Tranquille, also known as Padova is located at the eastern bay of Kamloops Lake. It is a beautiful piece of real estate that has been sitting vacant and overgrown for numerous years and it’s future has often been questioned. Recently the Kamloops This Week reported that plans are in the works to develop this site. I have included the article written by Melissa Lampman below detailing those plans.
After years uninhabited, worn and dilapidated buildings and mounds of overgrown vegetation are the only things still visible on the site of the historic Tranquille Sanatarium. But looking through the eyes of the property’s owners, it’s the beginning of what will one day be an extraordinary agrarian resort town.
BC wilderness Tours, owner of the property since 2000, shared it’s vision this week. Estimated at $1 billion by completion, Tranquille on the Lake will be built around a 300-acre farm and feature eco-friendly and sustainable lifestyles. “We want to develop it into something we have never seen in the past,” said Tim McLeod, the company’s development manager. “We think it’s world class, we think it’s unusual and it’s in Kamloops.”
After getting the nod from the City of Kamloops, the plan is to design an entire town of about 4,000 people around a state-of-the-art organic farm, including greenhouses and a vineyard. The town will include lake shore pathway systems, a public beach, a marina, a five-star hotel and a mix of single and multi-family housing that’s affordable for most people.
“It’s not going to be gated. It’s not for the rich and famous – it’s for Kamloops,” McLeod said. The plan includes construction of 1,200 to 1,800 units at an average of 1,000 square feet, each designed so that 80 per cent of the sites remain as green space. In designing the town, the developers plan to use healthy building practices, such as recycled and energy-efficient materials, as well as incorporating solar and geothermal technologies. “It will take about 15 years to build entirely,” he said. “But we’re doing it for the love of healthy and healthy living.”
However, there are many inherent challenges – and Phase I is expected to cost about $100 million. Among the priorities is building a new water-supply pipeline, getting rid of the $1.5 million worth of asbestos, eliminating all lead paint and dismantling most of the existing site.
McLeod said the developers will restore and reuse as much of the original buildings and infrastructure as possible, including the old fire house and some of the cottages as well as fully restoring the sunken gardens and cemetery. “It’s going to take $5 to $6 million to take the town apart,” he said, adding they will be working with the historic society. “We’ve got quite a complex site…but we’ll be retaining it’s history and preserving it as we move forward.”
Phase I is slated to begin in the spring with other developments getting underway in 2010.
Open houses this weekend will be in Aberdeen, North and South Kamloops and Westsyde.
Saturday, February 28th: 1073 Selkirk Ave, North Kamloops: 11:30-1:00
3 bedroom rancher in North Kamloops. Large kitchen with eating nook. Numerous updates include furnace, central air, windows, siding, hot water tank, paint, newer floors and updated bathroom to name a few. Fully fenced on a corner lot. $259,900
Saturday, February 28th: 105 Chestnut Ave, North Kamloops: 1:30-2:30
3+2 bedroom, 2 bathrooms. Lovely property adapted with innovation by DW Builders ideal for your family dream home. Bkyd is charmingly landscaped w/grape vines, gardens, fruit trees & cedar shed. Brand new furnace, C/air, 2 gas F/P’s, jacuzzi tub & newer laminate for all the comforts of easy maint living. $319,900
Saturday, February 28th: 693 St. Paul Street, South Kamloops: 3:00-4:00
2+1 bedroom, 1 bathroom Bungalow. One of the cheapest single family homes in the area. Den and bedroom in the basement. Bring your updating ideas. $214,900
Sunday, March 1st: 2410 Abbeyglen Way, Aberdeen: 12:00-1:30
Large, fully finished basement entry in Aberdeen home with 5 bedrooms, den & 3 full bathrooms. Living room, family room and formal dining room on the main floor. Fenced yard. 2 gas fireplaces, central air, central vac & underground sprinklers. $398,000
Sunday, March 1st: 755 Garnet Road, Westsyde: 2:00-3:30
2+2 bedroom, 2 bathroom single family home in Westsyde. Updated throughout including new kitchen. Sits on a large lot that could be subdivided. $349,900
For up to date Kamloops and surrounding area home real estate listings click here.
Juniper Heights or Juniper Ridge is a community located 10 minutes south east of the Kamloops downtown core and sits above Valleyview. Juniper Heights is a great family community where children of all ages can keep busy with outdoor activities. There are no stores in Juniper, but there are plans in the works to develop a small commercial area.
This Juniper Heights home is located in Juniper West. 3,100 square feet in size, and is beautiful inside and out. This three bedroom bungalow has two dens and three full bathrooms. There is a fully finished basement with a rec room, games room, den, bedroom and utility room. This property also has a two car garage with concrete driveway, fully fenced yard with exposed aggregate patio, central air conditioning and underground sprinklers. Priced at $489,900, this property is well priced and won’t last long. Many comparable homes in this area are listed for well over $500,000. Call me anytime to view this beautiful home.
Many home owners today in Kamloops are wondering whether they should sell or rent. Homes are on the market for a longer period of time. More homes listings are expiring and many homeowners are getting frustrated with the recent decline in Kamloops real estate prices. I have heard numerous times in the past few months “I am going to rent my home for a year and sell it at a later time”. This plan works in theory, but when you dig deeper the rate of return on capital makes keeping the property a poor investment depending on the numbers.
Capitalization rate is a measure of the ratio between the net operating income produced by an asset (real estate) and its capital cost (the original price paid to buy that real estate) or alternatively its current market value. I have found a capitalization rate calculator that indicates “Rent” or “Sell” once you input the numbers for your property. This calculator makes the decision very straight forward. Unless you are receiving around a 5.7% rate of return, holding on to a property and renting it is not beneficial to you according to this calculation.
Neighbourhood: Brocklehurst, Brock, Kamloops, B.C. Real Estate. Brocklehurst, also known as Brock, is located north west of the Kamloops city core. Brock is largely a residential area with many different neighbourhoods. Click here to view the map of the area.
