Updated 2026-09-05
Private 1st Mortgage Rates in Canada
First-position private lending for purchases, refinances, CRA clean-ups and tight closings — priced by equity and appraisal, not by your pay stubs. Rates below are sorted lowest first; filter to your province and loan-to-value, and get the named quote for any row.
| Lender | Max LTV | Rate | Lender fee | Term | Loan range | HELOC | Action |
|---|---|---|---|---|---|---|---|
| DUCA Financial Services Credit Union Ltd. Credit union · ON | — | 3.90% | — | 6-month convertible; 1–5 years fixed/variable/ad | — | ✓ | Get pricing |
| Community Savings Credit Union Credit union · BC | — | 4.24% | — | 3- and 5-year featured; other terms available | — | — | Get pricing |
| Your Neighbourhood Credit Union Limited Credit union · ON | — | 4.24% | — | 3-year featured; alternate terms/rates available | — | — | Get pricing |
| Kindred Credit Union Credit union · ON | — | 4.29% | — | 3- and 5-year featured; fixed/variable options | — | — | Get pricing |
| Brookstreet Mortgage Investment Corporation MIC · ON | 85% | 4.49% | 1st 1% - 2% & 2nd 3% - 5% | 6m / 1yr | — | — | Get pricing |
| Kokanee Mortgage Private lender · AB, BC, MB, ON, SK, YT | 75% | 4.99% | 0% - 5% | 1yr - Flexible | — | — | Get pricing |
| Fraction Technologies Inc. Private lender · AB, BC, ON | 65% | 5.18% | 1–2% on select products | 12/18 months; 2/3/5 years depending product | — | — | Get pricing |
| Lanyard Financial Corporation Private fund · AB, BC, ON | — | 5.50% | 2% Split Res. / 1.5%-2.25% Comm | 1yr - Flexible | — | — | Get pricing |
| Antrim Investments Private fund · AB, BC, ON | 75% | 5.95% | 1st flat 1% - 2nd 2% | 1 yr - rate guarantee for 2 renewals | — | — | Get pricing |
| Pioneer West Private lender · AB, BC | 75% | 5.95% | 1% - 4% | 6m / 1yr | — | — | Get pricing |
| ThreePoint Capital Private fund · AB, BC, ON · 1yr | 75% | 5.95% | 0% - 3% | 1yr | — | — | Get pricing |
| Advanced Capital Corporation Private fund · ON | 75% | 5.99% | 0% - 3% | 3M / 6M / 1Yr | — | — | Get pricing |
| Elle Mortgage Corp. Private lender · ON | 85% | 5.99% | 1st 2% - 4% / 2nd 2% - 5% | 6m - 1yr | — | ✓ | Get pricing |
| Ginkgo Mortgage Investment Corporation MIC · BC, MB, ON | 80% | 5.99% | 1st from 1% & 2nd from 2% | 6m / 1yr | — | — | Get pricing |
| Indigoblue MIC MIC · AB, NB, NL, NS, ON | 85% | 5.99% | From 1% | 1, 3, 6, 12 months | — | — | Get pricing |
| Oppono Lending Company Private lender · ON · 1yr | 75% | 5.99% | 1.99% - 3.24% | 1yr | — | ✓ | Get pricing |
| Sequence Capital Private fund · AB, BC, ON · 1yr & 2yr | 75% | 5.99% | 1% - 2% - $2k min fee | 1yr & 2yr | — | — | Get pricing |
| Squire Financial Inc. Private fund · ON | 85% | 6.00% | — | 12–24 months | — | — | Get pricing |
| Yes Capital Atlantic Inc. Private fund · NB, NS, PE | 80% | 6.00% | Typically 2%+ | Y | — | — | Get pricing |
| Falcon Ridge MGMT Private lender · ON | 80% | 6.49% | 1.5% - 3% | 6m / 1yr / 2yr | — | — | Get pricing |
| Richview Capital MIC MIC · ON | 75% | 6.49% | 2% (HELOC 2.5%) | Y | — | ✓ | Get pricing |
| LendMax Private lender · AB, BC, ON | 80% | 6.59% | 1% - 3% | 6m - 12m | — | ✓ | Get pricing |
| First Circle Financial Private fund · BC | 75% | 6.95% | 1.00% 1st; 1.50% 2nd; LOC 1.25–2.00% | 12 months open | — | ✓ | Get pricing |
| VWR Capital Corp. Private fund · AB, BC, MB, ON, SK · 1yr | 75% | 6.95% | $750 - 1% | 1yr | — | — | Get pricing |
| Canadian Mortgages Inc. Private lender · AB, BC, NB, NL, NS, ON, PE, QC · 12m & Custom | 80% | 6.99% | 1st 2.5% & 2nd 3% | 12m & Custom | — | — | Get pricing |
