Real estate is all too often reduced to numbers, estimates and dollar signs. When we list a house, the most critical feature tends to be the price. When we compare the home to others, we try and find reasonable comparables and estimate value accordingly. We overly focus on analytics. 

You may be surprised to know, though, that real estate involves a lot of feeling. 

Some of the most reasonably priced homes still don’t sell. Owners become flustered when this happens, and buyers can’t often pinpoint why they don’t like such a home. It’s discouraging not to have good feedback! Well, it’s challenging, if not impossible, to quantify feelings. 

A prime example where feeling matters in the real estate process concerns curb appeal! Curb appeal is difficult to quantify, but very important nonetheless. This is especially true in the Okanagan! Folks move here for the lifestyle, and their home is an extension of that lifestyle. In this blog, I’ll detail why curb appeal matters to today’s buyers and give you two general areas to focus on to improve curb appeal.

Here we go!

First Impressions & The Power Of Feeling

Every buyer will view the same house differently, including the first impression upon driving up to the property. Buyers will use this initial feeling as an example of what they feel if they owned the property. They might ask the following questions, either consciously or subconsciously:

Would I take pride in owning this home?

If this were my property, what would my guests think of it when they come over to visit?

How much work will it take to make this property uniquely mine?

Does the owner take pride in this property, judging from my first impression?

As you can see, buyers can be judgemental both of themselves and your property. And they have a right to be! They’re forking out hundreds of thousands of dollars, if not more, to assume ownership of it. Sellers are wise to concern themselves with such questions. Sure, you’re not going to be able to cater to every buyer’s unique needs, wants and preferences. And there’s no such thing as the perfect curb appeal.

However, you can put yourself in the shoes of the buyer most likely to purchase your home. This is a great place to start! 

Upon identifying such buyers, map out their most likely preferences and work from there. The front of your property does not need to be fancy and upscale; it just needs to suit the tastes of those most likely to purchase it. Gaining such insight is crucial to improving your home’s curb appeal when it comes time to sell (or anytime, for that matter!)

Property Exterior

Your home’s exterior is the first place to start when deciding to improve curb appeal. Buyers will usually look at the following exterior features during their first impression:

• Siding

• Front door

• Windows and window trim

• Roof 

• Gutters 

• Chimney

• General home type/shape

Pay attention to these features and the type of impression they can give to buyers; it matters! Of course, a complete replacement of all the components above can be expensive, so you need to weigh the cost, benefit and importance for each. It’s also true that some of these are merely cosmetic features, some are structural, and some are both! 

Pro Tip: Do a drive-up of your home with a friend you can trust to give you impartial advice. Upon driving up to the house, with a pen and pad ready, make a list of the things your friend notices first when it comes to your home’s curb appeal (good and bad). 

Remember, there’s no such thing as perfect curb appeal. But you do have the control to use someone impartial to help you along this journey. Consider your advisor’s views, and balance them with your own and your financial obligations for each. Keep it simple, and work outwards from there!

Landscaping

Now to the less intimidating aspect of curb appeal, landscaping! 

Landscaping can be tricky because it tends to be one of the more subjective features of any given property. However, there are some considerations to ponder when taking a good look at your front yard. Keep in mind, these all depend on the type of buyer you’re trying to attract. 

If your front yard is merely a “blank slate,” meaning it has few to no definable landscaping features, ask yourself if adding attractive features will be a worthwhile investment. If your most likely buyer is an investor, this is likely the best option!

If your front yard has intricate networks of flowers, plants and grasses, ask yourself if simplifying it would be a worthwhile investment. If your most likely buyer is a busy working family with limited time to spare, such investment may pay off! 

If your front yard is dominated by lush lawn, ask yourself if keeping the grass in perfect condition is a worthwhile investment. If your most likely buyer is a young family with kids, such investment may be well worth it!

Tailor your front yard landscape to your most likely buyer. In any case, avoid quirky decor pieces and other unnecessary features to capture the broadest base of positive attention. 

The secret is out - The Okanagan lifestyle is here to stay. 

We’ve moved beyond the ‘trend’ label. Trends are temporary, momentary. What the Okanagan has to offer is so much more. From the city skyline of Kelowna to the vineyard-dotted communities of Penticton and Osoyoos to Vernon’s world-class lakes, the Okanagan has something for everyone. We’re an international tourist destination for a reason. 

Are you planning a move here? Vernon may just have everything you need to create a fulfilling lifestyle for you and yours. 

In a previous post, I detailed some popular Vernon neighbourhoods in more thorough detail. In this post, we will focus on what makes Vernon uniquely special from an outdoor perspective. I’ll break down why we love our little corner of the North Okanagan, detailing some key outdoor attractions along the way.

Lakes

You just can’t talk about what makes Vernon distinctive without mentioning the lakes. We have two commonly-visited lakes here, Okanagan and Kalamalka. Let’s begin with the former. 

Okanagan Lake is comparatively large, its length running from the South Okanagan near Penticton to its furthest shores in Vernon, passing Kelowna along the way. It’s a popular boating destination due to its expansive shoreline and generally large width. It warms up nicely in the Summer. 

Kalamalka (Kal) Lake is the real gem of the two. While much smaller, Kal is a ‘marl lake’ home to abundant calcium carbonate deposits that change colours with warming temperatures. During mid-summer, the lake turns to a remarkable shade of green. Kalamalka Provincial Park shares some of its border with this memorable attraction, making it an ideal place to stand-up paddleboard. 

To get a better idea of Kalamalka Lake’s timeless beauty, check out this video.

I also recommend checking out the Okanagan Rail Trail! It traverses Kalamalka Lake, Wood Lake, and other small water bodies on its way to Downtown Kelowna. It’s a fantastic community initiative with Okanagan culture and heritage behind its mission!

Another wicked place to explore in the warmer months is Ellison Provincial Park. Nestled on the northeastern shore of Okanagan Lake, it is the smaller protected park with 220 hectares of explorable forest. The trails are peppered with rocky areas, making them ideal for more challenging runs on foot or bike. You can connect with the Predator Ridge trails near the elevation’s highpoint, and the Ellison Provincial Park campground is on the lake below!

Fresh Air Fun On Whiteout Days

When the Fall’s crimson colour gives way to arctic air and snow showers, there’s no better place to be than high up in the mountains!

This section focuses on Silver Star Mountain, voted one of North America’s best ski resorts by multiple publications over the years. Located in the Monashee Mountains, Silver Star snow is abundant and 100% naturally-produced. 

Some stats

• 3,282 skiable acres

• 760 metres of total vertical drop

• 700cm of annual snowfall

• 132 marked runs, the longest being 8km long
  

The ‘frontside’ is home to mellower terrain and multiple chairlifts, making it an ideal option for families and those who just want to cruise. Adrenaline-seekers routinely head to the ‘backside’ where you drop into stashes of advanced terrain.

As the day winds down, ski right into one of Silver Star’s 18 restaurants, cafes and bars in the village. It’s an authentic ski-in/ski-out experience accompanied by nine on-mountain hotels and lodges (and many more single-family residences!). No matter your appetite for thrills, Silver Star is sure to please.

 

Conclusion

We love our slice of British Columbia heaven. Vernon has so much to offer its residents that it’s no surprise our local real estate market is booming! People that move here don’t want to leave. 

It’s important to note that I’ve only scratched the surface of Vernon’s outdoor exploration opportunities. Our unparalleled mix of lakes and mountains are limitless in their ability to provide a good time in the fresh air. 

If you’re thinking of making Vernon your home, give me a call. As a longtime Vernon realtor®, I’ve dealt with my fair share of relocations. I’m always willing to share my advice with you in your quest for a truly spectacular place to live. It’s the Okanagan lifestyle, as we say, and it’s truly unbeatable!

The real estate market is heating up in Vernon and the rest of the Okanagan! Prices are increasing from demand far exceeding supply. This type of unbalanced market creates many difficulties for Buyers as they struggle to find housing.