Property & Real Estate
There are numerous types of homes to choose from in Brocklehurst. There are building lots, quite a few mobile home parks, apartment buildings, townhouse developments, half and full duplex units, bareland strata developments, single family homes, acreage and farms. Brock is known to have large, flat lots (often 1/4 acre or more in size). Formally an orchard region, Brock homeowners often have numerous fruit trees in their yards such as cherry, apple, pear and plum trees. Fruit grows very well in the Kamloops’s summer climate.
Brocklehurst has numerous waterfront homes that are typically located on a 1/3 acre lot or larger. Brock is located in the valley bottom of the Thompson Valley and tends to get less snow in the winter months.
A few popular mobile home parks in the Kamloops area are on Ord Road. Orchard Mobile Home Park, L & E Mobile Home Park and Brock Estates Mobile Home Park. These parks will sign a site lease for buyers looking to arrange financing on a home. For more information on listings in these parks click here.
For the latest Brocklehust real estate listings click here.
Shopping & Services
Brock has numerous grocery stores, retailers, professional offices and amenities close by. The Brock shopping centre, a mall located on Tranquille Road and Desmond Street has a Coopers grocery store, Shoppers Drug Mart, Tim Hortons, Kamloops Hot Yoga, a couple restaurants and numerous other small retailers. Brock is also close to Northills mall which houses Extra Foods, Shoppers Drug Mart, BC Liquor Store, CIBC, TD and other smaller retailers. Safeway, Canadian Tire and other commercial retailers are located along 8th and Tranquille corridore which are a short drive from Brock. All of North Kamloops shopping is all within five to ten minutes of most Brocklehurst homes.
Brock has many activities for outdoors enthusiasts. There are a lot of hiking trails, a river’s trail and beach walks. A popular place for many dog owners is the long stretch on the beach of the Thompson River beside the airport. Often bald eagles and other wildlife can be spotted in this area.
The Kamloops Golf and Country Club is located on Tranquille road near the airport and approximately 10 kilometers from the downtown core. This 18 hole golf course is a traditional style golf course with generous tree-lined well-conditioned fairways.
There is a large dog park that many pet owners enjoy on Ord road were it intersects Tranquille Road.
McArthur Island Park is on the border of North Kamloops and Brocklehurst. Many Brock neighbourhoods have direct access to the park by way of the walking and biking paths. Many sports are enjoyed at this park, golf, soccer, football, baseball, and mountain biking can be viewed as you stroll around the perimeter of the park on the paved trail. There are 3.1 kilometers of paved walking trails in the park. There also is a skate park, mini golf, lawn bowling, youth centre and events centre on site.
For the explorer in you, Padova, formally a sanatorium and mental institution is a 181 acre parcel of land with old buildings standing from it’s days of operation. Currently this property is the home to Tranquille Fresh Farms, a corn maze, tunnel tours and many other community events. There is very little usable land around Kamloops Lake because of the steep cliffs that surround the shore line of the lake. Click here to view information about Tranquille on the Lake.
Brocklehurst is home to the Kamloops Airport. The airport is located at the intersection of Tranquille Road and Airport Road near the Thompson River. Numerous flights from Vancouver, Calgary and other popular destinations arrive and depart daily. The two main carriers are Air Canada and Westjet.
The airport is a low volume airport. Often new home buyers ask about the noise levels due to the airport, it is pretty unnoticeable and nothing like larger airports in the province.
Brock is serviced by regular and frequent bus service. Click here to view the BC Transit website.
For Brocklehurst and Kamloops real estate home listings click here.
Neighbourhood: Rayleigh, Kamloops, B.C. Real Estate. Rayleigh is a small community situated off of the Yellowhead Highway, 15 minutes north of the Kamloops city centre. Located between the CN Railway and the east bank of the Thompson River. Rayleigh is located directly across the river from Westsyde.
Properties & Real Estate
This area is mainly comprised of single family residential homes, acreage and small farms.
Rayleigh is a very private, quiet, family oriented neighbourhood. There are beautiful riverfront properties with access to the beach of the Thompson river. Many of the lot sizes in Rayleigh are quite spacious often over 1/3 of an acre. Most are flat, usable and have numerous fruit trees. Since there are large lots in Rayleigh, it is common to find properties that have pools, large workshops and garages. Homes in Rayleigh are a mix of new and old. Rayleigh is on a private water system and all homes have septic systems as well (community or private).
Rayleigh has a gas station, a convenience store and pub/restaurant all other shopping and services are located within a 10 to 15 minute drive of this neighbourhood.
Rayleigh Elementary (306 Puett Ranch Road) is the only school in this area. Secondary students take the school bus to school after grade 7. Click here to view the School District’s website for further school information.
Dirt biking, hiking, biking, ATV riding, snowmobiling and fishing are all a short drive away. Rayleigh is rural living but close to the city. This safe peaceful neighbourhood is very appealing to many families and retirees.
Bus service does go out to this area. Click here to view the BC Transit website.
For up to date Kamloops real estate information and listings click here.
Sun Peaks Village, Kamloops, B.C.
Sun Peaks is Canada’s second largest four season resort. Located 4.5 hours from Vancouver and 45 minutes north east of Kamloops. Sun Peaks is perfect for the whole family. There are a number of flights to Kamloops airport in the winter from Vancouver, Seattle and Calgary with shuttles from the airport to the mountain. There is 3,678 acres of diverse terrain, with 122 runs on three mountains. Sun Peaks has a small ski through village with numerous retailers, hotels and restaurants. Sun Peaks is known for it’s dry powder snow that is easy to ski. For people who don’t ski or snowboard, there are other activities to enjoy such as snowshoeing, dog sled rides, ice skating, snowmobile rides and snow tubing.
During the summer months there are many events and activities for the whole family. Mountain biking is very popular at Sun Peaks during the summer. Other summer activities include hiking, golfing, horseback riding, bungee trampoline, canoeing and kayaking, trail rides, tennis and swimming.
Sun Peaks visitors have a lot of choices when it comes to accommodations. From rental chalets and homes to hotel rooms, there is something for everyone. Real estate in Sun Peaks is very affordable in comparison to other ski resorts in British Columbia. Lots, apartments, townhouses and chalets are all available for every buyer on any budget. Many homes have ski-in, ski-out convenience. Large exclusive homes are located just outside the village with varying lot sizes.
