I've been living in downtown Fernie for 17 years and selling real estate here for 8. In that time I've watched a lot of buyers fall in love with the idea of downtown before they've actually lived through a summer in it. This one's for them.

Downtown Fernie is sold like a postcard: quaint 2nd Avenue with its mountain backdrop, historic buildings full of character, strolling out of your front door to the coffee shops and stores. All of that's true, but it's not the whole truth, and I'd rather you hear the whole story from me than find it out after you've signed.

What You're Actually Buying

The heart of downtown is 2nd Avenue: independent businesses, coffee shops, restaurants, character and history that makes this feel like a real town instead of a resort village. No big-box strip mall, no chain-store sprawl. Everything within a few blocks has a local face to it.

Properties close to the core are consistently some of the most sought-after in this market, and the price reflects it. You're paying for the ability to leave your car parked up for the weekend and walk or bike to everything you need. For some buyers, that's worth every dollar of the premium.

The Part Nobody Puts in the Listing

Here's what doesn't make it into the real estate photos: downtown Fernie is not quiet. Road closures for special events, a steady wave of tourists, elusive parking spots, and the train whistle at all times of day and night. 2nd Avenue on a Saturday afternoon in summer is a different animal than the sleepy main street you saw on your ski trip in February.

Parking gets tight. Sidewalks get crowded. If you live in an historic building like me, it literally shudders every time the train passes through. If your idea of downtown living is a peaceful stroll every morning, summer will test that. I'd rather you visit on a chaotic mid-summer Saturday before you buy, than fall for the quiet October showing and get surprised later.

There's also the noise. Restaurants and bars on 2nd Avenue can make for a lively evening scene, which some people love and other people specifically move to Fernie to avoid. And you're a lot closer to the train tracks too.

Two Downtowns, One Address

Winter here is busy, but most of the traffic is on the mountain during the day, so 2nd Avenue in the morning is quiet, storefronts dusted in snow, streets fairly calm. The energy shows up in the evenings: aprés crowds moving between restaurants and bars, a steady flow from 4pm onwards.

The trade-off in winter is practical, not social. Streets narrow with snowbanks, on-street parking gets tighter, and the sidewalks get icy. If you're buying downtown for the walkability, know that walkability in February looks different when you're navigating packed snow and ice.

Summer flips the pattern. There's a full day of foot traffic from tourists, the Wednesday Social noise and crowds, and every event on the summer calendar landing back to back. There's no quiet morning built in. Downtown in July runs busy from breakfast to last call.

The actual quiet you're picturing, the peaceful stroll, the empty sidewalk, the slow coffee, that's April and May, October through November. Some of the businesses cut their hours, some close outright for a few weeks, and the town exhales. If that's the version of downtown you fell in love with, it's real. It's just not throughout the year.

None of this is a reason to avoid downtown. It's a reason to buy it with your eyes open. You're not choosing one lifestyle, you're choosing three: a loud, packed summer, a lively winter, and two quiet shoulder seasons in between. Most people who end up loving it downtown are the ones who like all three. The ones who move out are usually the ones who only accounted for one.

Why It Still Works, If You Know What You're Buying

None of this means downtown is a bad move. It means you should buy it for the right reasons. If you want proximity over peace and quiet, if you enjoy people-watching through your window in July, if you enjoy character and owning a piece of history, downtown delivers something no other part of town can replicate.

It can also be a strong rental play, as most of downtown is zoned for commercial use. That same seasonal foot traffic that crowds the sidewalks in summer is exactly what keeps ground floor retail leased and short-term rental occupancy strong. The energy that might annoy a full-time resident is often the same thing paying an investor's mortgage.

The honest version of downtown Fernie is this: busy in July, quiet in November, walkable every single day of the year, and worth every bit of the price premium if that trade-off suits how you want to live. It's not for everyone. It's exactly right for some people. The energy, the views, and the accessibility can't be beaten, but my computer screen is vibrating now as a train passes through and shakes our foundations. I've lived on 2nd Avenue for over 12 years now, and I love it!

If you're trying to figure out whether downtown living is for you, that's a conversation worth having before you make an offer, not after. Reach out anytime at (778) 745-0347 or phil@philgadd.com. I'll walk you through it, literally from experience.

Phil Gadd is the owner of First Tracks Real Estate Group, operating under eXp Realty in Fernie, BC. With deep local knowledge and a client-first approach, Phil helps buyers and sellers across Fernie, Sparwood, Jaffray, and Lake Koocanusa find their perfect mountain property. 72 five-star Google reviews. livinginfernie.com | 778-745-0347

Our daughter Milly was selected as Valedictorian for the Fernie Secondary School G12 graduating Class of 2026. It was with great pride that we watched her deliver an incredible speech in front of a large crowd of her peers, their families and community members - she was confident and assured despite her nerves!

She received the most amazing feedback after commencement, especially from her fellow students, who expressed how much her words resonated with them.

We're sharing Milly's speech here so you can read it in full. Our hope is that it inspires others to go out into the world, stay curious, and discover their own path, at their own pace.

Milly's Full Speech

Kiʔsuʔk wiƣnam, Bonjour, and Good Morning to members of the community, faculty, proud parents, and of course my fellow graduates. My name is Milly Gadd, and I am incredibly honoured to be standing before you today as the valedictorian for the graduating Class of 2026.

First of all, I want to thank the people that make this moment possible. To our parents and families, especially my mum and dad, thank you for the support, encouragement, sacrifices, and the countless hours you put in that led to this moment.

To our teachers, coaches, school staff, volunteers, and mentors, thank you for believing in us even on the days we didn’t believe in ourselves.

To our friends, who were there for the late nights, the stressful weeks, the inside jokes and everything we couldn’t have gotten through alone. Thank you for making these years so special.

I’ve spent a long time thinking about what I wanted to share today and kept coming back to one statistic that has changed the way I think about life.

Apparently, the odds of being born are roughly 1 in 400 trillion. Let’s think about that.

The odds that your ancestors survived. The odds that your parents met. The odds that one exact moment happened in one split second, leading to you to be here today. Out of all the people who could have existed, you are 1 in 400 trillion.

But it’s incredible how often we forget how special we are. We spend so much of our high school years worrying about getting things right.

The perfect grades.

The perfect plans.

The perfect future.

Especially as graduation has approached, it can feel like everyone is asking us what comes next. And it feels like we need all the answers.

