The Mission · Estate Living

Upper Mission Homes for Sale — Kelowna

Braden Koop Personal Real Estate Corporation · Koop Homes Group · REALTOR® · REMAX KelownaEach office independently owned and operated

Upper Mission is a residential neighbourhood at the south end of Kelowna, BC, set on the benchlands above Okanagan Lake. Known for large lots, newer executive and luxury homes, and sweeping lake views, it’s one of the city’s most sought-after areas for move-up buyers. Single-family homes averaged $1.57M in 2026.*

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Upper Mission sits above the city on the benchlands of the Mission, offering sweeping Okanagan Lake views, executive and luxury homes, and the benchmark lifestyle for buyers who want the best the valley has to offer.

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Upper Mission homes for sale right now

Live MLS® listings in Upper Mission, updated daily.

 
For sale $12,000,000
4852-4858 Lakeshore Road, Kelowna, British Columbia

4852-4858 Lakeshore Road

Kelowna, British Columbia

6 Bedroom 4 Bathroom 6,361 sqft

92 days on market

Stilhavn Real Estate Services
Just listed For sale $20,738,888
8888 Lakeshore Road Lot# 1, 2, 3, Kelowna, British Columbia

8888 Lakeshore Road Lot# 1, 2, 3

Kelowna, British Columbia

2 Bedroom 2 Bathroom 1,022 sqft

Listed 4 days ago

Sotheby's International Realty Canada
For sale OPEN HOUSE $3,165,000
408 Okaview Road, Kelowna, British Columbia

408 Okaview Road

Kelowna, British Columbia

7 Bedroom 5 Bathroom 7,004 sqft

39 days on market

Real Broker B.c. Ltd

See every Upper Mission listing →

What buyers actually search for in Upper Mission

Most people arrive with one non-negotiable rather than a price band. Each of these opens the live listing search filtered to it.

Homes with a poolA pool is a structured field in the feed, so this list is complete rather than a keyword guess. On the benchlands the question is usually whether the lot is flat enough to make one work without a retaining-wall budget.See what is available →Lake view homesElevation is what you are paying for here, and "lake view" covers everything from a full unobstructed south-facing sweep to a slice between two roofs. Worth seeing in person before you price it.See what is available →Walkout basement homesA walkout needs slope, which is why they cluster on the benchlands and are rare closer to the lake flats. They also make a legal suite far easier to add later.See what is available →Ranchers and single-level livingSingle-level homes are the most consistently under-supplied thing in these neighbourhoods — downsizers and buyers thinking ahead compete for the same small pool, and well-kept ones rarely sit.See what is available →Gated and private-access homesA small segment, and worth being precise about: some are genuinely gated communities with shared costs, others are a single gated driveway. The strata fee tells you which.See what is available →Homes with a legal suiteSearching for "legal suite" specifically, not "suite" — the bare word matches every ensuite in the feed and is useless. Mortgage-helper income changes what a lot of buyers can carry at this tier.See what is available →

Pool is a structured field in the listing data, so that list is complete. The rest search the wording of the listing itself, which means they will miss a home that describes the same feature differently — if what you want is not here, tell me and I will go looking.

What Makes Upper Mission Different

Upper Mission isn’t just a postal code — it’s a specific lifestyle. Perched above Kelowna’s Lower Mission on the hillside benchlands, it’s defined by large lots, newer construction, and some of the most dramatic lake and valley views in the Okanagan. The neighbourhood stretches roughly from Lakeshore Road up through the hills, bordered by Kettle Valley to the north and the agricultural land reserve to the south and east.

*2026 year-to-date average sold price, single-family homes, January–June 2026. Source: Interior REALTORS® MLS® data, compiled by Braden Koop.

Single-family & estate
Home Type
3,000–5,000+ sq ft
Average Home Size
0.25–1+ acres
Lot Size
Lake, city & valley
Views
1980s–present
Housing Age
Quiet & private
Community Feel

Upper Mission Real Estate Market

Upper Mission consistently sits at the higher end of Kelowna’s residential market. Buyers here aren’t just purchasing square footage — they’re buying into a neighbourhood with genuine scarcity: limited developable land, strong owner-occupancy rates, and consistent demand from both local move-up buyers and out-of-province relocators.

