White Rock

White Rock sits right at the edge of Metro Vancouver, technically part of the Fraser Valley but feeling more like a seaside escape than a suburban sprawl. That famous white rock on the beach — painted annually by locals since the 1960s — tells you everything about this community’s character: they care about tradition, they show up for each other, and they’re not afraid of a little friendly maintenance.

The numbers here paint an interesting picture. With a median age of 58 and nearly 40% of residents over 65, White Rock has become the retirement destination for people who worked hard in Vancouver and want to cash out without moving to the middle of nowhere. These aren’t your typical retirees either — 67% have post-secondary education and many maintain ties to the city through consulting or part-time work.

The housing market reflects this demographic reality. Single-family homes make up just 24% of dwellings, while apartments and duplexes dominate. Translation: people are downsizing from their Vancouver houses but still want oceanfront living. The promenade stretches for miles along Semiahmoo Bay, creating a walkable lifestyle that appeals to empty nesters who’ve traded their cars for morning coffee walks.

What makes White Rock particularly fascinating is its position as Metro Vancouver’s southern bookend. You get the cultural amenities and healthcare access of a major metropolitan area, but you’re literally steps from the beach. The mild climate — Zone 8b — means palm trees actually survive here, giving the place an almost California vibe that’s rare in Canada.

Healthcare and retail lead the local economy, which makes sense given the demographics. Construction remains strong at nearly 10%, suggesting ongoing development pressure as more people discover this pocket of coastal living.

We don’t currently lend in White Rock (maximum LTV: 0%), as our focus remains on communities outside the Greater Vancouver area where other lenders fear to tread.