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Kamloops, Kelowna, Vernon, Penticton, Merritt — Thompson-Okanagan real estate guide with BC PTT calculator.
The Thompson-Okanagan is BC's most diverse Interior region — spanning the wine country of Kelowna and Penticton, the university city of Kamloops, and affordable communities like Merritt and Salmon Arm. Home prices range from Merritt's ~$400K to Kelowna's ~$820K.
Kelowna has become BC's third-largest city and is no longer an affordable alternative to the Lower Mainland — it's now expensive in its own right. Vernon and Penticton offer modestly lower prices with similar lifestyle amenities. Kamloops remains the most affordable large city in the region.
The Thompson-Okanagan draws retirees, remote workers, and students (TRU in Kamloops, UBC Okanagan in Kelowna). Alberta buyers are active in the wine country and recreational markets. The region has strong long-term demand fundamentals despite recent affordability pressure.
PTT is a significant cost across the Thompson-Okanagan. At Kelowna's average ($820K), standard PTT is $14,400 — well above FTB exemption thresholds. Kamloops (~$570K) and Merritt (~$400K) are more FTB-accessible. New builds under $835K in Kamloops and Merritt can still qualify for full FTB exemptions.
1% first $200K • 2% to $2M • 3% to $3M • 5% above. FTB full exemption new homes ≤$835K, resale ≤$500K.
KOHO gives Thompson-Okanagan buyers $0 fees, 3% interest on savings, and 0.5–2% cash back to help cover PTT and closing costs.