Price Range

$1.5M–$4M+

For single-family homes, with estate properties and custom builds on large view lots exceeding this range.

Property Types

Detached & Estate

Executive and luxury detached homes, with some bare land strata product.

Demand Drivers

Views & Lot Size

Views, lot size, proximity to schools, and lifestyle drive buyer demand here.

Buyer Profile

Move-Up & Relocators

Local move-up buyers, BC interior relocators, and Lower Mainland/Alberta buyers seeking relative value.

The Upper Mission market rewards patience. Well-priced, well-presented homes move. Overpriced listings sit. Buyers here are sophisticated and do their homework — which means having the right representation matters more, not less.

Recent sale · 2025

How fast do well-priced homes sell in Upper Mission?

Two days. A custom-built rancher with a full basement, just over 2,500 square feet, went live on the MLS® in June 2025 and had an accepted offer forty-eight hours later. The deal was firm 20 days after it listed, and the asking price was never reduced. Braden listed it for an owner who was downsizing.

Twenty days is the number worth remembering if you are researching this neighbourhood from Vancouver, Calgary or Toronto and picturing an unhurried spring of weekend viewings. Homes that are priced correctly and present well do not sit here waiting to be found.

It did not sell that quickly because it was cheap. It sold that quickly because the price was right on the first day and never had to chase the market down. The stack underneath helped — two garages rather than one, and a lower level with its own entrance — but pricing is what turned interest into a signed offer inside a weekend. A listing that opens high and corrects later spends its best two weeks of buyer attention being scrolled past.

Dining area of a custom-built Upper Mission rancher, with french doors open to a covered deck and the dry Okanagan hillside and neighbouring rooflines beyond.

Source: Interior REALTORS® Matrix, sold record, June–July 2025.

Open-plan kitchen and dining area with a granite island, dark hardwood floors and vaulted ceiling, with dry Okanagan hillside and pines visible through the windows.
Aerial view of a hillside neighbourhood under fresh snow, with snow-covered roofs and pines, and the city and Okanagan Lake in the valley below.
Front exterior of a two-storey Kelowna home with grey siding, timber-accented gables, a covered upper deck and a three-car garage.

UPPER MISSION MARKET REPORT

Free, Monthly Data — Direct to Your Inbox

Active listings, benchmark prices, days on market, and what’s actually selling in Upper Mission — plus Kettle Valley, Lower Mission and Crawford Estates. Delivered each month. No spam.

Market Report — Upper Mission Kelowna

By asking for the report you are asking me to email it to you each month. It is sent by Braden Koop Personal Real Estate Corporation, Koop Homes Group, REMAX Kelowna — 100-1553 Harvey Ave, Kelowna, BC V1Y 6G1 · 250-801-8725 · braden@koophomes.ca. Every email has an unsubscribe link, and one click stops it for good.

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Upper Mission Homes for Sale

The MLS® listings shared to this site are above. For a search beyond them, or a second opinion on any of them, reach out directly.

Book a Call to See Current Listings →

Living in Upper Mission, Kelowna

Upper Mission isn’t a neighbourhood you stumble into — you choose it deliberately. The benchland location means a short drive to everything Kelowna offers, while still maintaining the kind of privacy and quietness that’s genuinely rare in a growing city. Read the full lifestyle guide.

Schools

École Dorothea Walker Elementary is the primary feeder school, with strong academics and French Immersion. Okanagan Mission Secondary (45th of 252 BC public high schools, Fraser Institute 2024–2025) serves the broader mission area. See the full schools guide.