First Things First - Why Does This Even Matter?

I get it; investing in extra listing preparation seems unnecessary when there are so many more Buyers than Sellers in a given market, like the one in Vernon as of this writing. Yes, it is much easier to sell your property than in a more balanced market. 

However, there’s another side of the argument to consider. The first thing to know is that Buyers don’t usually pay top dollar for homes they perceive to be unkept or needing unnecessary work. They don’t want to inherit work they feel a Seller should have done beforehand. Many will also nit-pick issues and overestimate the time and money it will take to remedy them.

Another consideration involves the bottom line. It still costs money and time to prepare your home correctly no matter the market, whether it involves a Realtor® or not. But would you rather conserve all you can upfront only to receive less money in the end? Or, if you’re able, spend more upfront to recover those investments and more? Consider the following examples of two Sellers with near-identical homes, both of which pay $15,000 in Realtor® fees, and ask yourself: In which Buyer’s shoes would you rather be?

Seller A: 

• No interest in investing in home prep or minor updates and feels like the home will sell itself. 

• Lists their home for $450,000. 

• After 62 days, a price reduction, and a back-and-forth offer process, they sell for $436,000.

• Bottom line after expenses and real estate fees: $421,000.

Seller B: 

• Sees value in investing in home prep and bites the bullet. They spend $2,500 in paint and other soft upgrades and $1,000 in home staging.  

• Lists their home for the same price of $450,000. 

• Two Buyers impressed with updates and home presentation, home ends up in multiple offers, and they sell for $453,000.

• Bottom line after expenses and real estate fees: $438,000.

See my point? It’s important to realize that not everyone can afford even minor updates and home staging upfront, but this example doesn’t apply to their position. It does apply to the large segment of the population that makes these types of decisions every day. The above examples happen all the time, andit pains me to see money left on the table!

If you have the financial means, always keep your eyes on the prize and focus on the bottom line first and foremost. Now, let’s turn to two strategies that can give your home the competitive advantage it deserves!

Basic Home Preparation

As mentioned above, basic home preparation takes little to no investment and only a moderate time commitment, in most cases. The goal of this process is to make the home look great for the photography session. From my experience, most Buyer first impressions actually occur before they see the house when they view all the photos.

Having high-quality photography that showcases your home well generally leads to more showings, leading to my next point; be sure to prepare your home correctly for these showings! The goal is to make Buyers feel comfortable enough to picture themselves in that very house. Here are some practical tips for basic home preparation for both photography and showings:

• Avoid having too many family photos, which can make it hard for potential Buyers to see themselves owning that house. 

• Declutter as much as you can, walking through the home with an objective point of view. Think to yourself: What would I notice walking through someone else’s home?

• Clean those areas that get the least attention in day-to-day life, such as baseboards and underneath cabinets. You’d be surprised how particular some buyers can be with cleanliness.

• If you have pets, clean up as much pet hair as possible and make a conscious effort to remove accompanying odours. You may love your cat, but many Buyers will find it a turn-off!

Lights off, gas in the tank, bags in the car… The vacation has begun!

Vacations are a treat for every busy family. Tensions ease and burdens feel smaller. You get a chance to unwind and reflect. The inherent value of recreation is what leads so many families to invest in vacation properties. Instead of frantically searching for places to stay that fit allotted times off, many choose to purchase a property, giving them freedom and flexibility. 

There are a few key things to understand when you buy vacation properties, particularly rental properties. Taking a few preparatory steps will enable you to make the best investment possible for your wallet and your family. At the end of each section, we will apply the principles to a theoretical purchase at 123 Winter Lane at Silver Star Mountain, our local recreation hotspot! 123 Winter Lane is a 2-bedroom unit on the second floor of a five-storey building right beside the village. It was built less than 5 years ago and allows rentals during the busy seasons in the Spring and Summer, as well as longer-term rentals for shoulder seasons.  

Let’s go!  

What Exactly Do You Need It For?

The first step when planning a vacation property purchase is to strip the process down to the basics and ask yourself as a family:

What does recreation mean to us? What does a property need to have to accommodate our needs?

This question, though basic, will get to the heart of your desire for a vacation property. Do you have four kids and need enough room to be comfortable? Well, a two-bedroom unit with one bathroom might not cut it then. Is it more enjoyable to have your coffee on the deck with a view? Well, a ground-level unit may not be the best choice.

Much too often, people begin the conversation about vacation property by talking about finances first. It’s natural to want to figure out finances before searching for property of any kind, but finances are not at the heart of most vacation property purchases. Buyers of these properties seek an escape, a suitable accompaniment to their lifestyle. The first best step to take is figuring out why you want one in the first place. These insights are then used to guide the next steps.

     123 Winter Lane

Before even viewing this property, we figured out why we need it. Our family decided that they wanted a property on a ski hill because they love this family activity. We live in Vernon, and we needed somewhere close to home to avoid extensive winter travel.

Location

Once you’ve figured out basic desires, you can move along to location concerns. You may have figured out the general geographical location of your vacation home, but what about the actual location? Does it support your lifestyle?

The first consideration with location is to ask your realtor about resale prospects and the general popularity of hyper-local areas. You may wish to know of upcoming developments so you can 

avoid construction noise, or avoid buying a unit that will have its view blocked. You may not want to drive a vehicle during your vacation, so would want to know the proximity of local amenities. How accessible is your home, overall?

There is an unfortunate myth that permeates the worried minds of real estate consumers: Selling in the Spring is the best time to sell your home because it’s the only realistic way to achieve maximum market value for your home.

This is absolutely not the case! While Spring is typically the busiest market in terms of overall sales, this does not automatically translate into higher earning potential. The Fall, traditionally seen as the “second best” real estate market in terms of seasonal timing, is actually a great time to sell for various reasons. In this blog, I’m going to detail the top four reasons why listing in the Fall is a great choice. I will then give you some practical tips that will instill confidence in your ability to achieve top dollar in this particular market.

Top 4 Factors That Benefit Fall Listings

Less Competition

In the Fall, it is undoubtedly true that you will have much less competition than in the Spring. There are fewer Buyers in the Fall market on average, but also far fewer properties that your listing will be competing with. This presents a unique opportunity to stand out among the crowd and work towards a mutually beneficial deal with a prospective buyer. With less listings to compete with, you carve out your unique place in the housing market and actively entice the most meaningful buyers to consider your property.

Market Flexibility

Due to Spring’s inherent competition, there is almost always a large swath of houses that remain on the market in the Fall that were initially listed in the Spring. Some may have been overpriced, and some may have just suffered from failed transactions with unqualified buyers. Whatever the reason, a segment of your listing competition will be from what Realtors call “stale listings”, which are those that have been listed for several month’s time at around the same price. The market is now more flexible in its offerings. Now is your best opportunity to stand out among the crowd!

Buyers Antsy

During the Fall, you will be faced with plenty of opportunities from Buyers that simply didn’t pull the trigger during the Spring months. Many have missed out on multiple offers, while others may have paused their search until the Summer months are over (this is especially true for the family demographics). Whatever the case, those qualified buyers that didn’t purchase in either the Spring or Summer markets are now as motivated as ever to initiate a purchase in the Fall. Buyers get excited about the new influx of homes for sale and come to you with more meaningful intentions and the experience to prove it. Additionally, Buyers are also motivated to purchase prior to Christmas time so they have time to settle in before the holiday season begins.

Fall Colours

This factor is outside the scope of market dynamics but is still worthy of mention. Fall is a period of time characterized by brilliant colours and a certain kind of nostalgia. Your property, especially if it has some natural features included like trees, can now be presented in a way that no Spring listing can! The beautiful colours serve to amplify the beauty of your property in the listing photos and this increases the chance buyers will say “wow!” even before they see your home. This factor is especially relevant to Okanagan real estate! Our valley is blessed by a remarkable change in colour.

