Serving Simcoe County, Muskoka & York Region

Mortgage help when your situation is complicated

There isn't one mortgage that fits everyone. That's why we don't lean on online calculators or automated approvals. We take the time to look at your whole situation and figure out what actually works for you.

25+
Years helping Ontario homeowners
100+
Lenders, from the big banks to private investors
40+
Five Star Google Reviews
25+ Years

25+ Years

Mortgage Broker

25+ Years

Mortgage Broker

Most people don't come to me for a rate. They come because something about their situation is complicated.

My job is to understand what's going on, explain your options in plain language,

and help you land on a plan that makes sense now and down the road.

Tell us what's going on

Start with your situation, not a rate.

A lot of people who call us have been told no, or think they're out of options. Pick what's going on for you and see how we'd approach it.

Declined by your bank

A no from the bank isn't the whole story. Usually it just means your situation didn't fit that one lender's checklist. We work with a lot of lenders, and often one of them can say yes where a bank couldn't. Worth a look before you give up.

Self-employed and business owners

Being your own boss shouldn't hold you back. Banks don't always know what to do with business income. We work with lenders who understand retained earnings, dividends and write-offs, so what you actually earn is what counts.

Separation and divorce

Sorting out the house during a separation. Whether it's a spousal buyout, refinancing the family home, or taking a name off the title, we can help. When things are amicable we can often help both people find their next mortgage, working alongside your lawyer to keep it moving.

CRA and tax debt

Owing the CRA doesn't have to derail you. If you owe income tax, HST or payroll remittances and you have equity in your home, there may be a way to use it to clear the debt and get back on track. We'll talk it through with you and your accountant.

Reverse mortgages (55+)

Access your home's equity without a monthly payment. If you're 55 or older, a reverse mortgage can free up cash without adding a payment. It isn't right for everyone, so we'll walk you through how it works and what it means for your estate before you decide anything.

Equity options under 55

You don't have to be 55 to use your equity. A lot of people think a reverse mortgage is the only way to get at their home equity. It isn't. If you're under 55, there are other ways to do it, and we can show you which ones fit.

Debt consolidation

More than just a lower monthly payment. Rolling debt into your mortgage can help, but only if it leaves you better off in the long run. We'll look at whether a refinance, a second mortgage or something else makes the most sense, not just what's cheapest this month.

Construction financing

Financing that's sorted before you break ground. Building or doing a big renovation comes with draw schedules, appraisals and builder paperwork. We'll help you line it all up ahead of time so the money is there at every stage.
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Why homeowners choose Anita

Why people work with us.

Experience

25 years of doing this

We've arranged mortgages for over 25 years, everything from first homes to the kind of situations a lot of brokers would rather not touch.

Access

Options you won't find on your own

We work with banks, credit unions, alternative lenders, MICs and private investors, so we can find options many people don't know are there.

Service

We stay with you the whole way

From the first call to the day it funds, we deal with the lenders, lawyers and agents, so you always know what's happening next.

When clients describe working with us, the same words tend to come up:

honest, patient, quick to respond, and good at finding a way when it looked like there wasn't one.

40+ Verified Five Star Google Reviews

Real situations we've helped with.

Anita Groves, mortgage broker

Mortgage Broker
#M08006998

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Meet Anita

Financing is what I love doing

Hello, I’m Anita. Thanks for visiting me online. My team and I absolutely love arranging mortgage financing for people like you; it’s our passion. If you're looking to purchase or refinance your existing home or investment property, I specialize in providing customized solutions for my clients. You've come to the right place!


My goal is to help facilitate your financial goals and find the perfect funding solution to lower the overall cost of borrowing. I keep up to date on global economics to sight the trends that might affect the industry, so you don't have to. It’s always exciting to discuss strategies in our evolving economic climate. Times are tough, and with mortgage guidelines continually changing, it can be a challenge to obtain financing, even for someone with excellent credit and net worth!


I have been happily married for over 40 years, and we're proud parents of two children and eight beautiful grandchildren! I enjoy spending time with family, I'm an avid foodie, and enjoy travelling.

Areas served

Home base is Orillia, and I mortgages throughout Simcoe County, Muskoka, and rural Ontario. Most of the work happens by phone, email, and video, so where you are is rarely a barrier.

Orillia Barrie Gravenhurst Bracebridge Midland Coldwater Washago Severn Ramara Oro-Medonte Simcoe County Muskoka Kawartha Lakes Rural Ontario
All of Canada & US

Everything, in one place

What we can help with.

Each of these has its own page that walks through the details in plain language.

RESIDENTIAL

Buying, renewing and refinancing

    PROPERTY TYPES

    Rural, farm and recreational

      COMPLEX SOLUTIONS

      Trickier situations

        Not sure if we can help? Just ask.

        Tell us what's going on. We'll look at your situation and tell you honestly what your options are. No pressure, no obligation.

