Warfield sits tucked against the Columbia River, quietly defying the usual small-town stereotypes. With 1,753 residents packed into less than two square kilometers, it’s one of BC’s most densely populated communities outside the Lower Mainland — yet it maintains that unhurried mountain town feel that draws people seeking something different.
The numbers tell an interesting story. While many rural BC communities struggle with aging populations, Warfield’s grown 4.3% since 2016, bucking the trend. The median household income of $90,000 suggests residents aren’t just getting by — they’re thriving in a place where housing costs remain reasonable compared to BC’s urban centers.
What makes Warfield particularly compelling is its position as a bedroom community for Trail’s industrial base, while offering direct access to Red Mountain Resort’s world-class skiing. This dual appeal — economic stability plus recreation — creates a unique dynamic where young professionals and retirees coexist. Nearly 23% of residents are seniors, many drawn by the warming climate (the area’s moved up a full plant hardiness zone in recent decades) and proximity to quality healthcare.
The housing market reflects this stability. Over 80% of homes are single-detached houses, creating the kind of equity-rich environment that works well for alternative lending. Property values benefit from the community’s reputation as a gateway to the Selkirks and its role in the greater Trail-Castlegar economic zone.
For mortgage brokers, Warfield represents an opportunity often overlooked by urban-focused lenders. The community’s mix of resource sector workers, retirees, and outdoor recreation enthusiasts creates diverse financing needs — from bridge loans for lifestyle relocations to debt consolidation for established residents leveraging their equity.
Maximum LTV: 60% — reflecting the community’s smaller size while recognizing its economic anchors and recreational appeal.
the Nearest Costco
Local Hospital
Our Mortgage Products Available in Warfield
| Mortgage Product Name | Max LTV | Key Notes for Warfield |
|---|---|---|
| Construction Mortgages | 60.0% | Standard product terms |
| Credit Repair and Debt Consolidation | 60.0% | Standard product terms |
| Variable Income | 60.0% | Standard product terms |
| Bare Land and Unique Properties | 60.0% | Standard product terms |
| Bridge Financing/Fully Open Term | 60.0% | Standard product terms |
| Equity Lending | 60.0% | Standard product terms |
| Purchases | 60.0% | Standard product terms |
Detailed Mortgage Product Information
Construction Mortgages
Maximum Loan-to-Value (LTV) for Construction Mortgages in Warfield:
60.0 %
“Wait, you’re a MIC that actually does construction?”
Here’s something that makes brokers do a double-take. Yes, we do construction mortgages. No, that’s not a typo.
But before you start sending us your client with the 580 credit score who wants to build their dream home, let’s be clear: these aren’t your typical MIC deals. We only do construction for bankable clients. People the banks would ...
Credit Repair and Debt Consolidation
Maximum Loan-to-Value (LTV) for Credit Repair and Debt Consolidation in Warfield:
60.0 %
“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 Warfield:
60.0 %
“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 Warfield:
60.0 %
“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 Warfield:
60.0 %
“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 Warfield:
60.0 %
“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 Warfield:
60.0 %
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...