Family Formation & Housing

For young couples starting families, buying their first home and/or other real estate. Covers mortgages, credit cards, interest rates, children’s education savings plans, joint accounts for couples and the like.

Real Estate Investing in Canada can be Profitable but It’s no sure thing

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Here’s what we think about real estate investing in Canada — and it may surprise you

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We’re constantly asked about real estate investment in Canada (or investment in Florida real estate, for that matter), and we understand the appeal. Even though today’s house prices still remain high in most markets (i.e., Toronto and Vancouver) mortgage interest costs are expected to fall as inflation comes back down. And owning your own home has a number of advantages.

In terms of real estate investment, owning your house is a great tax shelter. That’s because gains on your principal residence are exempt from capital-gains taxes. Note, though, that this benefit only applies to your principal residence, and not investment in Florida real estate as a second home or income property. You must still pay tax on gains on the sale of a recreational property, such as a cottage or a ski chalet. But these properties generally appreciate at a much slower rate than, say, a home in a major urban centre. That’s a key consideration with any real estate investment.

What are the best real estate investment strategies in the current market?

Given Canada’s diverse real estate landscape in 2025, the most effective strategy is to focus on suburban multi-family properties in growing secondary markets like Hamilton, Halifax, or Kelowna, where prices remain relatively affordable while offering strong rental demand and potential for appreciation.

What are the potential risks of investing in real estate right now?

The primary risks include rising interest rates affecting mortgage payments, potential market corrections in overvalued areas, and stricter regulations on foreign buyers and short-term rentals in major Canadian markets.

Capital-gains taxes are also applicable to gains on real estate investment, such as rental properties you buy for investment purposes.  Moreover, this type of real estate investing in Canada (or investment in Florida real estate) involves a number of other commitments that can make it feel more like running a small business than, say, investing in stocks. With stocks, you only have to tell your broker to buy: everything else is done for you.

By contrast, when you own rental property, you have to spend time finding and dealing with tenants, arranging for maintenance, doing the accounting and so on. You can hire others to do these tasks for you, but that can get very expensive.

Moreover, real estate investing in Canada can entail higher levels of risk than stocks. That applies to investment in Florida real estate and other U.S. sunshine destinations. Simply put, all real estate investment must contend with the fact that real estate is less liquid, more expensive to manage and to buy or sell, and highly geographically concentrated. Rising crime, unpleasant neighbours and other changes on the street or in your property’s neighbourhood can make it hard to find tenants or buyers. So can physical problems, like adverse traffic patterns, backed-up sewers and zoning changes that allow undesirable development, or limit what you can do with your real estate investment property.

Many real estate investing enthusiasts say that if you buy a property with a 20% down payment (which is the Canadian government’s proposed new minimum to qualify for government-backed mortgage insurance on a property that is not your principal residence), then a 20% rise in the property’s value means you have doubled your money.

However, that claim neglects the costs of selling (up to 5% or 6% for real-estate commissions, plus lawyer’s fees and related costs). It also overlooks any negative cash flow you may have experienced while you owned the property, because rents failed to cover expenses. When you’re less familiar with the market, such as with Canadian investment in Florida real estate, that kind of unfavourable outcome is more likely.

How can I prepare my real estate investments for potential economic downturns or unexpected events?

Maintaining substantial cash reserves (ideally 6-12 months of expenses per property), keeping conservative loan-to-value ratios, and diversifying across different property types and locations provides the strongest protection against market volatility.

What is the best long-term investment strategy for building wealth through real estate?

The most reliable strategy is buying and holding cash-flowing multi-family properties in growing metropolitan areas while systematically paying down the mortgages to build equity over time.

We continue to believe that ownership of a primary residence is all the real estate exposure most investors need. Still, we get many questions about real estate investment beyond that. If you want to add to your real estate holdings, one good way to do it is through real estate investment trusts, or REITs.

Real estate investment trusts invest in income-producing real estate, such as office buildings and hotels. Some may even focus on investment in Florida real estate or other key U.S. markets for vacationers. Generally, that’s a segment of the market that is difficult for most investors to access through direct ownership of property. Moreover, real estate investment trusts save you the cost, work and risk of owning investment property yourself.

If you’re interested in real estate investing in Canada through a REIT, we still recommend RioCan Real Estate Investment Trust (symbol REI.UN on Toronto). It, like all REITs, continues to suffer fallout from the COVID-19 pandemic. Still, RioCan continues to benefit from an increasingly solid portfolio of properties now focused on Canada’s biggest markets. It is also working to diversify its portfolio beyond malls (these malls feature large stores that are usually part of a chain). We cover RioCan in our Successful Investor newsletter. Continue Reading…

Book Review: The Wealthy Barber (2025 fully revised edition)

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Special to Financial Independence Hub

 

Many aspects of personal finance have changed in the 36 years since The Wealthy Barber classic book first appeared.

To update it, author David Chilton had to not only do an extensive rewrite, but he had to come up with new advice.  He did a great job of making The Wealthy Barber 2025 update fully relevant to Canadians today.

