How Much Do I Need to Save for a House Downpayment?

how much do I need to save for a house downpayment

So, housing.

I’ll be the first to admit that it’s a totally personal, deeply contentious topic, especially for us millennials – and I’m just talking about outside of the Vancouver-and-Toronto insanity.

But I jumped right into the middle of it when I wrote about whether or not I can afford the average Ottawa house, with this line.

“Now, would I ever buy a house with only 5% down? Not a chance, but that’s an opinion for another post. ”

Well friends, this is that other post. Let’s talk down payments.

Why I Don’t Believe in Putting 5% Down

Two reasons: numbers and risk.

The first is the big one: numbers. If you’re putting down 5%, more than half of that money just vanishes thanks to the CMHC premiums you have to pay to protect them if you can’t handle your mortgage. Right now, that premium is 3.6% of your house’s value, so you’re left with 1.4% equity in your house.


That’s where the risk comes in. Every rent vs. buy calculator in the world will show you that the longer you stay in a house, the cheaper it gets, because your switching costs – everything from realtor fees to renting a moving truck to alllll the closing costs – are averaged out over a longer time period. If you’re paying those switching costs every two years? Not a good scene, and renting will be the better option, hands down.

What does this have to do with putting 5% down on a house? Well, you might not be planning to move in the next ten years, but if you do, you’ll be paying switching costs all over again – and people move for all sorts of unforeseeable reasons, like an amazing job opportunity or a less-amazing change in family situations.

If you do end up moving, and you started from 1.4% equity in your house, switching costs will eat a big chunk of that equity. It might not happen, and you might be in that house until a ripe old age, but like… it’s possible that you might have to move.

Don’t even get me started on the fact that house prices are bonkers right now, and if you have to move once they cool down a bit? Egad.

For someone who’s all “bring on the risk!” with my investments, I’m surprisingly conservative with my day-to-day money, and a house will always be the biggest chunk of that for me. The risk of putting down 5% is just a bit too high for my liking.

So if I’m so anti-5% downpayments, you might assume I’m going to patiently wait until I can afford to put down 20% on a house, right?


Why I’m OK with Under-20% Down Payments

The short answer? I’m only so patient, friends, and the down-payment sizes these days are nothing to sneeze at. If you saw my take on affording the average house in Ottawa, even a 5% downpayment on a $403,603 house will set you back $20,180.15.

The longer answer actually breaks down into two things, but yes, one of them really is that I’m just not that patient. I’ve been saving – pretty aggressively – for a house downpayment for about a year now, and if all goes as planned, we’re still two years away from buying a place.

By the time we buy a place, if all goes as planned, I’ll have been saving the equivalent of my rent payment for three whole years, and honestly, I’d rather just buy a place and funnel that savings into other goals already. I’m excited to use that money for other things, which yes, will include increased housing costs – but will also be used to bump up my retirement savings.

The second reason I’m not entirely opposed to putting down less than a 20% downpayment (if it’s an option, aka you’re not buying a million-dollar home) is closing costs. Ask anyone who has ever bought a house and they’ll tell you – the closing-cost struggle is real. This guy underestimated his closing costs by 50%, and that’s not an uncommon occurrence, no matter how prepared you are.

Never mind the non-closing-cost line items, like new furniture or appliances. I’ve seen some older-than-I-am washers and dryers at open houses, let’s just put it that way.

If we were in a position to juuuuust barely hit that 20% downpayment number, but it would seriously deplete all of our other savings accounts, would I pay the CMHC premiums in order to keep a solid cushion of savings in my account?

Heck. Yes.

Let’s say the CMHC premiums came to $5,000 that gets rolled into my mortgage. I’d rather pay off that $5,000 at the 2.34% interest rate that we’re averaging right now for mortgage payments, than to rack up the same amount of debt on a line of credit charging 6% interest because we had literally no emergency fund savings left and an emergency popped up.

Because hi, that is exactly when an emergency would actually happen, and you know it’s true. You know The Dog would totally eat a sock that afternoon.

My Goldilocks Downpayment Goal

Not too big, not too small – see? Goldilocks. (Yeah I think I’m super funny, OK?)

Once all is said and done, and if everything goes as planned, I’ll be looking at putting down between 10% and 15% on a house once I’m in a position to buy. That’ll mean I’ll be on the hook for some CMHC payments, yes, but they’ll be between 2.4% and 1.8%, depending on where I fall in that range.

