Frequently Asked Questions

What are the steps to buying a home in the Columbia Valley?​

Start by getting pre-approved for a mortgage. Then, we’ll define your property goals, tour homes, make an offer, and complete inspections and conditions before finalizing the sale. We'll guide you every step of the way—from lakefront cabins to ski condos and everything in between.

What is the Property Transfer Tax (PTT) in BC?

PTT is 1% on the first $200,000, 2% on the next $1,800,000, and 3% on the remainder. There are exemptions for first-time homebuyers and certain newly built homes.

What costs should I budget for beyond the purchase price?

In addition to the down payment, plan for:

  • Property Transfer Tax

  • Home inspection fees

  • Legal fees and disbursements

  • Insurance

  • Appraisals (if needed)

  • Moving costs
    We’ll walk you through these line-by-line so there are no surprises.

What’s my home worth in today’s market?

Home values depend on location, condition, comparable sales, and market trends. I offer free, no-pressure home evaluations to help you understand your options before listing.

What do you include in your listing and marketing services?

Every listing gets:

  • Professional quality photography, drone photography 3D tour & videography

  • Exposure on MLS®, RE/MAX.ca, Realtor.ca, and SherlockHomesBC.com

  • Exposure on social media platforms such as Facebook, Instagram, LinkedIn, Tiktok, YouTube, & Kijiji

  • Local marketing through signage, open houses, and more
    *Custom marketing plans are also available for luxury, waterfront, investment properties and for those properties that require additional exposure and targeted marketing.

How long does it take to sell a home in the Columbia Valley?

That depends on market conditions, pricing, and property type. On average, homes sell in 30–90 days, but vacation or luxury listings may require tailored timelines. We’ll provide a strategy that aligns with your goals.

What’s it like living in Invermere, Radium Hot Springs, or Windermere year-round?

The Columbia Valley offers a four-season lifestyle—golf, hiking, and mountain biking in summer; skiing and snowshoeing in winter. Each town has its own vibe, from Invermere’s walkable downtown to Windermere’s beach culture and Radium’s hot springs.  May through to the end of August are the busiest months in the valley but the shoulder seasons and winter also have so much to offer. 

Are there short-term rental or Airbnb restrictions?

Yes, STRs may be restricted based on zoning, strata bylaws, or new provincial rules. We’ll help you review zoning maps and strata docs to ensure compliance if you’re considering investment or rental use, there are plenty of options out there.

What is the Agricultural Land Reserve (ALR), and can I build on it?

ALR lands are protected for farming and may have building restrictions. If you’re eyeing acreage or rural property, We’ll help you verify permitted uses and development opportunities.

What’s the difference between freehold and strata ownership?

  • Freehold: You own the land and the building

  • Strata: You own your unit, but share common property (like roofs, grounds, amenities) Stratas come with fees and rules—some are perfect for a lock-and-leave lifestyle, others may not suit your goals. Let’s find the right fit.

How do I review strata documents before buying a condo or townhome?

We’ll request the full strata document package—including minutes, financials, depreciation reports, and bylaws—and provide a answers to any questions to help you make an informed decision. We can also direct you to companies that can professionally review the documents on your behalf as it can be an overwhelming task.

How much are closing costs, and when are they due?

Closing costs typically range from 1.5% to 4% of the purchase price, due on completion. This includes legal fees, PTT, adjustments for taxes/utilities, and inspection costs.

When is the best time to buy or sell real estate in the Columbia Valley?

The best time depends on your personal goals, but here’s a general guide:

  • Buying: Spring and summer offer the most inventory, especially for vacation homes. But fall and winter can bring motivated sellers and less competition.

  • Selling: Spring and early summer are peak listing seasons, when homes show best and buyer activity is highest. That said, properties with unique features (like ski access or lakefront views) can perform well year-round.
    I’ll help you time your move strategically based on real-time market data—not guesswork.

Do I have to pay the Speculation and Vacancy Tax (SVT) if I buy a property in the Columbia Valley?