Recreation & Lifestyle

  • Okanagan Lake: multiple boat launches and beaches, 10–15 min
  • Direct access to Okanagan Mountain Park trail network
  • Short drive to Kelowna Golf & Country Club, Harvest Golf Club
  • South Kelowna wine corridor — CedarCreek, St. Hubertus & Oak Bay, Summerhill Pyramid
  • Kettle Valley Village nearby — coffee, groceries, restaurants, yoga

Commute & Connectivity

Roughly 15–20 minutes from downtown Kelowna via Gordon Drive and KLO Road. The tradeoff is real — but for buyers prioritizing space, views, and lifestyle over urban proximity, it’s not a tradeoff at all.

Area alerts

Watching one particular pocket of Upper Mission?

Draw the exact area you care about on the map — a few streets, one ridge, one side of a road — and I’ll email you when something new lists inside it. One email field, nothing else.

Draw your area on the map

Who Buys in Upper Mission

Understanding your buyer is how you price, present, and position correctly.

The Move-Up Kelowna Buyer

They’ve owned in the Lower Mission or Glenmore for 8–12 years, built equity, and are ready for the home they always intended to own. Upper Mission is the destination.

The Lower Mainland or Alberta Buyer

Coming from markets where $1.5M buys a townhouse, Upper Mission is a revelation — 4,000 square feet, a view, a triple garage, a quiet cul-de-sac. They do the math quickly.

The Single-Level Buyer

Moving from a larger property but not willing to sacrifice quality or views. Upper Mission’s lock-and-leave ranchers and walkout bungalows serve this segment well.

The Remote-Work Relocation

Post-2020, this buyer emerged as a significant force. Space, lifestyle, and connectivity made Upper Mission one of the biggest beneficiaries of BC’s internal migration shift.

Work With Braden in Upper Mission

Representing buyers and sellers in Upper Mission is different from general Kelowna real estate work. The pricing nuance is real — a 10% lot size difference, a view corridor addition, or a specific school catchment can mean $100,000+ in value. You need someone who has done that math in this specific neighbourhood, not someone running comparable sales from across the city.

Braden Koop, REALTOR®, works with REMAX Kelowna, and most of his work is in Upper Mission and Kettle Valley. His clients get:

  • Accurate, defensible pricing — backed by neighbourhood-specific data, not broad city averages
  • New listings as they come up — I watch the MLS® System daily for these streets
  • Representation that’s in your corner — whether you’re buying your forever home or extracting maximum value from a sale

There’s no obligation. Just a conversation about what you’re trying to accomplish.

Book a Free Consultation →

or text me direct: 250-801-8725

Upper Mission Kelowna — Frequently Asked Questions

What is the average home price in Upper Mission Kelowna?

Upper Mission homes typically range from $1.5M to $4M+, depending on size, lot, views, and finishes. Estate properties and custom builds on large lots with unobstructed lake views can exceed this range significantly.

Is Upper Mission a good investment?

Upper Mission has a limited land supply and a strong owner-occupancy profile, and it is not a high-turnover speculative market. Past performance does not predict future value; I can show you the sold history for any street you are considering.

How is Upper Mission different from Kettle Valley?

Both are premium neighbourhoods in the Mission, but they have distinct personalities. Upper Mission tends to have larger lots, more established landscaping, and a quieter, more private feel. Kettle Valley is newer, more master-planned, with a walkable village centre and stronger community programming.

What schools serve Upper Mission?

École Dorothea Walker Elementary and Okanagan Mission Secondary are the primary public schools. French Immersion is available. Private options are also accessible within a short drive.

Can I see current Upper Mission listings?

Yes. Reach out directly and Braden can pull every active listing in real time, including homes that may not yet be publicly marketed.

Choosing an agent

Buyer’s agent vs. listing agent in Upper Mission

The two roles aren’t interchangeable. A buyer’s agent negotiates on your behalf against the list price and surfaces comps before you overpay. A listing agent prices, stages, and markets a property to get the highest defensible offer. I represent buyers and I represent sellers in Upper Mission, never both in the same deal — not one specialty dressed up as full service.

Buyer’s agent

Pulls active and off-market inventory, runs comps before you tour, and negotiates price and conditions on your behalf. Paid by the seller’s side of the transaction — costs you nothing directly.