List in the Fall With Unshakable Confidence

Here are four time-tested methods that contribute to an excellent Fall listing:

Professional Photography

As mentioned above, Fall presents a unique opportunity to capture the natural beauty of your home. Colours are changing and this can make colours pop and gets prospective buyers excited about certain property features. While I personally always recommend professional photography for your real estate listings, Fall is an especially important time to do so! Allow the professionals to handle this step because it can make a big difference in the final sale price. Buyers want to feel like they’re buying something special. Nothing depersonalizes a property more than poor photos that fail to capture the natural beauty of a given property.

Take Photos Well Before The Snow Flies

Be sure to have your trusted Realtor book your listing photos for a time where snow is not yet likely to be on the ground. In the chance that your listing extends beyond the regular parameters of the Fall market and into the Winter market, your listing will again stand out among the crowd. This is because Buyers can see what the home looks like when there isn’t any snow covering the property’s features. There’s a surprising amount of high-importance property features that can be covered up by those fluffy white flakes!

 Be Flexible With Showings

Fall is a time where a lot of people are scrambling. Kids are back in school and adjusting to their new classroom environments, and parents are busy at work while trying to dial in Christmas-time arrangements. It’s a hectic time! There’s a considerable benefit to being more flexible with showing requests on your home. It’s okay to have boundaries when it comes to reasonable showings, but the more accommodating you are to the stressed-out buyers that will eventually be interested in your home, the greater chance they will give you the same courtesy in return.

Go The Extra Mile To Stand Out

Remember all that talk about standing out? Now is the time to lean into this sentiment! All efforts should be made to stand out among the crowd of other listings. This can take the form of upgrading a major component of the home, such as purchasing new windows or replacing an ageing roof. This can also be an aesthetic upgrade, such as repainting the exterior of your home with a trendy colour. Whatever the upgrade, work with your trusted Realtor to determine the most realistic upgrades that you can handle that will serve to make your home stand out.

Conclusion

Listing your home in the Fall is a great time to showcase the features of your home that will matter most to the plethora of eager buyers in the market. With the strategic points above to guide you, combined with the help of your trusted Realtor, you will place yourself in a great position to sell your property with steadfast confidence!

Featured Listing

8215 Silver Star Road
This is the rural oasis you’ve been looking for! This custom-built home on a 1-acre parcel features hardwood floors, spectacular lighting fixtures and a lovely vaulted ceiling. There are 3 bedrooms plus a den as well as a self-contained suite on the lower level. Though, these are only some of the greatest features of the home! Head outside to your own private sanctuary complete with a hot tub and gazebo, all surrounded by the trees and other natural features unique to the property. This home also has a detached extended garage/workshop that is fully insulated and wired. So much beauty all wrapped up into one property! This is the type of property that makes Vernon real estate so exciting.

*Click here to see the full listing*

When it comes to buying property, single-family houses seem to get all the glory. They tend to get the most advertising attention, yet there’s another property-type that can be an ‘unsung hero’

when it comes to investing in the real estate market.

Vernon is a magical place, and we’re not just saying that because we live and do business here! It is a lifestyle paradise, with fun to be had in all four seasons. We are blessed to have hot summers, colourful autumns, snowy winters, and bountiful springs! And not only is it great for visitors, it is home to a vibrant community of residents.

In this post, we’re going to run through some of the most popular Vernon neighbourhoods, give you some practical tips for buying a home here, and showcase three great listings we have available in the city.

Let’s get started!

Location, Location, Location

Vernon has many great neighbourhoods and it would be unfair to label any as “better” than the others. However, these are some of the most popular and well-established neighbourhoods in the city!

East Hill

East Hill is Vernon’s most iconic neighbourhood, and for good reason! It is where Vernon’s first original homes were constructed, many of which still stand today. Just driving through this area with its character homes, tree-lined streets and abundance of city and lake views often forms a nostalgic experience for residents. One of the major benefits to this area is its close proximity to the vast majority of Vernon businesses and city services, so this area is probably best for young to established families with busy lifestyles. Your kids will undoubtedly find great friends within the same neighbourhood over time! Notable schools that serve East Hill are Hillview and Silver Star elementary schools, as well as Vernon secondary school and Seaton secondary school.

Coldstream

This is the neighbourhood for the summer-lovers! Coldstream is arguably Vernon’s most sought after neighbourhood because of its abundance of larger lots and spectacular lake views. And these aren’t just any lake views… The lake in question is one of Canada’s most beautiful: Kalamalka Lake! Known as the “lake of many colours”, this lake turns a vibrant green in midsummer because of its large volumes of limestone deposits left over from receding glaciers. It’s simply spectacular, and it has created an environment that attracts many tourists and locals alike! Be sure to check out Kalamalka Provincial Park for the very best views! Notable schools here include Kidston and Coldstream Elementary, and Kalamalka High School

BX

The BX comprised a fairly large geographic area compared to other neighbourhoods, as it is often split into “north” and “south” BX for catchment purposes. In the north, many homes enjoy stunning panoramic views of the North Okanagan Valley and Swan Lake. In the south, you will find sprawling acreages, beautiful country estates and excellent views of Vernon, which often includes views of different Vernon lakes. The BX is known for its peace and quiet and large lots. Locals especially enjoy the BX dog park and BX Press Cidery, home to great cider and regular nights of entertainment in various forms. The schools in this area are BX elementary and Vernon Christian School.

Bella Vista

Situated in West Vernon amongst a sprawling landscape of grapevines and the grasslands above them, Bella Vista is a great place to live! It is approximately 5-7 minutes to downtown Vernon and is home to many tourist attractions, including Davison’s Orchard (a longtime local favourite) and The Rise golf course and residential community. A large number of Bella Vista homes enjoy views of either vineyards or Okanagan Lake, or sometimes even both! This area is south facing and is best for those that enjoy year-round sunshine and endlessly scenic walks in the evening. The schools that serve this area are Ellison and Okanagan Landing elementary schools, as well as Fulton secondary school.

Okanagan Landing

This catchment is the furthest away from the downtown core, but there’s plenty of reasons why this is a benefit for local residents and visitors. Okanagan Landing is on the west side of Vernon but is generally north facing, as it stretches down the south side of Okanagan Lake. Here you will find excellent beaches and swimming holes, an abundance of actively used boat launches, as well as the beautiful Ellison Provincial Park! This area is best for those who plan to use their home as a vacation home and those that want to take advantage of the active lakeside life. The schools that serve the Okanagan Landing area are the same as those in Bella Vista (actual catchment depends on specific property information).

Remember, these are only some of the more popular neighbourhoods, but that doesn’t mean there aren’t even more great neighbourhoods to look into! Honorable mentions include Swan Lake West, Adventure Bay and Upper Mission Hill. Vernon is beautiful wherever you go!

Tips and Tricks When Buying In Vernon

Seek Professionals Sooner Than Later!

It’s a common misconception that people should begin their online real estate searches on random listing sites. While these can be excellent resources, especially for weary first-time buyers that aren’t quite ready to commit to purchasing, they simply aren’t the best first step most of the time. This applies to all buyers, whether the plan is to buy a single family, townhome or condo.

We always recommend seeking both a licensed mortgage broker and a Realtor® as soon as possible. A mortgage professional will be able to take all your information and work with you on your budget, preventing you from getting ahead of yourself and skewing expectations. A Realtor® will be able to take your budget and plan your next steps, while instituting a system that works for your unique needs and scheduling. A great Realtor employs patience and understanding with everyone they work with, and they’re always in your corner. So make those calls, and be sure to find someone you trust as soon as you can. It can make a huge difference when you’re finally ready to buy!

