It’s easy to look at a map and mistake Pemberton for a Whistler bedroom community, but the numbers tell a different story. From a lending perspective, we see a self-sufficient valley town with its own momentum. A 32.4% population boom since 2016 isn’t just spillover; it’s proof of a place with its own economic engine, built on the unceded traditional territory of the Líl’wat Nation.
The local economy has solid footing and isn’t propped up by a single volatile industry. The jobs are diversified. You have a strong tourism and hospitality sector (16.5%) balanced by a robust construction industry (15.4%). This isn’t a boom-and-bust town. Add in a stable public administration sector, and you have an economic profile that can weather a downturn. With a median household income of $100,000 and a 79.3% employment rate, the local borrowers are on firm ground. These are the fundamentals we look for.
The housing market confirms this isn’t just a resort town. Forget sprawling vacation homes; only about 17% of the dwellings are single-detached houses. The bulk of the market is in duplexes, row houses, and low-rise apartments, which tells us people are moving here to work and build lives. This is reinforced by the demographics: the median age is a young 36.4, and the working-age population makes up a massive 74% of the community. These are young, educated families and professionals—over 73% have post-secondary education—fueling real, sustained demand for practical housing.
What really underpins property values here is the lifestyle. The mountain and river scenery are obvious draws, but the climate itself is an asset. The region has warmed enough to shift its plant hardiness zone, resulting in a longer, more reliable growing season. This supports the local agriculture and the popular Farmer’s Market, which are central to the community’s identity and appeal to lifestyle buyers and retirees. It’s a tangible asset that boosts resale potential.
All this leads to a straightforward risk assessment. Pemberton’s desirability is based on a real economy and deep-seated community appeal, not speculation. In the unlikely event of a foreclosure, we aren’t anticipating a property sitting on the market for a year. Local demand is strong enough that we expect a sale within two or three months at a minimal discount. For brokers with clients in Pemberton, this is a market we understand and are confident in. Our maximum loan-to-value is 65.0%.
the Nearest Tim Hortons
the Nearest Costco
Nearest Hospital
Our Mortgage Products Available in Pemberton
| Mortgage Product Name | Max LTV | Key Notes for Pemberton |
|---|---|---|
| Credit Repair and Debt Consolidation | 65.0% | Standard product terms |
| Variable Income | 65.0% | Standard product terms |
| Bare Land and Unique Properties | 65.0% | Standard product terms |
| Bridge Financing/Fully Open Term | 65.0% | Standard product terms |
| Equity Lending | 65.0% | Standard product terms |
| Purchases | 65.0% | Standard product terms |
Detailed Mortgage Product Information
Credit Repair and Debt Consolidation
Maximum Loan-to-Value (LTV) for Credit Repair and Debt Consolidation in Pemberton:
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 Pemberton:
65.0 %
“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 Pemberton:
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 Pemberton:
65.0 %
“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 Pemberton:
65.0 %
“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 Pemberton:
65.0 %
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...