Selling Your Large East Hill Home to Move to the Lake

Quick answer: Moving from a large East Hill home to the lake works best when you plan the sale and purchase together: decide whether to sell first or buy first, line up financing, and do extra due diligence on any waterfront property, including docks and foreshore rules. Keeping the East Hill house as a rental or second home has tax and short-term rental rules to check first.

East Hill is only about 10 to 15 minutes by car from the beaches on Kalamalka Lake, and Okanagan Lake is also within easy reach of Vernon. So for many owners, a move to the lake isn’t about leaving Vernon. It’s about trading stairs and a big yard for a view and a dock. Here’s how to approach it.

Step 1: Know what your East Hill home is worth

Large East Hill homes vary a lot. A restored 1910s character home on a big lot, a mid-century family home and a newer infill house can all be “large,” but they attract different buyers and sell differently. Your BC Assessment reflects market value as of July 1 of the previous year, so it’s a starting point, not a price.

Before you shop for the lake, get a realistic value based on recent sales and current competition. I’m happy to prepare a free market snapshot, and you can see what’s currently available on my featured listings page.

Step 2: Decide whether to sell first or buy first

Selling first

You know exactly how much you have to spend.
You can write a clean, unconditional offer on a lake property.
The risk is that you may need somewhere to live in between, so ask for a longer completion date.

Buying first

You secure the lake home you want, which matters when good waterfront is scarce.
You may need bridge financing or an offer that’s subject to the sale of your East Hill home. Sellers often prefer offers without that condition.
You carry two properties if the sale takes longer than expected.

Talk to your lender early. Knowing your numbers before you fall in love with a view makes the whole process calmer.

Step 3: Get the East Hill home ready

Large older homes often have a list of small deferred items. Before listing:

fix safety issues and anything leaking;
gather permits and receipts for past upgrades (electrical, roof, heating, oil tank removal);
declutter and let the character features show;
tidy the yard, since many East Hill lots have mature trees and big gardens.

My selling your East Hill home page has a fuller checklist.

Step 4: Do your homework on the lake property

Waterfront and near-water properties need extra due diligence:

Docks and foreshore. In BC, the Province owns nearly all lake foreshore. A private dock needs to meet the terms of the Province’s General Permission or have a Specific Permission or lease. Ask the seller for any authorization and confirm the dock’s status.
Strata rules. Many lake-area homes are in strata complexes. Review the bylaws, minutes, depreciation report and any rules about moorage, rentals and pets.
Setbacks and development permits. Waterfront lots often have extra environmental rules for renovations and additions. Check with the City of Vernon, District of Coldstream or regional district, depending on location.
Insurance. Get an insurance quote before you remove conditions.
Year-round living. Check road access in winter, water supply and how the home is heated.

Thinking of keeping the East Hill house?

Some owners consider keeping the East Hill home as a rental or a second home. A few rules to know as of 2026:

Short-term rentals: BC’s principal residence requirement applies in Vernon, and a City business licence is required. In general, you can’t run a short-term rental in a house you don’t live in.
Long-term rentals: you become a landlord under BC’s Residential Tenancy Act. The 2026 maximum rent increase is 2.3%.
Speculation and vacancy tax: the City of Vernon is in the Province’s taxable area (Predator Ridge excepted), so a home left empty for much of the year may be taxed unless an exemption applies.
Principal residence: generally only one home per family unit can be designated as your principal residence for a given year.

This is general information only. Tax and legal rules change, so confirm with your accountant, lawyer, lender or the Province of BC before deciding.

FAQ

How far is East Hill from the lake?

Kalamalka Lake beaches are about 10 to 15 minutes by car from East Hill, so you can stay connected to downtown Vernon and your old neighbourhood.

Can I make my offer on a lake home subject to selling my East Hill house?

Yes, a subject-to-sale condition is possible, but some sellers see it as a weaker offer. Having your East Hill home listed or priced and ready can help.

Do I need permission for the dock on a waterfront property?

Private docks on BC lakes sit on provincial foreshore and must meet the Province’s General Permission terms or have a specific authorization. Confirm the status before you buy.

If lake life is calling, I’d be glad to help you plan both sides of the move. Call or text me at (250) 550-6979, or browse East Hill homes for sale.