Top 4 Neighbourhoods to Buy in Kelowna in 2023

Where Should You Buy a Home in Kelowna in 2023?

So are you thinking about buying a home in Kelowna?

If so, you're in luck - Kelowna is home to some of the most desirable neighborhoods in the Okanagan, and on today’s blog and video (below) we are going to cover the top three neighbourhoods to buy in 2023.

With so many great options to choose from, it can be tough to narrow down the search. That's why we've compiled a list of the top 3 neighborhoods to buy in Kelowna in 2023 based on proximity to schools, shopping, infrastructure and lifestyle options like hiking, swimming and boating.

But before we get into the list, let me ask you a question: What do you value most in a neighborhood? 

Is it proximity to amenities and downtown? Great schools and parks? Or maybe you're looking for a more laid-back, rural vibe? No matter what you're after, Kelowna has something for everyone.

Without further ado, let's dive into the top 3 neighborhoods to buy in Kelowna in 2023.

Buying a Home in Upper Mission: Neighbourhood #1

First up, we have Upper Mission. This southeast corner of the city is a popular choice for families and professionals alike, thanks to its close proximity to shopping, recreational facilities, world class golf courses, hiking trails and great schools like Chute Lake Elementary, Canyon Falls Middle School and Okanagan Mission Secondary.

It's also surrounded by rolling hills and stunning views of Okanagan Lake, making it a paradise for outdoor enthusiasts.

Homes in Upper Mission range in price price from $630,000 for a vacant lot with single family homes starting at around the $900 thousand mark and go all the way to 8 million. You can find townhomes, when they are listed (they have a tendency to go quickly), starting at the mid to high $600 thousand range.

Buying a Home in Glenmore: Neighbourhood #2

Next, we have the Glenmore area. Located just a few minutes from downtown Kelowna, this neighborhood is perfect for those who value convenience and proximity to amenities.

It's also home to a number of great schools like Glenmore elementary and Dr. Knox Middle School  making it a top choice for families. If you are wondering about home prices in Glenmore, there are some fantastic options between $700 thousand and a Million and you can find your dream estate home starting at around $1.5 million dollars.

Buying a Home in Lower Mission: Neighbourhood #3

Last but not least, we have the Lower Mission. This neighborhood is known for its laid-back, beachy vibe and is a popular choice for those who love the outdoors.

It's home to a number of parks, beaches, and trails, making it a great place to enjoy the Okanagan's stunning natural setting. If you are family with school aged kids you will find Lower Mission has access to all three levels of schools with Anne McClymont elementary, KLO Middle and Okanagan Mission as the high school.

If you are in the market for a home in Lower Mission then you are in luck, you can build in Orchard Park or you can buy a pre-owned home starting in the high $800 to low $900 thousand dollar range. If you are more of a condo person, you’re in luck as Lower Mission has a mix of townhouse and apartment style strata.

With the new rule changes coming into effect you will have a little more choice with no age restrictions allowed in the province. Prices for an apartment style strata will start at the $250 thousand mark and go up from there.

Investing in Kelowna North: Neighbourhood #4

Kelowna North is a high density neighbourhood with enormous upside potential with the pending development of the old Tolko Mill Site which is currently undergoing remediation.

The development will be massive and will take advantage of the waterfront and will incorporate the landscape into the architecture, there is no doubt about that.

Right now there are multiple opportunites to buy and hold in Kelowna North, this kind of real estate investment is not short term, it will be a long term type of opportunity.

The potential upside for this area could wind up being very lucrative with the redevelopment of the old Tolko Mill site which will most likely include shopping, restuarants and of course a mix of commercial and high density residential real estate.

This development has the opportunity to completely transform Kelowna North to a very urban, trendy community in the north part of Kelowna's downtown area.


"Discover the Charm of Upper Mission: A Guide to Kelowna's Premier Neighbourhood"

Living in Kelowna, BC: Spotlight on Upper Mission

If you're in the market for Kelowna real estate, you'll want to take a closer look at the Upper Mission neighborhood.

Located in the southeast corner of Kelowna, Upper Mission is a popular choice for families and professionals alike, thanks to its close proximity to great schools, shopping, and recreational facilities.

One of the key features of Upper Mission is its stunning natural setting. Surrounded by rolling hills and stunning views of Okanagan Lake, this neighborhood is a paradise for outdoor enthusiasts.

The area is home to several parks and hiking trails, making it easy to get out and enjoy the beautiful surroundings.

Another draw of Upper Mission is its close proximity to some of Kelowna's top schools. The neighborhood is home to a number of excellent elementary like Chute Lake Elementary School, middle school at Canyon Falls Middle School and secondary school at Okanagan Mission, making it a great choice for families with children.

In terms of real estate, Upper Mission offers a range of housing options to suit a variety of budgets and lifestyles. You'll find everything from cozy starter homes to luxurious estates in this neighborhood, with prices ranging from around $700,000 to over $1 million.

Where is Upper Mission Located?

One of the great things about Upper Mission is its location which is in the south east part of Kelowna, straight up Gordon Drive.

It's just a short drive from the downtown core, making it easy to access all of the amenities and attractions that Kelowna has to offer. It's also relatively close to the airport and major transportation routes, making it a convenient choice for commuters.

If you're in the market for Kelowna real estate, be sure to check out the Upper Mission neighborhood. With its stunning natural setting, great schools, and range of housing options, it's a great place to call home.

Make sure to subscribe to our YouTube Channel to get more videos about Upper Misison and surrounding areas.

What is the Cooling Off Period in BC?

To Rescind or Not Rescind, That is the Question!

In January of 2023 a new rule will take effect and it will affect both buyer’s a sellers of real estate here in Kelowna BC.

It’s called the Home Buyer Recission Period.

Under the new regulation, some buyers for some residential properties will have three business days to change their mind, for any reason, and walk away from an accepted Contract of Purchase and Sale.

There is a cost to enacting this, more on that in a minute.

So let’s walk through a hypothetical example…you find the home of your dreams, you write an offer, negotiate and get that offer accepted which is of course in writing.

You go home and are all excited, but there is something that is eating away at you and you just can’t place it.

In the morning you wake up to something we call buyer’s remorse and have decided that you don’t want to follow through with the purchase after all and you decide to exercise your option to rescind the contract.

You would have three days to make that decision, but that decision would come with a price to it, it would cost you .25% of the purchase price of the home.

