Maple · Vaughan
Mortgage Broker in Maple
Hello, I'm Lucia Gugliuzzi, a licensed mortgage broker who lives and works right here in Vaughan. If you're buying, renewing, or refinancing in Maple, I'd love to help you sort through your options in plain language, without the pressure you'd get sitting across from a bank's sales desk. I've spent 22+ years guiding families through exactly this, and I treat every file as if it were my own.
Maple is one of those neighbourhoods where people put down real roots, so the mortgage usually isn't just a transaction; it's the home you'll raise kids in, host Sunday dinners in, and maybe grow old in. Whether you're a first-time buyer near the Maple GO, a family upsizing closer to schools, or a homeowner whose renewal is coming up, my job is to look at your full picture and tell you honestly what's possible. Through Mortgage Architects I compare 50+ lenders.
Maple is an established community within the City of Vaughan, in York Region, and it has the kind of character that draws people who plan to stay: mature tree-lined streets, a mix of older homes and newer infill, busy families, and commuters who lean on the Maple GO station and Highway 400 to get into the GTA. That settled, family-first feel shapes the kinds of mortgages I see here. A lot of my Maple conversations are with people moving up from a first condo, parents helping adult children break into the market, or longtime owners deciding whether to renew, refinance to renovate, or tap equity for a second property. Because Maple sits inside Vaughan rather than the City of Toronto, buyers here also benefit from a meaningful difference in closing costs that's worth understanding before you make an offer.
Land transfer tax in Maple
When you buy in Maple you pay Ontario's provincial Land Transfer Tax, but unlike the City of Toronto, Vaughan does not levy an additional municipal land transfer tax, which can mean real savings on closing costs compared with a similar purchase inside Toronto; if you're a first-time buyer you may also qualify for the Ontario first-time homebuyer LTT refund, which can offset some or all of the provincial tax up to the applicable maximum (always confirm the current thresholds and eligibility at ontario.ca before you close).
As of 2026, a purchase in Maple is subject to Ontario's provincial Land Transfer Tax, but the City of Vaughan does not charge a municipal land transfer tax (only the City of Toronto does within the GTA); first-time buyers may also claim the Ontario LTT refund. Confirm current rates and thresholds at ontario.ca.
How I help Maple homeowners
- First-time buyers near the Maple GO and across Vaughan
- Families upsizing to a larger home or a better school catchment
- Homeowners renewing or refinancing before their term ends
- Self-employed and commission-income buyers the bank turned down
- Parents and investors financing a second or rental property
- New-to-Canada buyers building Canadian credit history
Popular with Maple clients
Buying a home
Home Purchase
Navigate rates, the stress test, and pre-approval to secure the right mortgage for your next home — with the lender that actually fits you.
First-time buyers
First-Time Buyers
Down payment, the stress test, FHSA/RRSP, and first-time programs explained — with a broker who answers every late-night question.
Refinancing
Refinance
Lower your rate, consolidate debt, or access your equity — compared honestly across 50+ lenders so you only move if it actually pays.
Self-employed
Self-Employed
Being self-employed shouldn’t mean being denied. I know how to present your income to the right lenders and find your options.
Maple mortgage questions
Do I save money buying in Maple compared with buying in Toronto?
Often, yes, on the land transfer side. Because Maple is part of the City of Vaughan and not the City of Toronto, you pay only Ontario's provincial Land Transfer Tax and there's no additional municipal LTT layered on top like there would be inside Toronto. For a comparable purchase price that can be a meaningful difference in your closing costs. If you're a first-time buyer, you may also qualify for the Ontario first-time buyer refund. I'll help you estimate the full closing-cost picture early, and you can confirm the current LTT rules at ontario.ca.
I'm a first-time buyer in Maple. How much down payment do I really need?
It depends on the price and the property, but for an insured purchase the minimum down payment in Canada starts at 5% on the first portion of the price, with more required as the price climbs, and CMHC-insured financing is currently available up to a $1.5M purchase price. First-time buyers and new builds may also access 30-year amortizations. Many of my Maple clients combine savings with the FHSA and the RRSP Home Buyers' Plan. Let's look at your numbers together and see what's realistic; I can usually turn a pre-approval around in 24-48 hours, and approvals depend on lender criteria.
My mortgage is renewing soon. Should I just sign the renewal my bank sent?
Please don't sign it without comparing first. Your bank is counting on convenience, and the renewal rate they mail out is rarely their best offer. Before you sign, I can compare your renewal across 50+ lenders to see whether a switch saves you money, and I'll be honest if staying put is the right call. Ideally start three to four months before your maturity date so we have time to shop without rushing.
