White Rock Mortgage Broker

Working with me in White Rock

In White Rock it can go any way you prefer — in person, video, or phone.

Documents can still go digital if that is easier, or we meet wherever suits you.

White Rock, specifically

White Rock counted 21,939 residents in the 2021 Census, up 10.0% from 2016, on just 5.12 square kilometres beside Semiahmoo Bay; the City was established in 1957. Its waterfront has a 2.19-kilometre Promenade and the 470-metre White Rock Pier, first built in 1914–15 and restored in 1977. A December 20, 2018 storm destroyed a third of the pier, and the City estimates $15 million to rebuild the remaining two-thirds to current seismic standards.

My mortgage and real estate licences both cover all of BC, so for a home in White Rock you can come to me for the mortgage and for buying or selling.

White Rock specifics: the waterfront railway, multiplex zoning, an unfinished community plan and its own water utility

A single-track BNSF (Burlington Northern Santa Fe) rail line runs along the waterfront 24 hours a day, carrying BNSF freight and Amtrak passenger trains. The City, BNSF and Transport Canada installed 16 gates at the eight entry points to the Promenade, and since January 29, 2020 train crews no longer routinely sound their horns at those crossings — only when they see people or animals on the tracks. If you're looking at a waterfront home, visit at different times of day. The City also lists hardening West Beach against sea level rise as a top priority, and is working with Semiahmoo First Nation on flooding of the lowlands.

On June 27, 2024, Council adopted Zoning Bylaw No. 2506: at least three units on lots of 280 m² or less, at least four on larger lots, and at least six on lots of 281 m² or more within 400 metres of a prescribed bus stop, where the City can't require off-street parking. The single-family zones became a set of small-scale multi-unit zones such as RS-1, RS-2 and RS-3 (Small Lot, Hillside). White Rock has no provincially designated Transit-Oriented Areas. Two cautions: covenants already registered on title still apply, and suites built without a permit aren't legalized — they have to be brought up to the BC Building Code or decommissioned. Lots in the Watercourse, Flood Plain, Ravine and Significant Trees development permit areas need a development permit too.

The update to the Official Community Plan hasn't been settled. Council paused the process in 2025, defeated draft amendments on March 9 and July 27, 2026, and on September 14, 2026 gave Bylaw 2593 third reading and directed staff to send the City's Regional Context Statement to Metro Vancouver — it isn't adopted yet. Under the Province's method, White Rock needs 8,816 new homes over the next 20 years.

White Rock runs its own water system: the water comes from the Sunnyside Uplands Aquifer and seven wells around the city, the City bought the utility from private owners in October 2015, and its first water treatment plant began operating in March 2019. Homes with suites pay under the City's Secondary Suite Service Fee Bylaw, and a short-term rental needs a City business licence and, under the provincial rule, can only be your principal residence plus one suite or accessory unit on the same property.

Common questions