No—the Speculation and Vacancy Tax does not apply in the Columbia Valley. This provincial tax is aimed at urban centres like Vancouver, Kelowna, Victoria, and Nanaimo, where housing supply is tight and vacancy rates are higher.

The Columbia Valley, including Invermere, Windermere, Radium Hot Springs, Fairmont Hot Springs, and surrounding rural areas, is exempt from this tax. Whether you're a BC resident, a Canadian non-resident, or an international buyer, SVT won’t apply to properties in this region.

However, certain federal taxes like the Underused Housing Tax (UHT) may still apply to foreign owners. We’ll help you understand what applies—and what doesn’t—so you can invest with clarity and confidence.

Can foreigners buy property in British Columbia or the Columbia Valley?

Yes—non-residents can legally purchase property in BC, including in the Columbia Valley. However, there are some important things to know:

  • Federal Prohibition on Foreign Buyers: As of 2023, the Canadian government has implemented a temporary ban on foreign buyers purchasing residential property in many urban areas. The good news? This does not apply to most of the Columbia Valley, which is considered a recreational and rural market—exempt from the ban.

  • Additional Taxes: While there is no foreign buyer tax in the Columbia Valley, other regions of BC (like Vancouver or Kelowna) do have a Speculation and Vacancy Tax. If you're unsure whether it applies, I’ll help verify based on the specific location and usage of the property.

  • Ownership Rights: Foreign buyers enjoy the same ownership rights as Canadians in BC. You can buy freehold or strata-titled property, use it as a vacation home, rental, or long-term investment.

  • Financing as a Foreign Buyer: Getting a Canadian mortgage as a non-resident is possible, though it typically requires a larger down payment (often 35% or more) and may have higher interest rates. I work with trusted lenders who specialize in foreign buyer financing.

  • Ongoing Costs: Be aware of potential ongoing costs such as:

    • Property management (if you're not living locally)

    • Insurance requirements for vacant or rental properties

    • Utilities and maintenance

    • Non-resident tax filings (if generating rental income)

Whether you’re from the U.S., Europe, or elsewhere, we can walk you through the process, connect you with cross-border legal and tax experts, and ensure your purchase is smooth and secure.

Can I build a home or cabin on a vacant lot in the Columbia Valley, and what do I need to know before I do?

Yes, you can build on most vacant lots in the Columbia Valley, but there are a few key things to confirm first:

  • Zoning: Each property has specific zoning that outlines what you can build and how you can use the land.

  • Building Permits: All new construction requires permits through the Regional District of East Kootenay (RDEK) or the applicable local government.

  • Servicing: Some lots have municipal water/sewer, while others may require a well and septic system.

  • Architectural Guidelines: In some subdivisions, you’ll need to follow community design rules or timelines for building.

  • ALR or Environmental Restrictions: If the property is within the Agricultural Land Reserve (ALR) or near environmentally sensitive areas, additional regulations may apply.

We’ll help you verify the details, connect you with local builders, and make sure your vision aligns with the rules—so you can move forward confidently with your dream build.

What are your hours of operation, and can I contact you outside of those times?

We're available from 9:00 AM to 7:00 PM, seven days a week to support clients with showings, negotiations, and guidance throughout their real estate journey.

While we understand that real estate can move quickly and sometimes requires after-hours attention, we aim to keep communication within these hours to maintain a healthy balance between our work and personal life. Our family is incredibly important to us, and carving out time for them helps us show up every day with the energy, focus, and enthusiasm for our clients.

That said, we know there are unique situations—like tight offer deadlines, negotiations, out-of-province time zones, or urgent decisions—where flexibility is needed. In those cases, we're always willing to go the extra mile!

We promise: during working hours, you’ll get our full attention and quick response, and when needed, we'll be there outside those hours to ensure nothing is missed when timing is critical.

How can I get started?

Easy! Give us a call, shoot us a text, or book a consult through SherlockHomesBC.com. Whether you’re buying, selling, or just exploring options, We’d love to help!

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