Michelle Coates - Verico Compass Mortgage Group

Michelle Coates - Verico Compass Mortgage Group 🏡 Mortgage Broker helping clients navigate home financing with clarity and confidence. With access to top lenders, there are options. Let’s connect!🗝️

Are you buying, refinancing, or just exploring options? I’m here to guide you every step of the way.

Down payment gifts are more common than people think 👀For a lot of buyers, especially first-time buyers, help from famil...
06/24/2026

Down payment gifts are more common than people think 👀

For a lot of buyers, especially first-time buyers, help from family can make a big difference in getting into the market sooner.

But from a lender’s perspective, it’s not just about where the money comes from, it’s about making sure it’s properly documented.

In most cases, lenders will need a simple gift letter confirming that the money is a true gift, not a loan that needs to be repaid. They may also ask for proof of transfer, like a bank statement showing the funds moving into your account.

The reason this matters is because lenders want to be sure your debt levels aren’t higher than what’s shown on paper. If a “gift” is actually a loan, it could affect your approval.

If you’re planning to use gifted funds for your down payment, it’s worth getting the details right early so there are no surprises later.

Dream backyard question… but you can only pick ONE ☀️If you had to design your perfect outdoor space, would you go for a...
06/13/2026

Dream backyard question… but you can only pick ONE ☀️

If you had to design your perfect outdoor space, would you go for a pool, an outdoor kitchen, a fire pit, or a big open lawn?

There’s no wrong answer, but your “dream backyard” can also help shape what kind of home actually fits your lifestyle long-term.

So I’m curious… what are you picking?


When a lender looks at your mortgage approval, they’re not just looking at your income and the home price. They also fac...
06/12/2026

When a lender looks at your mortgage approval, they’re not just looking at your income and the home price. They also factor in your ongoing housing costs, and that includes property taxes.

Here’s why that matters:

Property taxes are added into your monthly carrying costs, which affects your debt ratios. So even if the mortgage payment itself looks manageable, higher property taxes can lower the total amount you’re approved for.

It’s one of those details that doesn’t always get talked about early in the process, but it can make a real difference in your budget and your buying power.

The good news is, once you understand it, you can plan for it properly instead of getting surprised later.

If you want help figuring out what your actual budget looks like (including taxes, not just the mortgage), send me a message. I can break it down for you.


Most people think a mortgage broker’s job is pretty simple, submit the application, get an approval, done.But behind the...
06/11/2026

Most people think a mortgage broker’s job is pretty simple, submit the application, get an approval, done.

But behind the scenes, there’s a lot more going on…

It starts with understanding your full financial picture, not just the basics on paper. From there, it’s about comparing options across lenders, because rates, terms, and flexibility can vary more than most people realize.

A big part of the role is strategy too. Figuring out how to structure your mortgage in a way that actually supports your goals, not just getting you “approved.”

And then there’s everything in between: paperwork, lender communication, problem-solving when things get complicated, and making sure nothing gets missed before closing.

The goal isn’t just to get you a mortgage. It’s to make sure it actually fits your life.

If you’re thinking about buying, renewing, or even just want to understand your options better, I’m always happy to walk you through it.


Buying a home with kids hits a little different 👀It’s not just about the layout or the finishes anymore. You start think...
06/06/2026

Buying a home with kids hits a little different 👀

It’s not just about the layout or the finishes anymore. You start thinking about things you may not have cared about before, like school zones, commute times, yard space, or just having enough room for everyone to exist without chaos.

And on the financial side, your priorities can shift too. Maybe you want to keep your monthly payments more comfortable, leave room for childcare or activities, or plan ahead for future expenses.

It’s less about stretching for “the most house” and more about finding something that actually works for your day-to-day life.

That’s why having a plan matters even more here. The right mortgage should support your lifestyle, not make it harder.

If you’re planning a move with your family and want to talk through what makes sense financially, send me a message. We can map it out together.

Thinking about moving, but locked into a low rate? This is where mortgage portability comes in 👇If you sell your home be...
06/05/2026

Thinking about moving, but locked into a low rate? This is where mortgage portability comes in 👇

If you sell your home before your mortgage term ends, you might be able to bring your current rate with you to your next home instead of breaking your mortgage (and paying a penalty).

If your current rate is lower than what’s available today, portability can make a big difference financially.

The tricky part is that every lender handles this a little differently, so it’s not always a straightforward yes or no.

If you’re thinking about moving and want to know if this could work for you, send me a message. I can walk you through your options.

Summer moving season is here ☀️ and June is when things really start to pick up.This is the busiest time of year in the ...
06/04/2026

Summer moving season is here ☀️ and June is when things really start to pick up.

This is the busiest time of year in the Canadian housing market. More listings hit the market, more buyers are actively looking, and things tend to move a lot faster.

If you’re planning to buy or sell, here’s what that actually means for you:

📌 More options (but more competition, too)
📌 Homes can sell quicker than you expect
📌 Being prepared matters more than ever

It can feel a little overwhelming, but this is also when a lot of opportunities show up. The key is having a plan before you jump in, not trying to figure it out while everything’s moving quickly.

If you’re thinking about making a move this summer, send me a message. We can map out a simple plan so you feel ready when the right opportunity comes up.

Excuse me….. my friends and I heard you talking about mortgages 👀🐾As Head of Security, Snack Inspection, and Neighborhoo...
05/29/2026

Excuse me….. my friends and I heard you talking about mortgages 👀🐾

As Head of Security, Snack Inspection, and Neighborhood Surveillance, I take these things very seriously.

That’s why I only recommend ONE mortgage broker — my human. 🏡

She’s great with numbers, great with people, and can explain mortgages in actual human language. 🐶

Buying, renewing, refinancing, or just financially sniffing around? Send her a message.

Now if you’ll excuse us, we have playing to attend to.




A homebuying question that always sparks debate: Should you buy the perfect home now, or compromise and wait for the rig...
05/29/2026

A homebuying question that always sparks debate: Should you buy the perfect home now, or compromise and wait for the right one?

There’s no single answer, it depends on your goals, timeline, and what you’re willing to prioritize. Some buyers focus on location over finishes, others want a move-in-ready home.

The key is knowing your must-haves vs. nice-to-haves, so you can make a decision that works for you, not just what everyone else says.

If you want guidance on navigating these choices without the stress, send me a message.

Spring is full of excitement, more listings, longer daylight, and a sense that “everyone is buying.” It can make house h...
05/22/2026

Spring is full of excitement, more listings, longer daylight, and a sense that “everyone is buying.” It can make house hunting feel fast-paced and competitive.

Winter, on the other hand, often brings quieter markets, fewer showings, and more time to think through decisions. Sometimes it’s easier to find a hidden gem without the rush.

Both seasons have pros and cons, but the key is staying focused on your budget, priorities, and plan, no matter the time of year.

If you want help navigating the market this spring without getting swept up in the frenzy, send me a message.

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360 Saskatchewan Avenue
Spruce Grove, AB
T7X2Z6

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