But one of the greatest lessons I’ve learned in this past year is that success is not built on perfection. Success is built on the ability to learn from mistakes, adapt when things don’t go according to plan, and keep moving forward anyway. Success is built on resilience.

And if there’s one thing our graduating class understands, it’s that growth rarely happens in a straight line. We’ve all experienced our share of setbacks, lost games, failed tests, missed opportunities, and faced challenges that nobody else could see.

We’ve had moments where we have doubted ourselves and moments where the future felt uncertain. Yet here we are. Not because everything went perfectly, but because we kept going.

For me, this lesson has become especially important as I prepare to leave the Fernie Bubble. After graduation, I’ve decided to take a gap year. And for a long time, I felt like I needed an explanation for my decision. As if choosing a different path meant I was falling behind. But I have come to the realization that growth is not a race, and certainty was never the goal.

After all, we are just teenagers. We are here, standing at the very beginning of our adult lives, and there is an entire world waiting beyond these beautiful mountains.

My gap year is not about uncertainty or failure. It’s about giving myself the opportunity to learn, explore and grow before moving into the next chapter.

And as someone told me earlier this year: Stay curious as long as you can. Because curiosity doesn’t require certainty. It simply asks us to keep moving forward.

After today, every one of us is stepping into something new. Some of us are heading to university, some into the workforce, some into trades and some are still figuring things out.

And maybe that’s what graduation truly is. Not the moment we finally have all the answers, but the moment we realize we don’t need them yet.

I’ve grown up with this graduating class. The people sitting beside me today are the kids I learned to read with, played cops and robbers with on the elementary school playground, sat with in Ms. Webb’s room at lunch, cheered for at games, and laughed with through every awkward and unforgettable stage of growing up.

And for those who joined the Falcon family later, you became part of this story too. Somewhere along the way, this simply became our class.

When I walk through the school hallways, I don’t just see familiar faces. I see stories, I see memories and I see friendships. I see years of shared experiences that helped shape us into who we are today.

Years from now, we won’t remember struggling to finish our capstones the day before they were due, or almost getting sent home early on the grade 11 camping trip. We might not even remember who won senior assassin. But we will remember how this felt. We’ll remember who sat beside us in class. Who cheered us on and who believed in us.

As Maya Angelou once said, people will forget what you said, people will forget what you did, but people will never forget how you made them feel.

And maybe that’s what makes today so bittersweet. Not because it’s ending, but because we finally realize how special it was while we were living it.

As I stand here today, I don’t think that statistic is really about the chances of being born. I think it is about perspective. Because out of 400 trillion possibilities, somehow, we ended up here. And maybe the best thing we can do with this incredible gift is to stay curious, embrace the unknown, and make the most of the life we’ve been lucky enough to receive.

So let us remember that every single one of us here has already won the lottery. Not because of where we’re going, or what we’ve accomplished.

But because, against all odds, we are here. We got this life, we got this town, we got this school, and perhaps most importantly, we all got each other.

Thank you and congratulations to the Class of 2026.

Congratulations to Milly and to the entire Fernie Secondary School Class of 2026. Watching this group of kids grow up in this town, and hearing what they took away from it, is a pretty good reminder of why we love raising a family here.

Milly heads into a gap year next, curious and open about where it takes her. We can’t wait to see it.

This is the kind of community Fernie is. If you’re curious what it’s like to raise a family here, give me a call or send me a note anytime at (778) 745-0347 or phil@philgadd.com.

Phil Gadd is the owner of First Tracks Real Estate Group, operating under eXp Realty in Fernie, BC. With deep local knowledge and a client-first approach, Phil helps buyers and sellers across Fernie, Sparwood, Jaffray, and Lake Koocanusa find their perfect mountain property. 72 five-star Google reviews. livinginfernie.com | 778-745-0347

I've been selling real estate in Fernie for 8 years. In that time I've listed everything from entry-level condos in Ridgemont to custom built homes in Montane, and the lessons about what works and what doesn't have been pretty consistent across all of them.

Fernie is not a generic market. The buyers here have often been researching it for months before they pick up the phone. They know what comparable homes have sold for. They know which neighbourhoods are better than others. Selling here well requires understanding who those buyers are and what they're looking for - not just putting a sign in the yard.

Here's what I tell every seller before we start.

Pricing Right on Day One Is Not Optional

The biggest mistake I see in this market - and it happens more than you'd think - is pricing optimistically and planning to adjust if needed. That strategy doesn't work in Fernie the way some sellers hope it will.

Buyers here are informed. When a property is priced above market, they notice, and they move on. The listing accumulates days on market and starts to carry a stigma - even after a price reduction, buyers want to know why it sat. The negotiating dynamics shift away from the seller the moment a property looks stale.

In a market where homes are currently selling at approximately 98% of asking price, that number is built on correctly priced listings. The ones that went through price reductions aren't in that stat in a flattering way.

I do a detailed comparative market analysis for every listing before we set a price - not a rough estimate, a proper review of what has actually sold recently, in what condition, in what neighbourhood, and at what price per square foot. That's the foundation.

The Preparation Work Matters More Than Sellers Expect

There's a version of home selling that goes: it's a good market, buyers will see past a few things. That's sometimes true in exceptional markets. Fernie in 2021 and 2022 was one of those markets. Today it isn't.

The properties moving fastest and for the best prices right now are the ones that show well. Fresh paint, good landscaping, decluttered interiors, a clearly well-maintained property - all of this affects both how quickly a property sells and what buyers are willing to pay.

I'm direct with sellers about this because it's in their interest. Spending $3,000 on paint and professional cleaning before listing almost always comes back multiple times in a better final sale price. What you skip in preparation often comes back as a credit negotiation after inspection.

Photography Is the First Showing

Every buyer who ends up standing in your home started by looking at photos online. If those photos are dark, shot at bad angles, or don't show the property at its best, buyers self-select out before they ever call for a showing.

Professional photography is non-negotiable on my listings. For properties where it makes sense, drone photography of the surrounding mountain views and neighbourhood context adds real value. In Fernie, where buyers are often making a lifestyle purchase, showing what's outside the home matters as much as what's inside.

Timing — the Fall Market Is Underrated

Summer is when most people think about selling, and there's a logic to it. The mountain looks its best, the town is busy, photos are easy to take. But I've found consistently that the fall market in Fernie is underestimated.

