Markham · York Region · GTA · 2026
Buy a Home in Markham with a Trusted Expert in Your Corner
Michael John Lau, REALTOR® at eXp Realty, brings data-driven analysis and street-level Markham knowledge to every purchase. From first showing to final key, full buyer representation, at no direct cost to you in most resale transactions.
Whether You're Buying Your First Home or Your Forever Home
Michael John Lau has guided buyers across every part of the Markham market, from first-time buyers entering around $600K to luxury buyers above $5M. Here is how the approach adapts to your situation.
Your First Home, Done Right
The mortgage stress test, first-time buyer programs, and your first offer are a lot to take in at once. Michael walks you through each step with patience, no jargon, no pressure.
Communities to know: Cornell, Greensborough, Markham Village, Middlefield, Downtown Markham condos
Upgrading Without Overpaying
Timing the sale of your current home with the purchase of the next one takes careful sequencing. Michael models the numbers with you so the two moves line up, and you are never carrying two homes by accident.
Communities to know: Wismer, Berczy Village, Box Grove, Cachet, Angus Glen
The Right Street for Your Family
In Markham, school boundaries can change from one street to the next. Michael confirms the exact boundaries and commute realities for any home before you write an offer, so there are no surprises after closing.
Communities to know: Unionville, Berczy Village, Wismer, Cornell, Markville
Discretion and Deep Local Knowledge
Luxury purchases call for off-market access, careful negotiation, and confidentiality. Michael represents buyers in Markham's most established communities with a concierge-level approach.
Communities to know: Angus Glen, Cachet, Unionville, German Mills, Cathedraltown, Devil's Elbow
What Does a Buyer's Agent Actually Do?
Six things Michael handles on every purchase, so you can make a clear decision instead of a rushed one.
Full MLS Access and Off-Market Awareness
Every active listing in Markham and the GTA, with automated alerts calibrated to your exact criteria. Plus a network of agents who share pre-market opportunities before they reach MLS.
Comparative Market Analysis Before Any Offer
A data-driven CMA showing what comparable homes actually sold for, adjusted for condition, lot, and timing. You know the real number before you bid, not after.
Offer Preparation and Legal Review
Michael prepares the complete Agreement of Purchase and Sale: price, deposit, conditions, Schedule A, inclusions, and closing date, and works directly with your lawyer so every clause protects you.
Strategic Negotiation on Your Behalf
Full fiduciary duty to you. In multiple-offer situations, advice on escalation, conditions, and timing. In today's buyer's market, negotiation on price, inclusions, and closing flexibility that unrepresented buyers rarely get.
Home Inspection Coordination
Michael recommends qualified inspectors, attends the inspection with you, and turns the findings into negotiating points. Major deficiencies become price adjustments or repair credits before you waive conditions.
Closing Day and Beyond
Active through the closing period, coordinating with your lawyer, lender, and the listing agent. On closing day and after, Michael is still available. The relationship does not end at the accepted offer.
The Listing Agent Works for the Seller, Not You
When you contact a listing agent directly, that agent has a legal duty to the seller. Their job is to get the best price and terms for the person who hired them. They are not obligated to volunteer information that might lower your offer. They are not on your side.
A buyer's agent flips that equation. Michael's fiduciary duty runs entirely to you as his client. He must disclose everything material he knows about a property, keep your information confidential from sellers, and negotiate only in your favour.
In most resale transactions in Ontario, the buyer's agent is paid from the seller's side of the sale. You receive full professional representation, including the CMA, offer strategy, negotiation, and closing coordination, at no direct cost to you. There is no good reason to buy unrepresented in the Markham market.
Every purchase Michael guides includes a clear look at the numbers behind it: carrying costs, closing costs, and how the neighbourhood has performed over time. The decision is grounded in data, not emotion.
How to Buy a Home in Markham: The 10-Step Process
Every purchase Michael guides follows the same disciplined, transparent path. No surprises, no shortcuts. Here is exactly what happens from first conversation to closing day.
- 01
Mortgage Pre-Approval
Get a written pre-approval before you search. It confirms your budget, locks a rate for 90 to 120 days, and shows sellers you are serious. Buyers must pass the stress test: qualifying at the contract rate plus 2% or 5.25%, whichever is higher.
- 02
Define Criteria and Neighbourhoods
Clarify must-haves: bedrooms, property type, school area, transit, and price ceiling. Michael provides a community-by-community breakdown to match your budget with the parts of Markham that fit how you live.