Wants vs Needs

When you’ve finalized a budget and begun a formal property search, a great next step is working on a wants vs needs list. If you have a partner you plan to purchase with, it is imperative that you both sit down and communicate each other's wants and needs so that you can combine perspectives into a cohesive list. This list will serve you well when you embark on showing tours, allowing you to more efficiently identify the homes that are potential matches for your lifestyle. The key is to be as flexible with your wants and as definitive with your needs as possible. Armed with this tool, you will immediately give yourself an advantage over the others looking to purchase in the same price ranges. This is especially true in Vernon because of its broad diversity in home types, views, and lifestyle preferences.

Review Contracts Ahead of Time

One more useful tip when buying a home in Vernon is to have your Realtor® review commonly used contracts with you ahead of time. You’ve spent all that time preparing your professionals and identifying your wants and needs, so it’s important to understand the contracts you will be signing so that you have more confidence when the time comes around to actually fill them in with real information! This step will amplify your buying confidence and elevate you over your competition when you do come across that perfect home.

Current Listings

Here are some great Vernon listings for sale! We’ll be taking you on a listing tour of Middleton Mountain, which straddles the border between Vernon and Coldstream!

675 Middleton Way

Welcome to our first Middleton Mountain home, complete with stunning views of the iconic Kalamlka lake! This custom built home boasts hardwood floors, custom kitchen cabinetry and easy access to an oversized deck and a flat backyard (not easy to find in this area!). This home is in close proximity to Kal Beach and the Rail Trail, and even has a 1-bedroom in-law suite on the grade level, making it a great option for seniors.

1000 Mt. Atkinson Place

Check out this beautiful home on our next stop through Middleton Mountain home with some of the most stunning updates we’ve ever come across! Inside you’ll find custom cabinets, granite counters, and a brand-new suite all ready to go. There’s also new appliances, hot water tank, blinds AND vinyl fencing. The updates are virtually everywhere! This is the type of home that you can move right in and immediately feel at home!

931 Mt. Grady Close

Situated on a large, private corner lot is this beautiful family home, complete with a two-bedroom in-law suite! This home has three levels with three distinct living spaces, as well as a spacious kitchen with room for the whole family to be together. There are great views to be enjoyed from every upstairs room, and you can even catch the Northern Lights in the winter! The master suite features a vaulted ceiling and its very own fireplace. This is an elegant home in a wonderful family-friendly neighbourhood.

One of the obvious benefits to living in the Okanagan is the abundance of lakes! Locals and visitors alike tend to flock to the beaches as soon as summer begins. It’s one of the awesome benefits of Okanagan valley living.

Some people want to take the next step and begin looking for lakefront properties! Living right on the lake is a tremendous way to fuse your lifestyle with your living situation. Here are the top reasons to consider a lakeshore home!

Lifestyle At Your Doorstep

Typically when visitors make their way to our wonderful valley, they will make plans based on a lot of activities that can all be accessed simply by owning a lakefront home! Instead of visiting a busy beach, you can hangout in privacy on your very own! Instead of launching your boat at common boat launches around the valley, you can park your boat at your own dock. These are just two examples of how your lifestyle is at your doorstep when you own a lakeshore property!

Increased Investment Potential

When it comes to purchasing a second property, lakefront homes offer a unique advantage. There is an increasing number of people who are ditching hotels and other traditional accommodation options and opting instead for unique homes in beautiful settings. Why not offer your second home to visitors when you don’t plan to be there? Lakefront properties command much higher accommodation prices due to their premium features and amenities. It’s a win-win for owners and visitors alike.

Solidify Your Legacy

Properties are very often extensions of who we are. Whether we realize it or not, our property decisions can dictate the type of life we have, or the one we plan for in the future. With a lakeshore home, you have the opportunity to solidify your family's authentic legacy, especially when that property is kept in the family for multiple generations. Living on the lake will undoubtedly be a defining feature of your family, and tThey will want to visit the property as much as possible to be a part of the legacy you had in mind all along! What a way to unite the ones you love.

Conclusion

As we’ve demonstrated, there is immense value to owning your very own lakefront home. When considering a lakefront property purchase, it’s important to enlist the help of a Realtor. There are many nuances to Lakeshore living and it is important to consult a professional that understands things like riparian restrictions, water licencing and dock licensing. With a skilled Realtor in your corner, you’re well on your way!

Speaking of which, check out these stunning lakefront properties! Let’s get your lakefront lifestyle off to a breathtaking start!

Featured Listings

7634 Tronson Road

Speaking of waterfront living… What a spectacular lakeshore home in Vernon, BC! Over 100 feet of shoreline to enjoy, a state-of-the-art boat lift, and uncompromising views from every window. This is an architectural gem with all the lifestyle features you need to live comfortably year-round.
For a complete list of features and specifications, click here.

400 Inkster Road

Wow! Unbelievable views and priced below assessed value! This property features over 300’ of lakeshore on your own unique lakeshore cove, as well as four bedrooms and three bathrooms. The master bedroom has it’s very own deck leading out to a flat yard with a lawn area and beach space. If that wasn’t enough, there is an opportunity to redevelop over 2.5 acres of the property on the plateau up above. For a complete list of features and specifications, click here.

Goodbye gas furnaces? Why electrification is the future of home heating | CBC News

The burning of fossil fuels to heat our homes is a major source of greenhouse gas emissions in this cold country. Green builders say we need to decarbonize heating by going electric if Canada is going to meet its climate targets. Here’s a closer look at some of the options.

Go to article

UNDERSTANDING RECENT CHANGES TO THE GOOD NEIGHBOUR BYLAW #4980

I am blessed to be part of a town that allows me to do what I love everyday! Thanks to Corinna Frew for her dedication over the years.

Thanks for all the support from Royal LePage Vernon, the admin staff and Monty Davis, in particular. I am proud to be part of a group of Independent realtors that function with integrity and grit! Our Brokerage should be proud for its service as well. THANK YOU!

The British Columbia Real Estate Association (BCREA) reports that a total of 8,837 residential unit sales were recorded by the Multiple Listing Service® (MLS®) across the province in May, a 28.7 per cent decrease from the same month last year. The average MLS® residential price in BC was $739,783, down 1.7 per cent from May 2017. Total sales dollar volume was $6.54 billion, a 30 per cent decline from May 2017.

 

To watch the entire presentation - click here

On June 15, 2018, changes to Rules under the Real Estate Services Act that dictate how REALTORS® work with consumers will come into effect. The Rules, mandated by the Office of the Superintendent of Real Estate (OSRE) and finalized on April 27, 2018, have been amended to ensure that REALTORS® make adequate disclosures, so that consumers can make informed decisions

For the complete New Release - click here

“Since the new Rules were finalized six weeks ago, BCREA has been hard at work to update our Applied Practice Courses for new licensees, continuing education courses and nearly two dozen standard legal forms that have been impacted by the changes,” said British Columbia Real Estate Association (BCREA) CEO Darlene Hyde. “The new rules governing real estate practices mark a significant shift in how REALTORS® in BC work with their clients. It’s important that consumers know what to expect when the changes come into effect.”

 

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B.C. Residential Tenancy Act changes give more rights to tenants

Landlords must now give tenants four months’ notice for eviction in order to renovate...

 

 

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Did you know you may be eligible to defer your property taxes?

Property tax deferment is a provincial low-interest loan program that helps qualified homeowners pay their annual property taxes on their principal residence.

 

 

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Notice to Greater Vernon Water Customers

The Regional District of North Okanagan wishes to inform customers of Greater Vernon Water (GVW) that the Kalamalka Lake water source was turned off on Saturday April 21, 2018 due to increased turbidity in the water.

 

 

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Vancouver, BC – March 14, 2018. The British Columbia Real Estate Association (BCREA) reports that a total of 6,206 residential unit sales were recorded by the Multiple Listing Service® (MLS®) across the province in February, a 5.7 per cent decrease from the same period last year. The average MLS® residential price in BC was $748,327, up 8.8 per cent from the previous year. Total sales dollar volume was $4.64 billion, a 2.6 per cent increase from February 2017...

