Kelowna’s Real Housing Problem: Are We Building the Right Homes?
When people talk about Kelowna housing supply, the answer often sounds simple:
“Just build more homes.”
But is that enough?
I do not think so.
More doors help. No question. But more doors only solve the problem if they are the right doors. A city full of small investor condos, high-end rentals, and homes that do not work for families does not fully solve the issue for people actually Living in Kelowna.
Kelowna’s housing problem is not just about quantity. It is about fit.
Who are we building for?
First-time buyers? Downsizers? Young families? Seniors? Workers? Renters? Builders? Investors? People moving to Kelowna from Vancouver, Alberta, or other parts of Canada?
That is where the conversation needs to go.
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Kelowna Housing Supply: More Homes Matter, But Mix Matters More
Kelowna is growing fast. The City’s interim housing work estimates Kelowna needs roughly 13,863 homes over five years and about 44,571 homes over 20 years to deal with growth and existing housing gaps.
That is a big number.
But here is the part that often gets missed:
Not every new unit serves the same person.
A studio rental downtown does not solve the same problem as a three-bedroom townhome in Glenmore. A luxury condo near the lake does not help the same buyer as an entry-level family home in Rutland, West Kelowna, or Lake Country.
This is why the real question is not only:
“How many homes are we building?”
It is also:
“Are we building homes people can actually live in long term?”
The Problem With “More Doors Solves Everything”
“More doors” is a popular phrase because it is easy to understand.
But it can be too simple.
If Kelowna only focuses on door count, we risk building a housing market that looks good on paper but still leaves real people stuck.
That could mean:
- More units, but not enough family housing in Kelowna
- More rentals, but not enough ownership options
- More condos, but not enough ground-oriented homes
- More density, but not enough parking, storage, yard space, or livability
- More supply, but not enough homes that match local incomes
For people Living in Kelowna, the issue is not just finding “a unit.” It is finding a home that works for real life.
What Kind of Housing Does Kelowna Actually Need?
Kelowna needs a better mix of housing.
That means more:
- Townhomes
- Duplexes
- Fourplexes
- Ground-oriented infill homes
- Three-bedroom condos and townhomes
- Family-sized rentals
- Accessible homes for downsizers
- Affordable and below-market rentals
- Homes near transit, schools, parks, and daily services
Kelowna does need more apartments. But apartments alone will not solve every housing problem.
The City has also pointed to “missing middle” housing as a major gap, with duplexes, triplexes, townhomes, and similar forms still underrepresented in the housing mix.
That is the heart of the issue.
Infill Housing Kelowna: The Missing Middle Matters
Infill housing in Kelowna is one of the best ways to add homes without pushing growth farther and farther out.
Instead of only building large towers or spreading into new suburbs, infill adds more housing inside existing neighbourhoods.
This could include:
- A fourplex on a former single-family lot
- A duplex near a school
- A small townhouse project near transit
- A carriage home or secondary suite
- A compact family home near shops and parks
The City has said infill housing is a key part of gentle density in the core area, with a goal to grow annual infill production from around 100 units toward 150 to 250 units per year by 2040.
That matters for people Living in Kelowna because infill can create more options in neighbourhoods people already know and love.
Why Family Housing in Kelowna Is So Important
Here is where I think the market conversation needs more honesty.
A lot of new housing is built for singles, couples, renters, investors, or downsizers.
That is not bad.
But what about young families?
A family may need:
- Three bedrooms
- Some storage
- A small yard or nearby park
- Parking
- Room for bikes, strollers, sports gear, and pets
- Access to schools
- A location that does not add 45 minutes of driving every day
This is why family housing in Kelowna matters.
If young families cannot find practical homes, they either stretch too far financially, move farther out, or leave the area.
That affects schools, businesses, sports teams, community groups, and the future workforce.
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Living in Kelowna Should Not Only Be for the Wealthy
This is the uncomfortable part.
Living in Kelowna has become expensive.
For many buyers, the dream is not a lakefront home or a luxury property. The dream is much simpler:
A safe, practical home in a decent area where the monthly payment does not crush them.
That is why the housing conversation needs to include both supply and affordability.
More homes can help. But if most of the new homes are still out of reach, the pressure remains.
The City’s Housing Action Plan says Kelowna needs a wide range of housing and should not focus only on one housing type. It also notes that housing needs change as people move through different stages of life.
That is exactly the point.
Kelowna Real Estate Needs a Full Housing Ladder
A healthy Kelowna real estate market needs a housing ladder.
People should be able to move through different stages:
Renting Their First Place
A small apartment or basement suite may work at the start.
Buying Their First Home
This might be a condo, townhouse, duplex, or smaller detached home.
Moving Up for Family Life
This is where three-bedroom townhomes, half-duplexes, and family homes matter.
Downsizing Without Leaving the Community
This could mean a rancher, townhouse, condo, or lock-and-leave home near services.
Aging in Place
People need options that are accessible, safe, and close to care, shops, and family.