And you would owe that money to the seller. If you had a deposit that was delivered after acceptance of the contract by the seller, then that .25% would come out of your deposit.

If there was no deposit, you would owe the seller that money, so to keep the math simple, on a $1 Million dollar purchase, you would owe $2500.

How is This Different Than Just Walking Away From Conditions?

So you might be thinking how this is different if you had conditions in the offer and wound up walking away from the house on inspection or financing?

In those instances, you would have acted in good faith and worked hard to get the purchase of your dream home to go through by paying for a home inspection and working with your bank or mortgage broker to get your financing approved.

Once you exercise this option, there is no going back, so not only do you need to be absolutely sure about the home that you are purchasing but you must be rock solid on whether you are going to kill the deal using this out because it could cost you.

Now, I think that the government is about 2 years too late with this piece of legislation. This idea was brought about when the market was hot and when there was a lot of emotion in the decision making process. 

This legislation would have provided an out for that buyer that wound up feeling remorseful.

There are some exemptions in this legislation, here's a link to the BCREA website that will give you all the detail that you will need moving into 2023. 

As always, if you are looking for a guide to help you find that perfect Okanagan home, or an experienced marketer to help you with the sale of your existing Kelowna property, then we should talk.

You can always email me at or give me a call at 778-716-7527.


Where in the World is Lake Country, BC?

Are You Thinking of Making a Move to Lake Country?

I know over the course of my last 18 videos I’ve covered off various topics about Kelowna. In today’s video I want to introduce you to an area just 15-20 minutes north of Kelowna called Lake Country.

Lake Country is a small community that is situated between Lake Okanagan to the west and Lake Kalmalka and Wood Lake to the east.

Now I have been writing and rewriting what I wanted to say about Lake Country but finally found that Tourism Kelowna captured it perfectly in their description which you can find on their website which I have linked up below:

“Home to three major lakes - Okanagan, Wood, and Kalamalka - below the lush valley hills, Lake Country has unparalleled natural beauty. Lake Country offers something for every member of the family. Fish or wakeboard on Wood Lake, hike Spion Kop, cycle the Okanagan Rail Trail, tour wineries along Lake Country's Scenic Sip Wine Route, explore working farms and orchards, visit a working artist, or zipline above the lakes and forest. Be sure to save some time to swim or simply relax on the beach and enjoy our warm Okanagan sun.”

Is Lake Country Part of Kelowna?

Lake Country is split up into three major areas that we refer to in our MLS, we have Lake Country Northwest, Lake Country Southwest and Lake Country Oyama. Lake Country North is located north of Okanagan Centre Road and ecompasses subdivisions west of Highway 97 all the way over to Okanagan Lake. 

Lake Country South are the subdivisions south of Okanagan Centre Road East and is on the west side of Highway 9, again, taking you all the over to Lake Okanagan.

Now Lake Country Oyama subdivisions are east of Highway 97 at the south end of Wood Lake, they also move up the east side of wood lake all the way up to the south end of Lake Kalmalka.

I think it’s fair to say that Lake Country is kind of spread out. It is a beautiful area, there is no question and there are a lot of things to do, like I mentioned before.

What Schools are in Lake Country BC?

Lake country has all three levels of schools with Davidson Road and Peter Greer Elementary Schools, HS Grenda Middle and George Elliot High School.

If you’ve got kids that play sports, I can tell you that you will be driving…a lot. 

From volleyball and basketball tournaments to baseball games and football games, a lot of those events and team sports take place in Kelowna.

Now you don’t always have to be on the highway as you can take Glenmore Road into the city which will spit you out close to UBCO and essentially along the northwest side of Kelowna (not to be confused with West Kelowna).

Overall I love Lake Country, in fact, when we were trying to decide which areas we wanted to move to in and around Kelowna, Lake Country was number 2 on our list.

If you like a quiet, slower paced, family friendly community, Lake Country ticks all the boxes.

If you are thinking of making a move to Lake Country, I would be happy to be your guide. You can give me a call at 778-716-7527 or send me an email to to get the ball rolling.


Changes to the BC Strata Property Act: How Will This Impact Kelowna Real Estate?

What are the Changes to the Strata Property Act?

On November 21 Bill 44 was introduced into the BC legislature which proposed changes to the Strata Property Act regarding rental and age restriction bylaws, electronic meetings, and more.

Today I am going to go over the changes that were proposed through the bill and what the implications are for strata corps, owners and also for buyers.

Here are the main points with respect to the Rental Restrictions:

  • No rental restriction bylaws would be allowed in any strata corporations in BC.

  • A developer would no longer be required to issue Rental Disclosure Statements and a strata would no longer be required to keep those records.

  • (Existing wording unchanged) The strata corporation would not be able to screen tenants, establish screening criteria, require the approval of tenants, require the insertion of terms in tenancy agreements or otherwise restrict the rental of a strata lot.

Ok so what does that all mean?

Basically there will no longer be any rental restrictions in strata buildings in BC. There are buildings here in Kelowna that restrict the number of units that can be used as rental units. That all goes away with this amendment to the act.

There was some concern that there would have been changes to how AirBnB’s are allowed to operate in the province, but so far there have been no changes to that. AirBnB’s will remain at the discretion of the strata corp and its owners.

In terms of the rental disclosure, right now it is required to disclose how many rental units exist in the building or development you are looking to purchase in.

That also goes away.

Why is it important as a buyer?

Well if you are buying into a development that you plan on living in, you may want to know how many units are owner occupied. 

This is why the left the provision in for strat corps to be required to track all of this information, for example a list of names of owners, tenants and landlords needs to be kept and available upon request.

Now that said, just because they aren’t required to disclose it doesn’t mean that they don’t have to, you can ask for the disclosure at which point they will have to give you that information.

The last point there I think is pretty self explanatory…strata corps won’t be able to screen tenants.

Big Changes to Age Restrictions in Condos in BC

Ok the other big changes have to do with age restrictions and they are as follows:

  • Age restriction bylaws would be allowed for any ages 55 or greater.

  • No other age restriction bylaws would be allowed.

  • The age restriction would not apply to a caregiver who resides in the strata lot for the purpose of providing care to another person who resides in the strata lot and is dependent on caregivers for continuing assistance or direction because of disability, illness, or frailty.

Right now there are developments in Kelowna that have restrictions on age of 19 years or older, strata corps will no longer be allowed to put up this restriction or any other age restriction with the exception of 55+.

