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New property listed in Osoyoos

I have listed a new property at 21043 Old Ritcher Passage Road in Osoyoos. See details here

BUILD YOUR DREAM HOME ON THIS STUNNING VIEW PROPERTY – 10.6 ACRES! Ready to build? This incredible 10.6-acre property has been cleared, serviced, and prepped for your dream home – all just minutes from town! With TWO Separate 200-amp power services connected, well water, septic system installed and approved, and key infrastructure already in place, you're set to start building right away. Enjoy peace of mind and convenience with a 30' x 40' Quonset Hut – perfect for storing tools, equipment, or personal belongings during construction. Relax or host BBQs in the onsite cabin/gazebo while you watch your dream take shape. Located off the newly paved Old Richter Pass Road, with access at the end of Alkali Road. This property is very private and boasts breathtaking views overlooking the Osoyoos Valley and Osoyoos Lake. It's a must-see – the work and care put into this land will not disappoint! Additional perks include: Multiple RV sites with water and sewer access (note: not zoned or approved for full-time RV living). Excellent access and road frontage- All approvals in place – ready for your home build Don’t miss this rare opportunity to own a fully serviced, ready-to-build acreage with panoramic views and privacy, yet close to all the amenities of town. Build now, enjoy forever!! (id:2493)

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Selling a Home During the Holidays: Dos and Don’ts

Here's five home selling pointers to consider as your house hits the market this season.

The holiday season doesn’t have to put your home sale on pause. In fact, selling a home in the early winter can sometimes present benefits, like having less competition compared to busier times of year.

Here are a few pointers to keep in mind when listing your home for sale during the holidays.

DO: Hire a trusted real estate agent

Enlisting the help of a trust real estate agent is a critical step in the home selling process any time of year. As a local housing market expert, your agent will leverage their experience and expertise to help you complete a smooth transaction and reach your real estate goals. An agent can help with setting a competitive listing price, staging, marketing, negotiating on your behalf and so much more.

DON’T: Forget to keep your home showing-ready

It’s essential to keep your house clean and clutter-free for showings – these two qualities can help the place appear as a blank canvas to prospective homebuyers. During the holidays, when your home may see more foot traffic and your schedule is busier than usual, it’s crucial to maintain that showing-ready standard.

Pair down on personal items in common areas, put away things like dishes and toys, wipe down all surfaces, keep up with dusting and regularly remove pet-related mess. To accommodate holiday travels, buyers may want to tour your home on short notice, so it’s best to be prepared to depart as needed.

DO: Stage your home with the season in mind

Winter is a great time to make your home feel inviting to prospective buyers. Use simple touches like knit throw blankets, cozy pillows and upgraded area rugs to add comfort and texture. If you have a fireplace, pile logs in a nearby firewood rack and consider having it safely lit during showings. Keep the focus on the home’s highlight features while adding just enough seasonal warmth to make buyers feel at home.

Plus, don’t forget the importance of scent. Infusing your space with wintertime favorites like cinnamon, vanilla or pine can be a thoughtful way to set the scene.

DON’T: Overdo the seasonal decorations

Holiday decorations can enhance a home’s appeal, but be careful not to go overboard with them while your place is on the market. Keep seasonal flair simple and neutral so buyers can focus on the space, not the decorations.

A wreath on the door, decorated mantle or seasonal accessories dotted throughout can add a festive touch without distracting from the home itself. Setting the dining table is a way to show prospective buyers what hosting for the holidays could look like at home. And when it comes to curb appeal, less can be more – so consider avoiding cluttered outdoor displays as they can draw attention away from your home’s best qualities.

DO: Understand local housing market conditions

Market conditions vary by location, so it’s important to talk to your agent about what housing trends look like in your area, and what home selling expectations look like for your unique transaction.

For example, during the holidays, there may be fewer homebuyers house hunting, but those who are actively looking may be motivated to move quickly in hopes of kicking off the new year in a new space or accommodating their timely life changes. Plus, the potential for fewer homes hitting the market could give your listing a competitive edge.