Whitecroft is a small neighbourhood that sits at the foot of the mountain. Upper Louis Creek Road, Cahilty Crescent, Cahilty Place and McGillivaray Creek Road make up the small community of Whitecroft. Whitecroft is part of the area known as Heffley. Many people that are interested in Sun Peaks real estate, but choose to be out of the village area choose to look at real estate options in Whitecroft. The homes in this area are more affordable with more square footage in comparison to the homes in Sun Peaks. It is a five to ten minute drive from Whitecroft to the hills of Sun Peaks.
Sun Peaks is still a relatively small development in comparison to other resorts. This is why it is very popular with families. A lot of people are staying away from larger resort towns because of the large crowds and long waits for ski lifts, restaurants and other amenities.
Neighbourhood: Westsyde, Kamloops, B.C. Real Estate. Westsyde is a community located15 minutes north of the Kamloops city core. Westsyde sits along the north arm of the west bank of the Thompson river and below the Lac Du Bois Grasslands Park and surrounding hills. The area of Westsyde is fairly large and stretches far past the Dunes Golf Course. Westsyde is a great communty for families. Click here to view the map.
Properties & Real Estate
There are many different types of housing choices in Westsyde. The housing choices are mobile homes, apartments, townhouses, half and full duplexes, bareland strata developments, single family homes, acreage and farms. There is a mix of new developments and older more mature neighbourhoods. There are many great areas in Westsyde to live. From river front homes to private neighbourhoods and homes set against the hills. The community of Westsyde is so popular with it’s residents that they don’t often leave the area, they just up size or down size within it.
Northview at the Dunes is a real estate development surrounding the course. These beautiful homes back on to the course. Westlinks at the Dunes is a 44 home development with nine different plans and all on golf course frontage. These homes are all freehold properties on a private internal street. The development in the Dunes Golf Course area is a great place for families and retirees. This calm and quiet area suits many buyer’s needs.
The Westsyde Recreation Centre and community pool is located off of Bebek Road in Westsyde. The pool is a 25 meter pool with 6 lanes, diving board, hot tub, tarzan rope, and a water slide. This facility also includes a weight room and climbing wall.
The Dunes Golf course is located on 652 Dunes Drive. It is a beautiful golf course set on the river’s edge carved out of the sands of the Thompson river riverbed. The course is 18 holes and 7131 yards of challenging golf.
Recreational areas surround Westsyde. Areas for hiking, dirt biking, 4 wheeling and other outdoor activities are close by. Anyone that loves the outdoors will love Westsyde!
Westsyde is serviced by regular bus service. Click here to review the BC Transit information. Westsyde is also 10 to 15 minutes from the Kamloops airport.
Neighbourhood: Valleyview, Rose Hill, Kamloops, B.C. Real Estate. Valleyview is located 5 minutes east of downtown Kamloops. The neighbourhood of Valleyview stretches north and south of Valleyview Drive, east to Tanger Drive and north to meet the Thompson River.
Property & Real Estate
Valleyview is a fairly large residential area. There are a number of homes on the market for people to chose from including, lots, mobiles, apartments, townhouses, duplexes, bareland strata developments and single family homes. One area that often peaks buyers’ interest, is the area along the Thompson River. There are a lot of great homes that border the river, with water frontage and beautiful views. Thompson Drive, Marsh Road, Paul Road, Chapman Place, Peter Road, Martin Road, Duck Road and Skelly Road are all located in this area.
Rose Hill is an exclusive community in Valleyview that is perched high above the city. The access road to Rose Hill is off of Valleyview Drive. Rose Hill Road is a fairly long road that winds up and into this community. The views from Rose Hill are incredible, panoramic views from west, far north and east. High Country Boulevard, High Ricardo Way, High Schylea Place and High Canada Place are located in this community. There are exclusive estates, large sprawling homes and beautifully designed custom homes in Rose Hill.
Orchards Walk is a neighbourhood just off of the #1 Highway in Valleyview that was formerly an active orchard. Braeburn is a bare land strata development with single family homes. These single family homes are multi-level heritage style homes.
Courtland Park is a townhouse development located against the sagebrush hills in Orchards Walk. At this time a number of units in Courtland Park and Braeburn are complete and ready for occupancy. There are still a few units and homes under construction and they are expanding the development further east for new construction.
Click here to view the properties for sale in Valleyview.
Shopping & Services
There is a Coopers Grocery Store, Shoppers Drug Mart, restaurants, fast food restaurants and many smaller retailers. Valleyview is also the home to numerous automotive dealerships, motorsport dealers (dirtbike, ATV, snowmobile) and many other industries located in the industrial area just off of the #1 highway on Kelly Douglas Road. Dallas Town Centre is also a short drive away. There is a small grocery store, Subway restaurant, dollar store, Petrocan and a few other smaller retailers.
Marrion Schillling Elementary (2200 Park Drive) and Valleyview Secondary (1950 Valleyview Drive) are all located in Valleyview. These two schools are the main schools in the area. Juniper Ridge secondary school aged children (grade 8 to 12) also attend Valleyview Highschool.
Valleyview is very central and has a few recreational options. The Valleyview arena is located on Highland Drive at the foot of Juniper Ridge.
The Kamloops Bike Ranch is located in Juniper Ridge and ends in Valleyview.There are two phases of the Bike Park, Phase I is a “fast-flowing, A-line style downhill trail boasting a multitude of tables and “berms” rated for the expert rider; a jump park for expert and intermediate riders; and a BMX track to Canadian Cycling Association standards” and Phase II “will create more diverse bike park features including a trials area, cross-country trails, biker cross track, and a kid’s park,” according to the city of Kamloops website.
Valleview has a public boat launch which is commonly the site where people begin their river float. Many people frequent this area in the warm months, hop in their flotation device and meander down the river ending in Riverside or Pioneer park.
Rose Hill Road is the site of the Kamloops Disc Golf course. There are also many hiking trails in the area.
Valleyview does have regular bus service. Click here to view more information about the transit system.
