Vaughan, Ontario · careers

Mortgage agent jobs in Vaughan

The short answer

Mortgage agent jobs in Vaughan are commission only, with no base salary. You need an Ontario mortgage agent licence from FSRA, and you can work remote or hybrid. We sponsor and train new agents, and welcome licensed agents who want to switch.

Mortgage Squad Advisors is where mortgage agents in Vaughan build a bigger book: $0 monthly fee for producers, live + virtual training, your own brand leads at full split plus house leads at 40/60, 100+ A/B/private lenders, and AI tools that do the busywork. FSRA Licensed #13737.

Our home base. Strong builder activity, multi-generational households, multi-unit appetite. For an agent in GTA / York, that’s real, fundable volume — and with our full A/B/private lender shelf you can place the files Vaughan actually has.

Apply to join in Vaughan Call (905) 553-8550 Explore careers

FSRA #13737| $0 fee for producers| 100+ lenders

A couple reviewing mortgage options with an advisor in their living room

Licensed advisorsFSRA #13737 · 100+ lenders

Avg. price

$1,234,758

Vaughan average, 2026

Population

~340k

GTA / York

Lender shelf

100+

A · B · monoline · private

Your fee

for producing agents

Vaughan market

The Vaughan market for mortgage agents

Vaughan blends master-planned subdivisions in Maple and Vellore with the older Woodbridge core and the estate lots of Kleinburg. New-build final closings, registered basement-suite income, and multi-generational purchases are the everyday files here, so aligning a builder's closing date with a rate hold comes up constantly.

Vaughan detached crosses the $1.5-million insurance line — the townhome next door doesn't

Vaughan's July 2026 all-types average was $1,144,631, but the average detached sale was $1,558,242 — and that gap is not trivia, it is the single most expensive rule in this market. Mortgage default insurance from CMHC, Sagen or Canada Guaranty is available only on purchases up to $1.5 million. Below that ceiling the minimum down payment is tiered — 5% on the first $500,000 and 10% on the balance — so a $1,144,631 townhome or condo needs about $89,463 down. Above the ceiling, insurance cannot be bought at any price, so 20% stops being the prudent option and becomes the legal floor: $311,648 in cash on a $1,558,242 detached home, before land transfer tax and closing costs. Two Vaughan buyers with identical incomes, shopping in Vellore Village and Kleinburg on the same weekend, can therefore face down-payment requirements that differ by a quarter of a million dollars. The line also moves what else is possible. Under $1.5M an insured file can use a 30-year amortization if you are a first-time buyer or buying new construction, which lowers the payment that the stress test is applied to. Over it, you are in conventional, uninsured territory where lender appetite for larger loan amounts, the appraisal, and your debt-service ratios all carry more weight. We check which side of the line your Vaughan price band sits on before you write the offer, not after the financing condition is signed away.

Builder closings, occupancy and rate holds: the Vaughan new-build sequence

More than most GTA markets, Vaughan runs on new construction — Maple, Vellore Village and the master-planned pockets north of Rutherford — and a builder purchase is financed on a different clock than a resale. Three things drive it. First, the closing date is the builder's, not yours, and it can move: a rate hold has a fixed expiry, so a delayed occupancy can strand you without the rate you were counting on. Second, on a freehold new build you may be handed a firm closing with only weeks of notice, which is when a file that was never fully underwritten becomes a problem. Third, the lender appraises the home at its value on the closing date, not on the day you signed the purchase agreement — sometimes years earlier. If the appraisal comes in under your agreed price, the lender lends against the lower figure and the difference is cash you find yourself. None of that is a reason to avoid a Vaughan new build. It is a reason to have the mortgage conversation at signing rather than at final closing: we map the deposit schedule, the likely occupancy window and the rate-hold expiry against the builder's timeline, and we re-confirm the file before the closing package lands. A registered second suite, common in Vaughan's newer detached stock, can also be brought into the qualifying math — but only where the lender will count it, which is a question worth answering before you budget around it.

An illustrative Vaughan file: the rate hold that expired before the builder did

This is an illustrative composite built from the rules above — not a specific client, and not a promised outcome. A family buys a new-build detached home in Vaughan, secures a pre-approval with a 120-day rate hold, and the builder's closing slips a season. The hold lapses. Rates have moved in the meantime, and the payment they qualified against is no longer the payment they are being offered — which, run back through the stress test at the greater of the contract rate plus two points or 5.25%, is now enough to change the approval. Nothing about the family changed; the calendar did. The work here is unglamorous and entirely preventable: track the builder's timeline against the hold expiry, re-shop the panel before the hold dies rather than after, and know in advance which lenders will re-underwrite at the new rate versus which will restart the file. Because the same detached price band also sits near the $1.5M insurability ceiling, the second question — whether the file is insured or conventional — decides which lenders are even in the running. We assess every real Vaughan file on its own facts.

