Private HELOCs from 7.75% for Markham properties. Built for small business owners, multi-generational families, and self-employed professionals who don't fit a bank's checklist.
Markham's homeowner profile is unlike anywhere else in the GTA. A high concentration of small business owners, professional self-employed, and multi-generational households means a huge percentage of Markham residents have legitimate equity but unconventional income paperwork.
The numbers tell the story. Markham's average home price sits around $1.17M in early 2026, with detached homes in Unionville, Cathedraltown, and Berczy regularly trading between $1.4M and $1.9M. Even with the market softening of roughly 11% year-over-year, homeowners who bought before 2018 are sitting on $400,000 to $800,000 in real equity. The question isn't whether the equity exists — it's whether you can access it.
For business owners filing through a corporation, for restaurant operators showing modest personal income, for the multi-gen households where multiple incomes blend together in ways the bank can't easily document — the bank HELOC application becomes an exercise in frustration. Private lending solves the documentation problem by underwriting the equity and the property, not the borrower's tax return.
You own a restaurant, professional practice, or trading business through a corporation. Personal income on paper is modest by design. The bank won't extend more credit. A private HELOC against your home gives you working capital without the corporate financials gauntlet.
Aging parents are moving in. The basement needs to become a proper in-law suite. A private HELOC funds the $150,000-250,000 build without the bank requiring all household members on the application.
You bought at the top of the 2021-2022 condo boom in Markham Centre or Unionville Square. The closing appraisal is short. We bridge the gap so you can close, then refinance once the market stabilizes.
You spotted a deal — another condo, a duplex, a Muskoka cottage. The bank's process takes 60+ days. We can fund the down payment in 10-14, so you can write the offer with confidence.
You're a doctor, dentist, or independent professional with a corporation that pays you a controlled salary. Your real wealth is in retained earnings the bank doesn't see. We see the property and the equity. That's enough.
Annual tuition at top Markham-area private schools runs $30,000-50,000 per child. A HELOC smooths the cash flow without disrupting investments.
A multi-generational family in Unionville owns a detached home worth $1.45M with a $440,000 first mortgage. They want $230,000 to renovate the basement into a self-contained in-law suite for the husband's parents and to inject $80,000 of working capital into their family-owned trading business. A second-position private HELOC at $230,000 puts combined LTV at approximately 46% — comfortable for our second-position program. Rate band: 10.50-11.50%. Interest-only payments on $230,000: approximately $2,015-2,205/month. The renovation creates a permanent self-contained living space worth $200,000+ in incremental property value, and the working capital prevents the family business from taking on more expensive credit-card debt. Time to funded: typically 10-12 days.
Unionville, Cornell, Berczy Village, Cathedraltown, Markham Village, Cachet, Box Grove, Wismer Commons, Greensborough, Bullock, Buttonville, Milliken, Markham Centre, Aileen-Willowbrook, Thornlea.
Detached, semi-detached, townhouse, and most condos qualify. Rental properties qualify with a 0.25% rate premium. Properties in surrounding rural and edge communities considered case-by-case.
If your bank will give you the line you need at their rate, take it — bank HELOCs are cheaper. We help when the bank says no, when the bank says "yes but for less than you need," when you can't wait the 6-8 weeks bank approvals are now taking, or when your situation is too complex for an algorithm to underwrite.
For most clients, a private HELOC is a bridge — 12 to 24 months to get refinanced back to a bank product once income, credit, or property situation has stabilized. The fully open structure means there's no penalty when that time comes.
Tell us about your property and your situation. We'll come back within one business day with whether this fits, what rate band you'd be in, and what the next step looks like.
If it's not a fit, we'll tell you that too — and where else to look.
We'll review your file and come back within one business day. Check your email (including spam) for our reply.