        Call or text 705·325·7283 · 773 Atherley Road, Orillia, ON

        Download the Canadian Mortgage App and:


        • Calculate your total cost of owning a home
        • Estimate the minimum down payment you need
        • Calculate Land transfer taxes and the available rebates
        • Calculate the maximum loan you can borrow
        • Stress test your mortgage
        • Estimate your Closing costs
        • Compare your options side by side
        • Search for the best mortgage rates
        • Email Summary reports (PDF)
        • Use my app in English, French, Spanish, Hindi and Chinese

        Articles To keep you informed

        Resources

        How to Qualify for a Mortgage After Bankruptcy in Canada

        By Anita Groves • October 7, 2026
        Financial setbacks happen. Bankruptcies and consumer proposals are more common than most people realize—and they don’t define your future. Going through one doesn’t mean homeownership is off the table forever. It simply means lenders want to see that you’ve taken control, learned from the past, and built a stronger financial foundation moving forward. What lenders look at after a bankruptcy or consumer proposal How long it’s been since your discharge Your discharge date matters. For lenders, this is your reset point. There’s no law that says you must wait a specific amount of time before applying for a mortgage, but the longer your track record after discharge, the stronger your application becomes. What matters most is how responsibly you’ve managed your finances since then. Your credit rebuild Re-establishing credit is critical. After discharge, most people start with a secured credit card and use it consistently and responsibly. To be considered fully re-established, lenders typically want to see: Two active trade lines At least two years of clean payment history Credit limits of around $2,500 on each No late or missed payments Your down payment or equity The more money you can put down—or the more equity you have when refinancing—the lower the risk for the lender. A stronger down payment often opens the door to better terms and more lender options. Your debt service ratios Lenders will also look closely at how much of your income goes toward housing and other debts. The stronger your income relative to your monthly obligations, the easier it is to qualify. Conventional vs. insured mortgage options To access the most competitive mortgage products, lenders typically want to see: At least two years plus one day since discharge Fully re-established credit Minimum down payment requirements met Mortgage insurance in place if your down payment is under 20% (through CMHC, Sagen, or Canada Guaranty) Total debt obligations generally not exceeding 44% of your gross income Alternative lending options Not every situation fits neatly into a bank’s box—and that’s where alternative lending can help. Independent mortgage professionals work with both traditional and alternative lenders, including those who specialize in complex financial situations. These lenders look at the full picture: equity, income stability, and your plan moving forward. While rates and terms may not be as competitive as prime lending, alternative financing can be an effective short-term solution—especially if you need a mortgage before your credit is fully rebuilt. Let’s talk about your next step Whether you’re planning ahead for the best possible mortgage—or need a solution sooner rather than later—there are options available. If you’d like help mapping out a clear path forward, reach out anytime. I’d be happy to review your situation and help you build a plan that gets you back into homeownership with confidence.

        What Older Canadians Should Know About Mortgage Financing

        By Anita Groves • September 30, 2026
        Retirement doesn’t always mean a mortgage-free life anymore. And that’s okay. Between higher home prices, rising living costs, and longer life expectancy, many Canadians are choosing to retire with a mortgage or refinance later in life to create more flexibility. The goal isn’t perfection. It’s having options that actually support the life you want to live. If you’re thinking about how a mortgage fits into your retirement years, you’re not alone—and you’re not out of options. Why work with an independent mortgage professional? Because retirement financing is not one-size-fits-all. Unlike a single bank, an independent mortgage professional can look across multiple lenders and solutions to find what truly fits your income, equity, and long-term plans—not just what one institution offers. Mortgage options available in retirement Traditional Mortgage Solutions Many retirees still qualify for standard mortgages. Pension income, investment income, and other retirement sources can often be used to support an application. If you have good equity and solid credit, this is often the lowest-cost option. Reverse Mortgages For homeowners 55+, a reverse mortgage can unlock tax-free equity from your home with no monthly payments required. There’s no income verification or medical questions, making it a helpful option for those who want to improve cash flow while staying in their home. Home Equity Line of Credit (HELOC) A HELOC allows you to access your home equity as needed and only pay interest on what you use. Many retirees appreciate the flexibility and like consolidating income and expenses in one place. Private Financing Sometimes life throws a curveball. If timing, income, or credit create challenges, private financing can act as a short-term bridge. It’s not usually the first choice, but it can provide solutions when traditional lenders can’t. If you’re approaching retirement—or already there—and wondering how your mortgage fits into the picture, let’s talk. A clear plan can make retirement feel a lot more secure and a lot less stressful.

