Vernon Real Estate
The Okanagan's best-kept secret. Silver Star skiing 25 minutes away, Kalamalka Lake at your doorstep, and home prices $150-200K below Kelowna. Here's why insiders are paying attention.
$650K
Avg. Home Price
44,000+
Population
25 min
To Silver Star
$150K+
Savings vs Kelowna
Giuseppe Gaspari
REALTOR® | Okanagan Real Estate Specialist
Helping families find their perfect Okanagan home since 2018
Last updated: January 2026
Why Vernon?
Here's the thing about Vernon: people who live here don't really want you to know about it. When outsiders ask about the Okanagan, locals point them toward Kelowna. Let them deal with the traffic, the tourists, the $1.1 million average home price. Vernon flies under the radar, and that's exactly why it works.
Vernon sits at the north end of Okanagan Lake, with Kalamalka Lake (arguably the most beautiful lake in BC) right next door. The city has about 44,000 people—big enough for real amenities, small enough that you'll see familiar faces at the farmers market. And then there's Silver Star, 22 km up the road, with 3,000+ acres of skiing that gets 7 metres of powder annually. The Whistler crowd doesn't know about it. Vernon people like it that way.
Real estate here tells a straightforward story: the average home sells for around $650,000. In Kelowna, that same house costs $800,000 or more. The gap has widened in recent years. Buyers priced out of Kelowna started discovering Vernon around 2020, pushing prices up—but not to Kelowna levels. A detached home with a yard remains achievable here in ways it simply isn't 45 minutes south.
The downtown has changed significantly over the past decade. Where you once had empty storefronts, you now have craft breweries, farm-to-table restaurants, and a Thursday farmers market that runs May through October. The arts scene has grown too—Caravan Farm Theatre puts on summer productions that draw audiences from across the province. It's not Vancouver culture, but it's genuine.
Vernon is great for:
- ✓Skiers/snowboarders who want to hit Silver Star regularly without the Whistler prices
- ✓Families priced out of Kelowna but wanting Okanagan lifestyle
- ✓Remote workers who don't need a Kelowna commute and want more for their money
- ✓Retirees wanting quieter pace, lower costs, and four-season recreation
What to consider:
- →Winters are colder—plan on snow tires and a garage
- →Job market is smaller than Kelowna's
- →45-minute commute if you work in Kelowna
- →Less nightlife and urban energy than Kelowna
Vernon Neighbourhoods & Areas
Vernon spreads from the lakeshore up into the hills, and each area has a different feel. A condo near downtown and acreage in the BX are practically different towns.
Coldstream
$700K - $1.2MFamily-friendly suburb
Technically its own municipality, but everyone calls it Vernon. Tree-lined streets, larger lots, excellent schools—Coldstream Elementary consistently ranks well. You'll find a mix of 1980s ranchers and newer executive homes. Kalamalka Lake Provincial Park is right there. The vibe is 'established families who want space but don't want rural isolation.'
Best for: Families with school-age kids, move-up buyers from Kelowna
Okanagan Landing
$600K - $1.5M+Lakefront community
The waterfront side of Vernon. Paddle Wheel Park, boat launches, and homes ranging from modest cottages to lakefront estates. Prices vary wildly based on proximity to the water—a block back might save you $300K. Morning kayaking before work is normal here. The community is tight; people wave.
Best for: Lake lovers, boaters, retirees wanting waterfront lifestyle
BX Area
$500K - $800KRural acreage
BX stands for 'Barnard Express'—the old stagecoach route. Now it's where you go when you want 2-5 acres, a shop for your toys, and maybe some horses. Homes are older and often need updating, but the land makes up for it. Silver Star Road runs right through, so ski access is convenient. You'll smell hay and woodsmoke here.
Best for: Hobby farmers, outdoor enthusiasts, buyers wanting space and projects
Predator Ridge
$1M - $3M+Resort luxury
Two championship golf courses, a lodge, spa, and homes that look like they belong in an architecture magazine. This is where Albertans buy vacation properties and executives build their dream homes. HOA fees apply. The community is gated in parts, with trails, tennis courts, and a real sense of exclusivity. It's 15 minutes south of downtown Vernon.
Best for: Golfers, vacationers, retirees with means, investment buyers
East Hill
$550K - $750KEstablished residential
The hillside east of downtown with views over the city and valley. Homes from the 1960s through 1990s, mostly well-maintained. You're close to everything but elevated enough to catch breezes in summer. The Polson Park walking distance for some areas. Solid starter home territory with good bones.
Best for: First-time buyers, young families, people who like established neighbourhoods
Schools & Families
School District 22 (Vernon) serves about 8,500 students across Vernon, Coldstream, Lumby, and surrounding areas. The graduation rate hovers around 90%, and the district has invested significantly in trades and technical programs.
One thing Vernon has that Kelowna doesn't: an IB (International Baccalaureate) program at Kalamalka Secondary. If your kid is academically ambitious and you want that credential without private school, Vernon actually has an edge here.
Coldstream is the go-to for families prioritizing schools. Coldstream Elementary and Kidston Elementary both have strong reputations, and the community feel is notable—parents actually know each other.
