Saanich proves that you can have your cake and eat it too — all the perks of southern Vancouver Island living without the downtown Victoria price tag or traffic headaches. This sprawling municipality wraps around the capital like a green embrace, offering everything from waterfront properties along the Saanich Inlet to rural acreages where you can actually hear yourself think.
The numbers tell a compelling story for mortgage brokers. With a median household income of $93,000 and 70% maximum LTV available through Tekamar, there’s real lending opportunity here. The housing mix is refreshingly diverse — nearly half single-detached homes, but also substantial duplex and apartment stock that creates options for different borrower profiles. That 23% senior population isn’t just a statistic; it represents a massive demographic wave of people who’ve built equity elsewhere and want to cash out into Saanich’s gentler pace.
What makes Saanich special isn’t just the Plant Hardiness Zone 9a climate that lets residents grow Mediterranean plants year-round. It’s the University of Victoria anchoring the local economy, the Dominion Astrophysical Observatory that’s been scanning the cosmos since 1918, and proximity to both Butchart Gardens and downtown Victoria without living in either tourist zone. The average 21-minute commute means people can work in the capital but come home to something that feels more like countryside.
The municipality spans everything from the high-tech Saanich Peninsula to rural Blenkinsop Valley, where hobby farms sit minutes from major shopping centers. This geographic diversity creates lending opportunities across price points, while the stable employment base in healthcare, public administration, and professional services provides the income consistency that makes deals work. For brokers serving clients who want Vancouver Island lifestyle without Vancouver Island sticker shock, Saanich delivers.
Our Mortgage Products Available in Saanich
| Mortgage Product Name | Max LTV | Key Notes for Saanich |
|---|---|---|
| Credit Repair and Debt Consolidation | 65.0% | Standard product terms |
| Variable Income | 70.0% | Standard product terms |
| Bare Land and Unique Properties | 65.0% | Standard product terms |
| Bridge Financing/Fully Open Term | 70.0% | Standard product terms |
| Equity Lending | 70.0% | Standard product terms |
| Purchases | 70.0% | Standard product terms |
Detailed Mortgage Product Information
Credit Repair and Debt Consolidation
Maximum Loan-to-Value (LTV) for Credit Repair and Debt Consolidation in Saanich:
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 Saanich:
70.0 %
“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 Saanich:
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 Saanich:
70.0 %
“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 Saanich:
70.0 %
“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 Saanich:
70.0 %
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...