Mortgage Broker · Victoria, BC
Local broker, full lender access, and a process built so you actually know where your file stands.
Book a CallTL;DR
The short version, before you read the rest:
I'm Kyle Scott, a licensed mortgage broker based in Victoria (BCFSA #504479). I run Landmark Mortgages with a small team that handles your file from the first call through to funding, and well past it. We work with buyers, homeowners, and self-employed clients across Greater Victoria, from the core through Saanich, the Westshore, and the Peninsula.
What clients love most, besides how often we keep in touch, is the videos. We have a modern process that gives you a custom budget and video walkthroughs going through all the details you need to make an informed decision.
Our process doesn't stop at funding; it goes well beyond that. Our client care team makes sure you have a dedicated point of contact after you get your new mortgage, and you can rest easy knowing that you always have the best terms available to you.
Mortgages move fast, and most of the stress in a file comes from not knowing where it stands.
Victoria isn't a one-buyer-type market. Most of our files fall into a few clear groups.
This is a big part of what we do, and these are some of our favorite clients to work with. Founders, consultants, incorporated professionals, agency owners, e-commerce operators, anyone whose income doesn't fit on a T4. As a business owner myself, I know how difficult it can be to get a mortgage. I hear it all the time from entrepreneurs. Speaking to the wrong people can make it seem like it's impossible to get a mortgage when you own a business. We work with lenders who actually underwrite the full picture: business income, add-backs, retained earnings, and stated-income programs where they fit. If you've been told “no” by a bank because of how your taxes look on paper, that's usually a placement problem, not a qualification problem. You shouldn't need a salary to get a mortgage.
Electricians, plumbers, framers, contractors, and skilled trades across Greater Victoria. Trades files have their own quirks, lots of overtime, seasonal swings, T4A income, side incorporations, union vs. non-union, and sometimes a mix of all of the above. Something as simple as using a 24-month rolling average versus a two-year average based on your tax returns can be the difference in a $100,000 or more in mortgage qualification.
Victoria has a deep base of software developers, consultants, and remote workers, many of them paid in a mix of salary, bonus, RSUs, or US-dollar contract income. Lender appetite for these income structures varies widely, and the right lender for a stock-heavy comp package is usually not the same as the right lender for a clean T4. Even changing from a T4 to a contract position can have huge impacts on your mortgage approval if you're not talking to the right person.
Nurses, doctors, and clinicians at VGH, Royal Jubilee, and clinics across the region. New grads with strong income but thin credit history, relocators from out of province, and physicians with incorporated practices all need different treatment. Some lenders also have programs built specifically for healthcare professionals that most buyers don't know exist, and a few of them genuinely love the file when it comes across their desk.
Professionals relocating to Victoria from the US, UK, and overseas. Employment-continuity rules, foreign income documentation, credit history translation, and down payment sourcing all vary widely by lender. Some lenders have dedicated new-to-Canada programs with as little as 5% down for permanent residents and work-permit holders; others won't touch the file. Knowing which is which is the whole game.
Buying your first home in Victoria is a big step, and the questions you have are usually not the ones a bank rep is set up to answer in a 20-minute appointment. We walk you through what you can actually afford, how down payment programs and the First Home Savings Account work together, what a real pre-approval looks like versus a rate hold, and what to expect from the day you start looking to the day you get keys. See our first-time home buyer guide for the full down payment and program breakdown.
Selling a condo to buy a townhouse, or a townhouse to buy a detached. These files often involve bridge financing, deposit timing, and coordinating two closings, the kind of thing where having one broker quarterback both sides saves a lot of headaches.
Your term is ending and you're wondering whether to sign what your current lender sent you, or you're thinking about pulling equity for a renovation, an investment, or to consolidate higher-interest debt. Most homeowners just sign the renewal letter that shows up in the mail, and most of the time, these aren't the best terms available. We'll run the numbers against the full market before you sign anything.
Don't see your situation above? This isn't a comprehensive list. If you're looking for a specific product or a situation we didn't name, see how we help for the full menu of mortgage solutions. If you're not sure whether we work with someone in your position, the answer is almost always yes.
Three things that come up in Victoria files more than they do in Toronto, Vancouver, or smaller BC markets.
The Victoria Real Estate Board reported a sales-to-active-listings ratio of approximately 17% in April 2026, with 620 residential sales against 3,710 active listings. VREB describes the overall market as remaining in balance. The MLS HPI benchmark for a single-family home in the Victoria Core was $1,339,100 in April 2026. The Victoria Core condo benchmark was $558,300.
What the balanced-market label hides is the real friction at the entry price point. Detached homes under $900K in the Victoria core basically don't exist. If you're a first-time buyer with a $100K to $120K household income, your real options are a Victoria condo, a Westshore detached (Langford, Colwood, Sooke), or a Peninsula townhouse. Pre-approval isn't a “nice to have” here, it's the thing that lets you write an offer the same day a listing hits the market. At the time of writing this, the Victoria market is still considered slow compared to previous years. That said, the right property at the right price still moves fast. If your ducks aren't in a row, you'll lose it to a buyer whose were.