The last point there has to do with say a person that is a caregiver and is younger than 55+ but is caring for someone that is 55 years or older.

All of that said, this pertains to occupancy and NOT ownership.

Meaning, if you are 29 and want to purchase a condo unit in a building that is 55+ and then rent that unit out to someone that is 55 years of age or older, that is within the rules.

The last rule changes are much less headline grabbing but important all the same and they are:

  • All strata corps would be able to hold annual and special general meetings by telephone or other electronic means without a bylaw

  • Issues with voting cards and secret ballots at electronic general meetings would be resolved by:

    • The electronic means must enable the chair of the meeting to identify whether a person attending by electronic means is an eligible voter.

    • There would be no requirement to issue a voting card to an eligible voter attending an annual or special general meeting by electronic means.

    • An eligible voter attending an annual or special general meeting by electronic means would not be entitled or required to vote by secret ballot.

So like I said, not sexy but important, as of today if you wanted to hold an AGM or special meeting over Zoom it would have to be in the bylaws of the corporation, which would mean quorum of 75% and a vote to take place at the AGM to change the bylaw if it isn’t already in there. 

This can take years to accomplish so the BC government has removed that requirement.

Some big changes are on the horizon.

 I think the changes to the rental restrictions and the age restrictions are pretty self explanatory when it comes to the why.

Will This do Anything to Solve the Housing Shortage in BC?

The BC government claims it wants to open up more units that would be available for housing.

The estimation is that there are some 300,000 units in the province that have some kind of rental restriction on them.

In another example of why the government does what it does, the lifting of these restrictions are only on buildings that were built 2010 or prior.

So I guess the big question is this, with 300,000 new units now available for rent, will this be enough to push the price of rentals down and make it a little more affordable for renters?

Or will this change in the legislation open the door for investors to increase their portfolios, further increasing the competition for these units and potentially driving prices up.

My feeling is if there were over double the amount of units under current restrictions, the supply just might outpace the demand.

I’m not 100% certain that this is going to have the desired effect that the new premier of BC is looking for.

If you are looking to purchase a condo in the Kelowna area, then we should talk. I have over 15 years of selling condos and have taken courses to increase my knowledge base that only benefits my clients. 

If you are interested in the conversation, then give me a call at 778-716-7527 or send me an email to


Are Kelowna Real Estate Prices Crashing?

The REAL Statisitics for Kelowna Real Estate Values

In today's Kelowna Real Estate blog we are going to review where the real estate market is for Kelowna, it is now November of 2022 and the sky isn’t falling!

It may be 'correcting', but it certainly isn't falling.

Now that said, are we seeing a trend in the marketplace with respect to sales and now to prices?

Yes and we will certainly get to that in just a minute.

First I am going to go over just a few generic numbers that don’t really paint a picture without context so here we go: 

Right now there are 2352 listings in the MLS for the Central Okanagan which also includes Big White as well as West Kelowna, Peachland, Ellison, Fintry and Lake Country.

The average days on market is quite a bit higher than last year, but also within what we would call a normal market at 42.

Kelowna's Benchmark Price which in the graphic above is an average of the three different property types, Single Family, Apartment Condo and Townhouses, it is sitting at $757,000.

The total number of sales year to date is sitting at 4561.

What is Pricing Like in Kelowna this November?

I will tie this data in as we go along, for right now though let’s look at some pricing in these different property types:

The Kelowna Single Family Home Benchmark Price is sitting at $981,800 for the 3rd Quarter of 2022.

Now if we look back 12 months ago the Benchmark pricing is sitting pretty close to where it is today.

It was only slightly higher at $982,400

The Townhouse Benchmark price is sitting at $771,000 where one year ago it was $709,000 which is an increase of about 8% year over year.

For a market that is supposed to be tanking, this property type seems to be pretty resilient.

Alright, the apartment strata Benchmark price this last quarter was $519,000 where last year it was $478,100 which is an increase of again, about 8%.

The numbers are just so easy to manipulate, I could just leave it there and you’d think to yourself,

“Man…it doesn’t seem like there is any kind of a pattern here, what is he even talking about. It seems like the market is going up and up and up.”

In October the benchmark price for apartment style strata was down to $490,600 which is a drop of about 5.5% from where things were at the end of the 3rd quarter.

The second quarter had the benchmark price at $522,000 and the end of the first quarter  it was at $552,900. If we look at this quarter by quarter you can see the pattern, that as sales continue to slide so do the price points.

From Q1 to Q2 there was a 6% slide in prices. From Q1 to Q3 there has been about a 6.6% slide, sales in this segment are down as we can see in this slide, 38%.

What is the Kelowna Townhouse Market Doing?

Let’s look at Townhouses and then round it out with single family in the Central Okanagan.

The townhouse benchmark price at the end of Q1 was $801,300, at the end of the second quarter it was $783,500 which was a difference of 2.3%. The benchmark price at the end of Q3 as mentioned earlier was $770,100 which is a drop of 4% overall.

It looks a little different when we actually start to compare real numbers versus just the year over year statistics, doesn’t it?

This is why I feel the average days on market is continuing to increase, it’s simply because seller’s have yet to get to a realistic point of view of the market. I see a lot of listings expire right now because the pricing strategy they are using is based on data that is upwards of 6 months old.

We have to look at numbers in the here and now and price where we know the market is going to be, not where it was.

Is the Single Family Housing Market in Kelowna Tanking?

Ok, last segment which is the single family style home.

The benchmark price in Q1 was $1.152M, in the second quarter it was $1.060M and in the Q3 report which was just released the benchmark price for Single Family homes in the Central Okanagan came in at $981,800. This is a difference over the course of a year of about 17.4%.

Now, the year isn’t over yet, October’s numbers are about 1.5% higher than the end of Q3 so we are down a total of 15.9% overall.

If I were sitting in your kitchen going over stats and I told you the market is actually up from 12 months ago, would I be wrong? 

No. But would I have given you all of the data in order for us to make a decision on your pricing?


The trend is that the market is correcting, I don’t believe we are going to see any more large drops before the end of the year. Sales are going to continue to drop off as they always do at this time of year, but prices likely won’t follow.

We have probably seen the bottom of the real estate market for 2022 here in November, what happens in 2023 will really be determined by jobs numbers, interest rates, inflation, geo-political goings on and of course our own political happenings here domestically, like will there be a provincial and/or federal election in the new year?

