Barnhartvale, Kamloops, B.C. Real Estate

5833 Todd Road Aeral photo Kamloops BarnhartvaleBarnhartvale 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.1055 Wildwood Drive, Barnhartvale, Kamloops Home for Sale

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. The single family homes 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.

The main residential area of Barnhartvale runs along Todd Road. Most homes in the area are on lots ranging from 0.15 of an acre to over a half acre. There are a few small acreages scattered among the residential area of Barnhartvale. Click here for a map of the main residential region of Barnhartvale.

Most of the executive homes are located in the furthest West area of Barnhartvale on Uplands Court, Uplands Drive and Woodland Court. This area also has been a region that has seen some new homes come in with the last home being completed in 2015.

4900 uplans drive view deck barnhartvale home house sale real estate kamloops mls listings


There is a region of Barnhartvale that has a number of modular, single level homes. Klahanie Drive, Freda Avenue and Shelly Drive are the three streets where you will find these homes. These homes sit on lots often a little smaller than a quarter acre, have beautiful views and nice yards. Due to their location the City of Kamloops does not allow owners to dig any foundations due to the type of ground they sit on. This is why there are predominantly modular homes in this region.

Todd Road has a few acreages that house properties with horses and animals. The nice thing about the Todd Road acreage properties is they are on city services such as water, sewer and garbage collection.

Pratt Road, Blundell Place and Erin Valley Crescent intersect with Todd Road. There are a number of small acreages along these streets that range in size but are often under 10 acres. There are a number of hobby farms and properties with large workshops in this area due to the property size. These homes benefit from some city services but all depends on their location along the route.

Homes that you find along Meadowland Crescent North and South are also larger residential parcels or small acreages. The nice thing about this area is the school and public transportation is within a couple minutes walk.

To view Barnhartvale homes for sale click here.

Shopping & Services

Barnhartvale Kamloops Property for SaleThere is a small grocery store in Barnhartvale. The newest 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 Save-On Foods 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.


Robert L. Clemitson Elementary School services all the elementary aged children in this community. It is centrally located on Todd Road making it walking distance from many residential areas of Barnhartvale. Secondary students attend Valleyview Secondary School.


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 Sahali/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 buses 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. From most residential areas of Barnhartvale the highway access is a five minute 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 click here.

To read more about other neighbourhoods click the link below:

Aberdeen                                          Barnhartvale                          Batchelor Heights

Brocklehurst                                    Campbell Creek                      Dallas

Deloro/South Thompson Valley      Cherry Creek                       Dufferin/Southgate

Heffley                                                Knutsford                               Juniper Heights

North Kamloops                           Paul Lake/Pinantan Lake        Pineview

Pritchard                                            Rayleigh                                  Sahali

South Kamloops/Downtown         Sun Rivers                               Sun Peaks/Whitecroft

Valleyview/Rose Hill                      Westmount                             Westsyde

Surrounding Communities

Barriere                                        Mclure/Vinsula                         Savona/Tobiano

Open House Weekend: February 21 & 22, Kamloops Real Estate

For up to date Kamloops and surrounding area home real estate listings click here.

Open houses this weekend are in Brocklehurst, North Kamloops and Westsyde.

Saturday, February 21st: 755 Garnet Road, Westsyde: 12-1

755 Garnet Road, Westsyde, Kamloops 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



Saturday, February 21st: 891 Rue Chez Nous, Westsyde: 1:30-2:30

Rue Chez Nous, home for sale4+2 bedroom, 2 bathroom home with a 2 bedroom suite. Beautiful views of the Thompson River. Vaulted ceilings, centre brick fireplace. 3,800 square foot home. $439,900




Sunday, February 22nd: 1656 Spartan Place, Brocklehurst: 1:30-2:30

Spartin Place, Brocklehurst, Kamloops Half duplex in a cul-de-sac. 2+2 bedroom, 2 bathroom, fenced yard, numerous updates including kitchen and bathroom. Home has central air and all 4 appliances included. $239,900

The City Of Kamloops Is Finding Ways To Keep Home Owners Moving On Renovations

Kamloops Home Renovations“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.

The 9 Biggest Real Estate Relocation Mistakes And How To Avoid Them

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.

Westmount, Kamloops, B.C. Real Estate

Westmount Property Real Estate for SaleNeighbourhood: 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.


Many students attend Westmount Elementary School, Westsyde Secondary School, Brocklehurst Middle School or NorKam Senior Secondary School.

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, Independent Grocer, CIBC and TD Canada Trust are all within a five minute drive. Safeway, Save-On-Foods, 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.

Kamloops Real Estate Property for SaleThe 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.

Westmount is also within seven to ten minutes of the Kamloops airport.

To view current listings for the Westmount area click here.

To read more about other neighbourhoods click the link below:

Aberdeen                                          Barnhartvale                          Batchelor Heights

Brocklehurst                                    Campbell Creek                      Dallas

Deloro/South Thompson Valley      Cherry Creek                       Dufferin/Southgate

Heffley                                                Knutsford                               Juniper Heights

North Kamloops                           Paul Lake/Pinantan Lake        Pineview

Pritchard                                            Rayleigh                                  Sahali

South Kamloops/Downtown         Sun Rivers                               Sun Peaks/Whitecroft

Valleyview/Rose Hill                      Westmount                             Westsyde

Surrounding Communities

Barriere                                        Mclure/Vinsula                         Savona/Tobiano

The British Columbia Real Estate Foreclosure Process

Kamloops and area home listings including judicial sales and foreclosed properties click here.

Foreclosure Home For SaleThe 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.

Open House Weekend: February 14 & 15, Kamloops

For up to date Kamloops and surrounding area home listings click here.

Open houses this weekend are in Aberdeen, Juniper Ridge, North Kamloops, South Kamloops and Westsyde.

Saturday, February 14th: 1966 Kechika Street, Juniper Heights 12-1

Kechika Street, Juniper Heights, Kamloops3+2 Bedrooms 4 bathroom home. Beautiful inside and out. Fully finished, walk out basement. Hardwood floors, carpet and tile throughout. $519,900


 Saturday, February 14th: #22-2050 Qu’appelle Blvd, Juniper Heights 1:30-2:30

Quappelle Blvd, Juniper Heights, Kamloops4 bedroom, 2 bathroom townhouse. Private, fenced back yard. Master bedroom and laundry on the main floor. Double garage. $289,900


 Saturday, February 14th: #10-1155 Hugh Allan Drive, Aberdeen 3-4

Hugh Allan Drive, Aberdeen, Kamloops3 bedroom, 2 bathroom townhouse. Close to shopping. Beautiful view. Generous room sizes. Open & bright floor plan. $219,900


 Sunday, February 15th: 755 Porterfield Drive, Westsyde 12-1

Porterfield, Westsyde, Kamloops

2+1 bedroom, 2 bathroom 1/2 duplex. Gourmet kitchen with large pantry. Showroom quality. Vaulted ceilings. Single car garage. $319,900


 Sunday, February 15th: 693 St. Paul Street, South Kamloops 1:30-2:30

St Paul Street, South Kamloops2+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, February 15th: 1143 Surrey Ave, North Kamloops 3-4

Surrey Ave, North Kamloops3+1 bedroom, 2 bathroom. Newly reno’d bathrooms. Hardwood floors on main. Newer kitchen. Large bright basement. $269,900

A Growing Number Of British Columbians Think This Is A Good Time To Buy A Home

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.

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