- 03
Sign a Buyer Representation Agreement
The BRA formally makes Michael your exclusive agent in Ontario. It creates his fiduciary duty to you: act solely in your interest, keep your information confidential, and disclose all material facts.
- 04
Search and View Properties
Access to every MLS listing in Markham and the GTA, with automated alerts matched to your criteria. Michael personally previews shortlisted homes and arranges private showings, typically within 24 hours.
- 05
Comparative Market Analysis
Before any offer, a CMA showing what comparable homes sold for, adjusted for condition, lot size, and timing. You know the true market value before you write a dollar.
- 06
Submit an Offer
Michael prepares the Agreement of Purchase and Sale with every term: conditions, closing date, deposit, and inclusions. In the current buyer's market, conditions on inspection and financing are routinely accepted across Markham.
- 07
Negotiate and Receive Acceptance
Price, terms, and conditions negotiated on your behalf. Markham homes are currently selling at about 97.6% of list, so skilled negotiation matters. Multiple-offer strategy is reviewed whenever competition appears.
- 08
Complete Due Diligence
During the condition period: a home inspection with a qualified inspector, a lawyer's review of title and documents, and formal mortgage approval. Michael attends and interprets the inspection with you.
- 09
Waive Conditions and Finalize
Once you are satisfied, conditions are waived and the deal is firm. Your deposit (typically 5%) is delivered to the listing brokerage's trust account, and your lawyer begins title search and closing preparation.
- 10
Close and Receive Your Keys
On closing day your lawyer registers the title transfer and releases funds. Closing costs are paid, keys are released, usually by end of business day. Michael stays available for any post-closing questions. Welcome home.
Government Programs for Home Buyers in Ontario, 2026
Buyers of new construction and first-time buyers have real savings available in 2026. Michael reviews which programs apply to you before the offer is signed.
Enhanced HST Rebate on New Homes
Sign an agreement on a qualifying new home in this window and the full 13% HST can be rebated on homes up to $1,000,000. The $130,000 maximum holds to $1,500,000, then tapers to the existing $24,000 rebate at $1,850,000. It applies to all eligible buyers, not only first-timers, and is now law, retroactive to April 1, 2026.
Ontario Land Transfer Tax Rebate
First-time buyers in Ontario receive a rebate on the provincial Land Transfer Tax up to $4,000. You must qualify as a first-time buyer and the home must be your principal residence.
First-Time Home Buyers' Tax Credit
A federal non-refundable credit of 15% on up to $10,000 of eligible purchase costs, worth up to $1,500. Claimed on your federal return for the year you buy.
First Home Savings Account (FHSA)
Contribute up to $8,000 a year and $40,000 lifetime toward a first home. Contributions are tax-deductible like an RRSP, and withdrawals for a qualifying purchase are tax-free like a TFSA.
RRSP Home Buyers' Plan
First-time buyers can withdraw up to $60,000 tax-free from an RRSP toward a qualifying home ($120,000 for a couple), repaid over 15 years. Ideal if you have built RRSP savings before buying.
Minimum Down Payment Rules
In Canada: 5% on the first $500,000, 10% on the portion from $500,000 to $1,500,000, and 20% on homes above $1,500,000. Under $1,500,000 with less than 20% down, mortgage default insurance applies. Michael walks you through what is required and what is optimal.
Program details are general information, not tax or legal advice, and eligibility depends on your situation. Confirm with your lawyer, accountant, or the CRA before relying on any rebate.
Closing Costs for Buying in Markham: What to Expect
Budget 3% to 5% of the purchase price beyond your down payment. Here is the breakdown on a typical $1,000,000 Markham purchase. Markham buyers pay only the provincial Land Transfer Tax; there is no municipal LTT as in the City of Toronto.
| Cost Item | Estimated Amount |
|---|---|
| Ontario Land Transfer Tax | ~$16,475 |
| LTT Rebate, First-Time Buyers | Up to −$4,000 |
| Legal Fees + Disbursements | $1,500 – $2,500 |
| Title Insurance | $300 – $500 |
| Home Inspection | $400 – $600 |
| Mortgage Default Insurance (if under 20% down) | $0 – $40,000+ |
| Adjustments (property tax, utilities) | $500 – $2,000 |
| Moving Costs | $1,000 – $3,000 |
| Total Estimated Closing Costs | $20,000 – $61,000+ |
Based on a $1,000,000 purchase in Markham, Ontario. LTT calculated on the provincial schedule. Buyer agent compensation in most resale transactions comes from the seller's side and is not included above.
