Pitt Meadows

We get a lot of calls about Pitt Meadows, and it makes sense. It’s one of those rare spots that still feels connected to its farming roots while offering a quieter suburban life for people who need easy access to Vancouver. That blend of country and city defines the community and its real estate market, which is stable, family-driven, and shaped by the geography of the Pitt and Fraser Rivers.

Looking at the housing, you see that character play out. Single-detached homes make up about 42% of the market, which points to its traditional suburban feel. But you also have a significant number of apartments and row houses, making up another 40% combined. This isn’t just a sprawling suburb; there’s density here, which suggests a community that’s evolving. The demographics back this up. The median age is a mature 43, and the working-age population is a solid 65%. With over 63% of residents having post-secondary education, you’re looking at a stable base of established families and professionals.

The local economy is impressively diverse and not tied to a single sector. The top three industries are health care, construction, and retail, each making up about 10-12% of the workforce. That kind of balance, plus a median household income of $104,000, points to real economic stability. Of course, the appeal isn’t just on paper. People are drawn to the lifestyle—the parks, the golf courses, and the slower ‘town feel’ that’s hard to find this close to a major city. It’s a desirable place to live, although any underwriter looking at the area has to factor in the geography, especially the flood risk from the surrounding rivers.

So with a profile this solid, why is it a no-go for Tekamar? It comes down to focus. Our mandate has always been to serve BC communities outside of Greater Vancouver and the Fraser Valley. Our entire risk model—from how we assess collateral to our timelines for recovery in a downturn—is calibrated for the unique dynamics of markets like the Okanagan, the Kootenays, and Vancouver Island. The Lower Mainland is a completely different animal. Its market pressures, price points, and competitive environment are driven by global factors that don’t affect our core markets in the same way. We stick to what we know inside and out, and our investors trust us to maintain that discipline. For all its individual strengths, Pitt Meadows is fundamentally part of the Metro Vancouver ecosystem.

For brokers trying to place a deal in Pitt Meadows, we have to be direct: it isn’t a fit for our book. We see the appeal and the stability, but it falls squarely outside our geographical mandate. For that reason, our maximum LTV in Pitt Meadows is 0.0%. It’s a great community, just not our sandbox.