 

Click Here for youtube - Chief Economist Update

Real estate is all too often reduced to numbers, estimates and dollar signs. When we list a house, the most critical feature tends to be the price. When we compare the home to others, we try and find reasonable comparables and estimate value accordingly. We overly focus on analytics. 

You may be surprised to know, though, that real estate involves a lot of feeling. 

Some of the most reasonably priced homes still don’t sell. Owners become flustered when this happens, and buyers can’t often pinpoint why they don’t like such a home. It’s discouraging not to have good feedback! Well, it’s challenging, if not impossible, to quantify feelings. 

A prime example where feeling matters in the real estate process concerns curb appeal! Curb appeal is difficult to quantify, but very important nonetheless. This is especially true in the Okanagan! Folks move here for the lifestyle, and their home is an extension of that lifestyle. In this blog, I’ll detail why curb appeal matters to today’s buyers and give you two general areas to focus on to improve curb appeal.

Here we go!

First Impressions & The Power Of Feeling

Every buyer will view the same house differently, including the first impression upon driving up to the property. Buyers will use this initial feeling as an example of what they feel if they owned the property. They might ask the following questions, either consciously or subconsciously:

Would I take pride in owning this home?

If this were my property, what would my guests think of it when they come over to visit?

How much work will it take to make this property uniquely mine?

Does the owner take pride in this property, judging from my first impression?

As you can see, buyers can be judgemental both of themselves and your property. And they have a right to be! They’re forking out hundreds of thousands of dollars, if not more, to assume ownership of it. Sellers are wise to concern themselves with such questions. Sure, you’re not going to be able to cater to every buyer’s unique needs, wants and preferences. And there’s no such thing as the perfect curb appeal.

However, you can put yourself in the shoes of the buyer most likely to purchase your home. This is a great place to start! 

Upon identifying such buyers, map out their most likely preferences and work from there. The front of your property does not need to be fancy and upscale; it just needs to suit the tastes of those most likely to purchase it. Gaining such insight is crucial to improving your home’s curb appeal when it comes time to sell (or anytime, for that matter!)

Property Exterior

Your home’s exterior is the first place to start when deciding to improve curb appeal. Buyers will usually look at the following exterior features during their first impression:

• Siding

• Front door

• Windows and window trim

• Roof 

• Gutters 

• Chimney

• General home type/shape

Pay attention to these features and the type of impression they can give to buyers; it matters! Of course, a complete replacement of all the components above can be expensive, so you need to weigh the cost, benefit and importance for each. It’s also true that some of these are merely cosmetic features, some are structural, and some are both! 

Pro Tip: Do a drive-up of your home with a friend you can trust to give you impartial advice. Upon driving up to the house, with a pen and pad ready, make a list of the things your friend notices first when it comes to your home’s curb appeal (good and bad). 

Remember, there’s no such thing as perfect curb appeal. But you do have the control to use someone impartial to help you along this journey. Consider your advisor’s views, and balance them with your own and your financial obligations for each. Keep it simple, and work outwards from there!

Landscaping

Now to the less intimidating aspect of curb appeal, landscaping! 

Landscaping can be tricky because it tends to be one of the more subjective features of any given property. However, there are some considerations to ponder when taking a good look at your front yard. Keep in mind, these all depend on the type of buyer you’re trying to attract. 

If your front yard is merely a “blank slate,” meaning it has few to no definable landscaping features, ask yourself if adding attractive features will be a worthwhile investment. If your most likely buyer is an investor, this is likely the best option!

If your front yard has intricate networks of flowers, plants and grasses, ask yourself if simplifying it would be a worthwhile investment. If your most likely buyer is a busy working family with limited time to spare, such investment may pay off! 

If your front yard is dominated by lush lawn, ask yourself if keeping the grass in perfect condition is a worthwhile investment. If your most likely buyer is a young family with kids, such investment may be well worth it!

Tailor your front yard landscape to your most likely buyer. In any case, avoid quirky decor pieces and other unnecessary features to capture the broadest base of positive attention. 

The secret is out - The Okanagan lifestyle is here to stay. 

We’ve moved beyond the ‘trend’ label. Trends are temporary, momentary. What the Okanagan has to offer is so much more. From the city skyline of Kelowna to the vineyard-dotted communities of Penticton and Osoyoos to Vernon’s world-class lakes, the Okanagan has something for everyone. We’re an international tourist destination for a reason. 

Are you planning a move here? Vernon may just have everything you need to create a fulfilling lifestyle for you and yours. 

In a previous post, I detailed some popular Vernon neighbourhoods in more thorough detail. In this post, we will focus on what makes Vernon uniquely special from an outdoor perspective. I’ll break down why we love our little corner of the North Okanagan, detailing some key outdoor attractions along the way.

Lakes

You just can’t talk about what makes Vernon distinctive without mentioning the lakes. We have two commonly-visited lakes here, Okanagan and Kalamalka. Let’s begin with the former. 

Okanagan Lake is comparatively large, its length running from the South Okanagan near Penticton to its furthest shores in Vernon, passing Kelowna along the way. It’s a popular boating destination due to its expansive shoreline and generally large width. It warms up nicely in the Summer. 

Kalamalka (Kal) Lake is the real gem of the two. While much smaller, Kal is a ‘marl lake’ home to abundant calcium carbonate deposits that change colours with warming temperatures. During mid-summer, the lake turns to a remarkable shade of green. Kalamalka Provincial Park shares some of its border with this memorable attraction, making it an ideal place to stand-up paddleboard. 

To get a better idea of Kalamalka Lake’s timeless beauty, check out this video.

I also recommend checking out the Okanagan Rail Trail! It traverses Kalamalka Lake, Wood Lake, and other small water bodies on its way to Downtown Kelowna. It’s a fantastic community initiative with Okanagan culture and heritage behind its mission!

Another wicked place to explore in the warmer months is Ellison Provincial Park. Nestled on the northeastern shore of Okanagan Lake, it is the smaller protected park with 220 hectares of explorable forest. The trails are peppered with rocky areas, making them ideal for more challenging runs on foot or bike. You can connect with the Predator Ridge trails near the elevation’s highpoint, and the Ellison Provincial Park campground is on the lake below!

Fresh Air Fun On Whiteout Days

When the Fall’s crimson colour gives way to arctic air and snow showers, there’s no better place to be than high up in the mountains!

This section focuses on Silver Star Mountain, voted one of North America’s best ski resorts by multiple publications over the years. Located in the Monashee Mountains, Silver Star snow is abundant and 100% naturally-produced. 

Some stats

• 3,282 skiable acres

• 760 metres of total vertical drop

• 700cm of annual snowfall

• 132 marked runs, the longest being 8km long
  

The ‘frontside’ is home to mellower terrain and multiple chairlifts, making it an ideal option for families and those who just want to cruise. Adrenaline-seekers routinely head to the ‘backside’ where you drop into stashes of advanced terrain.

As the day winds down, ski right into one of Silver Star’s 18 restaurants, cafes and bars in the village. It’s an authentic ski-in/ski-out experience accompanied by nine on-mountain hotels and lodges (and many more single-family residences!). No matter your appetite for thrills, Silver Star is sure to please.

 

Conclusion

We love our slice of British Columbia heaven. Vernon has so much to offer its residents that it’s no surprise our local real estate market is booming! People that move here don’t want to leave. 

It’s important to note that I’ve only scratched the surface of Vernon’s outdoor exploration opportunities. Our unparalleled mix of lakes and mountains are limitless in their ability to provide a good time in the fresh air. 

If you’re thinking of making Vernon your home, give me a call. As a longtime Vernon realtor®, I’ve dealt with my fair share of relocations. I’m always willing to share my advice with you in your quest for a truly spectacular place to live. It’s the Okanagan lifestyle, as we say, and it’s truly unbeatable!

