● LIVE TRACKING
MORTGAGE_RATES.CSV
Last updated 2026-06-02 · Manual curation · Weekly refreshBEST 5YR FIXED4.34%
BIG-6 AVG4.85%
BROKER AVG4.37%
BIG-BANK PREMIUM+0.48%Average extra you pay walking into your bank vs using a broker
MONTHLY COST · $500K MORTGAGE+$200What that 0.48% spread costs per month at $500k
25-YEAR LIFETIME COST+$60,000Total extra interest over 25 years at current spread
RATE_TABLE · 12 LENDERS
Best in class
TYPE
NESTO
Online broker
5.34%
4.94%
4.49%
4.34%
4.45%
TRUE NORTH
Online broker
5.39%
4.99%
4.54%
4.39%
4.50%
RATEHUB
Broker
5.44%
5.04%
4.59%
4.39%
4.55%
MERIDIAN
Credit union
5.79%
5.29%
4.94%
4.69%
4.80%
TANGERINE
Online bank
5.84%
5.34%
4.99%
4.74%
4.85%
COAST CAPITAL
Credit union
5.84%
5.34%
4.99%
4.74%
4.85%
VANCITY
Credit union
5.84%
5.34%
4.99%
4.74%
4.85%
RBC
Big-6 bank
6.04%
5.49%
5.14%
4.84%
4.95%
BMO
Big-6 bank
5.99%
5.44%
5.09%
4.84%
4.90%
SCOTIA
Big-6 bank
6.04%
5.49%
5.14%
4.84%
4.95%
CIBC
Big-6 bank
6.04%
5.49%
5.14%
4.84%
4.95%
TD
Big-6 bank
6.04%
5.49%
5.14%
4.89%
4.95%
★ CATEGORY AVERAGES ★
5-year fixed by lender type
★ HOW TO READ THIS ★
Rates explained
// FIXEDLocked-in interest rate for the full term. Payment doesn't change. Tracks 5-year government bond yields.
// VARIABLETracks the BoC policy rate via prime. Moves up or down with BoC decisions. Risk = reward.
// SHORTER TERMS (1-3 YR)Higher rates today, but flexibility to refinance/renew sooner if rates drop.
// BROKER vs BANKBrokers shop 40+ lenders. Banks quote their own rate. The spread is real money.