Feeling holly and jolly – and ready to sell your home? Get in touch with Eileen Today

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New property listed in Osoyoos

I have listed a new property at 3251 41ST Street in Osoyoos. See details here

Rare opportunity just minutes from town—this 1.9-acre hobby farm offers sweeping 180-degree views of Osoyoos Lake and the surrounding landscape. Located on the edge of Osoyoos, this solidly built 2017 home features over 3,420 sq. ft. of living space, including an elevator, and is ready for your personal touch. With four spacious bedrooms, three bathrooms, ample storage, and a flexible layout offering potential for a secondary suite, the possibilities are endless. The property also includes a garage, workshop, and tractor—ideal for hobby farming or future development. Enjoy the best of both worlds: peaceful rural living with quick access to town, golf courses, wineries, and Osoyoos’ beautiful beaches. Recent landscaping upgrades have enhanced the property’s potential, and 2024 heating system improvements ensure comfort year-round. This is a rare find with unmatched lifestyle and investment potential (id:2493)

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New property listed in Osoyoos

I have listed a new property at 2414 Lakeshore Drive in Osoyoos. See details here

Discover a rare opportunity to own a premier waterfront lot on the tranquil east side of Osoyoos Lake, offering stunning panoramic views across the lake with the perfect vantage point to watch Osoyoos’ amazing sunsets. This nearly 1/4 acre flat lot, with 70 feet of pristine lake frontage, is the perfect canvas for your dream home. The current owner has completed extensive due diligence to streamline the building process. Included in the sale are comprehensive geotechnical, riparian, and environmental reports, along with a full set of architectural plans for a breathtaking custom home. This luxury design features floor-to-ceiling windows in the vaulted living space and even a car lift in the oversized two-car garage—blending modern elegance with functionality. One of the standout features is the brand-new, professionally constructed dock, installed in 2024. Built with concrete pilings, an aluminum frame, and composite decking, it is designed to accommodate up to six boats—perfect for the avid boater or water sports enthusiast. Whether you're looking to build a serene lakeside retreat or a bold architectural statement, this exceptional lot offers the ideal foundation. With all major reports completed and renderings available, this is a generational waterfront opportunity you don’t want to miss. Inquire today for more information and to view the full design package. (id:2493)

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New property listed in Osoyoos

I have listed a new property at 304 9307 62ND Avenue in Osoyoos. See details here

Welcome to Desert Court! This beautifully maintained 2-bedroom, 2-bathroom plus den top floor corner unit is by far the best in the complex. Enjoy stunning lakeviews right from your front door and a sense of privacy with lush shrubbery just outside your living room window. The well-designed layout offers bedrooms on opposite sides of the suite, providing excellent separation and privacy—each with access to a bathroom, including a convenient pocket door creating a second ensuite. The unit features updated laminate flooring throughout, modern paint colors, and a bright open-concept living space. The kitchen is equipped with stainless steel and black appliances, including a high-quality BOSCH dishwasher. This condo offers tremendous flexibility as a full-time home, vacation getaway, or investment opportunity. Rentals are allowed, there are no age restrictions, and one small pet is permitted. Located close to schools, downtown Osoyoos, and just a short walk to Legion Beach, you’ll love the convenience and lifestyle this location offers. Rarely does a top floor corner suite like this come available—don’t miss your chance to own the best unit in Desert Court! (id:2493)

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New property listed in Osoyoos