The real estate market is heating up in Vernon and the rest of the Okanagan! Prices are increasing from demand far exceeding supply. This type of unbalanced market creates many difficulties for Buyers as they struggle to find housing.

First Things First - Why Does This Even Matter?

I get it; investing in extra listing preparation seems unnecessary when there are so many more Buyers than Sellers in a given market, like the one in Vernon as of this writing. Yes, it is much easier to sell your property than in a more balanced market. 

However, there’s another side of the argument to consider. The first thing to know is that Buyers don’t usually pay top dollar for homes they perceive to be unkept or needing unnecessary work. They don’t want to inherit work they feel a Seller should have done beforehand. Many will also nit-pick issues and overestimate the time and money it will take to remedy them.

Another consideration involves the bottom line. It still costs money and time to prepare your home correctly no matter the market, whether it involves a Realtor® or not. But would you rather conserve all you can upfront only to receive less money in the end? Or, if you’re able, spend more upfront to recover those investments and more? Consider the following examples of two Sellers with near-identical homes, both of which pay $15,000 in Realtor® fees, and ask yourself: In which Buyer’s shoes would you rather be?

Seller A: 

• No interest in investing in home prep or minor updates and feels like the home will sell itself. 

• Lists their home for $450,000. 

• After 62 days, a price reduction, and a back-and-forth offer process, they sell for $436,000.

• Bottom line after expenses and real estate fees: $421,000.

Seller B: 

• Sees value in investing in home prep and bites the bullet. They spend $2,500 in paint and other soft upgrades and $1,000 in home staging.  

• Lists their home for the same price of $450,000. 

• Two Buyers impressed with updates and home presentation, home ends up in multiple offers, and they sell for $453,000.

• Bottom line after expenses and real estate fees: $438,000.

See my point? It’s important to realize that not everyone can afford even minor updates and home staging upfront, but this example doesn’t apply to their position. It does apply to the large segment of the population that makes these types of decisions every day. The above examples happen all the time, andit pains me to see money left on the table!

If you have the financial means, always keep your eyes on the prize and focus on the bottom line first and foremost. Now, let’s turn to two strategies that can give your home the competitive advantage it deserves!

Basic Home Preparation

As mentioned above, basic home preparation takes little to no investment and only a moderate time commitment, in most cases. The goal of this process is to make the home look great for the photography session. From my experience, most Buyer first impressions actually occur before they see the house when they view all the photos.

Having high-quality photography that showcases your home well generally leads to more showings, leading to my next point; be sure to prepare your home correctly for these showings! The goal is to make Buyers feel comfortable enough to picture themselves in that very house. Here are some practical tips for basic home preparation for both photography and showings:

• Avoid having too many family photos, which can make it hard for potential Buyers to see themselves owning that house. 

• Declutter as much as you can, walking through the home with an objective point of view. Think to yourself: What would I notice walking through someone else’s home?

• Clean those areas that get the least attention in day-to-day life, such as baseboards and underneath cabinets. You’d be surprised how particular some buyers can be with cleanliness.

• If you have pets, clean up as much pet hair as possible and make a conscious effort to remove accompanying odours. You may love your cat, but many Buyers will find it a turn-off!

Lights off, gas in the tank, bags in the car… The vacation has begun!

Vacations are a treat for every busy family. Tensions ease and burdens feel smaller. You get a chance to unwind and reflect. The inherent value of recreation is what leads so many families to invest in vacation properties. Instead of frantically searching for places to stay that fit allotted times off, many choose to purchase a property, giving them freedom and flexibility. 

There are a few key things to understand when you buy vacation properties, particularly rental properties. Taking a few preparatory steps will enable you to make the best investment possible for your wallet and your family. At the end of each section, we will apply the principles to a theoretical purchase at 123 Winter Lane at Silver Star Mountain, our local recreation hotspot! 123 Winter Lane is a 2-bedroom unit on the second floor of a five-storey building right beside the village. It was built less than 5 years ago and allows rentals during the busy seasons in the Spring and Summer, as well as longer-term rentals for shoulder seasons.  

Let’s go!  

What Exactly Do You Need It For?

The first step when planning a vacation property purchase is to strip the process down to the basics and ask yourself as a family:

What does recreation mean to us? What does a property need to have to accommodate our needs?

This question, though basic, will get to the heart of your desire for a vacation property. Do you have four kids and need enough room to be comfortable? Well, a two-bedroom unit with one bathroom might not cut it then. Is it more enjoyable to have your coffee on the deck with a view? Well, a ground-level unit may not be the best choice.

Much too often, people begin the conversation about vacation property by talking about finances first. It’s natural to want to figure out finances before searching for property of any kind, but finances are not at the heart of most vacation property purchases. Buyers of these properties seek an escape, a suitable accompaniment to their lifestyle. The first best step to take is figuring out why you want one in the first place. These insights are then used to guide the next steps.

     123 Winter Lane

Before even viewing this property, we figured out why we need it. Our family decided that they wanted a property on a ski hill because they love this family activity. We live in Vernon, and we needed somewhere close to home to avoid extensive winter travel.

Location

Once you’ve figured out basic desires, you can move along to location concerns. You may have figured out the general geographical location of your vacation home, but what about the actual location? Does it support your lifestyle?

The first consideration with location is to ask your realtor about resale prospects and the general popularity of hyper-local areas. You may wish to know of upcoming developments so you can 

avoid construction noise, or avoid buying a unit that will have its view blocked. You may not want to drive a vehicle during your vacation, so would want to know the proximity of local amenities. How accessible is your home, overall?

There is an unfortunate myth that permeates the worried minds of real estate consumers: Selling in the Spring is the best time to sell your home because it’s the only realistic way to achieve maximum market value for your home.

This is absolutely not the case! While Spring is typically the busiest market in terms of overall sales, this does not automatically translate into higher earning potential. The Fall, traditionally seen as the “second best” real estate market in terms of seasonal timing, is actually a great time to sell for various reasons. In this blog, I’m going to detail the top four reasons why listing in the Fall is a great choice. I will then give you some practical tips that will instill confidence in your ability to achieve top dollar in this particular market.

Top 4 Factors That Benefit Fall Listings

Less Competition

In the Fall, it is undoubtedly true that you will have much less competition than in the Spring. There are fewer Buyers in the Fall market on average, but also far fewer properties that your listing will be competing with. This presents a unique opportunity to stand out among the crowd and work towards a mutually beneficial deal with a prospective buyer. With less listings to compete with, you carve out your unique place in the housing market and actively entice the most meaningful buyers to consider your property.

Market Flexibility

Due to Spring’s inherent competition, there is almost always a large swath of houses that remain on the market in the Fall that were initially listed in the Spring. Some may have been overpriced, and some may have just suffered from failed transactions with unqualified buyers. Whatever the reason, a segment of your listing competition will be from what Realtors call “stale listings”, which are those that have been listed for several month’s time at around the same price. The market is now more flexible in its offerings. Now is your best opportunity to stand out among the crowd!

Buyers Antsy

During the Fall, you will be faced with plenty of opportunities from Buyers that simply didn’t pull the trigger during the Spring months. Many have missed out on multiple offers, while others may have paused their search until the Summer months are over (this is especially true for the family demographics). Whatever the case, those qualified buyers that didn’t purchase in either the Spring or Summer markets are now as motivated as ever to initiate a purchase in the Fall. Buyers get excited about the new influx of homes for sale and come to you with more meaningful intentions and the experience to prove it. Additionally, Buyers are also motivated to purchase prior to Christmas time so they have time to settle in before the holiday season begins.

Fall Colours

This factor is outside the scope of market dynamics but is still worthy of mention. Fall is a period of time characterized by brilliant colours and a certain kind of nostalgia. Your property, especially if it has some natural features included like trees, can now be presented in a way that no Spring listing can! The beautiful colours serve to amplify the beauty of your property in the listing photos and this increases the chance buyers will say “wow!” even before they see your home. This factor is especially relevant to Okanagan real estate! Our valley is blessed by a remarkable change in colour.

