks and tax considerations. This strategy should always be discussed with a qualified financial advisor. Plan ahead and seek expert advice Tax rules continue to evolve and real estate markets are constantly changing. What worked a few years ago may not be optimal today. Before making any real estate investment decisions, speak with a mortgage broker, tax accountant, financial planner and realtor early in the process. Careful planning and professional guidance can make the difference between a smart investment and an expensive lesson. Wondering what a good real estate investment looks like for you? I’m here to help you navigate your options as well as refer other trusted professionals along the way. 604-788-8693 | tanya@tanyatoye.ca