September and October bring back buyers who didn't find what they wanted in spring and summer. They come with real motivation - if they're going to be in for ski season, they need to close by a certain point. The fall market often has fewer competing listings and more committed buyers than summer, which creates good selling conditions.

If you're thinking about listing but not ready to move until later in the year, a fall launch after a summer of preparation is a strategy worth considering seriously.

Understanding Your Buyer

Most Fernie buyers right now are not first-time buyers in the traditional sense. They're semi-relocators from Alberta, investors with a lifestyle bent, American buyers taking advantage of the exchange rate, or people making a permanent move who've done their research.

They are not impulse buyers. That means the way a property is presented and marketed matters. The copy should speak to why someone would want to live in Fernie, not just describe the house. The marketing needs to reach people outside the immediate area as the buyer for your home probably doesn't live in Fernie yet.

My marketing for every listing includes professional photography, proper MLS distribution, targeted social media promotion, and outreach to my network of buyers who are actively looking. The goal is to get the right buyers in front of your property, not just every buyer.

What I Bring to the Table

I've sold properties in Fernie across every market condition this town has seen over the past 8 years. Every one of those transactions has taught me something about how this specific market works: which neighbourhoods command premiums, which property types attract the most interest, what buyers will negotiate on and what they won't.

If you're thinking about selling, whether in the next three months or in a year, I'd rather have that conversation early. The prep work matters, and the earlier we start, the better positioned you are.

Selling well in Fernie is not complicated, but it does require the right preparation and the right pricing from day one. The sellers who do those two things correctly almost always get a good result.

Reach out anytime at (778) 745-0347 or phil@philgadd.com - I'm always happy to have the conversation early, even if you're not thinking about listing for a while.

—

Phil Gadd is the owner of First Tracks Real Estate Group, operating under eXp Realty in Fernie, BC. With deep local knowledge and a client-first approach, Phil helps buyers and sellers across Fernie, Sparwood, Jaffray, and Lake Koocanusa find their perfect property. 72 five-star Google reviews. livinginfernie.com | 778-745-0347

I've been selling property around Lake Koocanusa for years, and that area never stops surprising people in the best way. The colour of the water on a clear July afternoon is something you don't expect, or the stillness and quiet in the early mornings. But buyers can also be caught off guard, so here's a run down of what you need to know before buying property at Lake Koocanusa.

The Water Level Is Not Constant — and That Changes Everything

Lake Koocanusa is a reservoir, not a natural lake. Water levels are controlled by the Libby Dam in Montana, managed by the US Army Corps of Engineers for downstream flood control, hydroelectric power, and irrigation. The lake fills through spring and early summer and draws down from late summer through fall and winter.

This is what surprises buyers most. A property that looks perfectly situated on the water in July might have 20 to 30 feet of exposed shoreline by October.

The practical implication for dock and boat access is real. Floating docks work well here precisely because of the variable water level. Fixed docks can become unusable at low water. Before making an offer on any Lake Koocanusa property, you need to understand the specific water access situation and how it changes across the season, not just how it looks in the listing photos, which are almost always taken in peak summer.

The Canada / USA Border Runs Through the Middle of the Lake

Roughly 42 kilometres of Lake Koocanusa sits in British Columbia. The southern portion crosses into Montana. This matters more than most people expect.

American buyers sometimes assume they can look at property on both sides of the border in the same search process. They can't. BC real estate and Montana real estate are completely separate transactions with completely different legal, tax, and financing frameworks. If you're a US buyer looking at the BC portion of Lake Koocanusa, you're buying Canadian property and all the rules that come with that apply.

On the Canadian side, the BC Property Transfer Tax applies to all purchases, and non-residents need to understand any additional obligations that apply to them specifically. This is something I walk every American client through in detail before we start, so there are no surprises partway through a transaction.

Not All Waterfront Properties Are What They Appear to Be

This is true in most markets, but it’s especially relevant on Koocanusa. Some properties described as waterfront have direct, deeded lake access with a dock. Others are across a road from the water with a shared right-of-way. Others sit at elevation above the lake with beautiful views but require a walk / drive down to the water.

The way a property is described in a listing is not always a complete guide to what the access actually looks like on the ground. Part of my job here is to help you understand exactly what you’re buying - the title, the access rights, the water lease if there is one, and how the property functions at different water levels throughout the year.

So don’t buy a Koocanusa property based on photos alone. The seasonal variation in how these properties look and function is significant enough that site visits at different times of the year are worth doing.

STR Rules fall under the RDEK

If you’re buying on Lake Koocanusa with a plan for short-term rental, you should know that much of the lake falls within Regional District of East Kootenay jurisdiction, and the rules around short-term rentals in rural areas have evolved recently at the provincial level.

There is demand for Koocanusa vacation rentals - the lake draws visitors from across BC, Alberta, and the Pacific Northwest, and summer occupancy rates are excellent on well-marketed properties. But you need to understand the current rules for the specific property and area before you build an investment thesis around rental income.

I always verify the current STR regulations for any specific property before a client makes a financial decision based on rental projections. Getting that clarity before making an offer is a lot easier than getting it after.

Why This Lake Is Genuinely Special

After all of that, I want to say something clearly: Lake Koocanusa is exceptional. The colour of the water is a deep turquoise blue that intensifies in direct summer sun. The surrounding mountains are snow-capped and dramatic. The summers are reliably warm and long by Kootenay standards. The community of people who have properties here is loyal and tight-knit. Properties on this lake hold their value because there are a finite number of them and the demand is genuine.

If you’re interested in the lake country, I’d love to show you around properly. There are properties and pockets of the lake that are less well known, but are really worth a visit in person. That’s where 8 years of working this market and getting to know this area really matters.

Lake Koocanusa is one of BC’s most remarkable waterfront destinations, and one where local knowledge makes the difference between a great purchase and an expensive surprise. Call or text me at (778) 745-0347, or send a note to phil@philgadd.com. I know this lake well, I'm invested in the area personally because I love it so much, and I’m happy to walk you through what would suit your needs.

Phil Gadd is the owner of First Tracks Real Estate Group, operating under eXp Realty in Fernie, BC. With deep local knowledge and a client-first approach, Phil helps buyers and sellers across Fernie, Sparwood, Jaffray, and Lake Koocanusa find their perfect mountain property. 72 five-star Google reviews. livinginfernie.com | 778-745-0347

I hear this fairly often - someone quotes a number they've seen on a listing, or a friend tells them what a place sold for, and they come away with the impression that a million dollars in Fernie doesn't stretch very far. The market has moved, prices are up, and the story they've pieced together is that the window has closed.