I realize the first 15 videos on this channel have been about highlighting our community and talking about what to expect here in Kelowna when people make the move here. 

It’s always been my plan to create blog posts and videos like this one to speak to residents of Kelowna, plainly and realistically about property values. These kinds of videos will paint a picture for both buyers and sellers alike to ensure you are educated on what is happening in our local real estate market.

If you are thinking of buying your next home or selling your current one and want to chat about how we can help, then feel free to send me an email to or give me a call at 778-716-7527. 


What is the Winter Like in Kelowna, BC?

What are the Winter's Like in Kelowna, BC?

To be honest with you, winter of 2022 is only our second winter here, so this blog post won't excatly make me look like an expert.

But what I can tell you is the differences between 2021 and 2022 are astounding.

Below you'll see a photo of November 29th, 2021 and below that you will see a photo of November 18th, 2022.

What a difference a year makes, right?

In 2021 Kelowna didn't see it's first snow fall until December 4th, it was wet and it was heavy but really fun to have snowball fights with!

That snow lasted until about the beginning of March when the temperature really started to kick up and everything started to melt away.

This year we are hoping for a Spring that will be very similar even though our winter got started quite a bit earlier than we had liked.

Is it Cloudy in Kelowna in the Winter?

This year it certainly has been and I can tell you it is hard to get used to the darkness kicking in around 4:30pm in the afternoon when it is cloudy.

The clouds sit low in the valley and don't typically move or break open in the winters that we have experienced here.

It is well known here in Kelowna that if it is Vitamin D that you seek, take the 45 minute ride out to Big White and you will get all the sunshine you need.

We have experienced that and can unequivocally state that it's true.

So be prepared, the summers are amazing, it is hot and tons of sunshine for hours and hours throughout the day. The Spring is somewhat wet and from what we saw last year, Kelowna CAN have a gorgeous fall.

Winter is the one season here that has a serious downside, that said though, it only lasts 3-4 months and it is relatively mild compared to other parts of Canada.

Does it get Cold in Kelowna in the Winter?

Last winter we saw about a weeks worth of colder temperatures where it was in the -20 celsius range.

It is nothing like what you would see in Calgary or Edmonton or Prince George where temperatures could drop down to -30 or -40 for seemingly weeks on end.

Because we are close to the water here in Kelowna and Lake Okanagan doesn't freeze, that minus 2 or minus 5 just feels different here.

It is a 'wetter' cold, more damp like Vancouver and not at all like a dry cold like what you would experience in Calgary or in Edmonton for that matter.

You can expect very consistent weather patterns in all of the seasons, in the winter you can expect a range of between minus 5 and plus 5 celsius.

Does Winter Suck in Kelowna?

I think getting snow this early certainly sucks, but if you're a teenager with a strong back, I can tell you there is plenty of opportunity to make some money before Christmas!

The amount of residents here looking to have their driveways shoveled is crazy!

Ultimately you should watch the video below and make the determination for yourself if the winter sucks here in Kelowna.

If you have any questions about the real estate market and whether it sucks, you can always email me or give me a call at 778-716-7527.


Kelowna Versus Calgary: Which City is Better

Would You Rather Live in Calgary or in Kelowna BC?

In today’s video and livelovekelowna blog I am talking about living in Kelowna Versus Calgary.

I lived in Alberta for 23 years before moving back to BC in 2021, the last 18 of those 23 were spent in Calgary.

We lived mostly in the Northwest and the West side of Calgary, although I did live kind of inner-city Northwest for a short amount of time.

I could probably go on and on about the differences between living in Calgary and living in Kelowna, but I am going to focus on just four different areas to try and keep this video a little shorter than some of my other ones on the channel.

Let’sTalk About the Weather

One of my favourite topics is the weather. It is almost the end of October and Calgary already had 10 centimeters of snow.

I could probably just stop right there. Kelowna still has green grass, leaves on the trees and the average temperature here the last week has been around 10 or 12 degrees celsius.

The winter’s here in Kelowna are pretty mild, that said, last year was a little colder and had a little more snow than what the area is used to. So there are years that are anomalies, however, most winter’s it is above zero and when it does dip below freezing it averages around -4. 

Calgary on the other hand seems to skip fall and move right into the winter months right around now, the end of October.

It is not unusual to see snow in Calgary from October straight through until April.

That being said, Calgary is one of the sunniest areas in the country with over 330 days of sunshine and around 2400 hours compared to Kelowna’s 2200.

As for Spring and Summer…Kelowna seems to actually have a spring with the snow melt starting in February, it’s not crazy to think you’ll be golfing by mid to end of March.

The average temperature in the spring is around 15 degrees. Most golf courses in Calgary open around May long weekend, there are some that open earlier if there is opportunity, but those seem to be few and far between these days.

Kelowna doesn’t typically get a lot of rain in the Spring, hence the reason for ‘forest fire’ season as the 5th unofficial season in the Okanagan.

This year we did though which definitely cut down on the amount of forest fires we saw all summer.

I have to pick between Calgary and Kelowna for better overall, year round weather.

I'm going Kelowna, 100 times out of 100.

What are the Differences in Cost of Living?

This topic will definitely make it into one of my next videos around what we didn’t know about moving here to Kelowna, the cost of living.

I’m going to just come right out and say it at the beginning of this section, Calgary and Alberta overall have this hands down.

Let’s start with the price of gas, there is a good 50 cent per litre gap between what you pay in Kelowna and what you pay in Calgary.

This works out, at least for me, to around an extra $30 to $40 per tank of gas, this can be significant if you drive for a living.

Next is groceries, now I know the cost of EVERYTHING is up right now, but even when it wasn’t back in June of 2021 we saw a significant difference in what you would get in a, quote unquote, bag of groceries. Believe it or not, fruit is more expensive here.

That’s like the gas prices being reversed, it would be like Calgary’s average is $1.90 per litre and Kelowna is $1.30! 

There is a lot more to cover, but I am going to end this segment off by talking about taxes. 

Yes, BC has a provincial sales tax of 7% which means in total you are going to pay 12% on EVERYTHING. Alberta doesn’t have a PST. Land Transfer Tax.

When you purchase a home in BC you have to pay a land transfer tax of 1% on the first $200k and 2% on the balance between $200k and $2 Million and then 3% up to $3 Million aaaaaaand an additional 2% over and above 3 Million dollars. So, on a $4 Million dollar purchase your total tax amount would be $118,000.

