WINNER: Broker of the Year – Commercial

Joanna Zhou

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“Joanna Zhou is one of Canada’s top-performing commercial mortgage brokers, known for her expertise in CMHC-insured financing and her hands-on approach with real estate investors. Since the launch of the CMHC MLI Select program in 2022, Joanna has successfully closed 100+ loans under the program, helping clients scale from first-time investors to experienced owners of large multi-unit apartment portfolios. After earning her master’s degree in finance and spending a decade at EY Shanghai as a CPA, Joanna Zhou made the bold decision to move to Canada in 2016 and start a new chapter—both professionally and personally. Determined to rebuild her career from the ground up, she

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Mortgage Broker

became a licensed mortgage broker in 2018 and quickly rose to become a top performer in the residential space. The shift to commercial lending was a natural progression—driven by the growth of her clients. After helping many investors purchase their first property, she soon found herself structuring their tenth. As their portfolios expanded, it became clear that residential mortgage products were no longer sufficient to support their ambitions. At the same time, Joanna began working with more experienced investors who were moving into multi-unit properties and purpose-built rentals. These clients needed more sophisticated financing strategies, and she was determined to evolve with them. Joanna also recognized a gap in the market: many new commercial borrowers, particularly individual investors and small-scale developers, were struggling to get good advice from institutional commercial brokerage. Complex programs like CMHC-insured financing often felt inaccessible due to a lack of clear guidance. Determined to bridge that gap, Joanna immersed herself in commercial underwriting and CMHC policies, building the expertise needed to support her clients at every stage. Today, she is widely recognized for her ability to simplify complex financing, structure investor-friendly deals, and deliver results that align with long-term growth. While refinancing an 800-unit apartment portfolio was a professional milestone, what brings Joanna the most pride is the journey she has shared with long-time clients. One client in particular began working with her three years ago, starting with a small 5- or 6-unit acquisition and a modest loan. Through consistent guidance, trust, and strategic financing, Joanna recently helped this same client complete a successful BRRR (Buy, Renovate, Rent, Refinance) on a 44-unit, $10 million project. Watching that client grow her portfolio to over 100 units has been deeply rewarding—not just as a broker, but as a partner in her journey. For Joanna, these long-term relationships and the shared growth they represent are what define her success. Being named Broker of the Year – Commercial is a meaningful milestone in Joanna’s journey, not just as a recognition of performance, but as a reflection of the trust her clients place in her. Many of the nominees in this category are leaders she has long looked up to—industry veterans whose work she studied early in her career. To be recognized among them reinforces her belief in continuous learning, client-first service, and the power of perseverance. For Joanna, this award is both an honour and a motivator—to keep evolving, keep delivering value, and keep growing alongside the clients and communities she proudly serves.

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