The Vaughan market guide for borrowers

The math in Vaughan

What a funded deal is worth in Vaughan

At Vaughan’s average price of about $1,234,758, a typical 80% loan-to-value mortgage is roughly $988,000. Lender finder’s fees on a deal that size usually run $7,900–$10,850 (about 0.8–1.1% of the mortgage) — and as a producing Mortgage Squad agent you keep up to 100% of it.

Illustrative, based on the GTA / York average selling price — your actual commission depends on the lender, the file and your split, and this is not a guarantee of earnings.

What our agents get

What do agents get when they join?

$0 fee for producers

No monthly desk fee for producing agents — your $150/mo is reimbursed when you fund $10M (or 15 deals) in a year.

Your leads + house leads

Leads you generate through your own brand and subdomain are 100% yours at your full split — plus house leads from our brokerage marketing at a 40/60 split on top.

Heavy training

Live and virtual sessions multiple times a week — underwriting, lender programs, and lead-gen.

Mentorship

A seasoned broker manager and team behind every file you submit.

100+ lenders

Full access to A, B, and private lenders — including the specialists most banks can't match.

AI + technology

Maya, our client-facing AI assistant, and Harvey, our back-office file tool, take the admin off your plate so you can spend your time with clients.

Free cards + headshots

Professional headshots and business cards to launch your personal brand.

Brand + lead-gen help

Marketing, lender presentations, and a special underwriting course to grow your book.

New to the industry?

How to become a mortgage agent in Vaughan

1. Complete the mortgage agent (Level 1) course approved by FSRA — Ontario’s mortgage regulator — and pass the licensing exam.
2. Get sponsored by a licensed brokerage — Mortgage Squad sponsors and onboards new agents in Vaughan.
3. Complete our onboarding + training, get your lender codes, and start writing deals with mentorship behind you.

Start your application

Careers FAQ — Vaughan

Questions about joining? Explore careers or call (905) 553-8550.

Do mortgage agent jobs in Vaughan pay a salary?+

How do I become a mortgage agent in Vaughan?+

In Ontario, you complete the FSRA-approved mortgage agent (Level 1) course, pass the exam, and get sponsored by a licensed brokerage. Mortgage Squad Advisors (FSRA #13737) sponsors and trains new agents in Vaughan — we'll walk you through licensing end to end.

What does it cost to join Mortgage Squad in Vaughan?+

There is no monthly fee for producing agents. The $150/month is fully reimbursed once you fund $10 million (or complete 15 funded deals) in a calendar year — so for active agents it's effectively $0. No franchise or desk fees.

Do you provide leads to agents in Vaughan?+

Yes — two ways. Leads you generate through your own brand and subdomain are 100% yours at your full split. On top of that, we hand you house leads from our own brokerage marketing at a 40/60 split (you/brokerage) — extra deals you wouldn't otherwise have, never distributed by seniority. We also help you generate your own through marketing, your personal brand, and lender presentations.

Can I switch my brokerage to Mortgage Squad in Vaughan?+

Yes — many of our agents transferred from other brokerages. We make the move in Vaughan simple: FSRA licensing transfer, lender re-papering, and onboarding are handled for you, usually within days.

What training and support do new agents get?+

Live + virtual training multiple times a week, one-on-one mentorship, a dedicated underwriting course, lead-generation coaching, and 24/7 communication. New agents in Vaughan are never on their own.

What lenders will I have access to?+

Our full network of 100+ lenders — the big banks, monoline A-lenders, credit unions, alternative/B-lenders, and private/MIC lenders — so you can place Vaughan files most brokerages would have to turn away.

Is Mortgage Squad licensed in Ontario?+

Yes. Mortgage Squad Advisors holds FSRA Brokerage Licence #13737, and every agent we sponsor is licensed by FSRA and FINTRAC-trained.

Careers in other Ontario markets

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Build your mortgage career in Vaughan.

Newly licensed or switching brokerages — let's talk. No pressure, just a real conversation about your growth.

Apply now Call (905) 553-8550