Like my ole pappy used to say, if you can afford the Mercedes you can afford the oil changes. 

The Health Care System.

Yes it’s 2022 and the health care system in Canada seems to be really messed up right now, but I will say that coming from what we knew in Alberta to what we are seeing here in BC, the differences are staggering.

Ok first, we had a family doctor for over 20 years when we lived in Calgary, when we moved to Kelowna, we were without a family doctor for the first 6 months.

We added ourselves to wait lists and then finally found a clinic that was taking new patients all the way out in West Kelowna.

We are happy now to drive that distance, simply because we have a family doctor that we really like. Beyond that, it is access to things like getting X-Rays and MRI’s and getting into a physiotherapist, Calgary slash Alberta has BC beat in these areas all day long.

Also, if you are an entrepreneur coming from Alberta and need extended benefits, I would definitely suggest shopping around. We had Blue Cross in Alberta and we had a hard time finding anything that compared to the plans that they had.

Are the Outdoor Activities Better in Calgary or Kelowna

I have done a few videos now on things to do in and around Kelowna. We love to get outside, it is a large part of the reason that we moved here.

We can be at a trailhead in about 15 minutes if we walk there.

We can be at the beach on Okanagan lake in about 7 minutes from our home.

We can head out mountain biking, right out our front door to Okanagan Mountain.

If we want to hike some more we can head over to Knox Mountain or do Pauls Tomb and be at the trailhead in about 20 minutes.

I can hit a golf course in about 9 minutes from where I live.

Of course there are pickleball courts, tennis courts, basketball and beach volleyball courts all very close to where we live. If we want to ski in the winter time, Big White is 45 minutes away.

Contrast that with Calgary and the vast majority of these activities are done outside of town with the exception of pickleball, golf and some in the city hiking in areas like Nose Hill or the Douglas Fir Trail.

Most of these things are a drive away from wherever you live in Calgary, you would be packing up the bikes or packing for an afternoon to head out to a lake outside the city, unless of course you live IN a lake community like Arbour Lake or Lake Bonavista.

Overall, it seems we have come to a draw, two for Calgary and two for Kelowna.

Don't let the negatives in this post and video above scare you off, transferring from one province to another isn't as easy as you may think.

It's almost like going from one country to another, there are a lot of things that you need to get used to especially when the political climates are so vastly different.

That said, if the great didn’t far outweigh the good, we never would have made the move.

Calgary is a great city and an awesome place to raise a family, if you are looking for a slower pace and a climate where you can be outdoors pretty much all year round and not be locked inside sheltering from the freezing cold, then the Okanagan is calling.

If you have any questions about making a move to Kelowna….especially from Calgary, then give me a call or send me a text to 403-827-7527 or shoot me an email to


 Investing in Short Term Rentals in Kelowna, BC

What to Expect When Investing in Short Term Rentals in Kelowna, BC

So you’re thinking of investing in the Kelowna Real Estate Market? Well you’ve come to the website! 

In today’s blog and video (scroll down) we are going to be talking about investing in Short Term Rentals or STR’s here in the Kelowna and Okanagan market.

Here's what we will be covering in this video and blog post:

  1. The cost of purchasing for those of you investing from outside of BC

  2. Home Prices and what to expect

  3. The cost of carrying the property

  4. The buildings that allow for STRs in the Kelowna Market

  5. How to set up your STR for massive positive cash flow

The Cost's of Investing in Kelowna, BC

Ok let’s jump into the cost of purchasing a property here in Kelowna and BC, now if you are an investor from Saskatchewan or Alberta you likely aren’t familiar with a land transfer tax.

If you are purchasing an investment property or simply making a move to BC you will have to pay a tax out of pocket at closing time of 1% on the first $200,000 and 2% on the balance up to $2 million dollars.

Now, on top of that tax, because you are an investor, the BC government has seen fit to penalize you even further. If you are investing in Kelowna or in West Kelowna you will also be subject to a ‘sunshine’ or speculation tax of .5% of the assessed value of the home.

This is applied if you plan to have renters in the property or if you spend less than 6 months in the home in total.

This can be a shock to the system so make sure you are prepared and that you have enough cash to close on top of your regular disbursements as well as legal fees which can run between $1500 and $2500 dollars.

Because this is an investment property you will need at least 20% of the purchase price as a downpayment. Your deposit (which here in BC is held by the buyer’s agent’s brokerage) should be around 1.5 to 3% of the purchase price depending on the price point of the home.

Ok last point about cost’s…GST. Yes, there is a VERY good chance that GST will be applicable in the purchase of an investment property for the use as an STR.

The best thing you can do is to consult with your accountant PRIOR to making an investment like this so that you can get your financial situation set up properly prior to making an offer.

Kelowna's Home Prices

Ok now that’s out of the way let’s look at point number 2 which is home prices here in the Kelowna area. If you are not wanting to put down a large downpayment then it is important to keep your purchase price lower. 

That means you are likely looking at apartment style condos as an option or half duplexes as opposed to a single family home. 

With the benchmark sale price of single family homes here in the central okanagan in October of 2022 running around $980,000, your downpayment amount would have to be $196,000.

Some of the condo options that are seeing right now in buildings that allow for STRs are in the mid $500k range so your downpayment would be about half which would allow you to look at multiple properties as opposed to just one.

The Cost to Carry Your Short Term Rental in Kelowna

Your cost’s to carry are going to be similar to what you would have in your current province, you’ll have property taxes and likely condo fees and of course you will likely need a property manager to ensure your investment is being looked after.

Expect your condo fees to be somewhere between $400 and $800 per month, again, depending on the building, the size and location. 

Your property taxes can range but likely won’t be less than $2000 per year, always factor in the high side and if you need some help with determining taxes a lot of times it is right on Realtor dot ca.

If you are purchasing a single family property you will have all utilities that you’ll be responsible for and in condos typically you’ll be on the hook for just electricity. 

That being said, some buildings include all of the utilities into the condo fees so make sure to inquire about that up front.

You will need to buck up for Netflix, cable and possibly an alarm of some kind if you are in the single family market. 

Lastly, your property management fees for STRs will run you anywhere from 20% to 40% of the gross revenue.

