10 Things I Wish Every Buyer Knew Before Buying a Home in Kelowna or West Kelowna
Buying a home is exciting—but after helping buyers look at properties throughout Kelowna, West Kelowna and the Okanagan, I've learned that some of the most important things to consider aren't necessarily the things that first catch your eye in a listing.
A beautiful kitchen, Okanagan Lake view or attractive asking price may get you through the door, but understanding the whole property is what helps you decide whether you've actually found the right home.
I'm Robyn Eng, a REALTOR® with eXp Realty, helping buyers and sellers throughout Kelowna, West Kelowna, Peachland and surrounding Okanagan communities.
Here are 10 things I wish every buyer knew before purchasing a home in Kelowna or West Kelowna.
1. The Asking Price Doesn't Tell You What a Home Will Actually Cost to Own
It's natural to begin your search by looking at price.
But two properties listed at the same price can have very different monthly ownership costs.
Depending on the property, buyers may also need to consider:
- Strata fees
- Lease payments
- Property taxes
- Utilities
- Insurance
- Maintenance costs
- Upcoming strata expenses or special levies
This is particularly important when comparing different property types.
A condo with a higher strata fee, for example, shouldn't automatically be eliminated without first looking at what that strata fee includes.
When I'm helping buyers compare properties, I prefer to look beyond the asking price and consider the bigger financial picture.
2. A Low Strata Fee Isn't Automatically a Good Thing
This one surprises some buyers.
When looking at Kelowna or West Kelowna condos and townhomes, it's tempting to see a low monthly strata fee as a major advantage.
Sometimes it is.
But the number alone doesn't tell you how financially healthy the strata is.
I want my buyers to understand things such as the contingency reserve fund, depreciation report, insurance, recent meeting minutes, planned projects, previous or upcoming special levies and exactly what their monthly strata fee covers.
A well-managed strata with appropriate funding can sometimes be more appealing than a property with an unusually low fee but significant expenses on the horizon.
3. Days on Market Can Tell a Story
When a home has been sitting on the market for a long time, buyers often assume something must be wrong with it.
That's not necessarily the case.
There can be many reasons a property hasn't sold.
Perhaps it originally entered the market overpriced. Maybe the seller previously wasn't motivated. The property could have an unusual layout, higher monthly fees, dated finishes or simply appeal to a smaller group of buyers.
This is where looking at the listing history becomes useful.
Has the price been reduced? Was it previously listed? Has it expired or been cancelled before? What have comparable properties actually sold for?
Sometimes a longer time on market can create an opportunity—but first I want to understand why the property hasn't sold.
4. In West Kelowna, Understanding the Land Matters
If you're searching for West Kelowna real estate, you'll likely encounter both freehold and leasehold properties.
And that distinction matters.
Some properties on the Westside are located on Westbank First Nation lands and are offered as leasehold interests.
That doesn't automatically make a leasehold property a bad purchase.
It does mean buyers should understand what they're purchasing, including the applicable lease, remaining term, payments, financing considerations and other relevant conditions.
This is one area where I never want a buyer making assumptions based solely on the property's asking price.
5. Don't Automatically Rule Out a Neighbourhood Before You Explore It
Many buyers contact me with a very specific location in mind.
That's a great starting point—but I encourage buyers to remain somewhat open-minded.
Someone initially searching for a home in Kelowna might discover that West Kelowna offers a property that better matches their priorities. Likewise, someone focused on West Kelowna may discover the right property across the bridge.
Even within the cities themselves, neighbourhoods can feel remarkably different.
In Kelowna, areas such as Glenmore, Lower Mission, Upper Mission, Black Mountain and Rutland offer different housing options and lifestyles.
In West Kelowna, buyers may explore Lakeview Heights, Shannon Lake, Rose Valley, Smith Creek, Glenrosa and Westbank, among others.
Sometimes the neighbourhood you fall in love with isn't the one you expected.
6. A Lake View Isn't Just a Lake View
We're fortunate to have some incredible lake-view properties throughout the Okanagan.
But when you're paying a premium for a view, look carefully at exactly what you're getting.
Is the view panoramic or partial?
Can you see it from the primary living spaces, or only from one corner of the deck?
What is located between the property and the lake?
Could future development potentially affect the view?
And how does that property's view compare with other recent sales?
The words “lake view” in a listing description can mean very different things from one property to another.
7. Don't Let Beautiful Finishes Distract You From the Property Itself
It's easy to walk into a beautifully staged home with a renovated kitchen and immediately fall in love.
But countertops and paint colours are only part of what you're buying.
Depending on the property, I'm also thinking about things like the age and condition of the roof, windows, heating and cooling systems, hot water tank, plumbing, electrical, drainage, renovations, permits, strata documents, insurance considerations and other property-specific issues.
Cosmetic updates can be changed.
Some of the less exciting parts of a home can be considerably more expensive to deal with later.
8. Online Photos Never Tell the Entire Story
Professional real estate photography is incredibly important—but photos have limitations.
They can't always show you road noise, neighbouring properties, steep driveways, the actual size of bedrooms, natural light, parking challenges or how a floor plan feels when you're standing inside it.
That's why a property that looks perfect online may feel completely different during a showing.
The reverse can happen too.
I've seen properties that buyers weren't excited about online become serious contenders once they saw them in person.
Use online listings to narrow your search—but don't necessarily make your final decision from the photos.
9. The Lowest Offer Isn't Necessarily the Best Opening Offer
Buyers understandably want to get the best possible price.
But determining what to offer should involve more than simply choosing a number below asking.
Before recommending an offer strategy, I like to consider the property's comparable sales, listing history, days on market, previous price reductions, current competition, condition and what we know about the seller's situation.
A property that was listed yesterday can require a very different strategy from one that's been sitting on the market for several months.
The goal isn't simply to submit the lowest offer possible.
It's to understand your negotiating position and make an informed decision about the property.
10. Your REALTOR® Should Do More Than Open the Door
This may be the most important point on my list.
You can find beautiful homes online yourself.
Where a REALTOR® can provide significant value is helping you understand what you're actually looking at once you've found one.
When I'm working with a buyer, I'm not simply asking, “Do you like it?”
I'm looking at the property history. I'm considering comparable sales. I'm looking at potential resale considerations. If it's a strata property, there are documents to review. If it's leasehold, there are additional considerations to understand.
And if something concerns me, I believe my buyer should know about it.
My goal isn't simply to help my clients buy a property.
It's to help them make an informed decision about whether they're buying the right property for them.
Thinking About Buying a Home in Kelowna or West Kelowna?
Whether you're beginning your search, relocating to the Okanagan or have already found a property you're interested in, I'd be happy to help you navigate the process.
I can also create a customized property search based on your preferred communities, budget, property type, bedrooms and bathrooms, strata preferences, pets, garage, yard, views and other features that matter to you.
And if you're not sure whether Kelowna or West Kelowna is the better fit, we can search both.
Sometimes seeing what's actually available is the best way to figure out where you belong.
Robyn Eng | REALTOR®
eXp Realty
Serving Kelowna, West Kelowna, Peachland and surrounding Okanagan communities
KelownaPropertySearch.ca
Ready to start your home search? Contact me today and let's talk about what you're looking for.