I have listed a new property at 2 Wood Duck Way in Osoyoos. See details here

Autumn Advantage – Your Dream Home, Now Within Reach!” –at Only $699,900! Welcome to Meadowlark Phase II, where comfort, space, and style come together in this beautifully designed two-storey home—now available at a fantastic fall price. Offering 2,349 sq ft of spacious living, this 4-bedroom, 3-bathroom home is ideally located in the heart of Osoyoos, just a short walk from downtown shops, restaurants, and everyday amenities. The open-concept main floor is perfect for entertaining or relaxing with family, while a large main-floor laundry room adds everyday convenience. Upstairs, you’ll find three oversized bedrooms plus a generous master suite with its own private ensuite, creating the perfect retreat. Each bedroom offers plenty of space for rest, work, or play. Additional features include a secure single-car garage and the peace of mind that comes with a 10-Year New Home Warranty. Combining modern living with small-town charm, this home delivers unbeatable value—now priced to move as the leaves begin to fall. Don’t miss your opportunity to make it yours (id:2493)

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New property listed in Osoyoos

I have listed a new property at 65 & 66 3207 Lakeshore Drive in Osoyoos. See details here

Discover the ultimate getaway at Walton’s award-winning Waterfront RV Resort with this rare offering of two side-by-side RV lots sold together—perfect for one large family or two smaller ones looking to share a luxurious outdoor living space. At the center of it all is a stunning 20’ x 24’ shared gazebo, fully equipped with power screens, a motorized louvered roof by Suncoast Enclosures, built-in lighting, ceiling fan, and an integrated audio/video system—designed for comfort and entertainment in any weather. The outdoor kitchen features two 16-foot stone countertops, stainless steel cabinetry, four under-counter fridges, a built-in stainless BBQ, and a hot water on-demand sink—ideal for preparing gourmet meals while enjoying the open air. A stylish bar and lounge area with a large-screen TV and high-end patio furniture provides the perfect space to relax or entertain. Located in the heart of Osoyoos, you’ll enjoy easy access to local wineries, shopping, and top-tier golf courses, making this an unbeatable retreat for both relaxation and recreation. A beautifully appointed Keystone Montana RV with modern amenities is also available for purchase separately. (id:2493)

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Borrowing Against Life Insurance

Buying a home is a significant investment that requires careful financial planning. One key aspect of buying a home is making a down payment, and coming up with one tends to be a source of stress for potential homebuyers. While there are various ways to save for a down payment, you may wonder if you can use your life insurance policy to help cover the costs. The good news is that it is possible to use life insurance for a down payment if you have the right type of policy. Let’s learn more about tapping into your life insurance policy for a down payment.

Rethinking Your Down Payment Strategy

Putting down 20 percent or more offers real benefits. It can help you avoid mortgage insurance costs like CMHC premiums, secure better interest rates, and reduce your monthly payments. But trying to hit that number at all costs doesn’t always make sense. If it means delaying your home purchase while prices climb, or draining your savings to the point where you have no financial cushion, the trade-off may not be worth it. Instead, consider other ways to strengthen your down payment. You might use the Home Buyers’ Plan through your RRSP, dip into your FHSA or TFSA, or look into borrowing against life insurance for down payment support. These options can help you boost your upfront contribution without sacrificing long-term financial stability.

Using life insurance for a down payment is becoming more common for those who want to keep their investments intact. If you use whole life insurance for down payment funds or take a life insurance loan for down payment purposes, you may be able to access capital quickly without relying on traditional credit. This can be helpful if you want to avoid mortgage insurance or make a stronger offer in a competitive market. The right approach depends on your overall financial picture, but a well-balanced down payment strategy should leave you with both equity in your home and enough liquidity to stay flexible.

Step-by-Step Guide to Using Life Insurance for Down Payment

If you have a permanent life insurance policy that has built up cash value, you might be holding a financial resource that could help you step into homeownership sooner.

Step 1: Find Out If You Have the Right Kind of Policy

You need the correct type of policy to use your life insurance policy as a down payment. Unlike term life insurance, which only covers you for a set period, a permanent life insurance policy covers you for your entire life and accumulates cash value over time. The more premiums you pay, the bigger the cash value grows. Once the cash value reaches a large enough balance, you can borrow against that value as you would on a credit card or loan. However, you will pay interest each month (or out of the death benefit) until the debt is repaid.

