Golden isn’t just a gas stop on the Trans-Canada between Calgary and the coast. We see it as a legitimate, self-sustaining community with a surprisingly durable economic base. It’s a working town with resort-town assets, which makes it an interesting market for us.
The economy here has deeper roots than many people realize. While tourism is significant, accounting for about 13% of jobs in accommodation and food services, it’s balanced by other solid industries like construction (12%), manufacturing (11%), and retail (10%). The local value-added laminated veneer lumber (LVL) plant, one of only three in the country, provides the kind of stable, year-round employment a pure resort town can’t match. This diverse mix, supported by transportation jobs from the CPR and highway, creates a foundation we find appealing.
The real estate market reflects this stability. It’s not prone to the wild, speculative swings you see in pure resort towns. Over half the housing stock is single-detached homes (56.5%), supported by a median household income of $87,000 that keeps valuations grounded. From our lending perspective, the geography is what really matters. Hemmed in by mountains, Golden simply can’t sprawl. This physical constraint protects long-term property values, which is a major factor in our risk assessment. Given the town’s steady economy and land scarcity, we’re comfortable lending here. Our max LTV in Golden is 65.0%.
The town’s resilience comes from its people. This isn’t a transient community of seasonal workers, and the numbers back that up. The median age is a mature 39.6, and the working-age population makes up a solid 68% of residents. We’ve seen steady population growth of 7.5% since 2016—healthy, but not speculative. This points to a committed, long-term population that puts down roots, which is exactly what we look for in a stable housing market. People are moving here to stay, not just for a ski season.
For brokers, the takeaway is simple: Golden is exactly the kind of market Tekamar was built for. It’s a real BC town, not a suburb or a high-risk resort. The economy is diverse enough to weather downturns, the population is stable, and the real estate has built-in value from land scarcity. It’s a solid market for straightforward, equity-based lending. We see good files come out of Golden and are always ready to look at deals that make sense.
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Our Mortgage Products Available in Golden
| Mortgage Product Name | Max LTV | Key Notes for Golden |
|---|---|---|
| Credit Repair and Debt Consolidation | 65.0% | Standard product terms |
| Variable Income | 65.0% | Standard product terms |
| Bare Land and Unique Properties | 65.0% | Standard product terms |
| Bridge Financing/Fully Open Term | 65.0% | Standard product terms |
| Equity Lending | 65.0% | Standard product terms |
| Purchases | 65.0% | Standard product terms |
Detailed Mortgage Product Information
Credit Repair and Debt Consolidation
Maximum Loan-to-Value (LTV) for Credit Repair and Debt Consolidation in Golden:
65.0 %
“Their credit report reads like a horror novel, but the house was just renovated and is worth a lot…”
Here’s what happens when life takes a wrong turn. A bad business venture. Workplace Injury. That divorce that dragged on for two years. Suddenly your credit score looks like a batting average and the banks won’t even return your calls.
But here’s the thing – none of that changes what your ho...
Variable Income
Maximum Loan-to-Value (LTV) for Variable Income in Golden:
65.0 %
“Their income is all over the map, but there’s definitely income…”
Here’s a funny thing about lending based on Line 15000 of your Notice of Assessment: It’s a neat little box to underwrite against. Works great if you’re a salaried employee. Not so great if you’re running a fishing charter in Campbell River where thres fishing season, and the rest of the year.
We get it. Income isn’t always ti...
Bare Land and Unique Properties
Maximum Loan-to-Value (LTV) for Bare Land and Unique Properties in Golden:
65.0 %
“The appraisal came back as ‘property type: other’…”
Here’s a truth about real estate that nobody wants to admit: not everything fits in a box. Banks have boxes. Nice, tidy boxes labeled “single family home” and “condo” and “townhouse.” Their computer systems literally don’t have a dropdown menu option for “converted church with commercial kitchen” or “geodesic dome on 40 acres.”
We’ve funded...
Bridge Financing/Fully Open Term
Maximum Loan-to-Value (LTV) for Bridge Financing/Fully Open Term in Golden:
65.0 %
“Subjects came off their current home last week but their new place closes Friday…”
Here’s a funny thing about bridge financing: everyone thinks it’s complicated. It’s not. Someone needs to close on their new house before their old house sells. Or their sale fell through after they removed subjects on their dream home. Or they found the perfect downsizer condo but haven’t listed the family hom...
Equity Lending
Maximum Loan-to-Value (LTV) for Equity Lending in Golden:
65.0 %
“They have tons of equity but don’t qualify under B20…”
Here’s the thing about equity lending: it exists because banks literally can’t do it. B20 guidelines require income verification. Full stop. No wiggle room. No common sense exceptions.
We’re provincially regulated. The funds we lend on come from individual investors, not the Bank of Canada. So when your client has 50% equity but their in...
Purchases
Maximum Loan-to-Value (LTV) for Purchases in Golden:
65.0 %
Moving is supposed to be exciting. New town, new job, new chapter. So why do banks act like you’re asking for their firstborn when you need a mortgage?
“You haven’t been at your new job for thre months”
“Your self-employment income doesn’t count in a new market.”
“We need to see established a year if you are part time contract - even if you’re working 40 hours under your new role”
Meanwhile...