Chilton takes important topics that are usually dry and hard to understand and brings them alive in an entertaining story format. But this book is much more than just a fun take on personal finances; the advice is excellent.  Chilton gives insights you won’t find elsewhere.  The book is like a course on personal finance requiring no previous knowledge, and even discussions of insurance and wills are funny and compelling enough to be page-turners.

The bulk of the book is a set of financial lessons mainly aimed at Canadians between 20 and 45.  The early chapters introduce the characters, make it clear that the lessons require no prior expertise, and that the lessons really will help with seemingly impossible problems like the high cost of housing.  These early chapters do a good job of convincing readers that they really can improve their financial lives.

Between the jokes and identifying with the characters, readers will find themselves enjoying lessons that would normally be boring.  Chilton uses dialogue to emphasize important points, to voice objections to his advice, and to clarify common misunderstandings.

I often find things I disagree with in books, but that really isn’t the case here.  Chilton had to make some tough decisions about which details to include and which to leave out, and most readers could come up with a topic or nuance they wish was covered.  One topic I think could have made the cut is that some investors think they don’t pay investment fees.  I’ve heard people recommend their advisor because he doesn’t charge any fees.  All advisors get paid out of their clients’ money in one way or another, no matter what anyone says to the contrary.

I won’t try to summarize the lessons because the result wouldn’t be useful.  Without Chilton’s explanations of the whys behind his advice, too much would be lost.  Instead, I’ll comment on several areas.

Artificial Intelligence (AI)

Chilton didn’t really discuss AI except to make a good joke that I won’t spoil.  He was asked the question “What happens if AI takes away most of our jobs and the economic system collapses?”  There are some bad things AI could do such as cyber war, monitoring all of our actions, preventing us from doing “unapproved” things, and limiting our movements.  However, I don’t see negatives in AI doing jobs for us.  If AI together with machines will eventually grow our food, make clothes and other goods, and build houses, why will we need money?  Until we get to that point, we’ll still need money and people to do jobs.

Pay yourself first

One of the book’s characters says “Save first, spend the rest, good.  Spend first, save the rest, bad.”  This core piece of advice survived from the original book, but there are some caveats now.  For example, some diligent savers “offset the growing value of their assets on their net-worth statements with matching, or near matching, debts on the liability side.  From excessive car loans to large credit-card balances to massive lines of credit, many [live] beyond their means to a scary level.”

Watching other people, I’m convinced that it’s important to set aside savings from your pay first and then spend later, but my wife and I are weirdos who never needed to do this.  Our natural tendency to spend little usually left plenty of savings at the end of each pay period.  We’re the type who had to learn to spend more as our income and savings grew.

Index investing

I thought the passage explaining why we should just buy all stocks instead of trying to pick the best ones was well done.  It included “No, we can’t just buy the winners.  No, there is no way for us to consistently pick them ahead of time.  No, the people we hire to do it for us aren’t any good at it either.”

Like most experts who are trying to help their audiences, Chilton is a fan of all-in-one asset allocation ETFs.  “Not only does the fund buy the individual stocks for you, it does so across the world,” and “These funds also do all the rebalancing for you.”  These funds handle everything so there is no need to monitor your progress.  In fact, to avoid making emotional decisions, you’re best to “pay almost no attention” to the daily or weekly changes in the value of your savings.

“One of the most important factors, if not the most important, as you choose what type of investments to make, is the associated time frame.  How long are you able to set the money aside?  How long until you need it?”  Stocks in the form of all-in-one ETFs are for the long term.  For something like a house down payment, “unless I thought my purchase was at least five to seven years away,” I wouldn’t invest it aggressively.

Starting early

I’m a fan of advising people to start the saving habit early.  Chilton gives an example to motivate this advice where saving $1000 per month for 8 years is more valuable than saving $1000 per month for the subsequent 24 years.  Continue Reading…

CMHC: Why it’s Time to rip off the Bandaid

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By Kevin Fettig
Special to Financial Independence Hub

 

CMHC [Canada Mortgage and Housing Corporation] is unique among federal entities. As a Crown Corporation, it carries out securitization and insurance operations under a corporate mandate while also receiving public funding for federal policy initiatives. Once funding is allocated, CMHC reports to its board rather than the minister responsible on a day-to-day basis.

This differs from the typical departmental reporting model, which has created issues for the PMO, particularly as housing became such a hot-button political issue. Over time, the Department of Infrastructure and Communities evolved into Housing, Infrastructure and Communities, and CMHC’s reporting shifted to the department rather than directly to the minister.

As budgetary spending responsibilities have gradually been peeled away from CMHC, the structure has become more complex and confusing. Policy responsibilities now overlap between the department and CMHC, and some areas – such as addressing homelessness – are jointly managed.

Reducing Chronic Homelessness

A 2022 Auditor General of Canada report found federal efforts to reduce chronic homelessness have been ineffective because departments lack clear accountability for the National Housing Strategy’s target of reducing chronic homelessness by 50 per cent. The report also found that federal departments and CMHC did not know whether their initiatives were effectively improving housing outcomes. In addition, it highlighted a lack of coordination among various federal housing and homelessness programs.