Neighbourhood: South Kamloops Downtown, B.C. Real Estate. South Kamloops covers the entire downtown core and smaller neighbourhoods east and west of the downtown core.
The name Kamloops refers to the flowing together of the north and south Thompson rivers named by the Secwepemc Indian Band or Shuswap people. The discovery of gold brought many adventurers into the region in the late 1850’s. Once B.C. became a part of Canada in 1871, Kamloops received their first trans continential railroad in 1886. The first South Thompson bridge was built in 1887, to be followed by one to North Kamloops in 1901. Kamloops was incorporated in 1893 with a population of less than 1,000 people. Numerous industries such as Royalite Refinery opened in 1955, Kamloops Pulp and Paper Mill (now Domtar) was established in 1964 and in 1977 Afton Mines and Smelter commenced operations.
Kamloops is still a central hub, as it sits approximately halfway between Calgary, Vancouver, and the northern Cariboo-Chilcotin regions. Maps of area: Click here to view the Downtown Core area, Click here to view the West End South Kamloops Area (including Guerin Creek) and Click here to view the South Kamloops east area.
Properies & Real Estate
The downtown area of Kamloops is known to have a number of heritage homes of all sizes. The furthest westerly area of South Kamloops and the south eastern area have mature homes but not heritage homes.
A number of residential units exist within the downtown core. There are many apartment units (newer and older) that are very close to downtown conveniences. Single family homes are scattered throughout the downtown core and are often doubled or converted into commercial space. Buyers will find the majority of single family homes east of 6th Avenue. The homes in this part of South Kamloops are mostly smaller residential homes often under 2,000 square feet.
South Kamloops west also known as the West End has a variety of real estate. Seymour Street West, Battle Street West, St. Paul Street West, Nicola Street West, Clark Street, Connaught Street, Nicola Wagon Road and Lee Street have a number of heritage homes that are often over 2,000 square feet in size. This region is fairly sloped and the yard sizes vary with each property because of the changing incline.
At the top of Battle Street West where it meets Strathcona Terrace the neighbourhood is very different from the one just east. The homes in this area are mature (1950’s to 1980’s) but not heritage homes. There are also a few newer homes scattered throughout this area. Grandview Terrace, Dufferin Terrace, Hemlock Street, Lombard Street, Arbutus Street, Powers Road, Sequoia Place, Centre Avenue, Boundary Road, Chaparral Place and Strathcona terrace all make up this neighbourhood. Many of these homes have beautiful views of the Thompson valley.
Further west along Lombard street leads to another small neighbourhood where there are a few single family homes, a number of town house units and half duplex units. Hudson Bay Trail has a number of higher end town houses that overlook the Thompson river. Mission Hill is a condo building located in this area and consists of one and two bedroom units with beautiful river views. Hudsons Bay Pointe is the newest townhouse complex located on Hudsons Bay Trail and Fernie Drive. There are many options for buyers in this area. Schools are not walking distance for children in this area.
Further west, Guerin Creek Estates is a newer high end development in South Kamloops just off of Summit Drive. Many of the homes have high end finishing and appliances. The homes in this community are 2,500 square feet or larger. Current homes in Guerin Creek are two level designs with a basement, rancher style with a basement or basement entry homes. The lot sizes do vary but are executive sized lots. Many of these homes have amazing views of the Thompson River Valley looking north.
To view homes for sale in Guerin Creek Estates click here.
One other area that is west of the downtown core is the Dalgleish area. Sitting above Grandview Terrace, Dalgleish Drive has a variety of multi-family residences. Apartment buildings and townhouses often are home to students attending Thompson Rivers University. Many of the homes off of Dalgleish have great views of the Thompson Valley. There is often a lot of variety of units to choose from in this area. Often investors buy properties in this area as it does tend to rent for the most due to the close proximity to TRU.
South east of the Kamloops downtown area is a nice neighbourhood that is home to a number of families because of the close proximity to elementary and secondary schools. This area of South Kamloops sits south of Columbia street, north of the trans Canada Highway #1, west of 13th Avenue and east of 6th Avenue. Dominion Street, Pine Street, Pleasant Street, Munro Street, Fraser Street and Douglas Street are all popular residential streets in the area.
Condominium units can be found on a number of streets in the Downtown core. Victoria Landing is the newest and highest building in the Downtown area. This complex is located on Victoria at 6th Avenue. Lorne Street has a number of apartment buildings. Buildings on Lorne have covered parking in secure garages. Park Place is a complex on Lorne with numerous amenities such as indoor pool, sauna, gym, community room and boat moorage. These units are steps to the Rivers Trail and a short walk to Riverside Park.
There are also a number of 55+ buildings in the South Kamloops area. Click here to review these properties.
South Kamloops covers a large area of the city and has many different neighbourhoods. There are always a number of homes for sale in South Kamloops. For buyers on a budget to buyers looking for high end properties, there is a home for each and every budget.
Click here to view properties for sale in South Kamloops
Shopping & Services
South Kamloops is home to numerous amenities. Coopers, London Drugs, Visions Electronics, Coast Capital Savings, CIBC, Scotia Bank, TD Canada Trust, HSBC, numerous insurance agencies and professional offices are all close by. Lansdowne Village houses a number of the larger retailers in South Kamloops.
There are also a variety of small and medium retailers, numerous restaurants, and fast food establishments. Victoria Street is the main street where many clothing boutiques, bridal stores and specialty stores are found. South Kamloops is home to the Royal Inland Hospital, the only hospital servicing the Kamloops region.
Downtown Kamloops covers the region between Columbia Street down to the Thompson River and from just west of 1st Avenue to 7th Avenue. The majority of professional offices and downtown businesses are found on Lansdowne Street, Victoria Street, Seymour Street and St. Paul Street. Battle Street, Nicola Street and Columbia Street do have some businesses but these streets are not as heavily populated by businesses as the previously mentioned streets.
Shopping areas in Sahali, Southgate and Aberdeen are within a five to ten minute drive of South Kamloops. Many of the big box stores are located in these areas.
Thompson Rivers University is located in Southgate. The campus is positioned at the intersection of Summit Drive and McGill Road. TRU is a fully accredited University and offers a variety of programs and courses to students in many different areas of study. South Kamloops boarders the Southgate area and TRU it is often a very popular area for University students to live due to the close proximity to the University.
