Cost of Living in Kelowna in 2026

Updated October 2026. Every figure below comes from the source named next to it, with the period it covers.

If you are thinking about moving to Kelowna, the first question is usually what it will cost to live here. Housing is the biggest line by far, but taxes, utilities, transportation and childcare all add up. This guide brings together the latest official numbers for the Kelowna area so you can build a realistic monthly budget before you move.

Buying a home

These are the September 2026 benchmark prices for the Central Okanagan, which includes Kelowna, West Kelowna and Lake Country:

Source: Association of Interior REALTORS®, September 2026.

On top of the price, budget for BC property transfer tax (1% of the first $200,000 and 2% of the portion up to $2,000,000), legal fees, an inspection and, for a new home, GST. My first-time home buyer plan works through the full cost of a purchase, and what $800,000 buys in Kelowna shows what a mid-range budget gets you. Prices vary a lot by area, so compare them on my Kelowna neighbourhoods page.

Renting

Average rents in purpose-built rental buildings in the Kelowna area, October 2025:

The vacancy rate was 6.3%, up from 3.6% a year earlier, which gives renters more choice than in recent years. These figures cover purpose-built rentals with existing tenants, so asking rents for newly listed units are often higher, and rented condos and suites are not included.

Source: CMHC Rental Market Survey, Kelowna CMA, October 2025.

Property tax

• 2026 increase: the City of Kelowna’s 2026 budget raised municipal property taxes by 4.40%, about $115 a year for the average homeowner. The City does not publish a single “average” total bill, because it depends on your assessed value.
• Home Owner Grant: if the home is your principal residence, the BC Home Owner Grant reduces your 2026 property tax by up to $770, or up to $1,045 for seniors, veterans and people with disabilities, for homes assessed up to $2,075,000. From January 1, 2027 the regular grant becomes $570.
• Speculation and vacancy tax: Kelowna, West Kelowna, Lake Country and Peachland are taxable areas. Every owner files a declaration each year. Most owners who live in the home or rent it long term are exempt; for 2026 the rate is 1% for Canadian citizens and permanent residents and 3% for foreign owners where the tax applies.

Sources: City of Kelowna, 2026 budget; Province of BC, Home Owner Grant; Province of BC, speculation and vacancy tax rates.

Utilities

• Electricity: most of Kelowna is served by FortisBC, and the City of Kelowna runs its own electric utility in parts of the city. FortisBC rates rose 3.63% on January 1, 2026, about $5.35 a month for an average home using 825 kWh a month.
• Natural gas: from July 1, 2026, FortisBC’s own example puts a home using 8 GJ a month at $113.88 a month before other fees and taxes. Use is much higher in winter than in summer.
• Water, sewer and garbage: these are billed by the City or your local water utility and depend on where you live and how much you use. The City has a water bill calculator.

Sources: FortisBC electricity rates; FortisBC natural gas rates.

Getting around

• Transit: a BC Transit single ride in Kelowna is $3, a DayPASS $6 and an adult 30-day pass $80.
• Car insurance: basic vehicle insurance in BC is through ICBC. Premiums depend on your driving record, vehicle and use, so get a quote before you move. The Province has frozen basic rates through spring 2027.
• Driving: most of Kelowna outside the core is car-oriented. Living downtown or near the Rutland bus exchange is the easiest way to drive less.

Sources: BC Transit, Kelowna fares; Province of BC, ICBC rates.

Taxes and health coverage

• Sales tax: BC charges 7% PST on most goods and services, on top of 5% federal GST. If you are moving from Alberta, which has no provincial sales tax, budget for the difference.
• Health coverage: BC eliminated Medical Services Plan premiums on January 1, 2020, so there is no monthly MSP bill. New residents still need to enrol, and coverage usually starts after a waiting period.

Sources: Province of BC, PST; Province of BC, MSP premium elimination.

Childcare

BC’s Child Care Fee Reduction Initiative lowers fees at participating licensed centres by up to $900 a month for a child under 36 months in group care, and up to $545 a month from age 3 to kindergarten. It is not income-tested and needs no application. Families with lower incomes can also apply for the Affordable Child Care Benefit. Spaces are limited, so join waitlists early.

Source: Province of BC, Child Care Fee Reduction Initiative.

What income do you need?

Living Wage BC’s 2025 report puts the living wage for Kelowna at $25.95 an hour, compared with $27.85 for Metro Vancouver. It is a useful benchmark for what it takes to cover basic costs here, though your own budget will depend mostly on what you pay for housing.

Source: Living Wage BC, 2025 report.

How Kelowna compares

For most people moving from Metro Vancouver, Kelowna is cheaper, mainly because of housing: in September 2026 the Central Okanagan single-family benchmark was about $727,500 below Metro Vancouver’s. For people moving from Calgary it is the other way around, and housing is the main reason. My Moving to Kelowna guide sets out the full comparison, and the Vancouver and Calgary and Edmonton guides cover each move in detail.

Planning a move? I help buyers relocating to Kelowna choose a neighbourhood and buy before they arrive. Get in touch or call 250-863-7700.

Frequently asked questions

Is Kelowna expensive to live in?

Housing is the main cost. In September 2026 the Central Okanagan benchmark price was $1,057,200 for a single-family home, $696,600 for a townhouse and $496,700 for a condo. That is well below Metro Vancouver but above Calgary.

What is the average rent in Kelowna?

In October 2025, average rent in purpose-built rentals in the Kelowna area was $1,597 for a one-bedroom and $2,098 for a two-bedroom, with an overall vacancy rate of 6.3%, according to CMHC.

How much did Kelowna property taxes go up in 2026?

The City of Kelowna’s 2026 budget raised municipal property taxes by 4.40%, about $115 a year for the average homeowner. The BC Home Owner Grant can reduce the bill by up to $770 for a principal residence in 2026.

What is the living wage in Kelowna?

Living Wage BC’s 2025 report puts the Kelowna living wage at $25.95 an hour.

Do I pay MSP premiums in BC?

No. BC eliminated MSP premiums on January 1, 2020. New residents still need to enrol, and coverage usually starts after a waiting period.