Here's the more honest picture: a million dollars in Fernie in 2026 still buys you something meaningful. It just doesn't buy what it bought three years ago. Whether that's a problem depends entirely on what you're comparing it to - and most of the people I talk to are comparing it to the wrong thing.

Let me show you what $1 million actually gets you right now, across three different scenarios.

Scenario One: A Move-In Ready Detached Home

At $1 million, you're in solid detached home territory in Fernie. Not the very top of the market, but genuinely in the running for a well-maintained, move-in-ready single-family home in an established neighbourhood.

What that looks like in practice: three or four bedrooms, a double garage or carport, a proper yard, updated mechanicals, and a location within the town boundary - think Ridgemont, the Annex, or a smaller new build. If the property has been renovated or is newer construction, you may be looking at quartz countertops, a heat pump, EV charger rough-in, and finishes that reflect a buyer pool that demands decent interior finishing and quality materials.

However, if you want a detached home in The Cedars or Montane - Fernie's more sought-after residential neighbourhoods - a million dollars will get you to the starting line, not the finish. Homes in those neighbourhoods with mountain views and premium finishes often start at $1.2M to $1.5M, depending on the year they were built and the finishing quality.

But a move-in-ready family home, properly located, with a real backyard and a garage? That's still a million-dollar purchase in Fernie, and it's a good one.

Scenario Two: A Premium Townhome or Half-Duplex

If you're buying as a part-time user, an investor, or someone who wants lower maintenance without sacrificing quality, a million dollars opens up the best of Fernie's townhome and half-duplex market.

The top end of Fernie's multi-family market has moved upwards over the past two years. Well-positioned townhomes - newer construction, good strata management, proximity to the resort access road - are now regularly transacting in the $850K to $1.1M range. At a million dollars, you have decent choice in this segment.

What you're getting: two to three bedrooms, quality finishes, low-maintenance living, and in some cases direct access to ski terrain or trail networks. The best units have decks with mountain views, attached garages, and strata fees that reflect a well-run building rather than one that's been deferring maintenance.

For buyers interested in short-term rental income, this is also the segment where the STR math starts to make serious sense - provided you've verified the strata permits it. A well-positioned Fernie townhome running as a strong STR can generate $40,000 to $50,000 in gross annual revenue. That doesn't cover a million-dollar mortgage on its own, but it changes the carrying cost conversation significantly.

Scenario Three: Something Special — Land, Views, or Mountain Access

Take a million-dollar budget and go looking for something a little different, and Fernie can still surprise you.

In town, a million dollars with the right timing can find you an older home on a large lot in a prime location - something you may need to renovate substantially, building equity through the work. West Fernie in particular has a cluster of larger residential properties that attract buyers with this kind of project appetite.

Further out, the Elk River corridor toward Morrissey or the properties above Fernie toward the valley walls start delivering acreage, privacy, and views. A million dollars in that direction buys a genuinely different lifestyle.

What $1M Doesn't Buy You Anymore

Let's be direct about this, because the market has moved and pretending otherwise helps no one.

A million dollars no longer buys you a brand-new luxury detached home in a premium Fernie neighbourhood with ski-in access and high-end finishes. That product exists, but it's a $1.5M to $2.5M conversation depending on the specifics.

It doesn't buy you much if you want to purchase a lot and build a new home. The lots themselves are $250-350K, and construction costs in this market have climbed to the $500/sq ft range in this area.

And if you've been watching Fernie listings for a few years and remember what a million dollars looked like in 2021 or 2022, you're going to notice the shift. The market ran hard during and after the pandemic years, and while it's not moving at that pace now, it certainly hasn't reversed.

The Right Comparison

Here's the thing about the 'you can't get much for a million anymore' narrative: it's usually coming from someone who's comparing Fernie to itself five years ago, not to anywhere else.

Compare a million-dollar Fernie property to what a million dollars buys in Canmore right now (a smaller townhome, fewer options, tighter STR rules) and Fernie still looks good. Compare it to what a comparable mountain lifestyle costs in Whistler, Revelstoke, or any US ski market, and it looks very good.

Fernie's market has grown up. A million dollars here isn't what it was. But in the context of what mountain real estate actually costs in 2026, it's still a number that opens real doors - if you know what you're looking for and have someone who can show you where the value actually sits.

If that's you, I'd genuinely enjoy the conversation. Reach out to Phil at 778-745-0347 or phil@philgadd.com.

—

Phil Gadd is the owner of First Tracks Real Estate Group, operating under eXp Realty in Fernie, BC. With deep local knowledge and a client-first approach, Phil helps buyers and sellers across Fernie, Sparwood, Jaffray, and Lake Koocanusa find their perfect property. 72 five-star Google reviews. livinginfernie.com | 778-745-0347

I've been selling real estate in Fernie for 8 years and living here for 17 years, so I know this town pretty well - the parts that make people fall in love with it and the parts that catch newcomers off guard. This post is the guide I wish someone had handed me, before I made the move.

Most real estate content about Fernie sells the dream. The mountain, the powder days, the sense of community. All of that is real and none of it is exaggerated. But there's more to the picture, and buyers who come in with a complete and honest understanding of life in Fernie tend to be the happiest ones after they've settled in.

What's Great (and Why People Never Leave)

Let's start with what's true: Fernie is a genuinely special place to live. The ski mountain is 10 minutes from downtown and consistently delivers some of the best snow in North America. Fernie Alpine Resort gets over 900 cm of annual snowfall in a good season, and the terrain is diverse enough that families with young kids and expert skiers with decades of experience can all enjoy the mountain.

But skiing is just one season. Summers in Fernie are excellent. The Elk River running through town is one of the best fly-fishing spots in western Canada and draws paddlers, swimmers, and picnickers from May through October. The extensive trail network - including Ridgemont, Montane, Provincial Park, Island Lake and Mount Fernie - draws riders and hikers from across the continent. Biking, hiking, climbing, camping; the outdoor recreation opportunities never stop.

The community is the other thing that catches people off guard in the best way. Fernie is small enough that you genuinely know your neighbours, your kids' teachers, the people you buy groceries from. The Memorial Arena is a hub in hockey season. 2nd Avenue has local restaurants and stores that have been here for years. There is a rootedness to Fernie that larger mountain communities have often lost as they've grown. You feel it pretty quickly when you arrive.

