White Rock

Let’s talk about White Rock, British Columbia—a little coastal gem that’s got charm in spades and a real estate market worth paying attention to. Nestled right on the border of Metro Vancouver, this isn’t just another sleepy seaside spot. It’s a place where retirees, vacation home hunters, and savvy investors are drawn to the stunning beaches and the iconic promenade that hugs the shoreline. Walk along that pier at sunset, or grab a coffee at one of the quirky local spots like The Wooden Spoon, and you’ll get why people fall hard for this town.

What makes White Rock stand out in the BC real estate game? For starters, it’s got a unique demographic vibe. With a median age of 58 and over a third of the population being seniors, this is a haven for those looking to downsize or settle into a quieter life by the sea. That translates to a housing mix heavy on apartments and duplexes—over 40% of homes are in low-rise buildings, perfect for folks who want low-maintenance living with an ocean view. For mortgage brokers, this means a steady stream of clients looking for equity-based lending to tap into their home value for retirement needs. And for borrowers, if you’re in a situation where traditional banks are giving you the cold shoulder, alternative lenders can often step in to help unlock that equity—though, full disclosure, Tekamar Mortgage Fund doesn’t lend in White Rock due to our focus on smaller or less urban markets.

Another angle to chew on is the lifestyle appeal. White Rock’s mild climate—warmer than you’d expect for BC—means an extended growing season and a quality of life that’s hard to beat. We’re talking about a place where you can garden year-round or just soak up the sun on East Beach. That natural beauty, paired with cultural perks like local art galleries, keeps property desirability high. From a mortgage perspective, this is gold—strong resale potential even if the market softens. Brokers, you know how critical that “safe exit” is when pitching a deal to a lender like us elsewhere in BC. Borrowers, it’s a reminder that owning in a spot like this can be a solid long-term play, even if you need creative financing to get in.

Now, let’s get real about the economy here. White Rock isn’t riding on one horse—health care, retail, and construction lead the job market, giving it a diversified base. Proximity to Metro Vancouver adds a layer of stability, though an 8% unemployment rate hints at some bumps. For those of us in the lending world, that’s a nudge to look closely at income stability when assessing risk on a deal. We at Tekamar prioritize low loan-to-value ratios (maxing at 70% in bigger centers like Kelowna, never in Greater Vancouver) to ensure we’ve got room to maneuver if things go sideways. While we won’t lend in White Rock—our niche is towns without stoplights, after all—brokers can still use this intel to match clients with the right MIC. And borrowers, knowing the local economic pulse helps you make a stronger case wherever you apply.

Bottom line? White Rock is a standout for its blend of coastal allure and real estate potential. It’s not in our lending zone at Tekamar (we stick to less urban BC spots with our “We’ll lend where other MICs won’t” motto), but understanding markets like this sharpens everyone’s game. Brokers and borrowers alike, keep digging into what makes a community tick—it’s how you find the right fit for your next move.