        What Online Mortgage Calculators Can—and Can’t—Tell You

        By Anita Groves • September 23, 2026
        What Online Mortgage Calculators Can—and Can’t—Tell You Online mortgage calculators are everywhere—and on the surface, they seem like a no-brainer. You plug in some numbers, and out pops what you can “afford.” Simple, right? Not quite. While the math itself is correct, the story behind those numbers is often misleading. Mortgage qualification isn’t just about numbers—it’s about context, risk, and lender policy. And that’s where calculators fall short. The Numbers Are Accurate—but the Picture Isn’t An online calculator can show you what a payment might look like at a given interest rate, or how making extra payments could reduce your amortization. That’s useful information! But when it comes to mortgage qualification , calculators don’t account for the many variables that lenders consider, such as: Your credit history and score Employment type (salary, self-employed, contract) Outstanding debts and monthly obligations Assets, savings, and down payment source The property type and location you’re buying Lenders evaluate all these factors through their internal risk models. That means two people entering the exact same numbers into a calculator could receive very different results when they actually apply for a mortgage. Why Online Calculators Can Mislead You When you see a “How much can I afford?” or “Mortgage Qualification” calculator online, it’s easy to treat the result as fact. But these tools don’t know your financial story—they only crunch the data you enter. A calculator can’t predict how a lender views your risk, how new mortgage rules apply to your file, or how things like spousal support, car loans, or variable income will impact approval. In short: calculators estimate payments, not qualification . Use Calculators the Right Way Don’t get us wrong—online calculators still have value. Use them to explore different “what-if” scenarios: How do payments change with different down payment amounts? How would a rate increase affect affordability? What if you added $100 a month to your payments? These tools are great for helping you understand your comfort zone. Just remember: they’re a starting point, not a green light. The Real First Step: Get a Pre-Approval If you’re serious about buying a home, skip the guesswork and get a mortgage pre-approval . It’s quick, free, and gives you real-world clarity on what you can afford. A pre-approval looks at your full financial picture—income, credit, debts, assets—and provides a framework for your purchase price, payment range, and rate options. It’s the only way to get a reliable answer to the question, “What can I really afford?” Final Thoughts Online calculators are convenient, but they can’t replace expert advice. Think of them as a starting point, not a solution. A professional mortgage broker can interpret the numbers, navigate lender policies, and tailor your financing strategy to your actual situation. If you’d like help understanding your true buying power—or want to get pre-approved with confidence— reach out anytime . I’d be happy to walk you through your options and help you make sense of the numbers.
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        Frequently Asked Questions

        • Do I need perfect credit to get a mortgage?

          No. Good credit helps, but it isn't the whole picture. I work with plenty of people who have a bruise or two on their credit, whether it's from a rough patch, a divorce, or a bill that slipped through the cracks. There are lenders who look at the full story, not just the score, and part of my job is knowing which ones.

        • Can I get a mortgage if I'm self-employed?

          Yes, though it usually takes a bit more work. If you write off a lot of your income, the number a bank sees on paper may not reflect what you really earn. I know the lenders who understand self-employed income and how to present your file so it gets a fair look. Business owners and contractors are a big part of who I help.

        • What does a mortgage broker do, and does it cost me anything?

          A broker shops your mortgage across many lenders instead of just one, so you're not stuck with whatever a single bank offers. For most standard residential mortgages, my services don't cost you anything, since the lender pays me when your mortgage closes. If a file is more involved, I'll always tell you upfront exactly how it works before we go any further.

        • How long does mortgage approval take in Canada?

          A pre-approval can typically be completed within 24–72 hours. Full mortgage approval after an accepted offer usually takes 5–10 business days depending on the lender and the complexity of your file. I manage the entire process and keep you updated at every stage — you'll never be left wondering where things stand or chasing me for an update.

        • The bank said no. Can you still help?

          Often, yes. A bank turning you down usually means you didn't fit their one specific box, not that no one will lend to you. I have access to a wide range of lenders with different rules, and finding a home for the files other people pass on is a lot of what I do. It's worth a conversation before you assume it can't happen.

        • Should I go with my bank or use a broker?

          Your bank can only offer you its own products. I compare options from many lenders at once, which means a better shot at the right fit and a lower overall cost of borrowing. There's no harm in letting me run the numbers alongside whatever your bank quoted, so you can see the difference for yourself.

        • How much of a down payment do I actually need?

          For a home you'll live in, it can start as low as five percent of the purchase price, though the exact amount depends on the price and your situation. Investment properties usually need more. Rather than guess, I can walk you through what your specific purchase would look like so there are no surprises.

        • Can I refinance to pull equity out of my home?

          Yes, and it's one of the more common reasons people come to me. Refinancing can free up equity to consolidate debt, renovate, help family, or invest, often at a far better rate than credit cards or a line of credit. Whether it makes sense depends on your numbers, and I'm happy to run them with you.

        • Do you only work with people in Orillia?

          Orillia is home base, but I help clients across Simcoe County and throughout Ontario. Most of what we do can happen by phone, email, and video, so where you're located is rarely a barrier. If you're nearby and would rather meet in person, that's easy to arrange too.

        CONTACT US

        Contact Us

        GET IN TOUCH

        We're committed to helping you in any way we can.

        Leave us a note and we'll get in touch with you shortly.

        Phone or Text: 705-325-7283

        TF Phone or Fax: 877-256-7283

        CONTACT US

        Contact Us

        GET IN TOUCH

        We're committed to helping you in any way we can. Leave us a note and we'll get in touch with you shortly.

        Phone or Text: 705-325-7283

        TF Phone or Fax: 877-256-7283