Some insurance companies also offer universal life insurance, allowing you to contribute extra money to the policy. This builds a larger cash value and more money to borrow from later. The only type of life insurance that you can’t use toward a down payment is term life insurance because it does not have a cash value to borrow from.

 Step 2: Get the Right Advice

Before using life insurance for a down payment, talk to a financial advisor or insurance specialist, ideally someone who understands how tax rules and mortgage requirements work in Canada. They can walk you through the pros and cons, flag potential tax issues, and explain how a life insurance loan for down payment use might affect your long-term plans. A good advisor can also help you compare other options like the Home Buyers’ Plan (HBP), the First Home Savings Account (FHSA), or a TFSA, depending on what’s available to you.

Not all lenders accept borrowed funds for the minimum down payment, so your advisor can also help you structure and explain the source of funds properly, especially if you’re borrowing against life insurance for down payment flexibility or planning to use whole life insurance for a down payment.

Step 3: Inquire About the Policy’s Cash Value

If you decide to move forward after speaking with an advisor, your next step is to investigate the policy’s cash value and the rules for accessing it. Contact your provider to ask about the current cash surrender value, any applicable fees, and loan interest rates. Inquire if they use “direct recognition,” which can lower dividend payouts on borrowed amounts, and clarify how the death benefit will be affected as interest accumulates.

To avoid delays on a time-sensitive life insurance down payment, ask about minimum loan amounts and how long processing takes. It can take years for the cash value to grow enough to make a life insurance loan for down payment worthwhile, particularly if you’re borrowing against life insurance for down payment support or relying on whole life insurance for down payment flexibility. Just remember, using these funds will reduce the final payout to your beneficiaries.

Step 4: Choose the Best Way to Access Your Funds

Loan – A loan is the best choice if you still want to retain your life insurance coverage. The loan will have interest due, accumulating over time, so it is best to repay the loan as soon as possible if you intend to keep the policy for a long time. However, if you make the required premium and interest payments, there is no term limit, so you are not obligated to pay it back in any particular time frame. You should, however, be aware that some lenders will not allow you to borrow funds for your down payment. Typically, you must provide the minimum required funds yourself, but you could borrow to increase your down payment.

Withdrawal or Partial Surrender – When you withdraw or partially surrender your life insurance policy, you reduce your death benefit by the amount of cash withdrawn. If you have a high cash value relative to your death benefit, it could impact your policy significantly. It could also result in surrender fees during the first years of your policy. However, a withdrawal is a good option if you don’t mind a lower death benefit but still want to keep some life insurance coverage.

Full Surrender – If you want to access the total value of your life insurance policy and do not need to keep it in force, you can surrender your policy in full. Your life insurance policy will be gone when you do this, but you can access the total cash value minus any applicable surrender charges.

Step 5: Preparing Your Life Insurance Down Payment for Lender Review

Once you’ve accessed your funds, inform your mortgage broker or lender. They’ll likely want to see where the money came from, especially if you’re putting down less than 20 percent and need mortgage loan insurance. If you’re using a life insurance down payment, be ready to share documentation like a withdrawal summary or loan agreement, and clearly explain how you plan to handle any repayments. Timing matters. Life insurance transactions can take time, so start early to avoid last-minute delays.

Step 6: Keep an Eye on Your Policy After the Purchase

Even after using your life insurance for a down payment, your work isn’t done if you took out a policy loan. Borrowing against life insurance for a down payment can affect your coverage long-term if left unmanaged. As interest adds up, your loan balance grows, and if it ever exceeds the cash value, the policy could lapse. That triggers a tax bill on the unpaid loan balance, which gets treated as income, and you lose your coverage at the same time. To avoid this, review your policy annually, monitor the loan closely, and if possible, make interest payments or partial repayments. Whether you’re using whole life insurance for a down payment or another permanent policy, regular reviews help you avoid policy lapses and surprise tax bills.