| Capital Direct Private fund · AB, BC, ON · 1yr - 2yr | 80% | 6.99% | 1% - 4.5% | 1yr - 2yr | — | — | Get pricing |
| Gentai Capital Private fund · AB, BC, ON | 75% | 6.99% | 1% - 2% | 6m / 1yr | — | — | Get pricing |
| RESCO MIC MIC · ON | 80% | 6.99% | 1% - 3% | 1m - 1yr | — | — | Get pricing |
| StoneRidge Lending Private lender · ON · 1yr | 80% | 6.99% | 1% - 2% | 1yr | — | — | Get pricing |
| Tekamar Mortgage Fund Ltd. Private fund · BC | — | 7.00% | 1.25–2.00% (minimums apply) | 1 year | — | — | Get pricing |
| Interior Equities Corp. Private lender · BC | 75% | 7.25% | 1% commercial; other fees not publicly stated | 1 year | — | — | Get pricing |
| Canguard Mortgage Investment Corporation MIC · BC · 1yr - 2yr | 75% | 7.45% | 1% - 2% | 1yr - 2yr | — | — | Get pricing |
| Breakwater Investments Private fund · ON · 1yr | 65% | 7.50% | 1.5% - 2% | 1yr | — | — | Get pricing |
| Clifton Blake Group Private lender · ON · 1yr - 3yr | 80% | 7.50% | 2.00% | 1yr - 3yr | — | — | Get pricing |
| WestCan Mortgage Solutions Private lender · AB, BC | 75% | 7.64% | 1.55%(min $900)+ $270 app. fee | 6m / 1yr / 2yr (flexible) | — | — | Get pricing |
| Secure Capital MIC MIC · ON, QC | 80% | 7.69% | 1.5% - 3% (Min. $2k) | 6m - 2yr | — | — | Get pricing |
| AAREA Private Mortgages Private lender · BC, ON | 80% | 7.99% | 1-2% - $3,500 min. | 1m - 2yr | — | — | Get pricing |
| Equity Lenders Mortgage Private fund · ON | 75% | 7.99% | 2% - 4% | 1m - 12m | — | — | Get pricing |
| RiverRock MIC MIC · ON | 80% | 7.99% | 2% - 3% | 6m - 1yr | — | — | Get pricing |
| ROI Group Private lender · ON | 65% | 7.99% | 2.00% | 1yr - 3 yr | — | — | Get pricing |
| SDC Capital Corp. Private fund · ON | 70% | 7.99% | 1.0% - 3% | 6m - 2yr | — | — | Get pricing |
| Union Capital Lending Private fund · ON | 80% | 7.99% | 2–4% | Up to 1 year | — | — | Get pricing |
| Vault Mortgage Private lender · BC, ON | 75% | 7.99% | 1.25% - 1.99% | 1m - 2yr | — | — | Get pricing |
| Stewart Mortgage Corp. Private lender · BC | 75% | 8.00% | From 1% | 6 months–2 years | — | — | Get pricing |
| Verico The Mortgage Leaders Private lender · ON | 70% | 8.25% | 2 - 4% | 6m - 1yr | — | — | Get pricing |
| Atrium Mortgage Investment Corporation MIC · ON · 1yr | 80% | 8.49% | 1% - 2% | 1yr | — | — | Get pricing |
| King Capital MIC MIC · ON | 80% | 8.49% | 1.50% - 2.50% | 3m / 6m / 9m / 1yr | — | — | Get pricing |
| Domain Funding Private fund · AB, BC | 85% | 8.50% | Starting at 1.5% | 3m - 2yr | — | — | Get pricing |
| New Haven Mortgage Corporation Private lender · ON | 75% | 8.74% | 1.00% - 3.24% | 6m - 1yr | — | — | Get pricing |
| Alta West Capital Private fund · AB, BC, ON | 75% | 8.99% | 1st 2.5-3% & 2nd 3.5% | 6m / 1yr / 2yr | — | — | Get pricing |
| Lendstrait Private lender · ON | 70% | 8.99% | 2.50% - 2.75% | 3m/6m/12m | — | — | Get pricing |
| Nest Capital MIC MIC · ON | 75% | 8.99% | 2% - 3% | 6m - 18m | — | — | Get pricing |
| Guardian Financing Private fund · QC | 75% | 9.00% | 2% (0.75% FF paid) | 3m / 6m / 1yr | — | — | Get pricing |
| Mercury Mortgages Private lender · AB, MB, ON | 75% | 9.25% | 2.00% | 3m - 1yr | — | — | Get pricing |
| Brightpath Capital Corporation Private fund · ON | 85% | 9.49% | 1.49% - 2.99% | 3m / 6m / 1yr | — | — | Get pricing |
| First Canadian Mortgage Private lender · ON · 1yr - 3yr | 80% | 9.50% | 2.00% | 1yr - 3yr | — | — | Get pricing |
| Foremost Financial Private fund · ON · Up to 2yrs | 75% | 9.50% | 1% - 2% | Up to 2yrs | — | — | Get pricing |