The Winters: What You're Actually Signing Up For

Fernie winters are full on. The snowfall that makes the mountain world-class, is the same snow you're shovelling on your driveway, off your roof, and dealing with on the roads. If you're moving from a mild-climate city and have never experienced a genuine Rocky Mountain winter, give this some honest thought.

The town handles snow well. Local plowing is reliable on main streets, and Fernie residents develop a rhythm around winter that becomes second nature within a season or two. But you will need a good set of winter tires, a reliable vehicle, and good gear. Some winters are long. March and April can still deliver significant snowfall.

The Crowsnest Pass occasionally closes or sees difficult conditions in severe weather, which matters if you're planning to drive to Calgary, Lethbridge, or need to travel regularly in winter. Most residents have a story of getting trapped in the Pass overnight in a snowstorm.

None of this is a deterrent for people who love winter and move here specifically for it. But for people who tolerate winter but don't love it, it's worth an honest conversation before you commit to a purchase.

Cost of Living: What Most Guides Don't Tell You

Real estate in Fernie costs money - we've covered that elsewhere. But the cost of groceries, services, and day-to-day living is also higher than other areas.

Fernie is not a large urban centre with competitive pricing across all consumer categories. Groceries at our local stores generally cost more than at a Costco or a Superstore. Certain services - trades, contractors, specialty retail - reflect the smaller labour and supply pool of a mountain town.

The upside is that some things cost less or go further: you're not paying for parking, traffic is measured in minutes rather than hours, and there's a reasonable cost of recreation once you've made the initial investments (gear, passes, etc.). But if you're budgeting a move to Fernie, don't plan your grocery spend based on what you pay in Calgary.

Internet, Healthcare, and Services: The Practical Reality

Most of the town now has access to fibre connectivity and high speed internet. For remote workers, this has changed the equation considerably compared to even five years ago - working from Fernie is genuinely viable for many people in a way it wasn't before.

Healthcare is a real consideration. Fernie has the Elk Valley Hospital with emergency services and some specialist access. But for complex procedures, specialist appointments, and certain healthcare needs, you will be travelling to Cranbrook (about an hour), Calgary (3 hours), or even to Kelowna / Vancouver. People who have significant ongoing medical needs should understand this part of the picture clearly before making a long-term commitment.

Schooling is good. Fernie has a solid elementary and secondary school system, and there is a strong community around youth sports, arts, and outdoor education. Many families who move here specifically cite the quality of life for kids as one of the best parts of Fernie. Kids grow up outside, connected to the mountain and the outdoors, in a community where they're known.

Air travel requires either driving to Cranbrook Airport for limited regional service or making the trip to Calgary International for full connectivity. For people who travel frequently for work or family, this is one of the real trade-offs.

What Surprises People Most

Almost everyone who moves to Fernie says the same thing after their first year: they didn't expect the community to feel so real so quickly. This is not a resort bubble. People have deep roots here. Families go back generations. And yet newcomers are genuinely welcomed - especially those who show up willing to participate, to join the hockey association or the mountain bike club, to volunteer for the events that make the town tick.

The pace of life surprises people too. It's slower than a city, in every dimension. The lineups are short. The commutes are nothing. The evenings are quiet. The stars shine brightly. For some people this is an adjustment; for most of the buyers I've worked with who made the move, it becomes one of the things they're most grateful for.

The mountain access never gets old. That's the other consistent thing I hear. Years in, people still say they look up at the mountain on a powder day and feel something. That part does not go away.

Who Fernie Is For — and Who It Might Not Be Right For

Fernie is a great fit for people who genuinely love an outdoor lifestyle across multiple seasons, who value community connection over urban convenience, and who are either self-sufficient in their career (remote workers, self-employed, established in a local field) or have transferable skills in trades, healthcare, tourism, or education.

It is probably not the right permanent move for someone who needs easy access to major healthcare on an ongoing basis, who relies on a large and varied urban job market, or who is primarily driven by urban amenities like diverse dining, retail, cultural events, and nightlife.

Most buyers know which camp they're in. The move to Fernie tends to be a value-driven decision more than a purely financial one. People come here because they want a different kind of life, and by and large, they find it.

I've helped a lot of people make this move over the years. The ones who thrive are almost always the ones who came in with clear eyes, honest expectations, and a genuine love for what Fernie offers. The buyers who struggle are usually the ones who fell in love with the dream of Fernie without quite accounting for the reality of it.

Both the dream and the reality are good. Fernie delivers on what it promises - you just have to know what you're actually signing up for.

If you're seriously considering a move to Fernie and want to talk through the real picture — lifestyle, neighbourhoods, what your budget gets you, and what the process looks like — reach out to Phil at 778-745-0347 or phil@philgadd.com.

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Phil Gadd is the owner of First Tracks Real Estate Group, operating under eXp Realty in Fernie, BC. With deep local knowledge and a client-first approach, Phil helps buyers and sellers across Fernie, Sparwood, Jaffray, and Lake Koocanusa find their perfect property. 72 five-star Google reviews. livinginfernie.com | 778-745-0347

Price-anchored research is one of the most common ways buyers start their Fernie journey. They have a number in mind, they want to know what it buys them, and they want to see real examples before they call anyone. This post is for that buyer.

$700,000 is a meaningful budget in Fernie. It gets you into the market in a real way — not at the lowest entry level and not at the high end, but right in the range where you have genuine options across different property types. Here is what that number is working with right now, across three different categories.

Option 1: A Townhome Near the Core

At $700K, you're in solid townhome territory in Fernie. Think two to three bedrooms, a garage or covered parking, a small outdoor space, and a location within a reasonable distance of downtown and the highway. Newer townhome buildings in this price range have typically been updated with modern finishes — open kitchens, decent primary bedrooms, and nice views from a deck or balcony.

The trade-off at this price point is usually square footage and outdoor space. Townhomes in the $650K-$750K range are efficient rather than expansive, which suits buyers who want low-maintenance mountain living or a property they'll use seasonally and leave locked up without worry.

These types of homes will usually be in a strata, so you'll need to read the strata documents carefully before an offer — not after. Check the rules around pets, short term rentals, what the fees are and what services they include.

Who this suits: couples, small families, seasonal users, buyers downsizing from larger properties, and investors who are willing to do the strata due diligence.