Benefits of Borrowing from Your Life Insurance Policy for a Down Payment

A life insurance policy with cash value is a very appealing way to help with down payment costs for homebuyers. Here are a few other benefits of tapping into your life insurance policy to cover a down payment:

Lower Interest Rates and Mortgage Payments – When a down payment covers 20 percent of the purchase price (or more) instead of the minimum 5 percent, you may qualify for a lower interest rate, which means lower monthly payments too. You will also not have to purchase mortgage default insurance. All of this means more money in your pocket.

Coverage for Other Costs – Since a permanent life insurance policy can be borrowed against relatively easily, you can also access it for other expenses like the home inspection, renovations, moving costs, or furniture to make your home move-in ready.

Accessible Liquid Assets – Many policyholders use their cash value as a savings account to be accessed in an emergency. If they fall behind on their mortgage payments, they could borrow against the policy and use the funds to get up to date. This safety net gives mortgage lenders more confidence in a potential borrower, resulting in lower interest rates.

Using Life Insurance for Your Down Payment

Using life insurance for a down payment can be a viable option for some homebuyers. Still, carefully consider the implications of borrowing from your cash value before deciding. While life insurance can provide a source of cash to cover a down payment, it’s important to remember that borrowing against your policy can reduce its value and may have tax implications. Make sure that you still have enough coverage to protect your loved ones in the event of an unexpected death. Considering all available alternatives and making an informed decision that aligns with your long-term financial goals is essential. Your financial advisor and insurance provider can help determine if this approach is right for you.

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New property listed in Osoyoos

I have listed a new property at 202 7805 Spartan Drive in Osoyoos. See details here

Must see – RARELY available BEST PRICED lakefront condo at the desirable WHITESANDS! This beautifully maintained 2 bedroom, 2 bathroom condo offers stunning lake views from almost every room and features high ceilings throughout, newer flooring, a cozy corner gas fireplace, central A/C and heat, in-suite laundry, and central vacuum. The east-facing balcony provides the perfect spot to enjoy your morning coffee or warm summer evenings, complete with a gas BBQ outlet and natural shade. This unit also includes two secure underground parking stalls and a huge storage locker—an exceptional bonus. WHITESANDS is one of the most sought-after 55+ communities in town, located just steps to the beach, across the street from medical centre, scenic walking trails at your doorstep, and the senior centre across the park. Residents enjoy excellent amenities including a fitness centre, games room, workshop, and guest suites. One dog or one cat permitted. Lakefront opportunities like this don't come up often— (id:2493)

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New property listed in Oliver

I have listed a new property at 6470 Mckinney Road in Oliver. See details here

Where wilderness meets comfort your private Okanagan escape awaits. 6470 McKinney Road is a true outdoorsman’s paradise, set on over 12.5 acres of pristine wilderness. This exceptional property blends rustic charm with modern comfort, featuring a handcrafted custom log home built from large, carefully selected logs. With 2 bedrooms and 2 versatile flex rooms, the home offers ample space for family, guests, or hobbies. Two productive wells provide a reliable water supply, while recent participation in the Fire Smart initiative offers added peace of mind. The expansive private meadow invites endless outdoor recreation — from creating your own RV park to hosting family gatherings and the direct access to surrounding Crown land opens the door to unmatched privacy and adventure. Invite friends for hunting trips in one of BC’s most game-rich regions, with abundant mule deer, white-tailed deer, elk, moose, black bears, and game birds. Explore an extensive trail network leading up the valley to Kelowna, including a 25-kilometre horse-riding trail. 6470 McKinney Road is the ultimate retreat for nature lovers seeking a unique blend of comfort, self-reliance, and outdoor living. (id:2493)

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The Ultimate Reading List for Buyers

Tackling all the jargon.

The Homeseeker’s journey is filled with terms, vocabulary and new words. REW’s Suburban Dictionary breaks all these down and explains them in simple, everyday language.

