Buy a Home in Markham with a Trusted Expert in Your Corner
Michael John Lau, REALTOR® CPA, CMA at eXp Realty, brings financial analysis precision to every buyer transaction. From first showing to final key — full buyer representation, at no 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 segment of the Markham market — from first-time buyers entering at $600K to luxury buyers at $5M+. Here's how his approach adapts to your specific situation.
Navigating the mortgage stress test, first-time buyer programs, and offer strategies for the first time is complex. Michael walks you through every step with patience — no jargon, no pressure.
Timing the sale of your current home with the purchase of your next one requires precise coordination. Michael's CPA background means the financial sequencing is always carefully modelled.
School zone selection is Markham's most nuanced buying decision. A one-street difference can mean two completely different schools. Michael maps exact catchment boundaries before any offer.
Luxury transactions require off-market access, bespoke negotiation, and confidentiality. Michael represents buyers in Markham's most exclusive communities with a premium concierge approach.
What Does a Buyer's Agent Actually Do?
Every active listing in Markham and the GTA. Custom automated search alerts calibrated to your exact criteria. Plus Michael's network of agents who share pre-market opportunities before they hit MLS.
Before any offer, Michael prepares a data-driven CMA showing what comparable homes have sold for — adjusted for condition, lot, and timing. You know the number before you bid. Backed by financial analysis credentials no other Markham agent can offer.
Michael prepares the complete Agreement of Purchase and Sale — price, deposit, conditions, schedule A, inclusions, and closing date. Works directly with your real estate lawyer to ensure every clause protects your interests.
Michael negotiates with full fiduciary duty to you. In multiple-offer situations, he advises on escalation strategy, conditions, and timing. In the current buyer's market, he negotiates price reductions, inclusions, and closing flexibility that buyers working alone rarely achieve.
Michael recommends qualified OAHI-registered inspectors and attends inspections alongside you. He translates the technical findings into negotiating points — major deficiencies become price reductions or repair credits before you waive conditions.
Michael remains actively involved through the closing period — coordinating with your lawyer, lender, and the listing agent. On closing day and after, he's 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 reduce your offer. They are not on your side.
A buyer's agent flips that equation. Michael's legal fiduciary duty runs entirely to you as his buyer client. That means he must disclose everything material he knows about a property, must keep your information confidential from sellers, and must negotiate exclusively in your favour.
In most resale transactions in Ontario, the buyer's agent commission is paid by the seller as part of the sale proceeds. You receive full professional representation — including CMA analysis, offer strategy, negotiation, and closing coordination — at no direct cost to you. There is no good reason to buy unrepresented in the Markham market.
Michael John Lau's CPA, CMA designation adds a layer of financial rigour that most buyer agents cannot offer. Every transaction includes detailed modelling of carrying costs, long-term appreciation by neighbourhood, and total cost of ownership — so your purchase decision is grounded in numbers, not emotion.
How to Buy a Home in Markham — The 10-Step Process
Every purchase Michael guides follows a disciplined, transparent process. No surprises. No shortcuts. Here's exactly what happens from first conversation to closing day.
Get a written pre-approval from a lender before you search. Confirms your budget, locks a rate for 90–120 days, and signals seriousness to sellers. All buyers must pass the stress test — qualifying at contracted rate + 2% or 5.25%, whichever is higher.
Clarify must-haves: bedrooms, property type, school catchment, transit, and price ceiling. Michael provides a neighbourhood-by-neighbourhood breakdown to align your budget with the Markham communities that best fit your lifestyle.
The BRA formally establishes Michael as your exclusive agent in Ontario. This creates his legal fiduciary duty to you — he must act solely in your best interest, maintain confidentiality, and disclose all material facts.
Access every MLS listing in Markham and the GTA. Custom automated search alerts matched to your criteria. Michael personally previews shortlisted properties. Private showings arranged typically within 24 hours.
Before any offer, Michael prepares a CMA showing what comparable homes have sold for — adjusted for condition, lot size, and timing. You know the true market value before you write a dollar. Backed by CPA, CMA financial analysis credentials.
Michael prepares the Agreement of Purchase and Sale with all terms, conditions, closing date, deposit, and inclusions. In the current buyer's market, conditional offers on home inspection and financing are routinely accepted across Markham.
Michael negotiates price, terms, and conditions on your behalf with full fiduciary duty. Markham homes currently sell at approximately 97.6% of list — skilled negotiation matters. Multiple-offer strategies reviewed when competition arises.
During the condition period: complete a home inspection with a qualified OAHI inspector, have your lawyer review title and documents, and obtain formal mortgage approval. Michael attends and interprets all inspections personally.