Listing agent

Prices the property against real recent sales (not wishful comps), manages marketing and showings, and negotiates offers back toward list. The difference between a good and average listing agent shows up in days-on-market and final sale price.

What to Look For in an Upper Mission REALTOR®

Six things that actually predict whether an agent will get you a good outcome here — not generic checklist filler.

Comp depth at this price tier

Upper Mission inventory runs $900K–$2.5M+. An agent who mostly works entry-level Kelowna listings won’t have real comps for this range on recall.

Negotiation track record

Ask what they actually got off (or over) list on their last few closes here — not a general “I negotiate hard” claim.

DDF® / MLS® System fluency

Fluent in the MLS® System and in what the listings shared to sites like this one leave out. Matters most when inventory is thin.

Response time

Upper Mission moves fast at the right price point. An agent who takes a day to reply loses you showings.

Local knowledge, not city-wide

Upper Mission has its own pricing logic, lot patterns, and buyer pool — different from Lower Mission or Kettle Valley even a few minutes away.

Licensing and brokerage backing

Confirm their BC REALTOR® licence number is active and current, and who backs the transaction if something goes sideways.

Credentials

Braden Koop Personal Real Estate Corporation — BC REALTOR® #191956

Kelowna-born. #4 individual agent at REMAX Kelowna (2025). #17 in Canada, REMAX Canada Top 30 Under 30 (2025), ranked on commissions earned. 74 Google reviews, 5.0 average. Handles both buyer representation and listing strategy in Upper Mission — not just one side of the transaction.

Common Questions

Do I need a different realtor to buy vs. sell in Upper Mission?

No — I can represent you whether you’re buying or selling, and you want an agent with real experience on both sides, not just one. One critical distinction in BC, though: a single agent legally can’t represent both the buyer and the seller in the same transaction — dual agency was banned across the province in 2018 as a conflict of interest. So when you’re buying, don’t lean on the listing agent for guidance; they already represent the seller and are legally bound to the seller’s interests, not yours. You want your own agent in Upper Mission — working only for you.

What should I ask before hiring an Upper Mission realtor?

Their recent comps at your price point, their actual negotiation results (not a general claim), and whether they have full DDF access or only their own brokerage’s listings.

Does a buyer’s realtor cost me anything?

Not directly. In a standard BC transaction, the full real estate commission is paid from the seller’s proceeds at completion and appears on the seller’s statement of adjustments — as a buyer you don’t write a cheque for it. It’s built into the overall deal rather than genuinely ‘free,’ but that structure keeps the cost on the seller’s side of the closing, not yours.

Thinking of selling

What’s your home worth?

Not an algorithm’s guess. I build your comparative market analysis myself — from recent sold comps on your street — and you’ll have it within one business day. No cost, no obligation, no sales pitch.

Get my home value →

#4 individual agent at REMAX Kelowna (2025) · 74 Google reviews and counting

Ready to Make a Move in Upper Mission?

Whether you’re buying, selling, or just doing your homework — a 20-minute call with someone who knows this market is worth more than an hour of scrolling listings. No pressure. No pitch. Just clarity on what the Upper Mission market looks like right now and what your options are.

Book a Free Consultation →

or text me direct: 250-801-8725

Braden Koop — Personal Real Estate Corporation | REALTOR® | REMAX Kelowna
Serving Upper Mission, Kettle Valley, and the wider Mission

Browse current Upper Mission listings →

The Upper Mission numbers, in detail

Every figure below comes from a fresh Interior REALTORS® Matrix pull. Sold prices, negotiating room, and how long homes actually take to sell.

Front courtyard patio with an umbrella table and a maple tree at a Kelowna homeOctober 2026Kelowna Speculation Tax: What Mission Home Buyers Need to KnowSeptember 2026Who Buys in the Missions, by Budget: 318 SalesSeptember 2026Upper Mission Kelowna: Braden’s Market Predictions for 2027September 2026What Upper Mission Homes Actually Sold For, by Budget
Earlier Upper Mission posts (24)

Looking at what is on the market right now? Upper Mission homes for sale — the MLS® listings shared to this site, updated daily.