If I do put down 10%, and pay the 2.4% premium, it leaves me with 7.6% equity in the house, which is way more palatable than 1.4%. If I hit the 15% number, I’ll be paying 1.8% to CMHC, leaving me with a cool 13.2% equity.

In an ideal world, yes, I’d aim for 20%, and if you can get there, go for it!

For the rest of us, my challenge to you is this: pretend like 10% is the minimum downpayment on any house, not just the minimum payment on the part of the house that’s above and beyond $500,000.

Unless you’re in Toronto or Vancouver, of course, because your markets terrify me and I’d never presume to know what it’s like to be trying to buy there right now. Sending hugs.

What do you think – would you put 5% down on a house? Are you way more patient than I am and are planning to save up the full 20% before diving in? I’d love to hear about it – especially if you’ve already bought a place!


Desirae is on a mission to demystify and un-boring financial info for millennials, so that we can all save more money, spend on stuff that matters to us, and still have a latte or two along the way. Money is literally why we can have nice things, and Desirae is committed to helping make sure you know just enough to make the right calls for you. (She’s also committed to her expensive dog, her side hustle, and her retirement fund.)

47 Comments on “How Much Do I Need to Save for a House Downpayment?”

  1. Sarah @ Couple of Sense

    Thanks for sharing your perspective on your house purchase. We bought just outside Toronto 5 years ago; when it was still expensive for what we bought but not the way it is now. (That is a rant for another day). We put 10% down for the exact same reason you mentioned. If the housing prices are increasing at a clip it’s going to be hard to catch up no matter how much you save per month. I did some math and at the rate we were saving it would have taken us another 14 months to save up the extra 10% to put a total of 20% down on the house (forgetting for a minute about closing costs and furniture since we would have had no money for that). However if we waited 14 months the house would have increased in price and that money we saved wouldn’t have been enough. We would be playing catch up and paying more for the house than we needed to than if we just stuck to 10% down payment. It’s easy to look at this in hindsight but the extra interest on the mortgage because of the increase in housing price would have negated the savings on the CMHC fee. We are also planning on staying in this house for a long while which helps reduce costs as you mentioned. Buying a house is likely the biggest financial decision of your life and it’s important to understand the whole purchase but we would have been continued to be priced out if we waited to save up 20%.
    I agree on sending hugs especially to first time home buyers now in those cities. It will make people disenchanted for sure.
    Good luck with your house purchase when the time is right.

    1. Desirae

      Thank you so much Sarah, for the well wishes and for sharing your experience! It sounds like you guys made a really good call going with 10%, especially within the halo of the crazy Toronto market. I couldn’t agree more, too, that it’s one of the biggest decisions of your life, so even if people disagree with me on this, at least I’m bringing it up, haha. Better to talk about it now before you actually dive in!

  2. Casey Elliott

    I completely agree!

    and gawd…Toronto. I have own a condo here, which is affordable. But I literally have no idea what my BF and I would do if we want to start a family one day. I can’t imagine having a $500K+ mortgage (and that would be WITH a hefty downpayment of 20-30%). You cant even find anything affordable within an hours drive of the city. AN HOUR!

    my ultimate plan is to move back in with my parents, then slowly convince them it is time to move to a retirement home. haha just kidding….maybe.

    1. Desirae

      Lmao Casey omg you’re the best. And it actually gives me flashbacks to when I lived in Sydney, another bonkers real estate market, because that was *actually* people’s plans to deal with housing. “My parents will die someday and I’ll get their house!” Or, in the case of divorced parents, “TWO houses!” Congrats on the condo, by the way – that is no small feat!

      And an hour commute is just too. far. I’m spoiled here in Ottawa, where an hour will literally take you from outer suburb to outer suburb in peak traffic most days :S

  3. Katelynne

    I was a patient 20%’er. I was obsessed about that number. Obsessed. It took me 5 really aggressive saving years to get there but I did and don’t regret it. I managed to save 20% for a house 25% higher than what we paid for our house so it was awesome to have the emergency fund on the side when we had spent everything for the house. The pain of handing over that money when it was all going down, made me think that 5% would have been a way more comfortable number but 2 years after buying it, I have no regrets. The market has moved a bit in Calgary (although not really in our price range/building type) and I really haven’t had a second thought about it.

