Kelowna’s Most Affordable Neighborhoods To Buy a Home in 2022/23

With Okanagan housing prices and rental rates ratcheting up in recent years, it’s tough to find affordable housing - especially in Kelowna, BC which now ranks #6 for Canada’s most expensive rent (2021).

But it’s not impossible. If you’re moving to Kelowna, buying a home on a budget, or just looking for more reasonable rent, we’re here to help with our guide to Kelowna’s Most Affordable Neighborhoods.

Each neighborhood featured in this guide have single occupancy homes at $500K+, and are within a 30 minute daily commute from Downtown Kelowna, British Columbia.

Rutland 

Rutland is a 15 minute drive east from downtown Kelowna and hands down the cheapest neighborhood to buy property in Kelowna. Rutland is a huge, flat neighborhood bordered by Highway 97 to the west, Kelowna Springs Golf to the north, Black Mountain to the east, and Mission Creek to the south. 

Rutland is also one of Kelowna’s most walkable neighborhoods, and is one of the most ethnically diverse neighborhoods in town. Green spaces are abundant in Rutland with Chichester Wetland Park, Ben Lee Park, and the Mission Creek Greenway. Take in family recreation activities at YMCA, Boys and Girls Club, and the Rutland Arena.

Rutland has a basket of grocery options with Costco, Superstore, and Save on Foods all nearby. Two of Kelowna’s best cheap eats restaurants are in Rutland: Latin Fiesta for Mexican food, and Dosa Dosa, Kelowna’s only South Indian restaurant.

Schools: 6 Elementary Schools*, Rutland Middle, Springvalley Middle, Rutland Secondary

*Check the catchment area map for details on the schools serving each neighborhood. 

Black Mountain

Drive 25 minutes east from downtown Kelowna via Hwy 33 and you’ll arrive in the rural hillside community of Black Mountain. The neighborhood is a blend of residential properties, rolling farm lands, and equestrian ranches. If you like skiing or snowboarding, Big White and Kelowna Nordic club are only 40 minutes from your driveway, which means you’ll beat the weekend crowd for first tracks.

Bring your family to watch the annual Black Mountain Rodeo, play a round at the Black Mountain Golf Club, or take a drive to the scenic viewpoint on Stockley St.

Shopping options are quite limited in Black Mountain with just one local convenience store at the Esso station. For grocery shopping, drive into Rutland’s Save on Foods or head to Costco. 

Schools: Black Mountain Elementary, Springvalley Middle, Rutland Secondary

Glenrosa

Glenrosa is a quiet mountainside neighborhood that overlooks West Kelowna and Okanagan Lake. Glenrosa is becoming increasingly popular with families in Kelowna due to its affordability, quiet, and location. 

Glenrosa is located in the far west end of West Kelowna via Highway 97 and Glenrosa Road, 10 minutes drive to West Kelowna’s amenities, and 25 minutes to Kelowna city centre. 

Properties in Glenrosa are mainly single-unit residential with farms and equestrian ranches rounding out the pastoral scenery. Most homes in Glenrosa were built in the 1960’s and 1970’s and offer some of the best value per dollar anywhere in Kelowna. Newer properties with superb views are available in Upper Glenrosa, west of Glenmore Rd.

It’s pretty easy to stay active in Glenrosa with Smith Creek and Power’s Creek’s extensive trail networks practically in your backyard. In winter months, nearby Telemark Nordic Club has some of the best, most challenging nordic ski terrain in the Okanagan. In the summer, you’re only 10 minutes away from West Kelowna’s beaches.

Schools: Helen Gorman Elementary, Glenrosa Elementary, Glenrosa Middle School, Mount Boucherie Secondary School, Pegasus Riding School

Smith Creek

Smith Creek is a family-friendly neighborhood immediately east of Glenrosa and north of Westbank Centre. Due to brand new irrigation and water infrastructure, homes in Smith Creek get some of the cleanest tap water anywhere in BC. Properties in Smith Creek are a mix of single-occupant homes, townhomes, and condominiums, with some beautiful new homes that have been built in the last decade.

To get to Smith Creek, turn north on Glencoe Rd via Highway 97. Smith Creek is a 25 minute drive to downtown Kelowna and 5 minutes from downtown Westside for shopping. Smith Creek is home to two family-owned wineries that have been bringing in some big awards: Ciao Bella & Kalala Organic Vineyards.

The neighborhood is close to the Smith Creek Trail System, a great area for hiking, mountain biking, and snowshoeing.

Schools: George Pringle Elementary, Glenrosa Middle School, Mount Boucherie Secondary

Westbank & Westbank Centre

Central Westbank is the area between Glencoe Road, Elliot Road, the Old Okanagan Highway, and the south end of Brown Road.

Properties in the north side of this neighborhood are mostly single-occupant homes and duplexes built in the 1960’s. There are new condo and apartment complexes along Carrington Rd that have spectacular lake views. Homes in Westbank are very conveniently located within walking distance of shopping amenities, restaurants, nightlife, fitness, and the Landmark Encore cinema. 

From Westbank centre you’re only a few minutes away from Two Eagles 18-hole golf course, which also has a driving range, putting area, and a great restaurant. Westbank Centre is short drive, walk, or ride down Gellatly Rd. to the beaches, ferry docks, and walking paths along Okanagan Lake.

Schools: George Pringle Elementary, Glenrosa Middle, Mount Boucherie Secondary School