I know, I know, it sounds high but think about it for a second, the PM is turning over your property every 3.5 to 5 nights. They are refreshing towels and toiletries, replacing dishes and cutlery, making sure the coffee is stocked and that the property is spotless and ready for the next guest.

What Buildings Allow Short Term Rentals in Kelowna?

If we are investing in condos in the Kelowna market then you will need to know which buildings allow for STRs.

Recently Kelowna city council decided that any new building that is built will not be allowed to offer short term rentals, so there are a set number of buildings in Kelowna that allow for them.

Here’s the list:

  1. Brooklyn

  2. Barnoa Beach

  3. Copper Sky

  4. Discovery Bay

  5. Playa del Sol

  6. St Paul

  7. Sole Downtown

  8. Sunset Waterfront

  9. The Cove

If you are looking for listings in any of these buildings then make sure to reach out and send me an email at and I’ll send them over to you right away.

If you are looking at a single family, make sure it isn’t a bareland strata, most of these will not allow for STRs. Also, if there is an HOA or Home Owner Association, make sure to check in the bylaws to ensure that they allow for STRs. 

How to Set up Your Kelowna Short Term Rental for Maximum Positive Cash Flow

The last point, point #5 is how to set your STR up for maximum positive cashflow.

So let’s use an example of a property in Playa del Sol listed by Century21. A 2 bedroom 2 bath top floor unit that is currently asking $580,000.

So let’s say you put down your 20%, you’ve paid your sunshine tax, your land transfer tax and you’ve employed a property manager to help you get this investment of yours rented out.

What you’ll be looking to do is make this unit available between May 1st and September 30th for nightly occupancy.

These are your PRIME months to maximize.

You could be looking at anywhere from $200-$500 per night in this building during those months. So let’s take the median at $350 per night.

What we know is that most Air BnB property management companies can get you rented for 21 days out of the month, so let’s just go based off of that. You may be full up for those months, but again, let’s make sure we err on the side of caution.

Your gross monthly revenue would be $7350. Now, you’d take off of the PM fees of 20% and you’re left with $5880. Condo fees on this property are $730 so now you’re down to $5150.

Your mortgage payment based on a 5 year fixed of 5.7% would be around $2600 which would leave you with $2550 and property taxes at $180 per month would bring you to a grand net total of $2370. 

Now, that doesn’t sound like a lot but remember that we were conservative on the occupancy, if you added another 9 days to that number you could be a lot close to $5k per month.

Once October 1st rolls around you are going to want to find a short term tenant for this property, October 1st to April 30th would be ideal. Expect your monthly rent on a property similar to this to be around the $2400 to $3000 per month mark.

If you want to get deeper into the economics of how the monthly and the STR can work together then let’s schedule a call. 

When you’re looking to invest in the Kelowna real estate market, it’s important you have a full time guide with multiple years of experience to help you along the way.

If you are interested in booking a call with me you can call or text 403-827-7527 or send me an email to


Is Kelowna's Housing Market Going to Tank?

Where is Kelowna's Housing Market Headed

WIth the perceived recent correction in pricing in the Okanagan Valley, I seem to be getting this question a lot lately, my answer my shock some that are expecting a massive shift in the market.

Those that know this area and understand economics will not be shocked, they know what the ebbs and flows are like in the Kelowna Real Estate Market.

Here are some stats for the market as a whole for the month of September:

  • Benchmark Pricing for Single Family: UP 1.6%
  • Benchamark Pricing for Townhomes: UP 7.9%
  • Benchmark Pricing for Condos: UP 8.9%
  • Sales for SF: DOWN 36%
  • Sales for TH: DOWN 37%
  • Sales for Condos: DOWN 37%

If we compare Q1 of 2022 to the same time in 2021 we saw an increase in prices for single family homes in Kelowna of 34%.

If we look at Q2 of 2022 and compare to the same time in 2021, we saw an increase of 15% of single family home pricing in the Kelowna market.

The Q3 numbers are going to be pretty close to the second quarter with an increase of 14.6% in the single family home market.

Is There a Trend Forming in the Kelowna Real Estate Market?

We we can certainly see something starting to form, what I can tell you is that sales in every housing category for every quarter of this year are down in some cases well over 30%.

Q1 prices saw an increase in the benchmark and Q3 is less than half of that increase, there is a very good case to be made that prices will continue to increase but at a much slower rate than what we have been witness to.

Inflation, interest rates and a pending recession will all have an affect on the housing market in 2023 here in the Okanagan Valley.

Is it better to wait to buy a home in Kelowna?

Is it better to wait and sell your current Kelowna home?

Well the answer to the first question can be found in the video that is embedded below. In this video I interview Clayton Blaney of Blaney Mortgage, we talk about housing affordability and compare March of 2022 to September of this year.

His graphic may surprise you, I know it did me.

The answer to the second question is this, if you are looking to sell and take advantage of your Kelowna equity lottery win, now is the time to do that.

Thing is you HAVE to have some patience, as mentioned earlier in this post, sales are down and so is demand. The average days on market is far higher than it was last year, so not only do we have to be realistic about pricing but we also have to be realistic about your time to sell.

If you want more information on what your home is worth in the Kelowna market, you can either click here to contact me or simple give me a call at 778-716-7527.


Don't Move to Kelowna Without Reading This First

When we started researching our move to Kelowna all the way back in 2019, I wish I had a blog post or an article similar to this so that I could understand all the good points and the not so great points of living in Kelowna.

I've written and done video around living in Kelowna and all of the great things to do in previous posts, this is my first Pros and Cons post, but I am going to try and keep and short.

I am going to give you the great and not so great without any fluff and no BS, this is what I've seen over the last year and almost a half of living in Kelowna.

First: The Cons of Living in Kelowna

I am going to come at this list from my perspective and what I see, more or less, on a daily basis in Kelowna.

Others that have lived here a lot longer than me are obviously going to have a different point of view. That said, if you are reading this and you're a local, leave a comment below and let me know what I missed.

Alright, the number one Con of living in Kelowna is the Traffic + Transit System.

I grew up in Prince George, moved to Edmonton in 1998 and spent 5 years there and then on to Calgary where I spent the next 18 years.

I spent as much time in a small town as I did living in big cities and I can tell you that the big cities have something figured out when it comes to infrastructure.

City council in Kelowna over the last 8 years has been incredibly shortsighted when it comes to approving new housing developments but not planning for the increase in population those developments bring and supporting it with widening of roads or adding overpasses along Harvey or evenn looking at putting in some kind of a ring road system.

