Loan-to-Value (LTV) Ratio: What It Is and How It Impacts Your Home Purchase

Loan-to-Value (LTV) Ratio: What It Is and How It Impacts Your Home Purchase
May 13, 2024

When buying a home in Kelowna, understanding the Loan-to-Value (LTV) ratio is crucial. It is a critical factor used by lenders to assess your mortgage application and determine your borrowing risk. Let's delve into what LTV is and how it can impact your Kelowna home buying journey.

What is LTV?

The LTV ratio is a metric used by lenders to assess the risk associated with your mortgage loan. It compares the amount you borrow (loan amount) to the appraised value of the property you're purchasing. A lower LTV indicates a smaller loan relative to the property value, making it less risky for the lender and potentially leading to better loan terms for you.

Calculating Your LTV

The LTV ratio is a simple calculation:

LTV ratio = Loan Amount / Appraised Property Value


Let's say you find a beautiful condo in Kelowna appraised at $500,000. You plan to make a 20% down payment, which translates to $100,000. Your mortgage amount would be $400,000.

LTV ratio = $400,000 / $500,000 = 0.8 (or 80%)

In this scenario, your LTV ratio is 80%.

Why LTV Matters?

Kelowna's real estate market, like many others, has experienced price fluctuations. Understanding your LTV is important for several reasons:

  • Interest Rates:  Generally, lenders offer lower interest rates for mortgages with lower LTV ratios. In Kelowna's competitive market, securing a lower interest rate can significantly impact your monthly mortgage payments and overall affordability.
  • Private Mortgage Insurance (PMI): If your LTV ratio exceeds 80% for conventional loans, you may be required to purchase PMI. This is an additional monthly cost that protects the lender in case of default.
  • Loan Approval: While not an absolute requirement, a high LTV ratio may make it more challenging to qualify for a mortgage, especially for first-time homebuyers in Kelowna.

A Good LTV Ratio in Kelowna

Following industry standards, a good LTV ratio is generally considered to be 80% or below. This signifies a substantial down payment and a lower risk profile for the lender. In Kelowna's market, with potentially higher property values, reaching an 80% LTV may require a larger down payment compared to other areas. Here are some tips for achieving a favorable LTV ratio in Kelowna:

  • Increase your down payment: Saving a larger down payment reduces your loan amount, lowering your LTV ratio.
  • Consider a less expensive property: Look for properties in Kelowna that align with your budget and allow for a higher down payment.
  • Improve your credit score: A higher credit score can qualify you for better loan terms, potentially with lower interest rates even at a slightly higher LTV.

Beyond the Basics

While the core formula remains the same, here's how LTV plays a strategic role in Kelowna's unique real estate landscape:

Competitive Offers

With multiple bids commonplace in Kelowna, a strong LTV (ideally below 80%) strengthens your offer. Sellers are more likely to favor a buyer with a lower LTV, as it signifies a faster and smoother closing process. A lower LTV demonstrates your financial strength and willingness to put more money down, making your offer more attractive.

Building Equity Faster

A lower LTV allows you to build equity in your Kelowna home quicker. As Kelowna property values tend to appreciate over time, a lower LTV ratio ensures a larger portion of your monthly payment goes towards principal reduction, increasing your ownership stake. You'll build equity faster, which provides financial security and opens doors for future opportunities.

Fueling Future Investment

A healthy equity position, achieved through a lower LTV, opens doors for future investment opportunities. You can leverage your equity to access funds for renovations, further investments in Kelowna's real estate market, or even a future rental property, maximizing your financial potential.

Exploring Different Loan Options

Kelowna offers a variety of mortgage programs, each with distinct LTV requirements. FHA loans, for instance, allow for lower down payments (meaning higher LTVs) with upfront and ongoing mortgage insurance premiums. VA and USDA loans, catering to veterans and rural area buyers respectively, may allow for 100% financing with certain qualifications. Understanding these options and their LTV implications is crucial for making informed financial decisions. Different loan programs cater to various financial situations and credit scores. Explore the options available to you in Kelowna and how they impact your LTV ratio.

Combined Loan-to-Value (CLTV)

While LTV focuses on the primary mortgage, CLTV considers all secured loans on a property – including mortgages, home equity loans, and lines of credit. Lenders use CLTV to assess risk, especially when considering multiple loans. Understanding CLTV is important, especially if you plan on using additional financing options in the future.


Understanding your LTV ratio empowers you to make informed decisions in Kelowna's real estate market. By aiming for a lower LTV, you can potentially secure a more affordable mortgage and navigate the competitive Kelowna market with greater confidence.

Coldwell Banker Horizon Realty is here to guide you through the Kelowna real estate journey. Our experienced agents can answer your questions about financing and help you find the perfect property that aligns with your financial goals. Contact us today!

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