Highlands sits just 20 minutes from downtown Victoria, yet feels worlds away from city life. This district municipality of 2,500 residents has mastered the art of rural living with urban convenience — nearly 95% of homes are single-detached houses scattered across 38 square kilometers of protected forests, lakes, and rolling hills.
The numbers tell a compelling story for mortgage brokers. With a median household income of $122,000 and unemployment at just 4.9%, Highlands attracts professionals who can afford the premium for space and nature. The construction industry leads employment at 20.8%, followed by healthcare and retail, creating a diverse economic base that doesn’t rely on a single sector.
What makes Highlands special isn’t just the deer wandering through backyards or the network of hiking trails — it’s the deliberate choice residents make to live here. The community has strict development controls that maintain its rural character, meaning properties hold their value through scarcity as much as desirability. Climate Zone 9a allows for extended growing seasons, and many residents maintain hobby farms or extensive gardens on their larger lots.
The proximity factor can’t be overstated. Residents enjoy rural tranquility while accessing Victoria’s job market, healthcare, and amenities. This creates a unique borrower profile — often established professionals seeking their forever home or retirees downsizing from larger centers but wanting more land than typical suburban options provide.
For mortgage professionals, Highlands represents steady demand with limited supply. The community’s commitment to preserving its character means new inventory remains scarce, supporting property values even during broader market corrections. Our 70% maximum LTV reflects this stability — when borrowers need alternative financing for these distinctive properties, the equity position provides security in a market that rarely sees significant downturns.
The construction employment concentration suggests ongoing renovation and improvement activity, often requiring bridge financing or equity access for ambitious projects on these larger lots.
Local Hospital
Our Mortgage Products Available in Highlands
| Mortgage Product Name | Max LTV | Key Notes for Highlands |
|---|---|---|
| Credit Repair and Debt Consolidation | 65.0% | Standard product terms |
| Variable Income | 70.0% | Standard product terms |
| Bare Land and Unique Properties | 65.0% | Standard product terms |
| Bridge Financing/Fully Open Term | 70.0% | Standard product terms |
| Equity Lending | 70.0% | Standard product terms |
| Purchases | 70.0% | Standard product terms |
Detailed Mortgage Product Information
Credit Repair and Debt Consolidation
Maximum Loan-to-Value (LTV) for Credit Repair and Debt Consolidation in Highlands:
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 Highlands:
70.0 %
“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 Highlands:
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 Highlands:
70.0 %
“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 Highlands:
70.0 %
“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 Highlands:
70.0 %
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...