    I am too high anxiety for 5% – and seeing the fluctuations affect people who put down 5% makes me feel like we made the right decision. I also had heard some terrible stories about dealing with the CMHC – personal anecdotes only really, but enough to make me want to stay away from that if we could. And we could, so we did. But I know lots of people who deal with them successfully and without issue. It was entirely a comfort thing for me and I was willing to wait to have that peace of mind. (For reference, we bought something sub 400k)

    1. Katelynne

      Part of me wonders, after getting into PF stuff, what I could have if I’d had invested some of that money instead of just socking it away for a house but not really enough to have regrets. more just like Oh that could have been an interesting and profitable…But we aren’t in bad shape and have time and resources to put towards that now.

    2. Desirae

      Um, Katelynne, why aren’t you a personal finance blogger again? Because omg rockstar 20%-er over here! That is seriously amazing, congratulations! And buying well within what you could afford and having money left over – I just cannot. That is so hardcore.

      And I am so with you on the comfort thing about 5% down – it’s mostly just a feelings thing for me too, because if you end up underwater on your mortgage, I can’t think of much worse than feeling trapped in the house because you can’t afford to sell it and pay the difference to leave! Or even just the knowing-I’m-paying-more-than-it’s-worth-thing. I think that would drive me right up the wall.

      1. Katelynne

        Ha! It would be called “how to make all money decisions based on fear! And how to stall on money decisions because of fear- a blog”

        I totally agree with Alyssa below: houses are such a loaded thing it’s crazy. I’m really excited to see you tackle this one!

  4. Suzewannabe

    No. I would wait until I had the 20% down on a 15 year mortgage and all other debts paid.

    Despite all the math (I am a math need too), remember RISK.

    Ask yourself, could I handle all the house costs on my own.

    I’m begging you, as possibly you in the future, wait. Wait.

    A live in bf is not the same as a husband. Been there, done that.

    Please protect yourself legally.

    1. Desirae

      Oh totally! Don’t worry Suze – it’s not a step I would take without other legal things squared away, let’s put it that way, lol. I am the friend who will give people lectures about protecting themselves legally before even living with someone, and that’s when there’s no property ownership involved! I am the buzzkill friend who’s all “I could care less if it’s romantic, SEE A LAWYER.”

  5. Jordann

    Yay for more frank discussion about housing prices OUTSIDE of the two crazy housing markets in Canada.

    I think we are basically on the same page with our respective house buying journeys. 20% would be awesome, but enough already, I don’t have five years of my life to devote to saving for a home. As long as my housing costs are comfortable and can be covered comfortably on one income, I’m fine with putting down a little less.

    Looking forward to more posts like this.

    1. Desirae

      You totally inspired me to start talking about it, because I love love love all your writing about the process and how you’re making the decision! Your rant post about how if you can’t save 5% you shouldn’t buy a house is still one of my fave rants of all time, because HELL YES what on earth people.

  6. Leigh

    I’m confused – I thought you live in a house that your boyfriend owns? Are you guys planning on selling or renting out his house and buying a house together? Is he on board with less than a 20% down payment? My boyfriend and I have discussed how we would go about buying a house together if we wanted to in the future and our agreement is that we would sell my condo, we would put 20% down and a 15 year fixed rate mortgage that we would probably pay down a bit early, and we would go in on it 50/50.

    I bought my condo with a 20% down payment, but that only took me about a year and a half to save up and I didn’t have any emotional attachment at the time towards buying a place. I could have put 25% down, but I wanted some more cash on hand at the time of purchase and within about six months, I had 30% in equity, so I refinanced for a better rate.

    1. Desirae

      You’re totally right Leigh – my boyfriend owns his place and in this scenario (assuming other things have happened first, haha) we’d be selling his place and he’s cool with the percentages I outlined here as well once we unlock the equity he has in his place. It’s *possible* that we’d find something in a lower price range that we both like and be able to swing 20%, but that’s on the lower end of what’s reasonable in our neighbourhood unfortunately. We’ll have to see how things go!

  7. ZJ Thorne

    I would do a 5% down payment, but would need to have banked at least a 10% down payment saved for my own sanity. But I’m also not considering a home to be a financial investment. It will be an investment in the lifestyle I want (no more roommates).

