Navigate BC's Housing Market with Expert Mortgage Brokers
From Vancouver’s competitive market to Victoria’s island charm – we unlock BC homeownership opportunities across all price ranges
Licensed BC Broker | 90+ Lenders | No Fees to You Market Alert: BC Average: $959K | Vancouver: $1.17M | Rates from 5.79%
Area of Operations
Vancouver - Pacific Gateway
Average Price: $1,173,100 | Trend: Down 2.8% annually
Victoria -
Island Capital
Average Price: $775K-$825K | Stability: Government-backed economy
Kelowna - Okanagan Lifestyle
Average Price: $675K | Trend: 8-12% annual growth
Burnaby - Urban Convenience
Average Price: $982K | Advantage: Transit-oriented development
BC Market Overview
Market Reality
British Columbia’s housing market is Canada’s most challenging yet rewarding. With average prices of $959K (down 4.3% year-over-year), BC requires sophisticated mortgage strategies and deep local knowledge.
Key Stats:
- Average home price: $959,058 (May 2025)
- Vancouver benchmark: $1,173,100
- Economic drivers: Tech, tourism, international trade, government
- Population growth: 100,000+ new residents annually
Major City Markets
Vancouver - Pacific Gateway
Average Price: $1,173,100 | Trend: Down 2.8% annually
Prime Areas:
- Downtown/Yaletown: $950K-$1.8M – Urban professionals, high-rise living
- Kitsilano/Point Grey: $1.8M-$6M+ – Family areas, premium locations
- East Vancouver: $875K-$1.5M – Emerging areas, first-time buyer opportunities
Employment: Tech (84K+ jobs), finance, film ($1.8B annually), port operations Mortgage Considerations: High-ratio mortgages rare, stress test critical, strata focus
Victoria - Island Capital
Average Price: $775K-$825K | Stability: Government-backed economy
Popular Areas:
- Inner Victoria: $575K-$1.2M – Near downtown, heritage character
- Saanich/Oak Bay: $645K-$1.8M – Family suburbs, excellent schools
- Langford/Colwood: $545K-$925K – Growth areas, new construction
Employment: Government (45K+ jobs), education, tourism ($1.4B annually) Market Features: Seasonal patterns, limited inventory, ferry access considerations
Kelowna - Okanagan Lifestyle
Average Price: $675K | Trend: 8-12% annual growth
Key Areas:
- Central Kelowna: $485K-$875K – Downtown revitalization, young professionals
- Lakeshore Communities: $625K-$1.4M – Premium lifestyle, vacation properties
- Growth Corridors: $445K-$865K – New development, family-friendly
Employment: Tech (4.5K+ jobs), tourism/wine ($850M impact), healthcare Investment Appeal: Vacation rentals, lifestyle migration, recreational tourism
Burnaby - Urban Convenience
Average Price: $982K | Advantage: Transit-oriented development
Strategic Locations:
- SkyTrain Adjacent: $585K-$1.4M – Brentwood, Metrotown, Lougheed
- Established Areas: $695K-$1.6M – Burnaby Heights, Capitol Hill
- Development Zones: Major redevelopment creating 28K+ new residents
Benefits: 5 SkyTrain stations, 15-min to downtown, diverse employment base Investment
Potential: $8B in approved developments over 10 years
First-Time Buyer Programs
Provincial Programs
- BC Home Owner Mortgage Partnership: Shared equity loans up to $37,500
- Property Transfer Tax Exemption: Save up to $13,000 on qualifying homes
- BC First-Time Buyer Program: Interest-free down payment loans (5 years)
Federal Integration
- First-Time Buyer Incentive: 5-10% shared equity loans
- RRSP Home Buyers’ Plan: Withdraw up to $35K tax-free
Income Requirements by Market
- Vancouver: $185K+ household income (20% down)
- Victoria: $135K+ household income
- Kelowna: $115K+ household income
- Burnaby: $165K+ household income
Specialized Mortgage Solutions
High-Value Properties ($1M+)
- Jumbo mortgage expertise for Vancouver luxury market
- Foreign buyer programs with specialized underwriting
- Investment property portfolio financing
Tech Worker Specialization
- Stock option integration for mortgage qualification
- Variable income documentation (RSUs, bonuses)
- Cross-border worker solutions
Self-Employed Solutions
- Bank statement programs for alternative documentation
- Professional corporation financing
- Seasonal business considerations
Unique BC Property Types
- Strata Properties: Condo/townhouse expertise, financial review
- Leasehold Properties: First Nations lands, specialized requirements
- Recreational Properties: Whistler, Gulf Islands, Okanagan vacation homes
Market Intelligence & Trends
Current Environment
- Interest Rates: Declining through 2025, variable rates expected to drop
- Seasonal Patterns: Spring surge (45% of transactions), summer peak
- Investment Yields: Vancouver 3.2-4.8%, Victoria 4.5-6.2%, Kelowna 5.8-7.5%
2025 Outlook
- Vancouver: 7% price increase expected, 20% more sales activity
- Continued balanced to seller’s market transition
- Supply constraints supporting price stability
Success Stories Buyers
Vancouver Tech Couple
Challenge: $1.1M Yaletown condo, stock options as income Solution: Professional program, stock option integration, 10% down Result: $1.05M purchase, rate 0.2% below posted
Victoria Government Retiree
Challenge: Bridge financing for simultaneous sale/purchase Solution: Coordinated timing, pension optimization Result: Smooth $485K James Bay condo transition
Kelowna Investment Property
Challenge: Self-employed income, vacation rental projection Solution: Bank statement program, rental analysis. Result: $625K lakefront property, 12% first-year ROI
Why Choose My Mortgage Medics?
Smart, Simple, Trusted
Expert mortgage solutions tailored to Alberta’s unique real estate market. Whether you’re a first-time buyer or seasoned investor, our brokers guide you every step of the way.
Fast & Easy Mortgage Approvals
Experience a seamless mortgage approval process designed for speed and simplicity. We streamline the paperwork and handle the details so you don’t have to.
Personalized Mortgage Solutions
We don’t believe in one-size-fits-all. Our brokers take time to understand your financial goals and recommend the best mortgage products suited to your needs
Transparent Rates & Expert Advice
Stay informed with clear, up-to-date mortgage rates and trusted advice. No hidden surprises—just expert support throughout your mortgage journey.
Fair Service Fees, No Surprises
Our services come with transparent fees that reflect the value and expertise we provide. We’ll walk you through all costs upfront so you know exactly what to expect—no hidden charges.
Local Market Expertise
Alberta’s real estate landscape is diverse and ever-evolving. Our mortgage brokers have in-depth knowledge of local market trends, helping you make well-informed decisions in cities like Calgary, Edmonton, and beyond.
Get Your Free Alberta Mortgage Analysis - Tailored to Your City
Frequently asked questions
Strong pre-approval, flexible terms, quick decisions, competitive financing strategy
Total carrying costs typically 25-35% higher than mortgage payment (taxes, strata, insurance, utilities)
Yes, through specialized documentation and
stock option integration programs
Depends on lifestyle vs. cost priorities. Burnaby/Surrey offer value with SkyTrain access