Option 2: An Older Detached Home with Character

At $700K, you can find a detached single-family home in Fernie — but you're likely looking at older stock, which in Fernie typically means character-filled homes in established neighbourhoods like West Fernie, the downtown core, or the Annex.

West Fernie specifically offers some of the most affordable detached home options in the area, with the Elk River as your backyard and a short bike or drive to town. Properties here tend to sit on larger lots and offer the kind of outdoor space — big yards, gardens, room for a dog and a woodpile — that townhome living doesn't.

The honest picture at this price point for detached homes: you may be inheriting older systems (furnace, roof, windows) and you should budget for renovations and maintenance work. The properties that have been renovated and modernized in this range will move faster and occasionally over asking. The ones that need love are where the value sits.

Who this suits: buyers who want land, a yard, and space — families, buyers who want a permanent primary residence rather than a lock-and-leave, and people who can take on a project and build equity through upgrades.

Option 3: A Cabin or Small Acreage Outside Town

Take that $700K budget outside the Fernie town boundary and the options shift. In the surrounding area — toward Jaffray, the Hosmer area, or properties along the Elk River corridor — a $700K budget can access a small cabin on acreage or a rural residential property with significantly more land and privacy than you'd find in town.

This category appeals to a specific buyer: someone who values space and quiet over walkability and proximity to amenities. If you're thinking about a property you'll use for homesteading and outdoor living, with schools and stores a secondary draw rather than the primary one, this type of property deserves a look.

The trade-offs are real: you're further from town services, you'll be doing more driving, and rural properties carry different maintenance considerations. But for the right buyer the value compared to what $700K buys in town is striking.

Properties around Lake Koocanusa, Tie and Rosen Lakes, also open up at this budget. Lakefront and near-lakefront options are available in this range that simply don't exist anywhere close to what a buyer would pay on comparable BC lakes closer to Vancouver.

What the $700K Market Is Doing Right Now

The $700K range is active. Properties in this bracket that are well-presented, in good condition, and correctly priced are not sitting for long. The broader Fernie market is selling at about 98% of asking price on average, and that pattern holds in this range.

If you're a buyer at $700K, having your financing arranged and being ready to move when the right property comes up is genuinely important. The days of deliberating for two weeks and scheduling a second viewing at your leisure are behind us in this market.

A $700K budget in Fernie gives you real options. Which option is right depends on what you're actually looking for — a vacation base, a family home, an investment property, or a rural retreat. Getting clear on that before you start booking viewings saves a lot of time.

This post is part of an ongoing series looking at different price points in the Fernie market. If you'd like to see what $500K, $900K, or $1.2M gets you, those are coming.

If you're working with a $700K budget and want to see what's currently active, call or text Phil at 778-745-0347 or email phil@philgadd.com — happy to pull the current inventory and walk you through the options.

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Phil Gadd is the owner of First Tracks Real Estate Group, operating under eXp Realty in Fernie, BC. With deep local knowledge and a client-first approach, Phil helps buyers and sellers across Fernie, Sparwood, Jaffray, and Lake Koocanusa find their perfect property. 72 five-star Google reviews. livinginfernie.com | 778-745-0347

Some buyers come to Fernie with an investment thesis already formed. They've looked at the ski town, seen the tourism traffic, and assumed a Short Term Rental (STR) here is a reliable income machine. Some of them are right. Some of them haven't asked the right questions yet.

This post is for the buyer who wants the real picture before they start writing offers. What does an STR in Fernie actually earn? What does zoning allow? And what are the things buyers underestimate when they're doing their math?

What the Numbers Actually Look Like

Based on current STR data for Fernie, the average Airbnb listing earns around $190 CAD per night. The median nightly rate sits closer to $150, as the average is pulled up by top-performing properties. Properties in the top 25% of performers earn $230 or more per night; the top 10% command $320 or more.

Average occupancy across the Fernie STR market runs at about 43%. That number also varies significantly: lower-performing properties average around 26% occupancy, while well-run, well-positioned listings are substantially higher.

So lets run the math on a mid-tier property: $150 average nightly rate at 43% occupancy over a year works out to roughly $23,000 CAD in gross annual revenue. A strong performer at $230/night and 60% occupancy gets you closer to $49,000 CAD gross.

These are starting points; your net income depends on management fees, cleaning costs, platform fees, maintenance, mortgage, and property taxes.

What Zoning Actually Allows in Fernie

This is where a lot of would-be investors go wrong. They find a property they love, run the STR numbers in their head, and then discover that the property isn't eligible for a short-term rental licence.

In Fernie, STRs are permitted in primary residences in residential zones. Condo and hotel properties in commercial zones including C-1, C-HWY, CD-2, and R3R are also eligible. Secondary suites, detached suites, garden suites, and secondary homes in residential zones generally do not qualify.

Every STR operator in Fernie needs a City of Fernie business licence. Provincial registration through BC's STR registry is also required. The province's principal residence requirement applies broadly in BC, but Fernie — as one of 14 designated Resort Municipalities — has certain flexibilities that other BC communities do not have.

What this means in practice: if you're buying an investment condo in a condo-hotel zone specifically to run as an Airbnb while you're not there, that's generally viable in Fernie. If you're buying a residential detached home as a non-primary residence and planning to rent it out short-term while you use it a few weeks a year, the rules get more complicated.

Always verify the specific zoning and strata rules for any property before you make an offer with STR income as part of your plan. Do not rely on what a neighbour tells you or what a listing agent implies.

The Seasonality Reality

Fernie is a four-season destination but it is not a four-season equal destination. Ski season (December through March, sometimes into April) is the clear peak. Nightly rates are highest in January. Occupancy peaks in winter months for properties near the resort.

Summer has grown significantly as a Fernie draw — mountain biking, hiking, the Elk River, and the general mountain escape factor have made July and August genuinely busy. But there are shoulder seasons in spring and fall where occupancy softens for many STR operators.

Operators who do best in Fernie are usually the ones who have thought carefully about shoulder-season positioning: pricing adjustments, minimum stay tweaks, targeting specific summer visitor segments, and making their properties stand out with well-staged photos and professional listings. The investors who struggle are usually the ones who projected peak-season occupancy across the full year without accounting for April-May, October-November.

What Buyers Get Wrong

A few things I see over and over when buyers are evaluating STR properties in Fernie.

First, they assume the gross revenue is the net. Management fees typically run 20–30% of gross revenue if you're using a local property manager. Add platform fees, cleaning between stays, supplies, maintenance, and the occasional repair, and your net income from a $40,000 gross-revenue property might be $22,000–$26,000.

