Lantzville

Lantzville is what happens when a community actively decides not to be a city. Positioned just north of Nanaimo, it’s a classic bedroom community for clients who want access to a major Vancouver Island hub but have no desire to live in one. You won’t find major employers or industrial parks here. The economy is a quiet mix of local services—healthcare, construction, retail—that serves a stable population of just under 4,000. It has grown modestly at about 6% since 2016, reinforcing its character as a place that values stability over expansion. We evaluate deals here on that basis.

The appeal is the lifestyle. People move to Lantzville for the rural, coastal feel and low-density living, with only about 138 people per square kilometer. The housing stock reflects this, with an overwhelming majority of properties—over 94%—being single-family detached homes, many on large lots. The dramatic oceanfront bluffs along the Strait of Georgia create a niche market for high-quality, often custom-built homes with significant scenic value. This isn’t a place you’ll find a condo tower going up; development is slow, constrained by topography and a clear municipal preference for maintaining its character. This protects property values from oversupply but also means market velocity is moderate. A well-priced home will sell, but it won’t be gone in a weekend.

From a lending perspective, Lantzville presents a straightforward profile. The collateral is strong, especially the waterfront and ocean-view properties that anchor the market. The demographic is mature and stable, with a median age over 50 and more than a quarter of the population being retirees. They aren’t transient workers chasing a boom-and-bust industry, because there isn’t one. The median household income is solid at $99,000, and with almost two-thirds of adults holding a post-secondary education, we see a reliable borrower base. While the local economy isn’t a high-growth engine and reliance on government transfers is notable, the stability of the community is the main draw for both residents and us.

This dynamic—desirable real estate in a small, stable market—is why we’re comfortable here. It supports a maximum LTV of 65.0%. We see the value in the unique properties and the committed community, but we also factor in the reality of a smaller market. Our recovery analysis accounts for a potentially longer sales cycle compared to Nanaimo or Victoria. For the right property and a solid borrower, Lantzville is a sensible market for an equity-based loan. It’s exactly the kind of place we’re built for: a well-established BC community outside the Lower Mainland frenzy.