Buying a home is one of life’s biggest decisions and it can feel exciting, overwhelming, and everything in between. This guide is designed to give you clarity and confidence as you move through each step of the process. Whether this is your first purchase, a move after a major life change, or the start of a new chapter, my goal is to provide you with the knowledge and support you need to make informed decisions.
In the following pages, you’ll find a clear breakdown of the buying journey from understanding your finances and finding the right property, to making an offer and finally getting the keys. Along the way, I’ll also highlight important considerations, practical checklists, and professional insights to help you feel prepared.
No two buyers are alike, and that’s why I take the time to understand your specific needs, goals, and comfort level. My role isn’t just to find you a home; it’s to guide you with honesty, professionalism, and care so that when you step into your new place, it feels like the right move for you.
NicoleBartlett
U n d e r s t a n d i n g t h e H o m e B u iy n g J o u r n e y
Buying a home isn’t just about finding the right property it’s a step-by-step journey. Knowing what to expect along the way helps you feel confident and in control. While every situation is unique, most buyers move through the same key stages, each with its own decisions and milestones.
The journey often begins with clarifying your needs and goals, then securing pre-approval so you know exactly what’s possible within your budget. From there, we’ll explore the market together, viewing properties that align with your lifestyle and priorities. Once you’ve found a place that feels right, we’ll prepare and present an offer, negotiate terms, and work through any conditions such as financing or inspection.
The Home Buying Journey at a Glance
Get Pre-Approved
Understand your budget and financing options.
Start the Search
View homes that match your needs and price range.
Make an Offer
Structure your offer with price, deposit, and conditions
Firm Up the Deal
Complete financing, inspections, and legal details.
Closing Day
Sign paperwork, transfer funds, and get your keys.
Move In & Settle
Transition smoothly into your new home.
After the offer is accepted, your lawyer and lender will take the lead on the legal and financial details to bring the purchase to completion. Finally, closing day arrives the keys are in your hand, and your next chapter begins.
Step 1: Getting Started
Every great home search begins with clarity not just about numbers, but about lifestyle. Before diving into listings, take some time to think about what matters most to you. Do you picture mornings with coffee on a balcony, space for kids to play in the backyard, or being able to walk to work or the gym? These priorities will help shape your search as much as square footage or price.
The next step is setting your budget with confidence. A mortgage pre-approval isn’t just a piece of paper — it’s your key to knowing what’s possible. It gives you a clear picture of your price range, helps us move quickly when the right home comes up, and shows sellers you’re serious.
It’s also worth looking beyond the purchase price. Things like moving expenses, legal fees, inspections, and even paint or furniture for your new space all play a role in the overall budget. Thinking about these early keeps surprises to a minimum later.
This stage is all about laying a strong foundation. By combining lifestyle goals with financial readiness, you’ll be in the best position to find a home that feels right not just on paper, but in your day-to-day life.
“WHERE WE LOVE IS HOME — HOME THAT OUR FEET MAY LEAVE, BUT NOT OUR HEARTS.”
OLIVER WENDELL HOLMES
Step 2: The Search
This is where the fun really begins. Once your goals and budget are clear, it’s time to explore the market and start walking through doors. Every showing is more than just a tour of a house it’s a chance to picture how your life might fit into a space.
During this stage, I’ll handle the logistics booking showings, coordinating with sellers, and keeping you updated on new listings the moment they hit the market. All you need to do is show up, look around, and imagine how it feels.
Step 3: Making an Offer
Finding a home you love is a big moment — and making an offer is how you turn that “what if” into a real possibility. This stage is about strategy, timing, and presenting your offer in a way that gives you the best chance of success.
An offer includes more than just the price. It’s a package of details that might include a deposit, your preferred closing date, and conditions like financing approval or a home inspection. Together, these pieces tell the seller not only what you’re willing to pay, but also how serious and prepared you are.
Sometimes offers move quickly, and other times there’s back-and-forth negotiation. My role is to guide you through each step: helping you decide on a competitive yet comfortable price, explaining what each condition means, and making sure your interests are fully protected.
Offer Terms at a Glance
Price
What you’re willing to pay for the home.
Deposit
Money held in trust to show good faith usually due within 24 hours of acceptance.
Closing Date
The day you take ownership and receive the keys.
Conditions
Safeguards that must be met before the deal is final, such as:
Financing approval
Home inspection
Sale of your current property
Inclusions/Exclusions
Items that stay or go with the home (appliances, light fixtures, window coverings, etc )
Irrevocable Date
The deadline for the seller to respond to your offer.
