Canada's foreign buyer ban: what it means in the Okanagan

Here's a fact that surprises a lot of people: right now, Canada's foreign buyer ban doesn't stop someone who isn't Canadian from buying a ski condo at Big White, but it does at SilverStar. Same Okanagan, two great mountains, different rules. The reason has nothing to do with the resorts themselves. It comes down to where Statistics Canada draws its census lines on a map.

If you're moving to the Okanagan from outside Canada, or you're here on a work permit, here's what Canada's foreign buyer ban means for you, where it applies in B.C., and what happens next.

The short version (October 27, 2026)

The ban is in force now. It's set to expire on January 1, 2027, but that's not confirmed. Ottawa hasn't said whether it will end, be extended or be replaced.

In October 2026 the federal finance minister said the government was looking at all of its options. Some reports say narrower rules based on property type could replace it, such as letting non-Canadians buy newly built homes, as Australia does.

Sean will update this page as soon as there's an official decision.

What the ban is

The Prohibition on the Purchase of Residential Property by Non-Canadians Act took effect on January 1, 2023, and was later extended to January 1, 2027. In plain terms, it stops people who aren't Canadian citizens or permanent residents (or registered under the Indian Act), and companies they control, from buying most homes in Canada.

• What it covers: houses and other buildings with one to three homes in them, plus parts of buildings such as condos and semi-detached homes.
• What it doesn't cover: buildings with four or more units, commercial property and, since March 27, 2023, vacant land.
• Renting isn't a purchase, so the ban doesn't stop a non-Canadian from renting.
• Inheritance, divorce, separation and gifts aren't counted as purchases.
• The penalty: a fine of up to $10,000 for the buyer and anyone who knowingly helps, and a court can order the home sold.

It only applies inside census areas

Here's the part most people miss. The ban only applies to homes inside a Statistics Canada census metropolitan area (CMA) or census agglomeration (CA), using the 2021 boundaries. Those areas often reach well past a town's sign, out into rural areas and up into the mountains. And some towns sit just outside them.

Photo: Big White Ski ResortBig WhiteBan doesn't apply

Big White sits outside every census area, so the federal ban doesn't stop non-Canadians from buying there today. Other taxes and rules can still apply.

Photo: Sean PhillipsSilverStarBan applies

SilverStar is inside the Vernon census agglomeration, so the ban applies, just like in town.

The same thing happens elsewhere. Sun Peaks (Kamloops) and Apex (Penticton) are inside census areas, while Whistler is outside. The BC Real Estate Association and the Association of Interior REALTORS® have been asking Ottawa to exempt the Interior ski resorts that got caught by these lines.

Where the ban applies in B.C.

Sean checked each place below on CMHC's official census area lookup tool on October 27, 2026, at the town centre or resort village. Boundaries follow census lines, not town limits, so a rural address near one of these towns can land on either side.

Places in B.C. where the ban doesn't apply

These places were outside every census area when Sean checked them. That means the federal ban doesn't apply to homes there, as long as the exact address is outside too.

View homes for sale outside the ban

Or tap a place name below to see only the homes there. Whistler and Mount Washington aren’t in this search yet.

Summerland is a good example of why you should always check. The town sits right next to Penticton but is outside the Penticton census agglomeration, yet a few properties with a Summerland address, closer to Penticton, are inside it. The homes search linked above checks every home's map location and leaves those out.

Exceptions: who can still buy inside the ban areas

Even inside a census area, some non-Canadians can buy. Each exception has conditions, and your lawyer confirms whether you qualify.

• Work permit holders: your work permit (or authorization to work) must have 183 days or more of validity left on the day you buy, and you can't have bought more than one residential property.
• International students: you must be enrolled at a designated learning institution, have filed tax returns for each of the past five years, have been in Canada at least 244 days in each of those years, buy for $500,000 or less, and not have bought more than one residential property.
• Spouses and common-law partners: you can buy together with a spouse or common-law partner who is a Canadian citizen, permanent resident, registered under the Indian Act, or a non-Canadian who is exempt.
• Refugees and protected persons, plus a few other groups such as accredited diplomats.

Common questions

Next: Buying a home in B.C. as a newcomer · Moving to B.C. checklist · Big White homes for sale · SilverStar homes for sale

Last reviewed October 27, 2026 by Sean Phillips, REALTOR®.