# Logan Lake, BC

> **Lending here.** Maximum LTV: 55.0%.

## Lending snapshot

Logan Lake is a small, working-class mining town near Kamloops where we cap our LTV at 55.0%. The big story here is the local economy—it completely relies on the Highland Valley Copper mine, creating a single-industry risk. If your client has the equity, we're happy to look at deals in this stable but vulnerable market.

## Key facts

- **Region:** Thompson-Nicola
- **Maximum LTV:** 55.0%
- **Population:** 2,255
- **Economic score:** 5/100
- **Desirability score:** 5/100

## About Logan Lake

### Underwriting Logan Lake: Mining, Retiring, and Real Estate

Logan Lake did not grow organically at a historic valley crossroads. The province planned and built it from scratch in the late 1960s to support the massive Highland Valley Copper mine nearby. Perched on a high plateau at 3,500 feet, it is a quiet, tidy community of 2,255 people, located about a 45-minute drive from Kamloops and Merritt along Highway 97C. Today, it remains a classic resource town, but the local demographics have shifted into a distinct split between active mine workers and retirees seeking an affordable, quiet lifestyle.

When you are looking at a deal in Logan Lake, the local economy is the first thing to analyze. The town has a heavy reliance on a single employer. Over 21% of the local workforce is employed directly in mining and resource extraction. While Highland Valley Copper is one of the largest open-pit operations in the world and provides solid incomes, this concentration presents a classic single-industry risk. If copper prices drop or the operator alters its production schedule, the housing market in a town of this size can stall quickly. Because of this economic concentration, we balance the solid incomes against the longer liquidation horizons. Our maximum LTV for Logan Lake is capped at **55.0%**.

The real estate inventory reflects the town's history and purpose. Single-detached homes make up 63.4% of the housing stock, many dating back to the town's early development. Movable dwellings, such as mobile homes, make up another 13.6%, while low-rise apartments under five storeys account for 13.1%. The remaining portion consists of duplexes and row houses. It is a stable market, but the buyer pool is small. If a borrower defaults, properties do not sell overnight. The average commute time for residents is 30.0 minutes, though 31.7% of locals enjoy a commute of under 15 minutes, usually indicating those working directly in the town center or nearby municipal services.

Despite the isolation, the community has seen steady growth, with the population rising 13.1% since 2016. This growth is driven largely by retirees. The median age here is 54 years, and a full 33% of the population is aged 65 or older. The employment rate sits at 41.3% with an unemployment rate of 9.2%, reflecting this large retired contingent alongside the active workforce.

Typical files from Logan Lake involve mine employees looking to consolidate debt or retirees looking to unlock equity from a clear title. Major banks often pass on these deals due to the small population, the high percentage of manufactured homes, or the single-industry exposure. At Tekamar, we look past those broad paint strokes. If your client has solid equity and a viable exit strategy, we can make the deal work.

## Mortgage products available in Logan Lake

| Product | Max LTV | Terms |
|---|---|---|
| [Bare Land and Unique Properties](/mortgage_products/bare-land-or-odd-properties.md) | 55.0% | Standard product terms |
| [Bridge Financing](/mortgage_products/bridge-financing.md) | 55.0% | Standard product terms |
| [Credit Repair and Debt Consolidation](/mortgage_products/credit-repair-and-debt-consolidation.md) | 55.0% | Standard product terms |
| [Equity Lending / Refinance](/mortgage_products/equity-lending.md) | 55.0% | Standard product terms |
| [Purchases](/mortgage_products/purchases.md) | 55.0% | Standard product terms |
| [Variable Income](/mortgage_products/variable-income.md) | 55.0% | Standard product terms |

## Frequently asked questions

### What's the max LTV you'll do in Logan Lake, and why is it set there?

We cap LTV at 55.0% because the town is heavily dependent on a single industry. This concentration makes the real estate market vulnerable to sector downturns, so we require a larger equity cushion.

### How does the local economy affect whether my deal gets approved?

The economy is driven by the local copper mine, providing a stable but non-diversified blue-collar base. To get a deal done, your borrower needs to be well-qualified with a highly predictable, clear path to repayment.

### What's going to instantly sink a deal for me here?

Any deal with less than 45% equity or a poorly qualified borrower with an unclear repayment plan will get rejected. We also need the property to be a well-secured asset to offset the single-industry risk.


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*Plain-markdown copy for LLM/agent use. Canonical page: https://www.bridgefort.ca/communities/logan-lake*
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