Riverside Park and Interior Savings Centre are both located on Lorne Street in South Kamloops. Riverside park is a large park on the river with a water park, a sandy beach area, large open green space for summer activities, washroom facilities and picnic areas. Riverside park also has a stage where numerous performances and events occur during the warmer months.
Interior Savings Centre is home to the Kamloops Blazers Junior Hockey team. Many performances and concerts also occur at this large facility.
South Kamloops Secondary is also the home to the Sagebrush Theatre, a 706 seat proscenium theatre is located on 9th Avenue in South Kamloops (south of Columbia Street).
The Kamloops YMCA/YWCA is located on 4th Avenue and Battle Street in the Downtown core. The facility offers an indoor pool, sauna, hot tub, exercise facilities and many fitness classes.
Peterson Creek Park runs through most of Sahali and part of South Kamloops. This is a 423 hectare park that is a natural creek corridor. There are over 30 kilometers of trails in the park and many sites to enjoy including panoramic valley views and Bridal Veil Falls. There are numerous access points and the park is equipped with picnic tables and grassy areas to enjoy.
Tournament Capital Centre is located in Southgate which is only a five to 10 minute drive from any South Kamloops neighbourhood. TCC has many different facilities all in one building such as gymnastics, swimming, indoor track, fitness facility, courts and much more. There are also a number of sports fields that surround the facility.
Barnhartvale is a beautiful area perched above Dallas and the Thompson River Valley. Barnhartvale is 15 minutes south east of the Kamloops downtown core. The views from many Barnhartvale homes are amazing.
Properties & Real Estate
Barnhartvale mainly has a mix of single family homes, ranches, farms and acreages.
There are not any multi-family residential units in this area. There are mainly single family homes and they vary in size and style. The main road that runs through Barnhartvale is Barnhartvale Road. Pratt Road and Todd Road run through the western portion of Barnhartvale where more of the residential homes on smaller lots are located.
Barnhartvale Road is the main feeder road for most of the acreages, farms and riding stables in the Barnhartvale area. Real estate in this region varies a lot because of the terrain. Some areas of Barnhartvale sit in flat valleys and open fields, while other areas are up high on steep hills and sometimes cliffs. The view that many home owners have from their properties in Barnhartvale is priceless.
There is a small grocery store in Barnhartvale. The newes shopping is now located at the foot of Todd Road on Dallas Drive. There is a grocery store, liquor store (located in the Petro Gas Station), a Subway Restaurant and a Dollar Store. Tumbleweeds Pub/Restaurant is also located in Dallas on Dallas Drive at Bogetti Road.
The next closest shopping is in Valleyview, a five to ten minute drive. It has a few stores such as Coopers and Shoppers Drug Mart.
The larger box stores and major shopping areas are located approximately 12 to 17 minutes from Barnhartvale, in Southgate, Sahali and Aberdeen.
Barnhartvale is surrounded by nature and there are many trails for hiking and biking in the area. Due to the number of acreages and farms people also enjoy trail riding on horseback. There are not any recreation facilities in the area. The closest would be the Tournament Capital Centre in Southgate at Thompson Rivers University or the YM/YWCA in Downtown Kamloops. There are many playgrounds in the Barnhartvale area and there is also tennis courts on Todd Road.
Barnhartvale is serviced by BC Transit busses on a regular schedule. Click here to view the BC Transit website. Highway #1 is easily accessible to Barnhartvale as it runs parallel to Dallas Drive.
The Kamloops airport is approximately 30 to 35 minute drive from Barnhartvale or about 28 kilometers north west.
To view current listings for the Barnhartvale area clickhere.
“Getting Down To Business. Mayor and business groups continue meeting to find ways to keep the city moving.” Written by Jeremy Deutsch of The Kamloops Daily News. Here is a portion of the story about home renovations and the changes Kamloops City Permits Office has made to the approval process.
A second meeting of the business minds in Kamloops has led to changes in the city’s permit process. The city is working to shorten the time it takes to hand out a permit for small interior renovations to one day. In a typical renovation situation, the applicant submits the appropriate forms, but it can take up to a week to get approval by the time the building department looks at the site.
Under the new system. The applicant will go to the city with a detailed plan for the renovations An inspector will go through the plan then give it an initial OK. The renovations can begin immediately, with a building inspector giving the final OK after inspecting the site once the work is done.
The Canadian Home Builders’ Association (CHBA) Central Interior saw the delay as a major issue for it’s members, saying that a lot of people get discouraged from taking on renovations when they have to wait for approval. They suggested the longer the wait, the greater the prospect of the builder losing a job.
For Kamloops and surrounding area real estate listings click here.
Kamloops has a large number of people relocating to and from the city annually. Moving to a new city can definitely be an adventure, but it can also be very stressful. I have outlined eight common mistakes people make when relocating to a new city.
1. Not Getting Informed
It is always a good idea to research your new community by contacting the chamber of commerce, tourism department, municipality or library. Ensure you compare the cost of living in your new community to what you are used to.
2. No knowledge about home price and not ready for showing
Completing repairs definitely helps with the sale of your home. Often small things like chipped paint, worn caulking and sticky doors distract potential buyers from appreciating the great things about your home. Have carpets cleaned, and go through your home and wipe down all the door frames and doors. Make sure you get a Comparable Market Analysis (CMA) completed by one or two Realtors to ensure you list your home competitive, realistic price.
3. Not planning for a temporary home between destinations
You may need to set up temporary living arrangements until you move into your new home. The time period could be a couple days to a couple months. Depending on the time period, you have options from a hotel room to a short term rental agreement.
4. Not being pre-approved for a mortgage
Buyers who are pre-approved for a mortgage have more negotiating power. Sellers are eager and more willing to negotiate with pre-approved buyers.
5. Not completing a professional home inspection
This applies for both the home you are selling and the one you are buying. Ensure you are educated about the new home you have purchased and also upcoming issues that may arise with your current home when it sells.