A lot of Victoria buyers find a home they like but know they want to update the kitchen, redo a bathroom, replace flooring, or handle some deferred maintenance shortly after moving in. This is where a Purchase Plus Improvements (PPI) mortgage can be great. The PPI program allows you to renovate the house and have the renovation costs rolled into the mortgage. Under standard CMHC rules, you can finance improvements up to the lesser of 10% of the post-improvement value or $40,000 directly into your mortgage at closing. Depending on the lender and the file, larger improvement budgets are sometimes available, including refinance-plus-improvements structures for bigger renovations like basement suites, where future rental income may be considered in qualifying. These are case-by-case and depend on the lender, the property, and your file.
We see this come up regularly in Victoria for two reasons. Housing stock here trends older than other markets, so homes tend to need some work. Victoria is also expensive. The PPI program is great because it allows you to get some sweat equity in your property and also keeps you from only eating rice and beans for 6 months after closing.
Here's how a purchase plus improvement loan works.
Worked example
On a $1,000,000 purchase needing $50,000 in renovations:
Victoria is an amazing place to live. Because of this we attract people from all over the world. This means that Victoria's buyer mix can sometimes be unusual.
We see relocations from the US and overseas, remote workers choosing Victoria because they have location freedom, military families posted to CFB Esquimalt, and folks retiring here from other provinces.
Example 1
Alberta nurse relocating to Victoria
Susan was a nurse for over a decade in Calgary and decided that she wanted to move back to the island to be closer to family. Her bank wouldn't approve her because she didn't have pay stubs for her new position in Victoria. We were able to approve her mortgage based on her new position, given her history as a nurse, and because we placed her with a lender who really loves working with healthcare professionals.
Example 2
Moving back to Canada after 20 years
James and Nancy were Canadians living down in the US, working in the sports entertainment industry for the past twenty years. They decided they wanted to move back to Canada and relocated to Ladysmith. With no Canadian credit history or Canadian income, we were still able to get them approved. We worked with the lender who was happy to use their US credit score and US income since they worked remotely.
The above are illustrative client scenarios with identifying details changed. Outcomes vary by file, lender, and current market conditions.
This is the part of the job where an individual lender can fall short. Because we work with so many different lenders, we can match the file to the lender whose underwriting policy actually fits your situation and what you do for a living.
Current MLS HPI benchmark prices from the Victoria Real Estate Board for April 2026.
| Area | Sub-areas | Single family benchmark | Condo benchmark |
|---|---|---|---|
| Oak Bay | -- | $1,872,500 | $735,000 |
| Saanich East | Cordova Bay, Broadmead, Gordon Head, Mount Doug, Cadboro Bay, Royal Oak | $1,340,300 | $621,800 |
| Victoria core | Downtown, James Bay, Fairfield, Rockland, Fernwood, Vic West | $1,267,900 | $499,800 |
| Central Saanich | Brentwood Bay, Saanichton | $1,175,300 | $513,400 |
| Colwood | -- | $1,112,700 | $497,900 |
| Saanich West | Tillicum, Strawberry Vale, Glanford, Interurban | $1,085,400 | $542,300 |
| Esquimalt | -- | $1,074,900 | $550,800 |
| Langford | Bear Mountain, Westhills, Happy Valley, Florence Lake | $1,059,300 | $521,700 |
| Sidney | -- | $1,024,700 | $626,100 |
| Sooke | -- | $801,400 | $510,200 |
Benchmark prices are illustrative as of April 2026 and subject to change with each month's VREB release.
Our process is built around three things: a quick first call to figure out what's actually possible, real underwriting before you start writing offers, and lender placement based on your file rather than whoever's running a teaser rate this week. Most clients are from first call to pre-approval in a week.
What sets us apart is the resources. The mortgage industry is riddled with jargon, so we break things down with custom video walkthroughs of your budget and your approval package, on your schedule, so you actually understand each piece of your mortgage and why it's the right choice for you.
For a full walk-through, see our process page.
The answer is simple: access, continuity, and service.
With Landmark Mortgages, you get access to 50+ different lending partners, their product offerings, their rates, their terms. You're not stuck with one institution's products and procedures.
Large institutions can be a revolving door. The person who set up your mortgage three years ago at a big bank often won't be there when you renew. We're going to be there for you in 5 years when your mortgage is renewing, when you're ready to buy a new home, or you need to refinance.
With a broker, you also have one person to call. You never have to wonder who to contact when something changes. We won't make you wait two weeks for an appointment, and you'll be working with someone whose job is to represent you, not the bank.
The fastest way to get started is a 20-minute call. We work over phone, video, and email, whatever fits your schedule.
Landmark Mortgages
Service area: Greater Victoria, including Oak Bay, Saanich (East and West), Esquimalt, View Royal, Colwood, Langford, Sooke, Sidney, Central Saanich, North Saanich, and the Gulf Islands. We also work with clients throughout BC.
FAQ
Mortgage products, rates, programs, and lender policies referenced on this page are illustrative as of April 2026 and subject to change without notice. The examples and benchmark prices shown are for general guidance and are not an offer of credit, a rate quote, or a promise of approval. Every mortgage approval depends on the specific lender, the property, and your file. Speak with a licensed mortgage professional for advice specific to your situation. Kyle Scott, Mortgage Broker, BCFSA #504479.
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One call usually gives you a clear answer. No pressure, no obligation, no sales pitch. If you're 6 months out or 6 days out, we'll meet you where you are.