List in the Fall With Unshakable Confidence

Here are four time-tested methods that contribute to an excellent Fall listing:

Professional Photography

As mentioned above, Fall presents a unique opportunity to capture the natural beauty of your home. Colours are changing and this can make colours pop and gets prospective buyers excited about certain property features. While I personally always recommend professional photography for your real estate listings, Fall is an especially important time to do so! Allow the professionals to handle this step because it can make a big difference in the final sale price. Buyers want to feel like they’re buying something special. Nothing depersonalizes a property more than poor photos that fail to capture the natural beauty of a given property.

Take Photos Well Before The Snow Flies

Be sure to have your trusted Realtor book your listing photos for a time where snow is not yet likely to be on the ground. In the chance that your listing extends beyond the regular parameters of the Fall market and into the Winter market, your listing will again stand out among the crowd. This is because Buyers can see what the home looks like when there isn’t any snow covering the property’s features. There’s a surprising amount of high-importance property features that can be covered up by those fluffy white flakes!

 Be Flexible With Showings

Fall is a time where a lot of people are scrambling. Kids are back in school and adjusting to their new classroom environments, and parents are busy at work while trying to dial in Christmas-time arrangements. It’s a hectic time! There’s a considerable benefit to being more flexible with showing requests on your home. It’s okay to have boundaries when it comes to reasonable showings, but the more accommodating you are to the stressed-out buyers that will eventually be interested in your home, the greater chance they will give you the same courtesy in return.

Go The Extra Mile To Stand Out

Remember all that talk about standing out? Now is the time to lean into this sentiment! All efforts should be made to stand out among the crowd of other listings. This can take the form of upgrading a major component of the home, such as purchasing new windows or replacing an ageing roof. This can also be an aesthetic upgrade, such as repainting the exterior of your home with a trendy colour. Whatever the upgrade, work with your trusted Realtor to determine the most realistic upgrades that you can handle that will serve to make your home stand out.

Conclusion

Listing your home in the Fall is a great time to showcase the features of your home that will matter most to the plethora of eager buyers in the market. With the strategic points above to guide you, combined with the help of your trusted Realtor, you will place yourself in a great position to sell your property with steadfast confidence!

Featured Listing

8215 Silver Star Road
This is the rural oasis you’ve been looking for! This custom-built home on a 1-acre parcel features hardwood floors, spectacular lighting fixtures and a lovely vaulted ceiling. There are 3 bedrooms plus a den as well as a self-contained suite on the lower level. Though, these are only some of the greatest features of the home! Head outside to your own private sanctuary complete with a hot tub and gazebo, all surrounded by the trees and other natural features unique to the property. This home also has a detached extended garage/workshop that is fully insulated and wired. So much beauty all wrapped up into one property! This is the type of property that makes Vernon real estate so exciting.

*Click here to see the full listing*

When it comes to buying property, single-family houses seem to get all the glory. They tend to get the most advertising attention, yet there’s another property-type that can be an ‘unsung hero’

when it comes to investing in the real estate market.

Vernon is a magical place, and we’re not just saying that because we live and do business here! It is a lifestyle paradise, with fun to be had in all four seasons. We are blessed to have hot summers, colourful autumns, snowy winters, and bountiful springs! And not only is it great for visitors, it is home to a vibrant community of residents.

In this post, we’re going to run through some of the most popular Vernon neighbourhoods, give you some practical tips for buying a home here, and showcase three great listings we have available in the city.

Let’s get started!

Location, Location, Location

Vernon has many great neighbourhoods and it would be unfair to label any as “better” than the others. However, these are some of the most popular and well-established neighbourhoods in the city!

East Hill

East Hill is Vernon’s most iconic neighbourhood, and for good reason! It is where Vernon’s first original homes were constructed, many of which still stand today. Just driving through this area with its character homes, tree-lined streets and abundance of city and lake views often forms a nostalgic experience for residents. One of the major benefits to this area is its close proximity to the vast majority of Vernon businesses and city services, so this area is probably best for young to established families with busy lifestyles. Your kids will undoubtedly find great friends within the same neighbourhood over time! Notable schools that serve East Hill are Hillview and Silver Star elementary schools, as well as Vernon secondary school and Seaton secondary school.

Coldstream

This is the neighbourhood for the summer-lovers! Coldstream is arguably Vernon’s most sought after neighbourhood because of its abundance of larger lots and spectacular lake views. And these aren’t just any lake views… The lake in question is one of Canada’s most beautiful: Kalamalka Lake! Known as the “lake of many colours”, this lake turns a vibrant green in midsummer because of its large volumes of limestone deposits left over from receding glaciers. It’s simply spectacular, and it has created an environment that attracts many tourists and locals alike! Be sure to check out Kalamalka Provincial Park for the very best views! Notable schools here include Kidston and Coldstream Elementary, and Kalamalka High School

BX

The BX comprised a fairly large geographic area compared to other neighbourhoods, as it is often split into “north” and “south” BX for catchment purposes. In the north, many homes enjoy stunning panoramic views of the North Okanagan Valley and Swan Lake. In the south, you will find sprawling acreages, beautiful country estates and excellent views of Vernon, which often includes views of different Vernon lakes. The BX is known for its peace and quiet and large lots. Locals especially enjoy the BX dog park and BX Press Cidery, home to great cider and regular nights of entertainment in various forms. The schools in this area are BX elementary and Vernon Christian School.

Bella Vista

Situated in West Vernon amongst a sprawling landscape of grapevines and the grasslands above them, Bella Vista is a great place to live! It is approximately 5-7 minutes to downtown Vernon and is home to many tourist attractions, including Davison’s Orchard (a longtime local favourite) and The Rise golf course and residential community. A large number of Bella Vista homes enjoy views of either vineyards or Okanagan Lake, or sometimes even both! This area is south facing and is best for those that enjoy year-round sunshine and endlessly scenic walks in the evening. The schools that serve this area are Ellison and Okanagan Landing elementary schools, as well as Fulton secondary school.

Okanagan Landing

This catchment is the furthest away from the downtown core, but there’s plenty of reasons why this is a benefit for local residents and visitors. Okanagan Landing is on the west side of Vernon but is generally north facing, as it stretches down the south side of Okanagan Lake. Here you will find excellent beaches and swimming holes, an abundance of actively used boat launches, as well as the beautiful Ellison Provincial Park! This area is best for those who plan to use their home as a vacation home and those that want to take advantage of the active lakeside life. The schools that serve the Okanagan Landing area are the same as those in Bella Vista (actual catchment depends on specific property information).

Remember, these are only some of the more popular neighbourhoods, but that doesn’t mean there aren’t even more great neighbourhoods to look into! Honorable mentions include Swan Lake West, Adventure Bay and Upper Mission Hill. Vernon is beautiful wherever you go!

Tips and Tricks When Buying In Vernon

Seek Professionals Sooner Than Later!

It’s a common misconception that people should begin their online real estate searches on random listing sites. While these can be excellent resources, especially for weary first-time buyers that aren’t quite ready to commit to purchasing, they simply aren’t the best first step most of the time. This applies to all buyers, whether the plan is to buy a single family, townhome or condo.

We always recommend seeking both a licensed mortgage broker and a Realtor® as soon as possible. A mortgage professional will be able to take all your information and work with you on your budget, preventing you from getting ahead of yourself and skewing expectations. A Realtor® will be able to take your budget and plan your next steps, while instituting a system that works for your unique needs and scheduling. A great Realtor employs patience and understanding with everyone they work with, and they’re always in your corner. So make those calls, and be sure to find someone you trust as soon as you can. It can make a huge difference when you’re finally ready to buy!

