What Your Budget Buys in Lower Mission Right Now
Braden Koop Personal Real Estate Corporation · Koop Homes Group · REALTOR® · REMAX KelownaEach office independently owned and operated
As of September 18, 2026, there are 102 detached homes for sale in Lower Mission, and the most house per dollar sits between $1.5 million and $2 million. Below that, you pay more per square foot for smaller, older homes. Above $2.5 million, the price per foot more than doubles.
Lower Mission does not behave like the rest of the Missions, and the asking prices show it. I pulled every active detached listing in the Lower Mission sub-area from the Interior REALTORS® Matrix system and sorted them by asking price. The pattern is not the one Upper Mission shows.
What is for sale, by budget
| Budget | Homes listed | Median size |
|---|---|---|
| Under $900K | 12 | 1,681 sq ft |
| $900K to $1.2M | 23 | 2,288 sq ft |
| $1.2M to $1.5M | 18 | 2,406 sq ft |
| $1.5M to $2M | 19 | 4,096 sq ft |
| $2M to $2.5M | 9 | 3,639 sq ft |
| $2.5M and up | 21 | 4,600 sq ft |
Lower Mission is one of the few places in the Missions where a detached home under $900,000 still shows up. There are 12 of them, typically about 1,700 square feet and built around 1989. When I counted Upper Mission on September 16, it had one.
The middle of the market is broad, with 60 listings between $900,000 and $2 million. At the top, 30 of the 102 are asking $2 million or more, and 21 of those are above $2.5 million.
The size column is where Lower Mission gets interesting. Between $900,000 and $1.5 million, the typical listing is only 2,300 to 2,400 square feet. In the $1.5 million to $2 million band it jumps to more than 4,000.
The best value per foot is not at the bottom
| Budget | Asking per sq ft | Median days listed |
|---|---|---|
| Under $900K | $490 | 103 |
| $900K to $1.2M | $470 | 49 |
| $1.2M to $1.5M | $530 | 50 |
| $1.5M to $2M | $424 | 106 |
| $2M to $2.5M | $604 | 86 |
| $2.5M and up | $955 | 51 |
Under $1.5 million, Lower Mission homes are asking $470 to $530 a square foot, for houses built mostly in the late 1980s. Between $1.5 million and $2 million the figure drops to $424, for homes that are typically about 4,100 square feet and built around 2008.
That is the reverse of what most buyers expect. It suggests that in the lower bands, most of the price is the location and the lot, and in the $1.5 million to $2 million band, more of the money is going into the house itself.
Above $2.5 million the price per foot jumps to $955, with a median asking price of $3.9 million across 21 listings. That band is its own market.
Where listings are waiting
The last column is how long the homes in each band have been on the market so far, not how long homes take to sell. Between $900,000 and $1.5 million the median is about 50 days. The two bands that have sat longest are the two ends of the value story: homes under $900,000 at 103 days, and the $1.5 million to $2 million band at 106 days.
So the best value per foot in Lower Mission right now is also where listings have been waiting the longest, at around three and a half months.
How to read this. These are asking prices, not sale prices, and each band is a snapshot of one day. The board’s Lower Mission sub-area covers more ground than the lakeshore alone, so a band can mix very different streets. Treat the figures as September 2026, not a forecast.
What I would do with this
If you want the most house for the money: look hardest at $1.5 million to $2 million. The homes are larger and newer, and many have been listed for months. In my experience that is a different negotiation than a home that listed last week, but it depends on the house and why it has sat.
If your budget is under $1.5 million: you are mostly buying the location. Expect a smaller, older home, and look at the lot and the street as carefully as the house.
To see what is available in your band today, start with the current Lower Mission homes for sale. For what it is actually like to live there, from the beaches to the schools, see my Lower Mission neighbourhood page, and for longer price history the market report goes back years.
Start with your number
Tell me your budget and what matters most, and I will send you the Lower Mission homes that fit it.
The figures here were put together by Braden Koop Personal Real Estate Corporation from the Association of Interior REALTORS® MLS® System and were current when it was published in September 2026. NOTE: this representation is based in whole or in part on data generated by the Association of Interior REALTORS®, which assume no responsibility for its accuracy. The analysis is mine. I believe the data to be reliable, but it is not guaranteed, and later reporting can change a figure. Treat it as a read on the market, not as advice about a particular home.