6. Not enough time to address children’s concerns
During relocation a child could feel lost, sad, angry or confused. Sometimes, under the stress of completing so many details, the temptation is to get settled as quickly as possible so everyone feels at home. Talk to your children before, during and after the process. They will feel safe, cared for and comfortable. Become familiar with your new neighborhood. If possible, set up a meeting with new teachers and other children in their new school before moving. Try to avoid moving in the middle of a school year.
7. Not using local, licensed professionals
Every area is different. It is important to be aware about what all the local neighbourhoods and communities have to offer. Each neighbourhood has positive and negative aspects about them (i.e. proximity to schools, transit, etc). Ensure you are informed about each and every area you are thinking about living in. Your Realtor can find you a home that matches your needs. You will save time and energy by having a professional do the work for you. Besides, your Realtor should have information to give you on local schools, transit, local amenities and other important neighbourhood characteristics.
8. Not clarifying your employer’s relocation policies
It is very important to go through your employer’s relocation policies carefully especially for the amount of reimbursement. Keep all your receipts and records of your expenses related to the move, as moving expenses are deductible under certain conditions established by Revenue Canada.
Thinking about relocating to Kamloops? Click here for all Kamloops real estate listings to help you with your decision.
If you need relocation assistance, I have a number of resources that will help make the move easier for you and your family. Contact me anytime with your questions.
North Kamloops is within five minutes of the downtown core. It is situated north of the city centre and the Overlander Bridge is the main feeder route to this area from the south. There are many different neighbourhoods, parks, shopping and services to enjoy in this area of Kamloops.
Properties & Real Estate
North Kamloops has a variety of homes for every budget. Apartment units, townhouses, half and full duplex units, multi-family units and single family homes all exist in this neighbourhood.
North Kamloops is divided up into small neighbourhoods within the region. A popular area for families is a region east of 8th Street and north of Fortune Drive. Some of the main streets in the region are Windsor Avenue, York Avenue, Cumberland Drive, Richmond Avenue, Brentwood Drive, Schubert Drive, Nelson Avenue, and many other streets which are named after trees such as Birch, Alder, Spruce, Juniper, Cypress and Chestnut to name a few. This area of North Kamloops is close to the river’s trail which borders the northern arm of the Thompson river. There are also beautiful beach walks along the shores of the Thompson when the river levels are low during late summer to early spring.
Another area of North Kamloops where many families call home is the area between Fortune Drive and Tranquille Road. Linden Drive and McGowan Avenue are two of the more popular streets in the area. The streets closer to Fortune tend to have less rental units. Many home buyers prefer areas with less rental homes.
The area of North Kamloops that borders the Thompson river where it becomes one with the North and East Thompson is definitely an area in transition. This region is south and west of Tranquille Road extending to 12th Street near McArthur Island Park. Homes in this area are typically older and mixed with rental units. There are some beautiful river front properties. Many of the streets in this area are Yew Street, McKenzie Avenue, Royal Avenue, Willow Street, Poplar Street and Campbell Avenue to name a few.
Finally, an area of North Kamloops that borders Brocklehurst, that tends to attract a number of families is the region east of 12th street, west of 8th street, north of Tranquille Road and south of Halston Avenue. There are a number of single family homes, duplex and half duplex units and apartment buildings. These streets that have very nice, well kept homes, often single family homes in this area have suites. There is also a large amount of half duplex units in this part of North Kamloops. Streets such as Sherbrooke Avenue, Selkirk Avenue, Lethbridge Avenue, Moncton Avenue, Pembroke Avenue and Surrey Avenue have great family homes.
Buyers tend to get more value for their dollar in North Kamloops. Homes cost significantly less in North Kamloops in comparison to the South Kamloops, Sahali or Aberdeen.
To view all homes for sale in North Kamloops click here.
Shopping & Services
North Kamloops is home to a number of retailers. Extra Foods, Shoppers Drug Mart, Canadian Tire, Dollar Tree, Dollar Giant, Book Warehouse and Safeway are larger retailers located in North Kamloops. There are also a number of financial institutions such as TD Canada Trust, CIBC and Bank of Montreal. North Kamloops has a lot of fast food and restaurants, Starbucks, Wendy’s, A&W and KFC as well as Whitespot, Dennys and other smaller restaurant establishments.
Northills Mall is one of the main shpping areas in North Kamloops and it services many of the residents of this area as well as Brock, Batchelor Heights and Westsyde. Many residents of this area don’t need to go to Sahali, Southgate or Dufferin for shopping. Saying that, the big box stores are within a ten to fifteen minute drive of all North Kamloops neighbourhoods.
There are also a number of professional offices in the North Kamloops area that will serve all your needs.
North Kamloops is serviced by BC Transit busses on a frequent and regular schedule. Click here to view the BC Transit website. The main bus loop is located at Northills Mall near the intersection of Tranquille Road and Fortune Drive. There are a few different bus routes servicing the area.
Neighbourhood: Westmount, Kamloops, B.C. Real Estate. Westmount is a small residential neighbourhood that sits below Batchelor Heights on the North Shore of the Thompson River. It is ten minutes north of downtown Kamloops, and is located between the North arm of the Thompson River, Halston Avenue and Westsyde Road (on the east and west side of Westsyde Road).
Properties & Real Estate
Westmount has a number of single family homes, mobiles and townhouses. Westmount is not a very large residential area in comparison to other neighbourhoods in Kamloops. Homes in this area are older with mature landscaping and trees. Many homes in this area have large lots, and private yards. There are a number of homes that border the river and the rivers trail which are popular places to live. On the west side of Westsyde road there are a number of mobiles for buyers on a budget. This area of Kamloops is quiet, because there are no major high traffic roads running through the neighborhood with the exception of Westsyde road. There is however CN train tracks that border the Westmount area. The main river crossing for the CN railway parallels the Halston connector bridge.
Westmount is a great neighbourhood to raise a family. This neighbourhood is very child friendly, and there are walk-ways between houses, leading to the school grounds so that children don’t have to walk on the main road.
To view homes for sale in the Westmount area click here.
