CMLS Financial 5-year fixed mortgage rate.
Today’s best 5-year fixed in our network is 3.94%. We access CMLS Financial’s broker-channel pricing — typically 15-30 bps below posted — and compare it across 50+ lenders.
CMLS Financial’s best 5-year fixed rate today is approximately 3.94% through the broker channel — about $2,928/month on a $700,000 home with 20% down over 25 years. A 5-year fixed is the default choice for Canadians who want a locked payment and zero rate risk for half a decade. The branch rate is rarely CMLS Financial’s best — the broker channel typically runs 15-30 bps lower.
The 5-year fixed with CMLS Financial
Who it suits. Buyers and renewers who value certainty above all — a fixed payment for five years makes budgeting effortless and removes any exposure to Bank of Canada moves. It suits first-time buyers stretching to qualify, families on a tight monthly budget, and anyone who plans to hold the mortgage for the full term.
What drives the rate. The 5-year fixed tracks the 5-year Government of Canada bond yield plus a lender spread. When bond markets expect the economy to slow, the 5-year yield falls and these rates ease even before the Bank of Canada acts — which is why the fixed market often moves ahead of the headlines.
Breaking it early. Breaking a 5-year fixed early triggers the greater of three months' interest or the Interest Rate Differential (IRD) — and at a Big-6 bank the posted-rate IRD can run into five figures, so this term rewards borrowers who will actually keep it for five years.
How CMLS Financial prices the broker channel
One of Canada's largest independent mortgage finance companies. Active in both residential and commercial, with strong CMHC MLI Select multifamily expertise.
CMLS Financial runs two 5-year fixed rate sheets: the posted/branch rate and a wholesale broker-channel rate a licensed brokerage accesses, usually 15-30 bps lower because the broker handles origination. You can’t reach it by walking into a branch. On a $700,000 mortgage, 20 bps is roughly $1,400 a year.
- CMHC MLI Select multifamily
- Commercial mortgages
- Residential A-lending
- Fair-IRD
A worked example
On a $700,000 home with 20% down, the mortgage is $560,000. At CMLS Financial’s best 5-year fixed rate of 3.94% over a 25-year amortization, the payment is about $2,928/month. Walk into a branch at the posted rate (~15-30 bps higher) and you’d pay $50-100 more a month for the identical mortgage — which is exactly what the broker channel saves. Model your numbers in the CMLS Financial calculator.
Whatever your situation with CMLS Financial
We submit to CMLS Financial's broker desk and 50+ other lenders on one application — whichever prices your file lowest wins.
First-time buyers
5% down with FHSA + RRSP HBP optimization — CMLS Financial or whichever lender prices you lowest.
Refinancing
Unlock equity for renovations, debt consolidation or investing.
Renewing
Don't auto-renew with CMLS Financial — most clients beat the first offer by 30-60 bps.
Self-employed
Business-for-self files priced right across A-lender, alt-A and private.
Bruised credit
B-lender and private paths now, with a mapped exit back to A-pricing.
Breaking a CMLS mortgage
Estimate the CMLS Financial posted-rate IRD penalty before you switch.
6 reasons to get CMLS Financial's 5-year fixed through a broker
Why the branch rate is rarely CMLS Financial's best 5-year fixed — and how the broker channel changes the math.
Access the broker channel
CMLS Financial's broker-channel 5-year fixed rate is typically 15-30 bps below the branch rate — and you can only reach it through a licensed brokerage like ours.
CMLS Financial and 50+ others compete
We submit your file to CMLS Financial's broker desk and the rest of the network on one application, so you get CMLS Financial's best and the market's best side by side.
No bureau pull to start
We can shop your CMLS 5-year fixed rate without a hard credit check, so comparing costs you nothing.
We handle the paperwork
From application to CMLS Financial's underwriting to funding, we manage the file end-to-end.
Switch or renew without overpaying
At maturity we benchmark CMLS Financial's renewal/switch offer against the whole market so you never auto-renew high.
Best-rate guarantee
We'll beat any comparable Big-6 5-year fixed offer or pay you $500 — and our advice is free, paid by the funding lender.
Why shop CMLS Financial through us
- Direct access to CMLS Financial's broker desk — plus 50+ other lenders on one application.
- Broker-channel pricing 15-30 bps below CMLS Financial's posted rate.
- One application, every lender — CMLS Financial's best and the market's best, then you choose.
- FSRA-licensed advice, no bureau pull to start, best-rate guarantee or $500.