Top Elementary Schools
- Coldstream Elementary — Family favourite, strong parent involvement, feeds into Kalamalka Secondary
- Kidston Elementary — Well-regarded, good extracurriculars, solid test scores
- Beairsto Elementary — Central location, diverse student body, active community
Secondary Schools
- Kalamalka Secondary — Offers IB Diploma Programme, strong academics, draws from Coldstream
- Vernon Secondary — Largest in the district, comprehensive programs, good athletics
- Clarence Fulton Secondary — Trades and technical focus, practical programs
Private & Alternative
- Vernon Christian School — K-12, faith-based, smaller class sizes, ~$6,000-8,000/year
- St. James Catholic School — K-7, Catholic education, community focused
Lifestyle & Recreation
Vernon people play hard. You can ski before work at Silver Star, paddleboard Kalamalka Lake after, and still make the farmers market on Thursday. The four-season recreation here is unmatched.
Silver Star
3,000+ acres, 132 runs, 7m annual snowfall. Season passes around $1,100. Night skiing available. The village has restaurants and accommodation if you want to make it a weekend.
Kalamalka Lake
The turquoise water isn't photoshopped. Kal Beach, Jade Bay, Cosens Bay—multiple access points, all stunning. Provincial park with hiking trails overlooking the water.
Agricultural Heritage
Thursday farmers market runs May-October. Davison Orchards is a regional destination. The agricultural roots run deep—you'll smell hay in late summer and see tractors on side roads.
Arts & Downtown
Caravan Farm Theatre, Vernon Community Arts Centre, and a revitalized downtown with local restaurants, craft breweries, and independent shops. Not big-city, but genuinely good.
What Each Season Actually Looks Like
Winter (Dec-Feb)
Silver Star is in full swing. Expect snow in town—you need winter tires. Cold but sunny days are common. Cross-country skiing at Sovereign Lake. Indoor hockey league at the rec centre.
Spring (Mar-May)
Shoulder season. Silver Star closes late April. Lakes are still cold. Hiking starts opening up. Orchards bloom. Fewer tourists than summer makes this a nice time to be here.
Summer (Jun-Aug)
Hot—often 30°C+. Lakes are warm and busy. Farmers market every Thursday. Caravan Farm Theatre season. Silver Star does mountain biking. This is peak Okanagan.
Fall (Sep-Nov)
Harvest season. Orchards busy with apples and pumpkins. Crowds disappear. Some of the best hiking weather. First snow at Silver Star usually November.
What Your Money Gets You in Vernon
~$500K
Townhome in decent condition, or an older detached home in East Hill or central Vernon needing some updates. 3 bed, 1,200-1,500 sq ft. This is starter home territory—and it's actually achievable here unlike Kelowna.
In Kelowna: Condo only
~$650K
Solid family home in Coldstream or established Vernon neighbourhoods. Updated 3-4 bed, 1,800-2,200 sq ft, decent yard. This is the Vernon average—and it buys you a real single-family home.
In Kelowna: Townhome or dated rancher
~$800K+
Newer construction in Coldstream, view properties, or homes with acreage in the BX. At $1M+ you're into Predator Ridge territory or waterfront in Okanagan Landing. Serious homes.
In Kelowna: Entry-level detached
Market Conditions (Late 2025)
Inventory: Balanced market—not the crazy seller's market of 2021-2022, but not flooded either
Days on market: 35-50 days average for properly priced homes
Price trend: Stable, with slight upward pressure from Kelowna buyers seeking value
Best deals: Homes needing cosmetic updates, or sellers motivated by winter timing
Why Work With Giuseppe?
I cover the whole Okanagan—Kelowna to Vernon and everywhere between. That means I can give you an honest comparison. If Vernon makes sense for your situation, great. If Kelowna, Lake Country, or West Kelowna would serve you better, I'll tell you that too.
My approach is simple: figure out what you actually need, show you options that match, and give you the honest assessment—including the downsides. I know which Vernon streets get sketchy, which Coldstream developments have issues, and which Predator Ridge lots have the best views for the money.
I won't pressure you to buy. If a place isn't right, I'll say so, even if it means waiting another month. Most of my business comes from referrals—that only happens when people feel like they were treated right.
Frequently Asked Questions
Is Vernon cheaper than Kelowna for real estate?
Yes, significantly. Vernon averages $150,000-$200,000 less than Kelowna for comparable homes. The average home price in Vernon is around $650,000 versus Kelowna's $1.09 million. You'll get more house, more land, and often better mountain access for your money.
How far is Silver Star from Vernon?
Silver Star Mountain Resort is just 22 km (about 25 minutes) from downtown Vernon. Many locals ski before or after work during the winter season. The resort has over 3,000 acres of skiable terrain and averages 7 metres of snowfall annually.
Is Vernon colder than Kelowna?
Yes, Vernon is slightly colder in winter—average January temperatures are about 3-4°C lower than Kelowna. However, Vernon is often hotter in summer. The trade-off is better snow conditions at Silver Star and less of the winter "mush" that Kelowna sometimes gets.
What are the best neighbourhoods for families?
Coldstream is the top choice—excellent schools, safe streets, and a strong community feel. Okanagan Landing offers lakefront lifestyle with good family housing, while the BX area provides rural living with larger lots at more affordable prices.
Is Predator Ridge worth the premium?
It depends on your lifestyle. Predator Ridge is a master-planned resort community with two championship golf courses, amenities, and stunning architecture. Homes typically start around $1 million. If you golf, entertain, or want a lock-and-leave vacation property, the premium makes sense. For everyday family living, Coldstream or Okanagan Landing offer better value.
How is the job market compared to Kelowna?
Vernon's job market is smaller. Healthcare (Vernon Jubilee Hospital), education, retail, and tourism are the main employers. Many Vernon residents commute to Kelowna (45 minutes) or work remotely. If you're job-hunting in a specialized field, Kelowna has more options—but Vernon's lower cost of living can offset a slightly lower salary.
Explore Other Okanagan Communities
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