There are also two private schools near by in North Kamloops (approximately five to ten minutes from Westmount. OLPH (235 Poplar Street) which is serves kindergarten to grade 7 and Kamloops Christian School (750 Cottonwood Avenue) which serves kindergarten to grade 12.
Thompson Rivers University is located about fifteen minutes from Westmount.
Shopping & Services
There are a number of retail stores and financial institutions close to Westmount. Northills Mall which is home to Shoppers Drug Mart, Extra Foods, CIBC and TD Canada Trust are all within a five minute drive. Safeway, Coopers, Canadian Tire and many other smaller retail stores are also within two to five minutes of Westmount.
Many residents of Westmount don’t need to go to Sahali, Southgate or Dufferin for shopping since there is a lot within five minutes of Westmount. Saying that, the big box stores are within a fifteen minute drive.
There are also a number of professional offices in the North Kamloops area.
The river’s trail runs through the Westmount neighbourhood. It runs along the riverside and has a desginated walking/biking path to enjoy. The trail stretches all the way out to Westsyde.
The Lac Du Bois Grassland Parkis located on the north east boarder of Batchelor Heights which is a two to five minute drive from Westmount. The park is described to have ”grassland vistas, spectacular cliffs and canyons, cool, dry forests, secret ponds and small lakes”. The park is 15,000 hectares in size and offers a variety of hiking trails and scenery to enjoy. There is a designated area south of the park for ATV and dirtbike riding trails. This park is located north, west of Batchelor Heights.
A popular sports area called McArthur Island Park is located between North Kamloops and Brocklehurst on the north bank of the Thompson river. McArthur Island is 51 hectares of playing fields, a mini golf course, indoor sports centre, bicycle paths, park space, a lagoon, wild flora and fauna reserve, marmots, a BMX track and walking trails. McArthur Island is a great place for sports enthusiasts to catch a game or tourists to take in the scenery. McArthur Island is one of the highlights of the north shore. This area is a ten minute drive from Westmount.
There is a YM/YWCA located in Northills Mall on the north side of the mall. It has a large work out facility, hosts a number of classes and has childcare facilities.
Other larger sports facilities such as the Tournament Capital Centre are locate within a ten to fifteen minute drive of North Kamloops.
Westmount is serviced by BC Transit buses on a frequent and regular schedule. They do not go through the community of Westmount but run along Westsyde Road. Click here to view the BC Transit website.
The Yellowhead Highway is also within minutes of Westmount, the Yellowhead southbound links in with the #1 Highway which is approximately a ten to fifteen minute drive.
Kamloops and area home listings including judicial sales and foreclosed properties click here.
The foreclosure process is a mystery to many people. There are many misconceptions about purchasing a foreclosure property. It is more complicated than making an offer on a home that is not in foreclosure. I want to shed some light on the process and what buyers can expect. Also, if you have found yourself in a situation where you are nearing foreclosure, this will help you figure out what to do to avoid a judicial sale or foreclosure.
Judicial process begins with a demand letter sent to the borrower which gives the borrower a short amount of time to pay off the mortgage. Once the demand letter is sent to the borrower a petition is filed in the BC Supreme court which starts an action called the Order Nisi that gives a redemption time to the borrower. The redemption period, which is usually six months, is given to the borrower to redeem the mortgage. This can be done by the borrower attempting to sell the property.
After the Order Nisi, one of two things will happen. The petitioner will chose to have the property listed for sale by the court by way of a Judicial Sale through a Realtor. At this time, the lender will receive an order approving sale where the borrower will be responsible for any shortfalls between the borrowed amount of the mortgage and the sale amount.
The second option for the courts is an order of absolute foreclosure. If the redemption period has expired and if:
1. The property is worth the same amount as the mortgage debt or more,
2. The respondent borrower is judgment-proof (i.e. no assets or money to apply towards deficiency) or
3. There are no offers under a judicial sale; the lender can seek an absolute order of foreclosure, under which the lender becomes the new registered owner and all borrowers are wiped off title. No further action can be taken against the borrower after the court has granted the order absolute.
Once a judgment is placed against a property it is placed on the market with a Realtor. At this point a buyer can make an offer on this property. The purchase process for a foreclosed property is not like a property that is normally listed that is not under foreclosure. What happens is:
1. The buyer makes an offer to purchase the property and there is a subject period where the purchaser removes subjects such as home inspection, title search etc.
2. The subject free offer goes to court. Once in court the vendor’s lawyer presents the offer to the judge. (known as the Master in Foreclosure proceedings)
3. The Master asks if there are any other parties in the courtroom who want to submit an offer. If not, and the offer is market value, the Master will approve the sale. If there are competing offers the Master will instruct all parties including the original purchaser to leave the courtroom and resubmit their final subject free offer in a sealed, envelope to the vendor’s lawyer.
4. After all offers have been submitted the Master reviews the offers and approves the best offer.
All offers made at the court level must be subject free offers. As you can see, buying a foreclosed property is not as simple as many think. Even if you have an accepted offer on a foreclosed property, there is a high likelihood that there will be other offers once you reach the court proceedings.
I have not seen many foreclosures or court ordered sales come on to the Kamloops market recently. I do believe however, that we will see an increase in foreclosures and court ordered sales in 2009 and into 2010. Many home owners are over extended with debt not only in their homes but also personal credit card debt, personal loans and loans on vehicles.
Neighbourhood: Batchelor Heights, Kamloops, B.C. Real Estate. Batchelor Heights is ten minutes north of Kamloops city centre. Batchelor sits above the North Kamloops and Westmount perched on a hill and has beautiful panoramic views of the city and river valley. Batchelor Heights is set among the Lac Du Bois Grassland Park, which is a popular area for dirt biking, ATV riding, hiking, fishing and numerous other outdoor activities. There is a mix of new and mature areas with old and new single family homes, half duplex units and relatively new townhouses to choose from.
Properties & Real Estate
The lower area of Batchelor Heights has more mature trees and landscaping. You will find a mix of older homes and newer modern homes in this area. Linthorpe Road, Southview Terrace, Griffin Terrace, Maple Place, Hook Drive, Hornby Avenue, Hillcrest Drive make up the southern portion of lower Batchelor, while Pennask Terrace, Leighton Place, North River Drive, Norview Place and Road, Bearcroft Court and Norfolk Court make up the northern portion of lower Batchelor.