Second, they underestimate the competition. There are over 250 active STR listings in the Fernie market. Not all of them compete directly with each other, but a new, average-quality listing does not automatically perform at average occupancy. Positioning, photos, pricing strategy, and responsiveness matter.

Third, they don't read the strata documents. Some strata corporations in Fernie prohibit short-term rentals regardless of zoning. A property can be in an eligible zone and still be STR-restricted by its own bylaws. Read the strata documents. Read them carefully.

When the Numbers Do Work

None of this is meant to be discouraging. The numbers absolutely can work in Fernie — for the right property, in the right zone, with realistic expectations and a professional approach to the listing.

The strongest STR operators in this market tend to own condo-hotel zoned properties close to the resort or in the downtown core, manage their listings actively or use experienced local managers, price dynamically across seasons, and treat the rental as a business with proper accounting and compliance.

For buyers who are buying something they'd love to use personally and want to offset holding costs with rental income, Fernie is also a reasonable place to do that — provided the property is STR-eligible and the personal use weeks don't hollow out your peak-season revenue.

The STR income story in Fernie is real. It just requires homework, not assumptions.

If you're evaluating a specific property for STR potential, I'm happy to walk through the zoning, the comparable revenue data, and the realistic net picture with you before you commit. Getting that clarity before an offer is always better than getting it after. Reach out to me at 778-745-0347 or phil@philgadd.com. STR investor inquiries are welcome — straight answers, no pressure.

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Phil Gadd is the owner of First Tracks Real Estate Group, operating under eXp Realty in Fernie, BC. With deep local knowledge and a client-first approach, Phil helps buyers and sellers across Fernie, Sparwood, Jaffray, and Lake Koocanusa find their perfect property. 72 five-star Google reviews. livinginfernie.com | 778-745-0347

If you've been researching mountain real estate in western Canada, there's a good chance both Fernie and Canmore have shown up on your radar. They're both legitimate contenders: ski hills, outdoor lifestyle, strong rental demand, and real communities of people who chose the mountains over the city.

But they're also quite different, in price, in feel, in the rules around short-term rentals, and in what kind of buyer they suit best. I chose Fernie, so I'm obviously not a neutral party! But I can give you an honest side-by-side so you can make the right call for your situation.

Price: The Most Obvious Difference

Canmore is more expensive. That's the short answer. As of spring 2026, the median home price in Canmore hovers around $1.2 million, with entry-level condos starting in the mid-$500Ks and luxury properties exceeding $3 million. Recreational properties in Canmore have averaged around $1.67 million according to recent reports.

Fernie's pricing is lower across the board. Most single-family detached home sales cluster between $840,000 and $1.2 million, with townhomes and half-duplexes ranging from $600,000 to $900,000 and entry-level condos starting around $400,000.

The gap is meaningful. A budget of $900,000 gets you a lot more in Fernie than it does in Canmore. That difference is one of the primary reasons buyers who discover Fernie after looking at Canmore often pivot quickly.

The Mountain Experience

Canmore is a basecamp. The skiing happens in Sunshine Village, Lake Louise, and Mount Norquay. They're excellent mountains, but you're planning a full day out and driving to access them. The proximity to Banff National Park is also Canmore's major attraction for summer — hiking in the Rockies, Banff townsite, Lake Louise. The scenery is world-class and easily accessible.

Fernie has its ski hill right at the edge of town. Fernie Alpine Resort is 10 minutes from downtown and consistently ranks among the top resorts in North America for snow quality and terrain. Over 900 cm of snow in a good year, 142 named runs, and a ski culture that runs deep in the community. You don't have to drive into a national park to ski. You just go.

For four-season lifestyle, both towns deliver. Fernie has the Elk River for fishing, kayaking, and rafting, mountain biking and hiking trails accessible from your backyard, and a downtown that doesn't thin out in the off-season. Canmore has the Bow River, the Rundle Forebay, and the Rockies as a literal backdrop for every outdoor activity imaginable.

Which mountain you prefer is honestly a personal thing. Spend time in both before you decide if you can.

Short-Term Rental Rules: A Critical Difference

This is one of the most important sections in this comparison for any buyer considering an investment property.

Canmore has very tight STR restrictions. The town has moved to limit short-term rentals in residential zones, largely to protect long-term housing availability. If you're buying in Canmore with the intention of running an Airbnb, your options are significantly constrained unless the property is specifically zoned or designated for tourist accommodation.

Fernie is a designated Resort Municipality under BC's provincial framework, which gives it more flexibility than most BC communities on STR rules. Short-term rentals are permitted in certain zones and property types, including some residential properties and condo-hotel-zoned buildings. The rules still require a City of Fernie business licence and compliance with provincial registration requirements, but the overall STR environment in Fernie is more investor-friendly than Canmore at the moment.

For buyers who want the option of generating rental income, this distinction matters a lot. Verify current zoning rules with your agent and the City of Fernie before any purchase.

Community Feel and Lifestyle

Canmore has grown significantly. With a population of roughly 15,000 and a steady flow of tourists year-round due to the proximity to Banff, it has a more developed commercial infrastructure and a slightly more cosmopolitan feel than Fernie. There are more restaurants, more retail options, and more people passing through at any given time.

Fernie is smaller, quieter, and tighter-knit. The population sits around 5,500 and the community is genuinely connected in a small mountain town way. You'll recognize faces at the grocery store. Kids attend school and play team sports together. People stop and talk on 2nd Avenue. It has a realness that's increasingly hard to find in other resort destinations.

Neither is better — it's a personality fit. Buyers who want more amenities, easier access to a major airport (Calgary is 90 minutes from Canmore), and the energy of a busier town often choose Canmore. Buyers who want genuine small-town community, more value for their money, and a ski hill out their back door often choose Fernie.

Access and Travel

Canmore wins on access. Calgary International Airport is about 75 minutes away, with frequent flights from across Canada and the US. If you're flying in regularly or have clients or family visiting, Canmore is logistically easier.

Fernie is a 3-hour drive from Calgary and Cranbrook Airport is about an hour up the road, with more limited flight service. For buyers who plan to drive down regularly from Alberta, or who want the option of a quick weekend trip, this needs consideration.

For buyers who are relocating permanently or who are driving or flying up from the US, the access story is different. Fernie is around 1 hour to the US border in Montana, and for that buyer profile, the logistics work well.