Ontario Land Transfer Tax Calculator
Estimates only. Ontario LTT per the provincial schedule; Toronto's municipal LTT mirrors the provincial rates for comparison. Confirm exact amounts with your real estate lawyer before closing.
The deposit (typically 5%, so $50,000 on a $1M home) is paid on acceptance and held in the listing brokerage's trust account. It becomes part of your down payment at closing. It is not an additional cost, just an upfront portion of what you are already paying.
Buyers Who Trusted Michael with Their Biggest Purchase
Verified Google reviews from Markham buyers, shown as written.
“Michael helped my husband and I buy our first home. After looking for almost a year, Michael did not give up on us. He was there when we needed him. He is very knowledgeable, reliable, and super easy going. Though finding a home can be challenging and frustrating, Michael made this experience for us very smooth and calm. Most importantly, Michael was always available to speak or meet with us when we needed him.”
“Michael's market knowledge of Markham is exceptional. He knew every neighbourhood deeply. When we found the home we wanted, his analysis told us exactly what to offer. The whole process felt controlled and confident from start to finish.”
Buyer Questions Answered
The questions Markham buyers ask most, answered directly. Still have one? Call or text Michael at (416) 700-0286.
You are not legally required to use one, but it is strongly recommended. A buyer's agent represents your interests exclusively, negotiates on your behalf, gives you access to every MLS listing, and in most resale transactions costs you nothing directly, because the agent is paid from the seller's side. Without one, you are negotiating against a listing agent whose duty is to the seller.
In the large majority of Ontario resale transactions, the buyer's agent is paid from the seller's side of the sale. As a buyer working with Michael John Lau, you typically pay nothing out of pocket for representation: no upfront fees, no consultation fees, and no hidden charges in a standard resale purchase. Any exception is explained in writing before you sign anything.
Budget 3% to 5% of the purchase price. On a $1,000,000 home that is roughly $30,000 to $50,000: Ontario Land Transfer Tax (about $16,475 on $1M, with no municipal LTT in Markham), legal fees ($1,500 to $2,500), title insurance ($300 to $500), a home inspection ($400 to $600), and moving costs. First-time buyers get a provincial LTT rebate up to $4,000 and a federal tax credit worth up to $1,500.
Five main ones: the provincial LTT rebate up to $4,000 and the federal First-Time Home Buyers' Tax Credit up to $1,500 for first-time buyers; the First Home Savings Account ($8,000 a year, $40,000 lifetime, tax-deductible in and tax-free out); the RRSP Home Buyers' Plan (withdraw up to $60,000 tax-free); and, for new construction, the enhanced HST rebate of up to $130,000 for agreements signed between April 1, 2026 and March 31, 2027, available to all eligible buyers.
2026 is the most favourable Markham buyer's market in years. Active listings are at their highest in over a decade, sellers are accepting conditional offers, and homes are selling at about 97.6% of list with a median 28 days on market. Buyers have genuine negotiating power and real choice. Combined with the 2026 HST rebate on new construction, conditions for buyers are the best they have been since before 2020.
Borrowers must qualify at the greater of their contract rate plus 2% or 5.25%. If you are offered 4.5%, you must qualify at 6.5%. This reduces how much you can borrow compared to what you could carry at today's rates. Michael models your pre-approval before the search starts so you never fall in love with a home you cannot finance.
Most buyers complete a purchase within 6 to 12 weeks of starting an active search: one to two weeks for pre-approval, two to six weeks of searching and showings, one to two weeks for the offer and condition period, and then a closing period of 30 to 90 days. In today's buyer's market there is less time pressure and fewer competing offers than in 2021 and 2022.
A Buyer Representation Agreement (BRA) is a contract between you and a real estate brokerage that makes the agent your exclusive representative. Once signed, the agent owes you a fiduciary duty: to act solely in your interest, keep your information confidential, disclose all material facts, negotiate only in your favour, and avoid conflicts of interest. The BRA sets out the territory, property type, term, and compensation.
See What's Available Right Now in Markham
Browse current Markham listings, updated continuously from MLS. Filter by community, price, bedrooms, and property type, save your favourites, and book a private showing.
Ready to Start Your Home Search?
Free buyer consultation · No pressure · Real advice
Michael will walk you through the current Markham market, which communities fit your goals, what you can realistically afford, and exactly what to expect from the buying process.
Call (416) 700-0286Email info@callmikelau.com
Michael will be in touch personally within 24 hours. For anything urgent, call (416) 700-0286.