District of Coldstream · North Okanagan, BC
The Coldstream real estate guide, area by area
Orchards, ranch land and the north end of Kalamalka Lake, a few minutes from Vernon. This is an independent, plain-spoken guide to buying and selling here: which part of Coldstream fits you, the local rules that catch buyers out, and what homes are doing right now.
- 11,171residents, 2021 Census
- 66.6 km²of land, much of it farmland
- 1906year the District was incorporated
Get Coldstream listing alertsWhat's my home worth?
Population, area and incorporation: Coldstream, British Columbia (Wikipedia, citing Statistics Canada).
Coldstream homes for sale right now
Live MLS® listings across Coldstream, from Middleton Mountain to Lavington. Tap a home for photos and details.
$1,750,0006651 Buchanan Road, Coldstream4 bed · 3 bath · 3,137 sq ftResidential · MLS® 10400501
Listed by Sotheby's International Realty Canada
$14,900,00012407 Coldstream Creek Road, Coldstream7 bed · 10 bath · 17,577 sq ftResidential · MLS® 10397885
Listed by Sotheby's International Realty Canada
$5,100,0008104 Kalavista Drive, Coldstream4 bed · 3 bath · 3,988 sq ftResidential · MLS® 10399398
Listed by Re/Max Vernon
$1,995,0007938 Graystone Drive, Coldstream4 bed · 5 bath · 3,492 sq ftResidential · MLS® 10399105
Listed by Chamberlain Property Group
$2,299,9008792 Cortland Place, Coldstream5 bed · 4 bath · 4,042 sq ftResidential · MLS® 10398519
Listed by Re/Max Vernon Salt Fowler
$1,612,00010770 Coldstream Creek Road, ColdstreamLand · MLS® 10397773
Listed by Remax Kelowna
See all 30 homes for sale on the live map
Listings from the Association of Interior REALTORS® MLS® System, updated Sep 28, 2026, 5:11 a.m. (Pacific). Information is deemed reliable but not guaranteed and should be independently verified. Listing brokerage shown on each card. The trademarks MLS®, Multiple Listing Service® and REALTOR® are controlled by The Canadian Real Estate Association (CREA). Presented by Sean Phillips, REALTOR®, Coldwell Banker Executives Realty.
Start with the map
Seven parts of Coldstream, seven different lives
Coldstream is one municipality, but a hillside view home on Middleton Mountain and a hay field in Lavington have almost nothing in common. The District doesn't publish an official neighbourhood list, so these are the local names people actually use. Only "Middleton Mtn Coldstream" and "Lavington" appear as sub-areas on the MLS® system; the rest fall under "Mun of Coldstream".
Middleton Mountain
Newer homes and lake-and-valley views on the Coldstream side of the mountain, closest to Vernon shopping. Expect steep driveways.
Pros & cons 2 · LakeKal Lake North End
Kal Beach, Pumphouse Beach, Kalavista and the Rail Trail at your door. The scarcest and priciest homes in the District.
Pros & cons 3 · Town centreCentral Coldstream
Level, established lots around Kalamalka and Aberdeen roads, walking distance to Coldstream Elementary, the hall and Cenotaph Park.
Pros & cons 4 · Park-sideKidston
Family streets with a school and a trailhead into Kalamalka Lake Provincial Park. Grassland, wildlife and bigger lots.
Pros & cons 5 · Rural viewCosens Bay Road
Privacy and big views on the edge of a 3,218-hectare park. Summer park traffic and the most wildfire homework.
Pros & cons 6 · AcreageColdstream Valley
Hobby farms, hay and ranch land along Coldstream Creek and Highway 6. Room to breathe, with farmland rules to learn.
Pros & consTake the 2-minute neighbourhood quizBest places by lifestyle
Before you fall for a listing
Four Coldstream rules that change the math
1. It is not an Airbnb town
Coldstream only allows bed-and-breakfasts run by the owner inside their own principal residence, and council reaffirmed that in February 2026 (Castanet). The province's principal residence requirement applies here too (BC government). If a sale pitch leans on nightly rental income, walk carefully.
2. The speculation and vacancy tax applies, and it doubled for 2026
Coldstream is inside the Speculation and Vacancy Tax area. The 2026 rates are 1% of assessed value for Canadian citizens and permanent residents who don't qualify for an exemption, and 3% for foreign owners and untaxed worldwide earners (BC SVT rates). Full-time residents are generally exempt but every owner still has to declare each year. This matters most to second-home buyers.