| Fisgard Asset Management Corporation Private lender · AB, BC, MB, ON, SK · 1yr - 2yr | 75% | 9.74% | 0% - 1% | 1yr - 2yr | — | — | Get pricing |
| Bayfield Mortgage Professionals Private lender · AB, BC, MB · 1yr | 75% | 9.75% | 2% - 3% (negotiable) | 1yr | — | — | Get pricing |
| Hosper Mortgage Private lender · ON | 80% | 9.99% | 1st - 2% & 2nd - 3% | 3m / 6m / 1yr | — | — | Get pricing |
| Castleton Mortgages Private lender · ON, QC · 1 day - 2yr | 70% | 10.99% | 0% - 2% | 1 day - 2yr | — | — | Get pricing |
| Mountain Investment Corp. Private fund · AB, BC, MB, ON, SK · 1yr - 3yr | 75% | 10.99% | 1st 3-5% / 2nd 3-6% | 1yr - 3yr | — | — | Get pricing |
| Coldstream Mortgage Capital Inc. Private fund · ON | 65% | By quote | Flexible; rate/fee split | Up to 36 months | — | — | Get pricing |
| DV Capital Corporation Private fund · BC, ON | 85% | By quote | — | Flexible; tailored | — | — | Get pricing |
| DX Financial (Canada) Ltd. Private fund · ON | — | By quote | — | — | — | — | Get pricing |
| Fireside Mortgage Investment Corporation MIC · ON | — | By quote | — | — | — | — | Get pricing |
| Firm Capital Corporation Private fund · AB, BC, ON, QC, SK | — | By quote | — | — | — | ✓ | Get pricing |
| First Source Mortgage Corporation Private lender · ON | — | By quote | — | — | — | — | Get pricing |
| Five Peaks Capital Ltd. Private fund · AB, BC | — | By quote | — | Flexible | — | — | Get pricing |
| Graysbrook Capital Ltd. Private fund · NB, NL, NS, ON, PE | 65% | By quote | — | 12–24 months typical; open options | — | — | Get pricing |
| Guardian Mortgage Investment Corporation MIC · MB | — | By quote | — | — | — | — | Get pricing |
| Hera Investment Funds Private fund · BC | 85% | By quote | — | 3–13 months open | — | — | Get pricing |
| Hillmount Capital Private fund · ON | 65% | By quote | Prime + 2.50% | 1–12 months; longer by request | — | — | Get pricing |
| InstaFund Private lender · BC | — | By quote | — | — | — | — | Get pricing |
| JW Capital Inc. Private fund · NB, NL, NS, PE | — | By quote | — | Short- and long-term | — | — | Get pricing |
| Kuber Mortgage Investment Corporation MIC · ON | — | By quote | — | Short-term | — | — | Get pricing |
| Lakeshore Mortgage Investment Corporation MIC · ON | — | By quote | — | — | — | — | Get pricing |
| Lending Circle Private lender · AB, ON, SK | — | By quote | — | — | — | — | Get pricing |
| Liahona MIC MIC · ON | — | By quote | — | 6–24 months | — | — | Get pricing |
| MCF Mortgages Private lender · ON | — | By quote | — | — | — | — | Get pricing |
| Mortgage Blox Funding Inc. Private fund · ON | 75% | By quote | — | — | — | — | Get pricing |
| Mortgage Fund Capital Inc. Private fund · ON | — | By quote | — | — | — | — | Get pricing |
| Moskowitz Capital Management Inc. Private fund · AB, BC, MB, NB, NL, NS, ON, PE, QC, SK | — | By quote | — | — | — | — | Get pricing |
| Neighbourhood Holdings Private lender · AB, BC, NS, ON, QC, SK | 75% | By quote | — | 1–2 years depending program | — | — | Get pricing |
| One Stop Mortgage Corp. Private lender · BC | — | By quote | — | — | — | — | Get pricing |
| OZ Capital Private fund · ON | — | By quote | — | — | — | — | Get pricing |
| PHL Capital Corp. Private fund · AB, BC, ON | 75% | By quote | 1–3% | 1 year; HELOC 1–2 years | — | ✓ | Get pricing |
| Premiere Mortgage / Premiere Canadian Mortgage Corp. Private lender · AB, BC, ON | — | By quote | — | — | — | — | Get pricing |
| Reliable Mortgages Private lender · BC | — | By quote | — | Open | — | ✓ | Get pricing |
| Royal Canadian MIC MIC · ON | 85% | By quote | — | — | — | — | Get pricing |
