Pemberton sits in the heart of the Sea-to-Sky corridor where potato farming meets powder skiing, creating one of BC’s most intriguing economic puzzles. This valley community has cracked the code on diversification that most rural towns only dream about—tourism drives 16.5% of employment while construction keeps another 15.4% busy, yet the fertile valley floor still produces some of the province’s best seed potatoes.
The numbers tell a compelling story for mortgage professionals. With a median household income of $100,000 and 73.6% of residents holding post-secondary education, Pemberton attracts the kind of borrowers who understand equity building. The housing mix favors duplexes and row houses over single-family homes, reflecting a community that’s grown thoughtfully rather than sprawled recklessly.
What sets Pemberton apart is its position as Whistler’s quieter, more affordable neighbor. While Whistler real estate reaches stratospheric levels, Pemberton offers mountain lifestyle accessibility without the resort town price tag. The 32% population growth since 2016 isn’t driven by speculation—it’s powered by people discovering they can live surrounded by world-class recreation while maintaining reasonable housing costs.
The community’s four-season appeal creates unusual stability for a mountain town. Summer brings hiking and river rafting, winter delivers backcountry skiing, and the growing season supports both agriculture and the popular farmer’s market. This isn’t a boom-bust resource town or a single-season resort community.
For deals requiring non-traditional lending solutions, Pemberton’s strong fundamentals support our 65% maximum LTV. Properties here benefit from Whistler’s proximity without the resort market volatility, while the educated population and diverse economy provide the stability that makes foreclosure scenarios manageable and recovery timelines predictable.
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...