    1. Desirae

      Yessssssss THIS! This point is so true and exactly what I believe – the house you live in is a lifestyle expense, not an investment. If housing appreciates in the next 40 years like it did in the past 40 years, we’ll be in a $4M house, and I just don’t see that happening in my neighbourhood, no matter what happens with inflation, lol. It’s a personal lifestyle priority for me (because true story I just want more dogs) which is why I’m ok spending money on it. And if I still had roommates I’d be right there with you!

  8. Alyssa Fischer

    NEVER 5%! Seriously, just never.

    In my wildest dreams I could save $100k for a down payment, but that might be too far out of reach for the timeline my mind has rolling. Home-ownership is even more personal than personal finance (IMO).

    1. Desirae

      SO PERSONAL omg. You should see the Facebook comments! And man, $100K is the *dream* downpayment. At this point, that’s my stretch net worth goal by 30, but a lot of things would have to go right for that to happen, lol – and since I’d like to buy a little bit before then, it’s probably not going to happen even for a joint down payment!

      But maybe we’ll strike it rich? It could happen! Keep the dream alive.

  9. ARBM

    I can’t remember the exact amount right now for our down-payment when we bought our house, but I’m pretty sure it was about 10%. I wouldn’t recommend going with anything less than that for peace of mind…

  10. Monica H

    My spouse and I bought a house about 2.5 years ago and pushed for 20% (and were successful). No regrets.

    That said, we were fortunate to be in a situation where we had family support and were able to put virtually every dollar of our life savings into the house and know that our families would be able to loan us money (at a lower interest rate than our mortgage was at) if an emergency arose. It didn’t, and we are now back to having a reasonable emergency fund/savings.

    THAT SAID, if we didn’t have that comfort, we would have either a) waited longer until we had more of an emergency fund on top of the 20%, or b) gone with a slightly smaller downpayment. Basically I’m saying… your point of not killing all your savings for a down payment IS LEGIT.

    One more thing to keep in mind that I think is super important is that we have to keep in mind that the smaller the amount of equity we buy of the house up front, the larger the amount of money we’re going to pay to the bank over 15/20/25/30 years!! Especially with a home over 500k, an additional 5% down means significantly less money going straight to interest with every payment. You literally save thousands over the course of a mortgage.

    1. Desirae

      You guys are just champs – thank you for being a real life person who isn’t livid at me for suggesting that maybe 5% down isn’t the best plan! Hahaha but seriously, it sounds like you guys made an awesome call with it, and taking family support into consideration is huge as well. You can’t always look at decisions in a vacuum, and having family you can fall back on is huge.

      I mean, the amount of times I’ve moved back into my childhood bedroom ALONE is proof that having that family safety net is a big deal, lol. My poor mother.

  11. Justin

    I made a 10% downpayment and don’t regret waiting, but at the same point wouldn’t recommend 5%. I could have made a larger down payment but I value liquidity and having a nice safety net. I already knew when I bought the house that the roof needs to be reshingled, so I will be able to pay for that using cash instead of borrowing at a rate that’s a lot higher than my 2.39% mortgage. I also couldn’t stand the teeny tiny pedestal sink in the only bathroom in the house, so I ripped that out in my first weekend here along with the toilet that was making a horrible clunking noise. Not sure I could have done that comfortably if I had put much more down. Ultimately it comes down to “what’s the alternative?” For me that was paying a higher amount for rent for a much smaller apartment with very loud neighbours in a building that wasn’t being kept up to my standards, versus buying my own place that I can keep however I want it while building a bit of equity while I’m at it. I still have shared walls as it’s a townhouse, but I don’t have to listen to my neighbours snoring at night (ya, I could actually hear my neighbours snoring!)

    1. Justin

      I also wanted to point out for those people who don’t know (because I know I wasn’t at the time) but the CMHC insurance isn’t paid up front, it gets added to the mortgage and amortized with the rest. I’m not sure whether they’ll let you pay it upfront to avoid the additional interest, but I can’t imagine that would make more sense when interest rates are so low. Ultimately I think the cost of the insurance is pretty low and it’s not something that would put me off buying a home, I had figured out the impact on my mortgage payments and for me it’s pretty comparable to the cost of Netflix each month, so there are definitely bigger issues that should be weighed when considering if it’s time to buy a home.

