The sharpest fixed and variable rates we're seeing across our 40+ lender panel, broken out by scenario. Rates move constantly — the number that matters is the one you personally qualify for.
Today's Featured Rates
Pick the row that matches your situation. . These are today's best featured rates and are for illustration only — your rate depends on your down payment or equity, credit, property, income and term.
Owner-occupied, conventional (uninsured) pricing for buyers or renewers with at least 20% down or equity.
For refinancing that extends your amortization or increases the mortgage amount. Priced on a 25-year amortization; extending to 30 years may add a rate premium of roughly 5–10 bps at some lenders.
Insured / high-ratio pricing — typically the sharpest rates — for buyers putting less than 20% down with mortgage default insurance.
Rates shown are for illustration only, are subject to change without notice, and are not an offer or approval of credit. O.A.C. (on approved credit). Insured (high-ratio) rates apply to eligible owner-occupied purchases with less than 20% down and mortgage default insurance; conventional/uninsured rates (20%+ down/equity) differ. Refinance rates assume a 25-year amortization; extending amortization or increasing the loan amount can change pricing. Actual rates and products vary by lender, term, mortgage type, property, and borrower qualification. Contact us for a personalized quote.
Understanding the numbers
The lowest advertised rates are usually insured (high-ratio) rates — available to buyers with less than 20% down who carry mortgage default insurance (CMHC, Sagen or Canada Guaranty). If you have 20%+ down or equity, you're conventional (uninsured), which is priced a little differently. Neither is automatically "better" — it depends on your whole picture.
When you refinance to lower your payment, extend your amortization or pull out equity, the mortgage is uninsured and priced accordingly. The refinance rates above assume a 25-year amortization; stretching to 30 years can nudge the rate up slightly at some lenders. It's a small trade-off we'll walk through together.
A fixed rate stays the same for your term, so your payment is predictable. A variable rate moves with the lender's prime rate — it can save you money when rates fall but costs more when they rise. The right choice is about your budget and how you feel about rate movement.
Start your application or book a free call, and I'll shop 40+ lenders for the sharpest rate that fits you.