Wants vs Needs

When you’ve finalized a budget and begun a formal property search, a great next step is working on a wants vs needs list. If you have a partner you plan to purchase with, it is imperative that you both sit down and communicate each other's wants and needs so that you can combine perspectives into a cohesive list. This list will serve you well when you embark on showing tours, allowing you to more efficiently identify the homes that are potential matches for your lifestyle. The key is to be as flexible with your wants and as definitive with your needs as possible. Armed with this tool, you will immediately give yourself an advantage over the others looking to purchase in the same price ranges. This is especially true in Vernon because of its broad diversity in home types, views, and lifestyle preferences.

Review Contracts Ahead of Time

One more useful tip when buying a home in Vernon is to have your Realtor® review commonly used contracts with you ahead of time. You’ve spent all that time preparing your professionals and identifying your wants and needs, so it’s important to understand the contracts you will be signing so that you have more confidence when the time comes around to actually fill them in with real information! This step will amplify your buying confidence and elevate you over your competition when you do come across that perfect home.

Current Listings

Here are some great Vernon listings for sale! We’ll be taking you on a listing tour of Middleton Mountain, which straddles the border between Vernon and Coldstream!

675 Middleton Way

Welcome to our first Middleton Mountain home, complete with stunning views of the iconic Kalamlka lake! This custom built home boasts hardwood floors, custom kitchen cabinetry and easy access to an oversized deck and a flat backyard (not easy to find in this area!). This home is in close proximity to Kal Beach and the Rail Trail, and even has a 1-bedroom in-law suite on the grade level, making it a great option for seniors.

1000 Mt. Atkinson Place

Check out this beautiful home on our next stop through Middleton Mountain home with some of the most stunning updates we’ve ever come across! Inside you’ll find custom cabinets, granite counters, and a brand-new suite all ready to go. There’s also new appliances, hot water tank, blinds AND vinyl fencing. The updates are virtually everywhere! This is the type of home that you can move right in and immediately feel at home!

931 Mt. Grady Close

Situated on a large, private corner lot is this beautiful family home, complete with a two-bedroom in-law suite! This home has three levels with three distinct living spaces, as well as a spacious kitchen with room for the whole family to be together. There are great views to be enjoyed from every upstairs room, and you can even catch the Northern Lights in the winter! The master suite features a vaulted ceiling and its very own fireplace. This is an elegant home in a wonderful family-friendly neighbourhood.

One of the obvious benefits to living in the Okanagan is the abundance of lakes! Locals and visitors alike tend to flock to the beaches as soon as summer begins. It’s one of the awesome benefits of Okanagan valley living.

Some people want to take the next step and begin looking for lakefront properties! Living right on the lake is a tremendous way to fuse your lifestyle with your living situation. Here are the top reasons to consider a lakeshore home!

Lifestyle At Your Doorstep

Typically when visitors make their way to our wonderful valley, they will make plans based on a lot of activities that can all be accessed simply by owning a lakefront home! Instead of visiting a busy beach, you can hangout in privacy on your very own! Instead of launching your boat at common boat launches around the valley, you can park your boat at your own dock. These are just two examples of how your lifestyle is at your doorstep when you own a lakeshore property!

Increased Investment Potential

When it comes to purchasing a second property, lakefront homes offer a unique advantage. There is an increasing number of people who are ditching hotels and other traditional accommodation options and opting instead for unique homes in beautiful settings. Why not offer your second home to visitors when you don’t plan to be there? Lakefront properties command much higher accommodation prices due to their premium features and amenities. It’s a win-win for owners and visitors alike.

Solidify Your Legacy

Properties are very often extensions of who we are. Whether we realize it or not, our property decisions can dictate the type of life we have, or the one we plan for in the future. With a lakeshore home, you have the opportunity to solidify your family's authentic legacy, especially when that property is kept in the family for multiple generations. Living on the lake will undoubtedly be a defining feature of your family, and tThey will want to visit the property as much as possible to be a part of the legacy you had in mind all along! What a way to unite the ones you love.

Conclusion

As we’ve demonstrated, there is immense value to owning your very own lakefront home. When considering a lakefront property purchase, it’s important to enlist the help of a Realtor. There are many nuances to Lakeshore living and it is important to consult a professional that understands things like riparian restrictions, water licencing and dock licensing. With a skilled Realtor in your corner, you’re well on your way!

Speaking of which, check out these stunning lakefront properties! Let’s get your lakefront lifestyle off to a breathtaking start!

Featured Listings

7634 Tronson Road

Speaking of waterfront living… What a spectacular lakeshore home in Vernon, BC! Over 100 feet of shoreline to enjoy, a state-of-the-art boat lift, and uncompromising views from every window. This is an architectural gem with all the lifestyle features you need to live comfortably year-round.
For a complete list of features and specifications, click here.

400 Inkster Road

Wow! Unbelievable views and priced below assessed value! This property features over 300’ of lakeshore on your own unique lakeshore cove, as well as four bedrooms and three bathrooms. The master bedroom has it’s very own deck leading out to a flat yard with a lawn area and beach space. If that wasn’t enough, there is an opportunity to redevelop over 2.5 acres of the property on the plateau up above. For a complete list of features and specifications, click here.

Goodbye gas furnaces? Why electrification is the future of home heating | CBC News

The burning of fossil fuels to heat our homes is a major source of greenhouse gas emissions in this cold country. Green builders say we need to decarbonize heating by going electric if Canada is going to meet its climate targets. Here’s a closer look at some of the options.

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UNDERSTANDING RECENT CHANGES TO THE GOOD NEIGHBOUR BYLAW #4980

I am blessed to be part of a town that allows me to do what I love everyday! Thanks to Corinna Frew for her dedication over the years.

Thanks for all the support from Royal LePage Vernon, the admin staff and Monty Davis, in particular. I am proud to be part of a group of Independent realtors that function with integrity and grit! Our Brokerage should be proud for its service as well. THANK YOU!

The British Columbia Real Estate Association (BCREA) reports that a total of 8,837 residential unit sales were recorded by the Multiple Listing Service® (MLS®) across the province in May, a 28.7 per cent decrease from the same month last year. The average MLS® residential price in BC was $739,783, down 1.7 per cent from May 2017. Total sales dollar volume was $6.54 billion, a 30 per cent decline from May 2017.

 

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On June 15, 2018, changes to Rules under the Real Estate Services Act that dictate how REALTORS® work with consumers will come into effect. The Rules, mandated by the Office of the Superintendent of Real Estate (OSRE) and finalized on April 27, 2018, have been amended to ensure that REALTORS® make adequate disclosures, so that consumers can make informed decisions

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“Since the new Rules were finalized six weeks ago, BCREA has been hard at work to update our Applied Practice Courses for new licensees, continuing education courses and nearly two dozen standard legal forms that have been impacted by the changes,” said British Columbia Real Estate Association (BCREA) CEO Darlene Hyde. “The new rules governing real estate practices mark a significant shift in how REALTORS® in BC work with their clients. It’s important that consumers know what to expect when the changes come into effect.”

 

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B.C. Residential Tenancy Act changes give more rights to tenants

Landlords must now give tenants four months’ notice for eviction in order to renovate...

 

 

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Did you know you may be eligible to defer your property taxes?

Property tax deferment is a provincial low-interest loan program that helps qualified homeowners pay their annual property taxes on their principal residence.

 

 

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Notice to Greater Vernon Water Customers

The Regional District of North Okanagan wishes to inform customers of Greater Vernon Water (GVW) that the Kalamalka Lake water source was turned off on Saturday April 21, 2018 due to increased turbidity in the water.

 

 

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Vancouver, BC – March 14, 2018. The British Columbia Real Estate Association (BCREA) reports that a total of 6,206 residential unit sales were recorded by the Multiple Listing Service® (MLS®) across the province in February, a 5.7 per cent decrease from the same period last year. The average MLS® residential price in BC was $748,327, up 8.8 per cent from the previous year. Total sales dollar volume was $4.64 billion, a 2.6 per cent increase from February 2017...

 

Click Here for youtube - Chief Economist Update