    2. Desirae

      Oh my god, were the walls paper mache in your apartment?! That sounds like a nightmare and you are a saint to have lived there / not murdered the neighbour in their loud obnoxious sleep. And “what’s the alternative” is an amazing point that I didn’t even touch, but it’s so true. Everyone will find themselves with a different set of alternatives, which totally impacts the decision.

      I’m not past the snoring though. Omg.

    1. Desirae

      Definitely! The stress of it would be the big thing for me – knowing I had 98% of the house value to pay back would freak me right out, especially since I have no experience with debt! (Which yes, mortgages are their own beast, but my first debt experience is going to be a doozy, lol)

  12. Danielle

    As I literally just put down 10% on a condo in Toronto, this was the question that tormented me for the last six months. WIth the inflation rate on homes (more houses than condos, but still certain condos) if I waited another 6-12 months to be able to do 15-20% PLUS closing costs AND required repairs (new appliances, ensuite laundry install, painting, staining, retiling, etc) the cost of what we were looking at would look a lot different in 2017.

    That said, we comfortably had a 10% down with more than enough cash left over for the small repairs that we’ll be making (our unit is actually pretty much move-in ready!), which is allowing us to slowly build our home and not sit at home being broke and miserable as a 15% down would’ve left us.

    But yeah, it’s hard, but don’t do 5% down. That is a hard hole to build from.

    1. Desirae

      Congratulations on the new condo Danielle! And ensuite laundry is *life*, so I am totally behind your decision to keep money left over from that. I remember living without it and every time I do, I go lovingly stare at the laundry machine and dryer on my main floor for like ten minutes, and thank it for its service.

      I mean, also, it sounds like you were super responsible, and Toronto is sheer madness! Sorry, I get really worked up about ensuite laundry. It was a dark time in my life, lol.

      1. Danielle

        I currently only have a working washer in my rental, not a dryer. I’ve been air-drying my clothes for 2 years in an apartment with 3 cats. I. NEED. ENSUITE. #priorities

        1. Desirae

          For about two weeks, I was inspired by #extreme frugality and bought a clothes rack to dry all my clothes (the irony is NOT lost on me.) Then it got to be a huge hassle and I caved like a cave-y cave. I am so excited for you to have both! (Especially with pets. The pet-hair struggle is so real.)

  13. Money Beagle

    I’m definitely conservative in this area and in a shrinking minority, it seems, but I still believe in the 20% number as being the target goal. I think that this will protect against most downturns so that you stay above water (didn’t work in the last housing market crash, but that was a rare event). It also normally keeps you out of having to pay for PMI, which to me is just like taking a match to that cash each month. And, honestly, a big reason for me is that I’ve rarely ever heard anybody who put 20% down come out and say that they can’t afford their house, but the incidents increase dramatically as the down payment percentage goes down.

    Of course nobody wants to wait, but sometimes delayed gratification exists for a reason.

    But again, I acknowledge, that my perspectives seem to be going the way of the dodo bird.

    1. Desirae

      Hahaha if it makes you feel better, I do sometimes daydream about what it would be like to wait a bit longer and save 20%! One of the biggest factors in making the move is that right now we’re in a townhouse that’s part of a condo corp, and it’s horribly managed, so we want to make a move to freehold sooner rather than later. Who knows though – maybe by then we’ll be making enough that 20% will seem like no sweat!

      1. Abcd

        Curious as to what is horribly manager by your condo corporation on your townhouse. Moving to a similar lifestyle soon

        1. Desirae

          They don’t really plan ahead or save well for big purchases, so every time something totally expected happens – like roof repairs on a 30-year-old roof – they need to do a special assessment and levy more money to pay for it. It also means they haven’t saved enough for big, unexpected repairs, so that puts us in the same situation! Some condos are well managed, but this is not one of them, lol.

  14. Stephanie

    I bought in the Vancouver area with 5% down. Looking back, I would have been a bit more comfortable with 10%, but in Vancouver, even 5% down is no small peanuts money-wise.
    The appreciation on properties in Vancouver is usually higher than the CHMC premiums.
    If I had to wait to have 20%, I would probably never be able to buy. In my personal situation, renting does not make sense….and yes, I did the math to be able to say this!