| Sagewise Capital Corporation Private fund · ON | — | By quote | — | HELOC 2 years open; mortgage terms vary | — | ✓ | Get pricing |
| Servus Credit Union Ltd. (connectFirst) Credit union · AB | — | By quote | — | — | — | — | Get pricing |
| Shelter Lending Private lender · AB, BC, MB · Custom | — | By quote | — | — | — | — | Get pricing |
| Spectrum-Canada Mortgage Services Inc. Private lender · AB, BC, ON | — | By quote | — | — | — | — | Get pricing |
| Sun Mortgage Corporation Private lender · MB, SK | — | By quote | — | Typically 12–24 months for short-term solutions | — | — | Get pricing |
| Tembo Financial Inc. Private fund · ON | 85% | By quote | 2%+ | 1–12 months | — | — | Get pricing |
| The Effort Trust Company Investment trust · ON | — | By quote | — | — | — | — | Get pricing |
| Tiger Mortgage Corp. Private lender · ON | — | By quote | — | — | — | — | Get pricing |
| Tribecca Finance Corporation Private fund · ON | — | By quote | — | — | — | — | Get pricing |
| Trident Mortgage Investment Corporation MIC · ON | — | By quote | — | — | — | — | Get pricing |
| Vector Pacific Mortgage Corp. Private lender · BC | — | By quote | — | — | — | — | Get pricing |
| Westboro Mortgage Investment Corp. MIC · ON | — | By quote | — | — | — | — | Get pricing |
No lenders match those filters — or ask a broker to source it.
Rates and fees are each lender's published asks for well-located files at the stated maximum LTV, before broker fee, legals and appraisal. Every file prices individually — the Get Pricing quote is the real number for yours.
How to read this board
Private firsts price on three levers: position (first on title is the safest private money, so it is the cheapest), loan-to-value (65% money beats 80% money), and location (urban beats rural). The lender fee is part of the price — a 7.99% rate with a 2% fee costs more over one year than 8.49% with a 1% fee on the same loan. Shop the total, and re-shop at every renewal: this board changes monthly.
Moving from a private first back to a bank
The point of a private first is to leave it. File the taxes, finish the proposal, season the credit — then refinance to a B-lender or bank, often within 12–24 months. Ask the broker to map that path before you sign; it is the difference between a bridge and a treadmill.
Not sure which position fits your file?
A licensed broker prices both against your equity, credit and exit plan — free, no credit pull to start.
Frequently asked questions
What rate should I expect on a 1st private mortgage?
First-position private money is the cheapest private money because the lender is first in line on title. Pricing moves with loan-to-value and location — a low-LTV urban file sits at the bottom of the board, a high-LTV or rural file toward the top, plus a lender fee typically between 1% and 3%.
How fast can a private first mortgage close?
With an appraisal in hand, days — one to two weeks is routine. The appraisal is usually the longest single step, so ordering it early is the best way to hit a tight closing.
Can I get a private first mortgage with bad credit?
Yes — that is a core use. Approval leans on the property’s appraised value and your equity. Credit still shapes the price and the lender wants the payment to be sustainable, but a low score is not an automatic decline the way it is at a bank.
Do private lenders verify income?
Lightly, compared to banks. They want confidence the payment plus taxes get paid — bank statements or a reasonable declaration often suffice where a bank would demand two years of notices of assessment.