Word to the wise, rush hour in Kelowna starts at around 3:30 and it takes forever to get anywhere, where only 30 minutes earlier you could have arrived at your destination in about 15 minutes.

Something that I had to get used to coming from Calgary where it usually started around 5pm.

Number Two Con of Living in Kelowna is the High Cost of Living

As I write this, gas is over $2 per litre.

Groceries have gone up. Property taxes have increased. It costs a family of 4 a minimum of $100 to eat out at a dine in restaurant. Buying a home with a pool? Prepare for utility bills north of $400 per month. GST and PST combined is 12% tax on EVERYTHING.

Not only that but coming from Alberta where there was no land transfer cash grab, it was difficult to stomach having to pay a tax into general revenue with the government and you KNOW none of that money will be spent on what's needed in our area.

But I digress...I told myself I wasn't going to be political in this post.

Prepare to pay more for somethings and less in other areas, comparative to Calgary, property taxes are actually less than what we paid when we lived there. 

So there's that.

Number Three Con of Living in Kelowna is Housing Affordability

Housing prices here have skyrocketed over the last two years, prices are up on single family homes over 30%.

Actually, if you're interested in how interest rates, inflation and a pending recession will affect the market here, then check out our latest blog post on that topic.

This makes it difficult for trades people to move here, for nurses and lab techs to find homes here. 

It makes it difficult for people making a move from say Saskatchewan where housing prices are half of what they are here, if they don't have the equity it is going to make it difficult to find a great home.

Part of the problem is a lack of land that's available as it is protected by the ALC or agricultural land commission. This is a bureaucracy, unlike anything I have seen over 15 years of being in real estate.

If the city could get more land taken out of the ALR, this would lead to more building of rental units, large multi family developments, townhome developments and of course single family homes.

Supply will help to put pressure on pricing and keep up with demand.

Number Four Con of Living in Kelowna is the Crime

Some of my colleagues might roast me for being this blunt, but it is what it is.

If you are coming to town and you've got mountain bikes attached to the back of your vehicle, DO NOT leave them unattended!

You will come out of whatever store you are in and there is a very high likelihood that they will be gone.

Now, I put this as number 4 because quite honestly, I haven't seen a lot of the crime that gets talked about daily here. Maybe because I work from home mostly? Maybe because I don't spend a lot of time in the areas where crime is high.

I can tell you that I saw more and heard about more in my West Calgary neighbourhood over the course of 7 years of living there than I have over the last year and a half.

Don't leave your doors unlocked and your vehicle on your driveway. Don't use a wire lock to lock up your bike when you go to the waterfront, Staples or downtown. Just don't leave your things unattended and you should be fine.

Oh and also, if you go to H2O YMCA, don't leave anything in the lockers where the locker is NOT locked.

My son might be able to tell you more about that...

Ok, What About the Pros of Living in Kelowna?

Well obviously, if the pros didn't outweight the cons of living in Kelowna, we never would have moved our family here.

After having visited Kelowna multiple times throughout the last 23 years I lived in Alberta, I can say unequivocally that Kelowna isn't at all what I good and bad ways.

The 'bad' ways are above, here's what we LOVE about living here:

Number One Pro of Living in Kelowna is the Scenery.

It doesn't matter where you are in the city, you are either looking at the mountains or the lake. Now granted, the mountains in Kelowna are not the Rockies that we were used to seeing on the weekends while living in Calgary.

But they are beautiful all the same. Getting to head to one of many beaches on any given day from May straight through to September is an added bonus.

We haven't spent near the time at the beach that I wanted to this year, but it is there all the same and we take advantage of it when we can.

Kelowna is not a concrete jungle like most major cities, that is part of the charm of this medium sized city in the Interior of BC.

Number Two Pro of Living in Kelowna is the Neverending Things to Do

Kelowna is a playground, there is just no other way to put it. If you LOVE being outdoors then you will love living here. 

From hiking multiple trails within the city and just outside the city limits to mountain biking to taking in water sports or just hanging out at the beach or teeing off at one of the multiple golf courses that Kelowna has to offer.

There is something for everyone here in Kelowna.

I have created a playlist on our YouTube Channel just so that I can feature all of the amazing things that the Okanagan Valley and Kelowna have to offer.

Number Three Pro of Living in Kelowna is Proximity

Ok so what do I mean? I mean I can be in Lake Country in about 15 minutes and swimming in Lake Kalmalka in about 20.

I mean I can be in Penticton in about 45 minutes and at Skaha Beach and swimming in about an hour. I can be in the US in about an hour and a half. If I want to head up to Vernon and take in Predator Ridge for a golf day, I can be there in about 30-40 minutes.

Also, Kelowna has an international airport and fly's direct to some of my favourite destinations like Las Vegas and Mexico and certain states in the US.

This proximity opens up the playground possibilities, if I wanted to head out camping for the weekend I could be at a provincial camp ground in less than an hour. Or how about skiing/snowboarding in the mountains? Big White is a 45 minute clip from Downtown Kelowna. 

Compare that to 1.5 hours to get to Lake Lousie or 2 Hours to Sunshine Village, it reminds me of how close Nakiska is to Calgary but with WAY better snow!

Number Four Pro of Living in Kelowna is the Food and Beverage Scene

I was DELIGHTED to discover that Kelowna has a budding Craft Beer industry, in fact, some would say that it is exploding.

It certainly isn't on par with the wine scene here in the Okanagan but it soon will be!

The options you have in the food scene here in Kelowna, I would argue, are similar to what you would get in a big city like Calgary. Calgary's food scene was seemingly never ending, you could hit a different restaurant or pub every week and never go to the same place twice. Unless you are a creature of habit like me!

Kelowna is very similar, they have all of the ethnic variety that you would be looking for in Vietnamese, Mexican, French, Canadian, Brazilian etc.

Number Five Pro of Living in Kelowna is Access to Higher Education

Having grown up in a small town of 70,000 people, we had a College in town that allowed for University transfer courses that could be used as credits at Universities throughout the country.

Later on, that same small town wound up getting it's own University, so it was really great to know that UBC actually has a campus here in Kelowna. There is also Okanagan College which is an option to take University level transfer courses in a smaller class sized environment. OK College also offers trades and apprenticeship training, technology, business, continuing education and so much more.

