Invermere

Invermere is the heart of the Columbia Valley, a place where lifestyle and real estate are basically the same thing. It’s no secret that on a summer Friday, half the traffic has Alberta plates heading for Lake Windermere. That isn’t a complaint; it’s the core of the local economy and property market. Invermere is a resort town with a solid base of year-round residents, and it’s the main commercial hub between Golden and Cranbrook.

The town’s economic identity is rooted in its appeal, not heavy industry. Don’t let the fur trade history and logging heritage mislead you. While those are important parts of its story, the dominant industries today are accommodation, retail, and construction, which together account for nearly 40% of the workforce. With a median household income of $84,000, it’s clear the property market isn’t just supported by local wages. This is a second-home and retiree market, plain and simple. The numbers back this up: the population grew over 15% since the last census, and nearly a quarter of residents are over 65. It’s a clear destination for people cashing out of more expensive markets.

The housing stock tells the same story. It’s dominated by single-detached homes—exactly the kind of straightforward asset we look for. Demand is consistent from lifestyle buyers and retirees who want access to Panorama, the lake, and the valley’s slower pace. This creates a solid floor for property values, even when the market softens. People will always pay for this kind of lifestyle, which gives us confidence in our recovery position if a file ever goes sideways.

This is why we’re comfortable lending in Invermere, but it’s also why we cap our exposure at a maximum LTV of 65.0%. The lifestyle appeal provides a strong backstop for resale value, but we’re realistic about the risks. A resort economy isn’t the same as a town with a major mill or university. It relies on tourism and discretionary spending, so we have to be prudent. Our underwriting always accounts for a potentially slower sales cycle during an off-season or an economic dip, and the holding costs that come with that.

For brokers with clients looking at purchases, refinances, or equity take-outs in Invermere, this is a core market for us. We get the seasonal rhythms and the properties that trade here. It’s a community driven by things people actually want to do—skiing at Panorama, boating on the lake—not by speculation. That makes it a perfect fit for our safety-first, equity-based approach. We see a lot of good deals in Invermere and are always ready to look at another one that fits our model.