    1. Desirae

      Oh my gosh Stephanie, Vancouver is bonkers and I am so impressed you bought at all! I’m 100% sure you did the numbers, and again – I say all this from my pretty steady, no-runaway-prices Ottawa suburb! It’s way, way easier to handle when I know the places I like will stay mostly in the same price range over the next few years (or, if I had to wager, fall in price slightly, because we’re totally up for doing renos and getting a place that doesn’t show well, haha.)

  15. Moni

    Yes! I just purchased a new home and 20% was also my stretch goal! I bought a new build so I had about 10 months worth of waiting to see if I could pull it off. About 6 months in I realized I wouldn’t get there (travel and life got in the way) and I became ok with putting down 15% (still having a bit extra for closing costs, furniture and all those other fun things!). I lived at home with my parents and saved for almost 3 years and it was totally worth it! Stick to your goal and you can do it!

    1. Desirae

      Thanks Moni! And kudos on being flexible with yourself and your goals, that’s so important. Plus, enjoy your new place!! You must love it eh?

  16. Penny @ She Picks Up Pennies

    I waited until I could do 20% down. I refused to put my taxes in escrow or do PMI. However, our housing market isn’t totally insane. For me, the most important trick was realizing how much house was actually necessary. Hint: it’s way, way less than my bank or my parents thought! 🙂 Love this post, Des! I mean, when don’t I love your posts? But yeah…

    1. Desirae

      Oh, you! Thanks Penny! And I’m totally not surprised you waited until you had 20%, haha. I’m working on the normalizing a certain amount of house in my head, especially on the “I don’t want to clean all of THAT” front. Because let’s be real, I’d way rather have a smaller house and be able to afford cleaning help (I’m so spoiled but hey, I know what I like, and not cleaning is at the top of the list. I don’t have help now but if we ever have tiny humans around, or even more dogs? Yes please.)

  17. Sabbaticalia

    US reader here. My wife and I put 20% on our first house, mainly because we’d saved 15% then stumbled across a really good deal on a former rental property. Second house we put 25% down (the rest of our previous equity went into investments), and third/current house we bought outright (and, again, invested the rest of the equity).

    I much prefer the 100% down, of course. Given the trade-off for house #2 again, I think we’d go with rolling all the equity across, keeping the mortgage low and the free-cash-flow to invest high. We’ve got very good discipline with investing manually, so someone who struggles with “doing the right thing” with extra money at the end of the month would prefer to go with 20% and invest what would have otherwise gone into house equity.

    Another case of “personal finance is personal” ….

    1. Desirae

      Totally! I read an example of this the other day, asking how people would handle the “If you could pay off the house right now, what would you do with that money?” question, and it was used to underscore exactly this – that everyone has different approaches, and that they can all be right depending on who you are! I think I would do the same thing – in my hypothetical “we win the lottery” situations, I always opt for 20% down and invest the rest in the broader market. That said, I would probably also have the discipline to save from cash flow, so who knows! We’ll have to see when that lottery win comes, lol.

  18. Alison

    Love your blog and I LOVE this post! As someone also in their 20s trying to wrap my mind around INSANE house prices (I am one of the unfortunate souls who live in Toronto- your hugs are appreciated) it is so great to hear someone else working through the same thing. I couldn’t agree more with your “Goldilocks” solution – 5% seems crazy risky and ultimately way more expensive down the line, whereas 20% would leave me stuck renting far longer than I would want.

    A suggestion for a follow-up post, if I may – where do you keep the money that you’re saving for your housing down payment? This is the thing I am trying to figure out right now. It needs to be somewhat easily accessible and not very risky, if you’re intending to withdraw it in the not-too-distant future. But in my case, buying a house is still 5-7 years away. Keeping that money in a Tangerine savings account, for example, seems like it might be a waste of a large / rapidly accumulating chunk of my overall net worth. Should I put it in my TFSA, so long as I don’t go over my contribution limit?

    And then of course there’s the ability to withdraw $25,000 from my RRSP for my down payment… Essentially, to make the proper choices out of all these options seems a little daunting. Any advise? I’d be VERY interested to hear how you came to whatever decision you’ve made in this area. And thanks for all the awesome posts- I’ve been learning a lot!

    1. Desirae

      Ooooooh that is such a stellar idea for a follow up post (or like, entire series, lol!) Thank you so much Alison – I am totally going to work that into my to-write-about list! And also, thank you for the kind words – you’re so sweet! I’m so happy to hear you like the blog!

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