Suburban Dictionary: Buyers’ Edition.

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Getting into the nitty-gritty.

Now that you’ve mastered the vocabulary, you can turn your attention to the finer points of buying a home. Here are some resources that dive deeper into the process.

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Seven reasons you should use a buyer's agent.

Buying a home can be a stressful, complicated process. Partnering with a buyer’s agent can help ease your worries and make the whole experience far more enjoyable.

A short history of the leaky condo crisis.

BC is known for condos, but before you purchase a strata unit, take a moment to read the history of leaky condos and what to avoid to prevent dealing with mould, leaks, structural damage and more.

Everything you need to know about booking a home tour.

Found a tempting option? Here’s how to prepare for touring your potential new property, from what to say, what not to say and how to book a tour in the first place.

Understanding the finances.

From mortgages to freeholds, navigating the financial side of a home purchase can be a mine field. Here are a few articles to help you along the way.

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How to qualify for a mortgage when you’re self-employed or a small business owner.

It’s one thing to qualify for a mortgage when you’re working at a full-time job. It’s quite another when you’re self-employed or own a small business. Our guide explains how to land a deal with a lender when you’re in this situation.

The $1.5 million cliff: what happens if a home is $1.5 million or more.

Eye-popping prices aren’t exactly rare in BC. If you’re considering a home that tops out over seven digits, there are some special considerations you need to know.

Leasehold vs. freehold: what you need to know.

Ownership might sound simple, but it turns out there are different types of property ownership available in BC. You may stumble across leaseholds in your home buying journey, and here’s what that means.

What to know when helping your child buy a home.

If you’re not buying a home yourself, but are considering helping your child with their purchase, there are a few options available to you. We break down the specifics to help you decide if this option is right for you.

Getting the home you want.

Once you actually find your dream home, it’s not as simple as just making an offer. Let’s dig into the process.

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FAQ: What you need to know about subject removal.

You’ve found a place; it’s perfect! Now is the time to do your due diligence. Subject removal gives you that chance. Here’s how it works.

The ultimate home inspection checklist.

Part of your due diligence is a thorough home inspection during the subject removal process. Knowing what to look for and hiring a professional for the job are vital; so don’t skimp on the details!

If it’s not your first time.

Buying and selling property at the same time comes with its own challenges. Here’s what you need to consider.

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Five tips for buying and selling a home at the same time.

Already a homeowner but considering a move to another place? The timing can be tricky, but these tips will help you plan everything out to make the journey smoother.

List then look or look then list?

On that note, if you already own a home, should you put it on the market first and then start looking for another one, or start looking for a new place and then list your current home? Well, it depends.

Using your downtime to shore-up your home buying knowledge will set you up for success later when you decide to head back into the market. Take the time to learn all the details now; then you can enjoy the journey in the future.

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New property listed in Osoyoos

I have listed a new property at 2 Wood Duck Way in Osoyoos. See details here

Summer Sale Price – Now $699,900! Welcome to Meadowlark Phase II, where modern living meets everyday convenience in this spacious two-storey home offering 2,349 sq ft of beautifully designed living space. Priced to sell for summer, this 4-bedroom, 3-bathroom home is perfectly located in the heart of Osoyoos—just a short walk to vibrant downtown shops, restaurants, and amenities. Inside, you'll be impressed by the open-concept main floor, ideal for entertaining and family life, along with a large main-floor laundry room that adds convenience to your daily routine. Upstairs, the home features three oversized bedrooms and a generous master suite complete with a private en-suite bathroom. All bedrooms offer plenty of space for relaxation or creativity. Additional features include a secure single-car garage, a cash-back incentive for your appliance package, and a 10-Year New Home Warranty. Combining serene living with urban accessibility, this is the perfect home for those seeking space, style, and unbeatable value (id:2493)

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The trademarks REALTOR®, REALTORS®, and the REALTOR® logo are controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are member’s of CREA. The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by CREA and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.