City of North Vancouver

Market Overview: North Vancouver

North Vancouver is one of the most geographically constrained real estate markets in British Columbia. Bound by the steep terrain of the North Shore mountains to the north and the Burrard Inlet to the south, physical limitations prevent outward expansion, keeping local inventory perpetually tight. The population sits at 88,168 across a land area of 160.66 square kilometers, yielding a density of 548.8 people per square kilometer. It is an established, highly desirable suburban market with a median age of 44 and a steady population growth rate of 2.9% since 2016.

While higher-density development has reshaped key transit hubs, single-detached homes still comprise 49.3% of the housing stock. Duplexes account for another 17.9%, while low-rise apartments make up 13.6%. Because buildable land is virtually non-existent, the market relies heavily on infill development, duplex conversions, and extensive renovations of older single-family properties.

The economic foundation of the community is exceptionally strong. Over 80% of residents hold post-secondary credentials, and 54% have earned a bachelor’s degree or higher. This educated demographic fuels a robust local workforce, with 16.1% employed in professional, scientific, and technical services, followed by 11.1% in healthcare and social assistance. The local employment rate is solid at 61.1%, against an unemployment rate of 7.3%. Commuting patterns reflect the proximity to downtown Vancouver, with an average commute time of 25.5 minutes, and 26.8% of the working population enjoying commutes of under 15 minutes.

From a risk perspective, this market represents highly liquid real estate. Properties move quickly, and transaction volumes remain consistent. However, Tekamar does not fund mortgages here.

Our lending guidelines exclude Greater Vancouver and the Fraser Valley entirely. We focus our capital on the rest of the province, writing alternative first and second mortgages in regional hubs and smaller communities throughout the interior, the islands, and the north. Because this community falls within our excluded metropolitan area, our maximum LTV here is 0%.

Brokers will not struggle to find institutional or alternative lenders competing for prime North Shore files. Our value to you lies in supporting your clients when they step outside the Lower Mainland. When your North Vancouver buyers need to unlock equity to purchase a recreational property in the Kootenays, or when a self-employed business owner relocates from Lonsdale to the Okanagan and requires a bridge loan, we provide the solution. Once your files move beyond the metropolitan boundary, we are ready to fund them.