Resale Potential

Both markets have strong long-term fundamentals. Canmore's proximity to Banff National Park creates permanent scarcity and sustained demand. Fernie's natural boundaries (mountains on all sides) create their own version of supply constraint.

Fernie prices have moved meaningfully in recent years, up nearly 20% year-over-year in median price as of spring 2026. The market is still discovering its ceiling in a way Canmore already has. That's a double-edged observation: there's more upside potential, but also more uncertainty. Canmore is an established market with proven price floors. Fernie is still building its profile.

For most buyers, the resale calculus is secondary to the lifestyle question. If you love the property and the town, and you buy at a fair price in a market with genuine supply constraints, you're probably going to be fine in the long run.

Both Fernie and Canmore are excellent places to buy mountain real estate. The right answer depends on your budget, your lifestyle priorities, how often you plan to visit, and whether short-term rental income is part of your plan.

I obviously know (and love) Fernie best, and I'm happy to talk through what I know about both markets. If Canmore is the right call for you, I'll be honest about that - there's no bad choices here!

Reach out to Phil at 778-745-0347 or phil@philgadd.com for a no-pressure conversation about what makes sense for your situation.

ABOUT THE AUTHOR

Phil Gadd is the owner of First Tracks Real Estate Group, operating under eXp Realty in Fernie, BC. With deep local knowledge and a client-first approach, Phil helps buyers and sellers across Fernie, Sparwood, Jaffray, and Lake Koocanusa find their perfect mountain property. 72 five-star Google reviews.  livinginfernie.com

The number one question I hear from buyers considering Fernie is some version of: 'Is it affordable for us?' It's a fair question. Fernie is a ski destination, and resort towns carry a premium. But the full picture is more nuanced than the headline numbers suggest.

Prices have climbed here over the past few years, no question. But compared to Canmore or Whistler, Fernie still offers real value for buyers. Let me break down what different budgets will get you in this market right now.

The Current Market Snapshot

As of spring 2026, the Fernie real estate market is active. New listings are up about 15% year-over-year, inventory sits at roughly 4.75 months, and homes are selling at close to 98% of asking price. The median price has climbed nearly 20% compared to spring 2025, which reflects genuine demand pressure across all property types.

The average listing price sits around $1.18 million, but that number is pulled up by high-end properties in areas like Alpine Trails, The Cedars, Montane, and Fernie Alpine Resort. For most buyers, the more relevant range runs from $400,000 on the low end to around $1.2 million for a move-in-ready detached home in a central neighbourhood.

Under $500K: Condos and Entry-Level Townhomes

At the sub-$500K mark, you're looking at the condo and smaller townhome segment. One-bedroom condos typically list around $400,000. You'll find some two-bedroom options in older complexes or further from the resort core in this range, but expect to do some work or make some compromises on finishes.

This is the entry point for buyers who want a foothold in Fernie without a big budget. For investors, this price point is also where the STR math starts to pencil out depending on the zone and strata rules. Not all condos in Fernie allow short-term rentals, so that's a due diligence step, not an assumption.

Who buys here: first-time local buyers, investors looking for an opportunity, or buyers from larger centres who want an affordable vacation base.

$500K to $800K: Townhomes, Half-Duplexes, and Older Detached Homes

This is where a lot of the action is right now. The $500K to $800K range gives you access to newer townhomes and condos with two to three bedrooms, duplexes in neighbourhoods like West Fernie, and older detached homes that may need updating but sit on decent lots.

Higher-end townhomes in this bracket, particularly those closer to the resort or with newer finishes, are moving quickly. If you're in this range and serious about a purchase, getting pre-approved and working with someone who knows the inventory in real time is important. Good properties at this price point do not sit.

Townhomes in this range typically run $700K to $900K depending on the building, location, and condition. Half-duplexes can offer more flexibility for buyers who want a yard or a bit more separation between neighbours.

$800K to $1.2M: Move-In Ready Detached Homes

This is the core single-family home range in Fernie. Most recent sales of detached homes have clustered between $840K and $1.2M. At this price point, you can expect a well-maintained three or four-bedroom home in a central neighbourhood with a yard, garage, and good access to amenities.

Buyers in this range include local families, people relocating from bigger centres, lifestyle buyers who want year-round mountain living, and some investor-operators looking for properties with suite potential or enough space to justify the purchase for personal use plus rental income.

Properties in Fernie that are well-maintained, move-in-ready and updated for energy efficiency (heat pumps, EV chargers) are drawing the most attention from buyers right now.

Over $1.2M: High-End and Resort-Adjacent Properties

Above $1.2M, you're looking at premium detached homes, larger acreage properties on the outskirts of town, ski-in-ski-out or resort-adjacent properties, and the highest-end builds in Fernie. The Cedars, Montane, and Fernie Alpine Resort properties commonly transact in the $1.5M to $3M+ range.

This segment attracts a different buyer: often someone who has already done well financially elsewhere and is choosing Fernie as a lifestyle investment or a primary residence upgrade. Cross-border buyers from the Pacific Northwest are increasingly active here, drawn by the currency advantage and Fernie's relative value compared to comparable resort markets in the US.

The Honest Answer on Affordability

Fernie is not cheap. If you're expecting ski-town lifestyle at suburban pricing, you'll be disappointed. But relative to most comparable mountain resort markets in Canada, Fernie still offers genuine value, especially when you factor in the lifestyle, the community, and the long-term trajectory of the market.

The buyers who do best here are the ones who come in with clear priorities: neighbourhood, property type, and a realistic sense of what their budget gets them. If you're thinking about making a move and want a straight-up look at what's available at your price point, that's exactly the kind of conversation I'm here for.

Fernie's market moves fast when the right property hits. Getting clear on your budget and what it realistically buys you before you start looking saves a lot of time and disappointment. If you want a no-pressure conversation about where you fit in this market, reach out.

Call or text Phil directly at 778-745-0347, or send an email to phil@philgadd.com. There's no obligation — just a straight answer about what's possible at your budget.

ABOUT THE AUTHOR

Phil Gadd is the owner of First Tracks Real Estate Group, operating under eXp Realty in Fernie, BC. With deep local knowledge and a client-first approach, Phil helps buyers and sellers across Fernie, Sparwood, Jaffray, and Lake Koocanusa find their perfect mountain property. 72 five-star Google reviews.  livinginfernie.com