City of North Vancouver

The City of North Vancouver is, by any measure, a tier-one market. It’s the definition of a desirable lifestyle community, where you can have immediate access to world-renowned mountain trails like the Grouse Grind and a vibrant waterfront at Lonsdale Quay, all while being a quick commute from a major metropolitan core. The real estate fundamentals here are rock-solid. The median household income is $123,000, and over half the adult population holds a bachelor’s degree or higher. The housing stock is dominated by single-detached homes, which make up nearly half the market. It’s an easy place to want to live and invest.

It’s also exactly the type of market we don’t lend in.

Tekamar’s entire model is built to serve the rest of British Columbia—the cities, towns, and rural areas outside of Greater Vancouver and the Fraser Valley. North Vancouver sits squarely within that exclusion zone. While we recognize the strength of its market, our mandate is to provide capital to communities where good deals might get overlooked by the big city players. The North Shore is saturated with lenders. Every major bank has a significant presence, credit unions are deeply embedded in the community, and dozens of private firms and MICs specialize in the unique dynamics of the Lower Mainland. It’s a space where capital is abundant. We focus where it isn’t.

Our lending philosophy is rooted in a conservative, safety-first approach designed to protect our investors’ principal. We’re comfortable with the foreclosure timelines, property values, and recovery processes in places like Vernon, Kamloops, or the Kootenays because we have decades of experience there. The Metro Vancouver market operates on a different set of variables, with price points and potential volatility that fall outside our risk appetite. Our investors are our friends, family, and neighbours, and protecting their principal is a personal commitment. That means we stick to the markets we know inside and out, where we can confidently assess risk and ensure a clear path to recovery if a loan goes into default. For these reasons, the City of North Vancouver is not an area we service.

For brokers evaluating a file in this community, our position is straightforward: our maximum loan-to-value in the City of North Vancouver is 0.0%. We do not fund first or second mortgages here. If you have a deal that fits our equity-based model in the Okanagan, on the Island, or up north, we’re the right call. For a client needing a mortgage on the North Shore, your resources are best directed toward a lender with a specific focus on that region.