City of Langley

Lending in Langley

Let’s get straight to it. Langley is a major commercial hub in the Fraser Valley, and for many lenders, it’s a prime market. For Tekamar, it falls squarely outside our lending area. Our maximum loan-to-value for any property in Langley is 0.0%. This isn’t a knock on the market’s quality; it’s a strict adherence to our mandate. We lend in the parts of BC that are not the Lower Mainland.

Langley is exactly the kind of market we are built to avoid. It’s deeply integrated into the Metro Vancouver economic sphere, and the upcoming SkyTrain extension will only cement that relationship. Our entire lending model, from risk assessment to recovery timelines, is calibrated for regional markets—places like Kelowna, Comox, or Grand Forks. We aren’t set up for the high-velocity, high-density environment of the Fraser Valley. The pace and pressures are just a different game.

There’s no denying the market’s stability. The economy is diversified across construction, retail, and healthcare, which means it isn’t reliant on a single sector. The 6.2% unemployment rate is moderate and stable. You see this stability reflected in the housing market, which is a mix of single-family homes (making up nearly half the stock), row houses, and duplexes. It’s a mature suburban community with predictable demand from families and commuters, especially with nearly a quarter of residents having a commute under 15 minutes.

But that fundamental character is exactly why we stay out. Tekamar was built for the towns that have fewer stoplights. Our investors are friends and family, and protecting their principal is our first priority. That means we operate only in markets we know intimately, where the dynamics are different from the Metro Vancouver machine. The pressures on property values, the pace of sales, and the foreclosure process in Langley are all tied to an economic engine that behaves unlike anywhere else in the province.

So, while we recognize Langley as a solid, desirable community, it’s not our turf. If you have a deal that fits the Langley profile, it’s a file for a credit union or a lender specializing in the Lower Mainland. For your clients needing equity out of properties in the Okanagan, the Kootenays, or on the Island—that’s where you’ll find us.