In upper Batchelor, Grasslands Boulevard, Grouse Court and Red Tail Drive make up the southern portion of this area where there are a number of small to mid-sized single family homes. There are also a number of townhouse units on Grasslands Boulevard to chose from. On the northern side of the upper portion of Batchelor Heights, Grasslands Bloulevard, Stagecoach Drive, Saddleback Drive, Cantle Drive and Court, Quail Drive and Court, Quails Roos Court and Raven Drive and Crescent make up this newer region.
Buyers can chose from building lots, townhouses, half duplex units and single family homes in this area. There are a number of townhouse units on Grasslands Boulevard, Quail Drive and Stagecoach Drive. Half duplex units can be found on Raven Crescent. Basement entry, rancher, bungalow and two level homes ranging in size from 1,500 square feet to homes over 4,000 square feet comprise the northern portion of Batchelor Heights.
There are a number of homes on the market in the Batchelor Heights area, many are brand new single family homes ready for your decorating ideas. The upper region of Batchelor Heights is a developing community, there are a number of vacant lots and new streets in the area.
To view homes for sale in Batchelor Heights click here.
There are also two private schools near by in North Kamloops (approximately five to ten minutes from Batchelor Heigths. OLPH (235 Poplar Street) which is serves kindergarten to grade 7 and Kamloops Christian School (750 Cottonwood Avenue) which serves kindergarten to grade 12.
Thompson Rivers University is located about fifteen minutes from Batchelor Heights.
Shopping & Services
There is not any retail or commercial activities in Batchelor Heights. The closest shopping is in North Kamloops which is a five minute drive from Batchelor.
There are a number of retail stores and financial institutions close to Batchelor Heights. Northills Mall which is home to Shoppers Drug Mart, Extra Foods, CIBC and TD Canada Trust are all within a five minute drive. Safeway, Coopers, Canadian Tire and many other smaller retail stores are also within two to five minutes of Batchelor Heights.
Many residents of this area don’t need to go to Sahali, Southgate or Dufferin for shopping. Saying that, the big box stores are within a fifteen minute drive of Batchelor Heights neighbourhoods.
There are also a number of professional offices in the North Kamloops area that are within minutes of Batchelor Heights.
The Lac Du Bois Grassland Park is located on the north east boarder of Batchelor Heights. The park is described to have “grassland vistas, spectacular cliffs and canyons, cool, dry forests, secret ponds and small lakes”. The park is 15,000 hectares in size and offers a variety of hiking trails and scenery to enjoy. There is a designated area south of the park for ATV and dirtbike riding trails. This park is located north, west of Batchelor Heights.
A popular sports area called McArthur Island Park is located between North Kamloops and Brocklehurst on the north bank of the Thompson river. McArthur Island is 51 hectares of playing fields, a mini golf course, indoor sports centre, bicycle paths, park space, a lagoon, wild flora and fauna reserve, marmots, a BMX track and walking trails. McArthur Island is a great place for sports enthusiasts to catch a game or tourists to take in the scenery. McArthur Island is one of the highlights of the north shore.
There is a YM/YWCA located in Northills Mall on the north side of the mall. It has a large work out facility, hosts a number of classes and has childcare facilities.
Other larger sports facilities such as the Tournament Capital Centre are locate within a ten to fifteen minute drive of North Kamloops.
Batchelor Heights is serviced by BC Transit buses on a frequent and regular schedule. Click here to view the BC Transit website.
The Yellowhead Highway is also within minutes of Batchelor Heights, the Yellowhead southbound links in with the #1 Highway which is approximately a ten to fifteen minute drive.
I found the article below on the Vancouver Sun’s website by Derrick Penner. The Kamloops real estate market has recently seen a bit of a pick up in the number of buyers actively looking for a home as well as the number of sales reported. I personally have seen an increase in the number of first time home buyers beginning to search. In the last few weeks there has been a few good days of reported sales from the Kamloops Real Estate Board, but we are still reporting sales down around the 2003 levels. Read the article below detailing the Ipsos Reid survey on the conditions of the real estate market in BC.
The poll found that some 71 per cent of respondents said it is a somewhat good or very good time to buy real estate. More people thinking about buying real estate, but majority say it’s not a good time to sell property. In November, only 60 per cent of respondents told Ipsos Reid it was a good time to buy. In the latest poll, 82 per cent said now is not a good time to sell a home. Hanson Lok, senior research manager at Ipsos Reid in Vancouver, said as market conditions improve for buyers, there also seems to be a growing number of British Columbians gathering on the sidelines to contemplate buying new homes.
Three in 10 respondents said they were considering a purchase in the next two years, up from 20 per cent when the same question was asked in November. “We are seeing a greater number of first-time home buyers in particular looking to take advantage of more affordable homes, incentives from the government and lower costs of borrowing,” Lok said in a news release. The new poll also found that British Columbians’ expectations for falling prices have been muted since November.
While the B.C. Real Estate Association has forecast price declines of 13 per cent in 2009 and Canada Mortgage and Housing Corp. is predicting drops of around 10 per cent in Metro Vancouver, only 42 per cent of respondents to the recent Ipsos Reid poll said they expected prices to be lower 12 months from now. That is down from November, when 57 per cent said prices would be lower a year later.
Across the Lower Mainland, including Metro Vancouver and the Fraser Valley, respondents’ expectations were for a further 2.3-per-cent decline in prices. Across the rest of B.C., respondents believe prices will drop another four per cent. Statistics Canada reported new-home price data for December showing that in Metro Vancouver, prices had fallen 2.3 per cent from the same month a year ago.
Vancouver’s price decline was the fourth steepest among cities on the downside of their cycles following Victoria, Calgary and Edmonton, which saw the steepest year-over-year drop of 8.2 per cent. Victoria’s decline in December was about three per cent from the same month a year ago. Nationally, the housing price index declined by one-tenth of a percentage point from November to December, which weighed on gains made in the measure over the year. The national HPI for December was up 0.4 per cent compared with the same month a year ago.