CLOSING COST WORKSHEET
Property Purchase Price: $
Deposit Paid (Holdback): $
Estimated Closing Costs
Provincial Land Transfer Tax (Ontario LTT)
Real Estate Lawyer Fees & Disbursements (incl. HST)
Title Insurance
Home Inspection (if applicable)
Mortgage Penalty
Appraisal Fee (if required)
Home Insurance (first-year premium, pre-paid)
Mortgage Default Insurance (CMHC) (if <20% down)
Adjustments (Prorated Property Taxes or Utilities)
Property Survey (if necessary)
Home Insurance
Real Estate Services Fees
Other Costs (moving, cleaning, locksmith, etc.)
Mortgage fees: It’s critical to check with your bank to see what kinds of costs will be involved in exiting your mortgage.
Legal fees: Approximately $1,500 for the purchase, or $1000 for the sale of a property.
Adjustments: Any pre-paid money on the property will be refunded to you as the buyer, such as a portion of the full year’s property taxes. Your lawyer will handle all adjustments as necessary.
Home Inspection: Costs will typically range from $450 to $700 for most inspections. For a list of references, please ask
First Time Home Buyers Incentives
Ontario Land Transfer Tax Rebate
First-time buyers can receive a rebate of up to $4,000 on the provincial land transfer tax. This benefit is applied at registration or can be claimed up to 18 months afterward
Home Buyers' Amount (Federal Tax Credit)
As a first-time buyer, you may claim up to $10,000 as a non-refundable tax credit on your income tax return, which translates to approximately $1,500 in tax relief
First Home Savings Account (FHSA)
You can save for your down payment within a tax-advantaged account, contributing up to $8,000 per year, to a total limit of $40,000. Contributions are tax-deductible, and withdrawals for your first home (including investment growth) are tax-free
GST/HST New Housing Rebate (Federal)
If you’re buying a newly built home or substantially renovating, you may be eligible for a rebate on the federal portion of the HST. The amount depends on the purchase price and property specifics, so eligibility varies
Step 4: Closing the Deal
Once your offer is accepted, the focus shifts to finalizing the details that bring your purchase across the finish line. This stage is about making sure everything is in order so closing day goes smoothly and stress-free.
Your lender will finalize the mortgage approval and your lawyer will review the agreement, complete the title search, and prepare the transfer of funds. If conditions were part of your offer, such as a financing clause or home inspection, this is when they’re satisfied or waived. You’ll also arrange home insurance, confirm utilities, and review closing costs so you know exactly what to expect on closing day.
In the days leading up to the handover, we’ll schedule a final walkthrough. This is your chance to make sure the property is in the agreed condition, appliances and fixtures are still in place, and there haven’t been any surprises since your offer.
Finally, on closing day, your lawyer transfers the funds, the title is registered in your name, and the keys are released. It’s the moment all the planning, searching, and paperwork come together and you step into your new home.
My role here is to keep you organized, answer questions as they come up, and make sure you feel supported right through to the very last signature.
Moving in & Beyond
Closing day may be the finish line of the purchase, but it’s really the starting line of life in your new home. Moving in is equal parts exciting and exhausting, and having a plan can make all the difference.
Before the big day, create a moving checklist: book movers or a rental truck, update your address with banks, subscriptions, and government ID, and arrange for utilities to be transferred. On moving day, keep essentials like important documents, chargers, toiletries, and a change of clothes packed in a separate bag so they’re easy to access.
As you settle in, take the time to get to know your new space. Test smoke detectors, locate the water shut-off and breaker panel, and keep a list of local contacts handy (plumber, electrician, locksmith, etc.). These little steps make you feel in control from the start.
Beyond the practical, give yourself time to enjoy this new chapter Explore the neighbourhood, meet your neighbours, and check out local shops, parks, and cafés.
Homeownership is more than just a property it’s about building a sense of community and comfort in a space that feels like your own.
And remember, my support doesn’t stop once you have the keys. Whether you’re looking for trusted local contractors, advice on renovations, or just curious about the market, I’m here as an ongoing resource long after move-in day.
“Every client has a story. My job is to listen, understand, and help them write the next chapter in a home that feels right.”Nicole
Hi, I’m Nicole Bartlett. Real estate, for me, isn’t just about houses it’s about people, stories, and new beginnings. Every listing carries its own history, and every buyer brings their own hopes for the future. I feel privileged to be part of that journey.
As a mom of three, I understand how important it is for a home to truly fit your lifestyle, not just your budget. My goal is to make the buying process feel approachable, comfortable, and collaborative — never pushy or overwhelming. I believe in empathy and authenticity, and I take the time to really listen so that the decisions you make feel right for you and your family.
I started my career in real estate as an administrator, where I gained an inside look at how deals come together and what clients truly need along the way. Now, as a licensed Realtor, I work alongside the amazing team at KW Real Estate Group under RE/MAX Twin City, surrounded by some of the most elite and supportive agents in the region. That experience and environment allow me to bring both expertise and heart to every client I serve.
For me, success isn’t just about finding a house it’s about helping you feel confident, supported, and excited as you take the next step toward homeownership.