Once satisfied, conditions are waived and the deal is firm. Your deposit (typically 5% of purchase price) is delivered to the listing brokerage's trust account. Your real estate lawyer begins title search and closing preparations.
On closing day, your lawyer registers the title transfer and releases funds. Closing costs are paid. Keys are released — typically by end of business day. Michael is available for any post-closing questions. Welcome home.
Government Programs for Home Buyers in Ontario — 2026
First-time buyers in Ontario and all Markham buyers purchasing new construction in 2026 have access to significant savings programs. Michael advises every buyer on which programs they qualify for before the offer is signed.
Buyers who sign a purchase agreement on a new home valued up to $1,000,000 between April 1, 2026 and March 31, 2027 are eligible for the full 13% HST rebate (up to $130,000). The most significant new home tax incentive Ontario has ever introduced. Applies to Cornell Rouge, Union Village, Downtown Markham towers, and active pre-construction projects.
First-time home buyers in Ontario receive a full rebate on the provincial Land Transfer Tax up to $4,000. On a $1M purchase this eliminates most or all of the LTT payable. You must qualify as a first-time buyer and the property must be your principal residence.
A federal non-refundable tax credit of 15% on up to $10,000 of eligible home purchase costs, worth up to $1,500 in tax savings. Claimed on your federal income tax return for the year of purchase. Applies to first-time buyers of qualifying homes.
A registered account allowing first-time buyers to contribute up to $8,000/year and $40,000 lifetime toward a first home down payment. Contributions are tax-deductible (like an RRSP) and withdrawals for a qualifying home purchase are tax-free (like a TFSA). The ultimate first-home savings vehicle.
First-time buyers can withdraw up to $60,000 tax-free from their RRSP toward a qualifying home purchase ($120,000 combined for couples). The amount must be repaid to the RRSP over 15 years. Ideal for buyers who have built significant RRSP savings before purchasing.
In Canada: 5% on the first $500,000 of the purchase price, 10% on amounts $500K–$1.5M, and 20% required on homes above $1.5M. Homes under $1.5M with less than 20% down require CMHC mortgage default insurance. Michael walks buyers through exactly what down payment is needed and optimal.
Closing Costs for Buying a Home in Markham — What to Expect
Budget 3% to 5% of the purchase price for closing costs. Here's the breakdown on a typical $1,000,000 Markham purchase. Markham buyers pay only the provincial Land Transfer Tax — no additional municipal LTT as in the City of Toronto.
| Cost Item | Estimated Amount |
|---|---|
| Ontario Land Transfer Tax (LTT) | ~$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 <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 price in Markham, Ontario. LTT calculated on province of Ontario schedule. Buyer agent commission paid by seller in most resale transactions — not included above.
Ontario Land Transfer Tax Calculator
Estimates only. Ontario LTT calculated per provincial schedule. Toronto Municipal LTT mirrors provincial rates. Actual amounts may vary — consult your real estate lawyer before closing.
The deposit (typically 5% of purchase price, so $50,000 on a $1M home) is paid on acceptance of the offer 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're already paying.
Buyers Who Trusted Michael with Their Biggest Purchase
"From the very first phone call and initial visit, they showed true professionalism and confidence. They gave a clear and accurate analysis, provided great advice on preparation, and marketed to the right buyers. Their team worked extremely hard day to day and negotiated carefully to reach a fair, win-win outcome. This experience showed me that not all real estate agents are the same."
"Michael has been an exceptional and knowledgeable real estate agent! I highly recommend him to anyone who is looking for an agent to achieve the outcome they want. His CPA background is a genuine advantage — the financial analysis he brought to the table was something I had never seen from a realtor before. Completely changed how I thought about the purchase."
"As a first-time buyer, I was incredibly nervous. Michael never once made me feel rushed or pressured. He explained every step, helped me understand the mortgage stress test, the offer process, and even reviewed the inspection report with me in plain language. I bought a home I love in a school catchment I wanted. I can't say enough good things."
Buyer Questions Answered
Buying a home in Markham is one of the most significant financial decisions of your life. Here are the questions Michael hears most — answered directly and honestly.
Still have questions? Call or text Michael directly at (416) 700-0286 or book a free 30-minute consultation.
Do I need a buyer's agent to buy a home in Markham?
How much does a buyer's agent cost in Ontario?
What closing costs should I budget for buying in Markham?
What government programs are available for first-time home buyers in 2026?
Is 2026 a good time to buy in Markham?
What is the mortgage stress test and how does it work?
How long does it take to buy a home in Markham?
What is a Buyer Representation Agreement in Ontario?
Ready to Start Your Home Search?
Book a free, no-obligation buyer consultation. Michael will walk you through the current Markham market, which neighbourhoods fit your goals, what you can realistically afford, and exactly what to expect from the buying process.