3. No 20% foreign buyers' tax here
The Regional District of North Okanagan is not one of the areas where BC's additional 20% property transfer tax applies (BC specified areas). The general transfer tax still applies, and a separate federal restriction on non-Canadian buyers is worth checking with a lawyer.
4. Farmland and acreage come with homework
Large parts of the District are zoned agricultural or rural residential, and much of the valley is in the Agricultural Land Reserve. Septic versus sewer, water source, what you can build and whether you can subdivide all vary parcel by parcel. The acreage, ALR and zoning page walks through it.
Market snapshot · Updated September 2026
What homes are doing
There are no official Coldstream-only statistics, so these are the North Okanagan benchmark figures from the Association of Interior REALTORS®, plus one clearly labelled look at current Coldstream asking prices.
- $782,100North Okanagan single-family benchmark, July 2026 (+1.9% year over year)
- $561,000Townhouse benchmark, July 2026 (+3.2%)
- $316,200Condo benchmark, July 2026 (−0.5%)
- $1.125MMedian Coldstream asking price, 84 listings on one portal, 28 Sept 2026
Sources: Vernon Matters, reporting AIR data (7 Aug 2026); kelownahomes.com Coldstream page (asking prices, not sales). Across the whole Interior REALTORS® region, August 2026 sales fell 13.4% year over year, partly because of wildfire evacuations.
Coldstream asking prices sit well above the regional single-family benchmark because so much of what's for sale here has a lake view, acreage or both. With listings sitting longer in late summer 2026, buyers have more room to negotiate than they did a year ago. See the full market page and 2026 Coldstream news.
Listing alerts
Get new Coldstream listings by email
Tell Sean what you're after and he'll build a custom saved search on the MLS® system for the parts of Coldstream that fit, from Middleton Mountain view homes to Lavington acreages. New matches land in your inbox as soon as they're listed.
Prefer to browse now? Search North Okanagan listings on realestatevernon.ca.
Living here
The lake of a thousand colours
Kalamalka Lake gets its colour from calcium carbonate (marl) that forms in warm water and shifts it from cyan to deep blue (BC Parks). Coldstream holds the lake's north end: Kal Beach at the Vernon–Coldstream line, smaller beaches along the shore, the Okanagan Rail Trail heading south toward Kelowna, and 3,218 hectares of grassland and pine in Kalamalka Lake Provincial Park.
If waterfront is the goal, Sean's sister site covers waterfront homes around Vernon's three lakes.
Kal Lake, beaches and the Rail Trail · Schools, services and seasons
A little history
A Governor General's orchard
The Coldstream Ranch dates to 1863. In 1891 Lord and Lady Aberdeen bought it, built the Grey Canal irrigation system and planted tens of thousands of fruit trees; he became Governor General of Canada two years later. The District was incorporated on 21 December 1906, the same year the Coldstream Estate Company was formed. During the Second World War, troops trained on the ranch in a log village built for street-fighting practice.
Selling in Coldstream?
Know your number before you list
Coldstream homes are hard to price from a website estimate: lot size, view, sewer or septic, ALR status and outbuildings move value a lot. Ask for a no-cost price opinion based on recent sales, or run the net proceeds estimator first.
Free guide
Coldstream Buyer's Field Notes
A short checklist of the questions Sean asks on every Coldstream showing: jurisdiction, sewer or septic, water source, ALR, SVT, wildfire interface and short-term rental rules.
Keep exploring
Everything on this site
- Neighbourhoods, pros & cons
- Best places to live
- Kal Lake & Rail Trail
- Lifestyle & schools
- Acreage, ALR & zoning
- History
- Buying guide
- Coldstream vs Vernon
- Neighbourhood quiz
- Affordability calculator
- Selling & home value
- Market & news
- Home search
- FAQ
- About Sean
- Contact
Looking just over the line? Sean also writes about East Hill, one of Vernon's older neighbourhoods, and keeps every North Okanagan MLS® listing searchable at realestatevernon.ca.
Questions? Call or text
Talk Coldstream with someone who lives next door
Sean Phillips lives full time in Okanagan Landing, on the far side of Vernon, and works with buyers and sellers across Coldstream, Lavington and Vernon. Ask about a street, an acreage, a well or septic question, or what your place might sell for. No pressure, just straight local answers.