Woodbridge · Vaughan
Mortgage Broker in Woodbridge
Hi, I'm Lucia Gugliuzzi, a licensed mortgage broker who has spent the last 22-plus years helping people right here in Vaughan find financing that actually fits their lives. If you're buying, renewing, or refinancing in Woodbridge, I'd be glad to sit down with you, in person, by phone, or over video, whichever is easiest, and walk through what may be possible for your situation.
Woodbridge is the kind of place where people put down roots: families moving up into a bigger home, parents helping the next generation buy their first place, and homeowners who've been here for decades and want to renew on better terms. Through the brokerage Mortgage Architects (Lic. 12728), I have access to more than 50 lenders, so instead of one bank's products, you get a wider range of options.
Woodbridge is one of the largest established communities within the City of Vaughan, in York Region, just north of Toronto. It has a real mix of housing, from long-settled neighbourhoods full of detached family homes to newer developments and townhomes, which means the people I work with here are all over the map: first-time buyers, growing families trading up, downsizers, self-employed business owners, and commuters who work in the city but want more space and a community feel. Because Woodbridge sits inside Vaughan rather than the City of Toronto, there's one local detail that genuinely matters to buyers here, and I make sure every Woodbridge client understands it before they make an offer (more on that just below).
Land transfer tax in Woodbridge
When you buy in Woodbridge, you'll pay Ontario's provincial Land Transfer Tax, but unlike a purchase inside the City of Toronto, Vaughan does not charge an additional municipal land transfer tax, which can be a meaningful saving on a home here; and if you're a qualifying first-time buyer, you may be eligible for the Ontario first-time buyer LTT refund, which can reduce or eliminate the provincial tax up to the allowable maximum (always confirm the current rules and amounts at ontario.ca before you close).
As of 2026, a residential purchase in Woodbridge is subject only to Ontario's provincial Land Transfer Tax, the City of Vaughan does not impose an additional municipal land transfer tax (unlike the City of Toronto). Confirm current rates and first-time buyer refund details at ontario.ca.
How I help Woodbridge homeowners
- First-time buyers in Woodbridge using the FHSA, RRSP Home Buyers' Plan, or the Ontario first-time buyer LTT refund
- Families trading up to a larger home or a different Woodbridge neighbourhood
- Homeowners coming up for renewal who want to compare options across 50+ lenders before signing
- Refinances to consolidate debt, fund a renovation, or access home equity
- Self-employed and commission-earning clients who need a lender that understands their income
- Parents and multi-generational families planning a purchase together
Popular with Woodbridge 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.
Woodbridge mortgage questions
Do I have to pay a municipal land transfer tax when buying in Woodbridge?
No. Woodbridge is part of the City of Vaughan, and Vaughan does not levy a municipal land transfer tax the way the City of Toronto does. You'll still pay Ontario's provincial Land Transfer Tax, and qualifying first-time buyers may be eligible for the provincial first-time buyer refund. I always factor your full closing costs into our conversation so there are no surprises, and I'd encourage you to confirm current amounts at ontario.ca.
How long does a pre-approval take, and does it cost me anything?
I can typically arrange a pre-approval within 24 to 48 hours once I have your basic details and documents. A pre-approval helps you understand what you may qualify for and shows sellers you're serious, though final approval always depends on the lender's criteria and a review of the property.
Why use a broker instead of just going to my bank in Vaughan?
Your bank can only offer its own products. Through Mortgage Architects (Lic. 12728), I have access to more than 50 lenders, so I can compare options across many of them and bring you the ones that fit your situation. With 22-plus years of experience in this market, I'll explain the trade-offs in plain language and help you decide, whether you're a first-time buyer in Woodbridge or renewing a long-held mortgage.
