Belcarra

Belcarra isn’t your typical Metro Vancouver municipality. With just 687 residents spread across 5.5 square kilometers of forested coastline, this village operates more like an exclusive nature preserve than a traditional community. You won’t find commercial strips or apartment buildings here—84.6% of homes are single-detached houses, and the rest are duplexes. That’s it.

The demographics tell the real story: a median age of 55.2 years and nearly 30% seniors, with a median household income of $168,000. These aren’t starter-home buyers or young families scrambling for affordable housing. Belcarra attracts established professionals and retirees who’ve earned the privilege of living where bald eagles outnumber traffic lights.

The village’s crown jewel is Belcarra Regional Park, where residents can kayak from their backyard to Indian Arm or hike the Jug Island Beach trail without leaving their neighborhood. The warming climate—now classified as zone 8b—means longer growing seasons for the elaborate gardens that many residents cultivate on their larger lots.

Here’s the catch for mortgage brokers: Tekamar’s maximum LTV in Belcarra is 0%. We don’t lend here, and for good reason. While the community offers undeniable appeal for nature lovers with deep pockets, the ultra-small market and limited resale pool create liquidity challenges that don’t align with our risk parameters.

The 289 total dwellings rarely change hands, and when they do, buyers typically come with substantial cash positions. For brokers working with clients who need creative financing solutions, you’ll want to look at our other communities where we can actually help. Belcarra remains beautiful—just not a place where Tekamar can provide the mortgage solutions your clients need.