The fragmentation of roles has worsened with the creation of Build Canada Homes, a $13 billion plan to build social housing, starting with development on public land. The initiative is designed to speed up delivery, strengthen Canadian supply chains, and ensure homes are affordable and sustainable over the long term. It focuses on a Canadian, factory-built, net-zero housing platform capable of delivering quickly in major cities, rural communities, and the North.

In the past, CMHC was responsible for social housing programs, typically under Section 95 of the National Housing Act, providing funding for non-profit and co-operative housing. More recently, new initiatives have included the Federal Community Housing Initiative, the Co-operative Housing Development Program, and preservation funding to support asset management planning.

Do 3 agencies make sense for social housing?

Does it make sense to have three agencies responsible for social housing? These agencies have demonstrated poor accountability when responsibilities overlap. Consolidating CMHC’s social housing activity under Housing, Infrastructure and Communities or under Build Canada Homes  could create a more streamlined and cost-effective framework for delivering on policy.

This would allow CMHC to focus on its two commercial mandates – securitization and insurance – while retaining some housing finance activities that require a commercial perspective for reviewing and underwriting loans. Continue Reading…

This Financial Literacy Month, Reverse Mortgages aren’t the only way (HESAs are)

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Photo courtesy Home Equity Partners

By Shael Weinreb, CEO and Founder of The Home Equity Partners

Special to Financial Independence Hub

November marks Financial Literacy Month, a time when Canadians are encouraged to “Talk Money” and build confidence in their financial decisions. When it comes to one of the biggest financial assets we own, our homes, though, that conversation is still far too narrow.

Right now, one message dominates the conversation: if you’re a homeowner struggling with affordability, a reverse mortgage is your best bet. Reverse mortgage rates are dominating headlines, even for retirees aging in place, but it’s making the alternative financing conversation biased and incomplete.

There’s no denying that reverse mortgages can be useful for some. They provide cash on hand, but they also saddle investors with new debt, compound interest, and a shrinking equity stake over time.

As someone who spends every day helping homeowners unlock equity without new debt, I see the same pattern over and over. People feel backed into a corner because they’re told they only have one choice. That needs to change.

The Alternative no one’s talking about

There’s another way to access your home equity, one that doesn’t involve taking on more debt or losing control of your home. It’s called a Home Equity Sharing Agreement (HESA).

Here’s how it works: a HESA gives you a lump sum today in exchange for sharing a portion of your home’s future appreciation. You keep full ownership and control. There are no monthly payments, no interest, and no loan sitting on your balance sheet.

When you sell (or buy out the agreement), the investor shares in your home’s gain or loss. It’s a partnership, not a payday loan in disguise.

This model works for a much broader group than reverse mortgages: homeowners under 55, people who can’t borrow enough through traditional channels, or anyone who wants to protect their equity while sharing market risk.

At The Home Equity Partners, we’ve helped clients use this model to pay off debt, fund renovations, or supplement retirement income without taking on new financial stress.

Why you haven’t heard of it

The simple answer? Awareness. Most advisors are trained on debt-based tools such as mortgages, HELOCs, and lines of credit because that’s what the industry sells. Reverse mortgages fit neatly into that mold. HESAs don’t. Continue Reading…

Avoid being trapped by a Mortgage as a FIRE Retiree: 5 Tips

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Can you really achieve Financial Independence when you still have a mortgage looming over you? Our insights will help you avoid feeling trapped by payments.

Image: Iryna for Adobe

By Dan Coconate

Special to Financial Independence Hub

Achieving Financial Independence early brings freedom, flexibility, and opportunities. But entering this new chapter requires thoughtful planning, especially when it comes to housing.

Avoid being trapped by a mortgage in early retirement by adopting a strategic approach that aligns with your financial goals. Whether you plan to downsize, relocate, or stay put, being proactive can preserve your hard-earned independence without a mortgage becoming a financial burden.

Below are five essential tips to guide you through managing your mortgage while protecting your financial independence.

Prioritize Paying off your Mortgage

Carrying a mortgage into Financial Independence can feel like dragging a heavy anchor. If you can, aim to own your home outright before retiring early. This eliminates one of the largest monthly expenses, giving you greater control over your budget. Many Canadians find success by accelerating their payments or making lump-sum contributions when possible. Debt-free living provides immense peace of mind and opens up new possibilities for pursuing the lifestyle you envisioned.

Consider Downsizing

Scaling down your home can offer financial and lifestyle benefits. Downsizing can free up home equity, reduce maintenance costs, and even lower property taxes. However, a well-thought-out plan ensures you don’t trade your current home for another financial burden.

It is possible to buy a new home before selling yours: you just need to be strategic about it. You also don’t have to limit yourself to smaller square footage; consider homes in less expensive areas or those better suited to your needs.

Explore Passive Income from Real Estate

Turning your property into a source of income can significantly offset costs. For instance, renting out a portion of your home or owning a rental property can transform your mortgage payment into a cash-flow opportunity. Many pursuing Financial Independence have increasingly tapped into short-term vacation rentals or long-term tenants to supplement their budgets. Proper research and planning ensure this approach aligns with your goals while providing notable financial advantages. Continue Reading…