Services › First-Time Buyers › St. Thomas
St. Thomas is where a lot of first-time buyers in this corridor end up — usually after pricing London first. The same budget generally stretches further here, the drive to London is 20 to 25 minutes, and there's real employment growth behind the city. Here's what buying your first home in St. Thomas actually involves, from the broker who covers it personally.
For many buyers, yes — especially if you'd rather have more space than a shorter commute. The same budget generally goes further than in London, and the city's employment base is growing. It's a weaker fit if you need to be in downtown London every day or want the widest possible choice of listings. I cover both cities and will give you a straight comparison against your pre-approval.
Your down payment plus closing costs. On a $450,000 home the minimum down payment is $22,500 (5%), and closing costs typically add 1.5% to 4% of the price for land transfer tax, legal fees, title insurance and an inspection. Ontario land transfer tax on $450,000 is about $5,475, and an eligible first-time buyer's rebate of up to $4,000 brings that down to about $1,475. St. Thomas has no municipal land transfer tax on top.
The biggest ones are provincial and federal, so they apply here: the Ontario land transfer tax rebate of up to $4,000, the First Home Savings Account, and the RRSP Home Buyers' Plan. Regional down payment assistance programs open and close from year to year, so check what's available when you're ready to buy rather than planning around last year's list.
A new build gives you a warranty and nothing to renovate, but a builder's agreement works differently from a resale purchase: deposits are spread over months, closing dates can move, and closing adjustments can add thousands. A resale home gives you a negotiated closing date and a condition period to inspect it, which matters more on older homes. I'll walk you through both contracts before you sign either.
Nobody can promise that, and be wary of anyone who does. The PowerCo battery plant and the Amazon facility in Talbotville have brought real employment and buyer attention to the area. For a first purchase, what matters more is buying a home you can comfortably hold for years, in a pocket with steady resale demand, rather than trying to time a headline.
In most resale purchases the seller pays the commission for both sides, so your own buyer's agent usually costs you nothing extra. How it works is set out in writing in your buyer representation agreement before you start, so you'll know the terms before you view a single home.
Prices differ enough between these pockets that a city-wide average will send you in with the wrong number. I'll pull current listings for the two or three that fit your pre-approval. See St. Thomas homes for sale by budget →
Before signing either, read what's changing in St. Thomas development charges and property taxes. St. Thomas development charges & property tax in 2026 →
*Terms apply — not intended to solicit buyers already under contract with another brokerage. Ask me for full written program details.