This is great, living in a smaller center allows you or your kids to now attend higher learning campuses right here in the Okanagan instead of having to take on the expense of making a move to a major center like Vancouver, Edmonton or Calgary.

Think about it, your kids could keep living with you until into their low to mid 20s!

Wouldn't that be great?!?!

What are the Next Steps?

If you are serious about making a move to Kelowna, Lake Country, Vernon, Peachland, Summerland, Penticton...anywhere through the Okanagan, I would suggest these four points:

  1. If you can, come down here for a week or two and spend some time in the city in the summer AND in the winter. Get to know the different neighbourhoods in Kelowna and get to understand traffic patterns, tour around the schools and time how long it takes to get to certain desitnations from different areas
  2. Get a good understanding of the cost of living here in Kelowna, try using this resource to compare different areas through the Okanagan. 
  3. Research schools if that's important, know what neighbourhoods feed into which schools, you can use this resource here. Get to know churches, rec centres and any other part of your life that is important, like clubs or teams or different sports that are offered.
  4. Ok, here's the pitch. Call, text or email me. I have made this move, this is what sets me apart from all the other Realtors here in Kelowna, I've moved my family from one province to another and have the experience to guide you through the process. 403-827-7527. 
I know that I've missed a lot, like I mentioned at the beginning of this post, these are the things that I've noticed after having lived here for over a year now.
There will be some follow up posts as I am already making notes of what I missed!
Make sure that you subscribe to our YouTube channel  as well, you don't want to miss the videos we are putting out every week.

How to Invest in Kelowna Real Estate

Investing in the Kelowna Real Estate Market: What to Look Out For

By now you've probably read all the headlines about the real estate market getting ready to tank with prices set to drop upwards of 25%!

If you're reading this in 2023 and prices haven't dropped like 'they' said they would then, whew, we dodged an economic collapse the likes of which we have never seen in this country. Even when the world was imploding back in 2008!

You're not here for prognostications though, you clicked on the link because you want to learn about investing in real estate here in Kelowna.

Let's get after it then.

First Things First: Set Your Budget

This is always the first rule in investing in real estate, whether you are buying in Kelowna for a personal property or if it's for an investment.

Set the budget and know what you are comfortable spending.

Now, look at that number and figure out if it lines up with what is currently listed for sale. I see this from investors a lot, especially ones coming in from Alberta, where their budget doesn't line up with the current state of the market.

It is very rare if not impossible to find a condo with more than 1 bedroom, that allows for STRs (Short Term Rentals, more on that later in the post), that is close to the beach and shopping for less than $450,000.

Start your condo or townhome search and do some digging prior to coming all the way out to Kelowna, get to know the market a little bit so you know what you will have to spend versus what you want to spend.

What is an STR (Short Term Rental)?

Short Term Rentals are what you would stay in if you booked an apartment, house or townhome through VRBO or AirBnB.

The advantage to STRs over a traditional style rental is going to be the revenue that can be generated. The traditional rental is going to get you somewhere between $1800-$3000 per month, depending of course of the size of the property, location and what's included.

Some short term rentals that I have seen here in Kelowna will generate around $300-$500/night so if you take the median and look at 21 days rented out of the month as a conservative estimate you could be around $8000 per month in the peak months of the year being June, July and August. 

So here's what I would do if it were me...look for a property that is going to have a good opportunity for STR cash flow, rent it out between May 1st and September 30th with the STR through AirBnB or VRBO and then do a short term agreement between Ocotber 1 and April 30th.

If you take the average of $400 per night with 21 nights rented you are looking at $24k in revenue in the peak months and figure about $5k in May and about the same in September giving you around $34k in revenue in 5 months. 

That 2 bedroom and 2 bathroom condo is likely to rent out for $2400 per month (I've seen as low as $1800 and as high as $3k but let's be conservative), if you add that revenue to the STR you are just over $50k in revenue for the year.

Measure that against a property yielding $3000/month and you are way ahead with the short term rental option.

Which Buildings in Kelowna Allow Short Term Rentals?

The caveat here is that this could be subject to change at any time depending upon how the condo boards of these buildings feel about the STRs.

The buildings that currently allow short term rentals in Kelowna and West Kelowna are:

  1. Brooklyn
  2. Barnoa Beach
  3. Copper Sky
  4. Discovery Bay
  5. Playa del Sol
  6. St Paul
  7. Sole Downtown
  8. Sunset Waterfront
  9. The Cove

In these buildings you will find 1 bedroom and 2 or 3 bedroom options ranging in price (September of 2022) between $415,000 - over $800,000.

What are the Costs Associated With Investing in Kelowna?

Having moved back to BC from Alberta last year I can tell you that the land transfer tax was a shock to the system.

This is money that the provincial government collects and puts into the general coffers, it's maddening that it is done this way, the only option is to pay it and that is done at your closing with the lawyer or notary.

The land transfer tax is 1% on the first $200,000 and 2% on the balance up to $2M dollars. So, if you are purchasing a property of $600,000 your land transfer tax bill will wind up being $10,000.

If you are purchasing in Kelowna or in West Kelowna (this does NOT include Lake Country) you will also be subject to a speculation tax of .5% of the assessed value of the property so long as the home is not occupied by you for more than 6 months.

Property management for AirBnB is a must in my opinion, that's why we have partnered up with InfiniteBnB and their team to help manage your investment property. Your costs around the PM could be around 20% just as a management fee, please keep in mind that InfiniteBnB would be turning over your property once every 4 days so it's a little different than a property manager looking after a long term tenant.

Of course you will have strata fees and property taxes, I can tell you the strate fees really vary here in Kelowna. I've seen some as high as $700/month but they include all utilities and some as low as $200/month. 

Alright the last piece is the GST, I would recommend consulting an accountant on this but having a GST # could save you a headache when going to purchase a property like this as the GST could wind up being a pass through and could save you thousands of up front costs.

What You Need to Invest in Kelowna

Your downpayment is going to have to be 20%. You will likely have to apply for a business license with the city to operate your AirBnB.

You should consult an accountant, a lawyer or notary, get acquainted with a local Kelowna Mortgage Broker and of course hire us as your guide to expanding your real estate portfolio in BC.

If you want to book a Zoom consultation you can do that right here: Book a Meeting with Kelley

You can always give me a call at 778-716-7527 as well.

The trademarks REALTOR®, REALTORS®, and the REALTOR® logo are controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are member’s of CREA. The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by CREA and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.