Grand Forks sits where the Granby and Kettle rivers meet, creating a fertile valley that’s been drawing people for over a century. This small city of just over 4,000 residents punches above its weight when it comes to character and natural beauty, positioned perfectly between the Monashee and Selkirk mountain ranges.
The numbers tell an interesting story here. With a median age of 56 and over a third of residents being seniors, Grand Forks has become a retirement haven. The mild climate in hardiness zone 6b means longer growing seasons and less harsh winters than you’d expect this far inland. That’s attracted folks who want mountain living without the mountain weather extremes.
Christina Lake, just minutes away, transforms the area each summer. What feels like a quiet rural community suddenly buzzes with seasonal residents, boaters, and tourists. The lake’s warm waters and sandy beaches create a mini-economy that supplements the traditional forestry base. Phoenix Mountain ski area adds winter appeal, though it’s the summer lake culture that really defines the region’s recreational identity.
Housing here is refreshingly straightforward — three-quarters of homes are single-detached houses, reflecting the space and affordability that draws people from urban centers. The median household income of $61,600 goes further here than in BC’s expensive coastal markets.
The economic reality isn’t sugar-coated though. The closure of the Pope & Talbot mill hit hard, and the community continues adapting to life beyond heavy industry. Retail trade and healthcare now lead employment, suggesting a service-based economy serving both locals and the seasonal population.
For mortgage brokers, Grand Forks represents opportunities in a market where equity often exceeds income on paper. Retirees downsizing from Vancouver or Calgary bring substantial equity, while seasonal property buyers create demand for flexible lending solutions. Tekamar’s maximum 60% LTV provides a comfortable safety margin in a market where property values reflect both the natural amenities and the economic realities of small-town BC.
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Our Mortgage Products Available in Grand Forks
| Mortgage Product Name | Max LTV | Key Notes for Grand Forks |
|---|---|---|
| Construction Mortgages | 55.0% | Standard product terms |
| Credit Repair and Debt Consolidation | 55.0% | Standard product terms |
| Variable Income | 55.0% | Standard product terms |
| Bare Land and Unique Properties | 55.0% | Standard product terms |
| Bridge Financing/Fully Open Term | 55.0% | Standard product terms |
| Equity Lending | 55.0% | Standard product terms |
| Purchases | 55.0% | Standard product terms |
Detailed Mortgage Product Information
Construction Mortgages
Maximum Loan-to-Value (LTV) for Construction Mortgages in Grand Forks:
55.0 %
“Wait, you’re a MIC that actually does construction?”
Here’s something that makes brokers do a double-take. Yes, we do construction mortgages. No, that’s not a typo.
But before you start sending us your client with the 580 credit score who wants to build their dream home, let’s be clear: these aren’t your typical MIC deals. We only do construction for bankable clients. People the banks would ...
Credit Repair and Debt Consolidation
Maximum Loan-to-Value (LTV) for Credit Repair and Debt Consolidation in Grand Forks:
55.0 %
“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 Grand Forks:
55.0 %
“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 Grand Forks:
55.0 %
“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 Grand Forks:
55.0 %
“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 Grand Forks:
55.0 %
“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 Grand Forks:
55.0 %
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...