Shuswap Housing Strategy: What Affordable Ownership Really Looks Like in 2025

By Leanne Mollica, Mortgage Broker — My Mortgage Strategy (Salmon Arm, BC)

The Shuswap real estate market continues to evolve, and affordability is a major topic for buyers exploring options throughout Salmon Arm, Sicamous, Sorrento, Enderby, and the surrounding area. Recent data shows that the median list price in the Columbia-Shuswap region rose to $389,000 in June 2025—a nearly 20 percent increase from May. In Salmon Arm specifically, the median sold price for single-family homes reached $745,000, reflecting both demand and limited supply in certain property types. Despite rising prices, the Shuswap remains significantly more affordable than larger metropolitan areas. A typical home in Salmon Arm with a 10 percent down payment requires a household income in the range of $130,000 to $150,000. That stands in sharp contrast to Greater Vancouver, where benchmark homes exceed $1.1 million and income requirements surpass $200,000. Inventory has increased substantially, with active listings up 66 percent month-over-month, creating more choice and stronger negotiation opportunities for buyers. Although British Columbia continues to experience a decline in new housing starts, the current supply expansion in the Shuswap provides meaningful breathing room for purchasers searching for value in a competitive market.

Interest rate trends are also shaping the buying landscape. Canada’s five-year bond yield recently climbed toward three percent, driven by stronger employment figures and persistent core inflation. With annual inflation at 1.9 percent and CPI-median holding near three percent, the likelihood of a Bank of Canada rate cut on July 30 has dropped to roughly 10 to 20 percent. As a result, fixed mortgage rates have been trending upward while variable rates are expected to remain steady for now. Buyers considering a purchase or renewal should be mindful of this rate environment, as locking in a term sooner rather than later may offer protection against potential increases.

For Shuswap buyers, strategy is just as important as timing. Leveraging increased listing inventory can create opportunities that did not exist a year ago. Co-borrowing with family, considering multi-generational living strategies, exploring flexible amortization options, and structuring down payments creatively can all make ownership more attainable. Understanding how local market conditions differ from those in major centres such as Kelowna or Vancouver is essential, as the Shuswap continues to attract steady interest from both local residents and relocating buyers seeking lifestyle, affordability, and long-term value.

Affordable homeownership in the Shuswap is still possible, but success depends on preparation and smart financing decisions. Whether you are seeking pre-approval, evaluating down payment strategies, or deciding whether to lock in a rate, building a personalized mortgage plan is essential in today’s shifting environment.

Need support building your mortgage plan? I’m always here to help.
📲 250-300-2008
📧 leanne@mymortgagestrategy.ca
🌐 MyMortgageStrategy.ca
📍 Serving Salmon Arm, the Shuswap, the Okanagan & all of BC
🏡 Turning Home Ownership Dreams Into Reality.