When one part of the ladder is missing, the whole system gets stuck.
The Condo Problem: Useful, But Not Always Enough
Condos are part of the solution.
They help with density. They can be great for students, singles, couples, downsizers, and investors. They also support downtown life and can reduce pressure on land.
But condos do not solve every problem.
A 600-square-foot condo is not the same as a three-bedroom townhome.
A high-rise unit is not the same as a ground-oriented home for a family with kids.
So when we look at Kelowna homes for sale, we should ask:
Does this housing actually match the people who need homes?
That is a better question than simply counting units.
West Kelowna, Lake Country, and the Wider Okanagan Matter Too
Kelowna is not an island.
Housing pressure spreads into West Kelowna, Lake Country, Peachland, Vernon, Summerland, and the wider Okanagan.
West Kelowna, for example, has housing growth targets that include a large share of missing middle units by 2028.
That matters because many people who work in Kelowna may live outside the city.
If Kelowna does not build enough practical homes, people search farther out. That can mean longer commutes, more traffic, more pressure on roads, and less time with family.
For anyone moving to Kelowna, the housing search is often really a Central Okanagan search.
Okanagan Lifestyle: Housing Has to Match Real Life
The Okanagan lifestyle is a huge reason people want to live here.
People want:
- The lake
- Trails
- Golf
- Wineries
- Skiing
- Schools
- Sunshine
- A better pace of life
But lifestyle only works if housing supports it.
If someone is spending too much of their income on housing, sitting in traffic, or living in a home that does not fit their stage of life, the lifestyle starts to feel stressful.
That is why Living in Kelowna is not just about views and beaches.
It is about whether the home, location, and cost actually work.
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Are We Building for Investors or Residents?
This is another question worth asking.
Not all investors are bad. Investors help create rental supply. Builders need capital. Developers take risk. Rental housing matters.
But a city cannot only build for spreadsheets.
It also needs to build for real people.
That means asking:
- Can a local worker rent this?
- Can a young family buy this?
- Can a downsizer move here without leaving their community?
- Can a builder actually make the project work?
- Can the neighbourhood handle the growth?
- Does this add useful housing or just more expensive product?
This is the tension in Kelowna real estate right now.
What Buyers Should Watch For
If you are looking at Kelowna homes for sale, do not only look at price.
Look at function.
Ask yourself:
Does the Home Work for the Next 5 to 10 Years?
Moving is expensive. A home that works longer may be worth more than a cheaper home you outgrow quickly.
Is the Location Practical?
Being near schools, work, transit, parks, and shopping can save time and money.
Is There Flexibility?
A suite, separate entrance, extra bedroom, garage, or zoning upside can give you more options.
Is the Monthly Payment Comfortable?
A home is not a win if it makes life feel tight every month.
That is why Living in Kelowna is about fit, not just price.
What Sellers Should Understand
If you own a home that offers family function, yard space, suite potential, infill upside, or walkable location, your property may be more important than you think.
The market may not treat every property the same.
Homes with real-life flexibility often stand out.
That includes:
- Separate-entry lower spaces
- Suite potential
- RU1 or infill-friendly zoning
- Flat yards
- Parking
- Garages or shops
- Walkable locations
- Homes near schools and services
In a market where buyers are picky, useful homes win.
What Developers and Builders Should Watch
For developers and builders, the opportunity may not be “build anything.”
It may be:
Build what the market is missing.
That could include:
- Smaller townhomes
- Family-sized infill
- Lock-and-leave downsizer homes
- Three-bedroom condos
- Duplexes with suites
- More attainable ownership options
- Rental projects that work for local wages
The next wave of infill housing in Kelowna should not just be about density. It should be about useful density.
Density that people actually want to live in.
Living in Kelowna: The Better Housing Question
So let’s bring it back to the main point.
Kelowna does need more housing.
But “more” is not enough.
The better question is:
Are we building the right homes, in the right places, for the right people, at prices that make sense?
That is the real housing problem.
And that is where buyers, sellers, builders, planners, and the community need to focus.
Because Living in Kelowna should not only work for investors, luxury buyers, or people who bought 20 years ago.
It should also work for young families, workers, renters, downsizers, and people trying to build a future here.
Final Thoughts: Kelowna Needs Homes That Fit Real People
The future of Living in Kelowna depends on more than cranes, permits, and unit counts.
It depends on whether we build a better housing ladder.
More condos may help. More rentals may help. More infill may help. More townhomes may help.
But the real win is balance.
Kelowna needs homes for every stage of life.
That means more thoughtful Kelowna housing supply, better family housing in Kelowna, and smarter infill housing in Kelowna that fits how people actually live.
If you are buying, selling, investing, or trying to understand where the market is going, Mark & Maddie can help you make sense of it.
Mark Coons, BBA, CE
REALTOR® | eXp Realty Kelowna
Team Lead, Selling Okanagan Group
Relocated to Kelowna in 2018
📞 778-946-6454
📩 [email protected]
