Buying Property in Big White
Big White Mountain has become one of British Columbia’s most sought-after destinations for both recreational homebuyers and real estate investors. Known for its world-class skiing, family-friendly atmosphere, and strong short-term rental demand, Big White offers an exciting opportunity to generate income while owning a mountain getaway. But before you dive into the market, it’s important to understand the unique tax rules, utilities, maintenance considerations, and vacation rental dynamics that come with owning property at altitude. This guide outlines everything you need to know about buying property in Big White from GST to Airbnb legality to projected rental revenues to help you make an informed decision and maximize your investment.
TLDR: Buying Property in Big White, BC
Thinking of investing in Big White? Here’s what you need to know:
- GST (5%) may apply on new or commercial-use properties — but you can often claim it back if you’re running a short-term rental.
- Property taxes are paid to Beaverdell, not Big White itself.
- Water utilities are billed through Big White Ski Resort.
- Airbnb is legal, but check strata rules before buying — some buildings restrict nightly rentals.
- Vacation rentals can be very profitable, especially in winter. Studios can earn ~$20K/year; large cabins can hit $100K+.
- Snowy weather means high maintenance — expect frequent repairs, snow removal, and roof upkeep.
- No speculation or vacancy tax, making Big White more attractive than urban BC markets.
- Real estate prices range from ~$180K (studios) to $1.6M+ (chalets).
- Ideal buyers: investors, skiers, families, or remote workers seeking cash flow + lifestyle.
- Lifty Life is the top vacation rental manager in Big White — we handle cleaning, guest support, pricing, and emergency repairs.
- Need a great realtor? We’ve got one who specializes in Airbnb‑friendly properties — reach out for an intro.
GST Implications for Buyers
When purchasing property in Big White, Goods and Services Tax (GST) is one of the most important (and often misunderstood) considerations:
- GST applies to newly built or substantially renovated properties, especially if they’ll be used as short-term rentals.
- Many real estate listings in Big White do not include GST in the advertised price, so buyers need to factor in an additional 5%.
- The good news: If the property is operated commercially (i.e., used exclusively for Airbnb or short-term rental), you may be eligible to claim a full GST rebate.
- It’s strongly recommended to consult a real estate accountant or tax advisor familiar with vacation rental properties before closing.
Property Taxes Are Paid to Beaverdell
Although Big White feels like a self-contained village, it’s technically part of the Regional District of Kootenay Boundary, and property taxes are payable to Beaverdell, a small community over 30 minutes away.
- This can be confusing for first-time buyers expecting a traditional municipal billing setup.
- All property tax matters are handled through the regional district, not the resort or a local town hall.
- Despite the distance, tax rates are often more favorable than in larger resort municipalities.
Utilities Come from Big White Ski Resort
Unlike most cities or towns, water utilities at Big White are privately managed by the ski resort:
- Owners receive utility bills directly from Big White Utilities for water and sewer services.
- Some complexes include utility fees in their strata payments; others bill separately.
- Always review the strata documents or request recent utility bills when purchasing to understand the cost structure.
Big White is Built for Vacation Rentals
Big White thrives in the winter, and short-term rentals (STRs) are one of the most profitable ways to leverage your property:
- Winter months (December to March) bring in premium rates, often $300–$800 per night for larger properties during peak holidays.
- Shoulder seasons and summer are growing in popularity, especially for mountain biking, hiking, and festivals.
- Mid-term rentals (28+ nights) also present tax benefits by removing GST from guest stays.
- Well-furnished, ski-in/ski-out units with hot tubs consistently outperform others in occupancy and revenue.
Maintenance is Non-Negotiable in Big White
Mountain properties are exposed to harsh weather, and Big White’s heavy snow and cold temperatures demand serious upkeep:
- Common issues include ice damming, roof leaks, burst pipes, and hot tub breakdowns.
- Buildings here often need more frequent repairs than similar properties in urban or temperate regions.
- Snow removal is essential, especially for driveways, decks, stairs, and roof edges — either done by strata or a private contractor.
- Budget for ongoing maintenance or hire a local manager who can respond quickly when issues arise.
Understanding Applicable (and Not Applicable) Taxes
Here’s a breakdown of which provincial taxes apply to Big White and which do not:
✅ Applicable:
- Property Transfer Tax (PTT) – 1–3% based on the property’s value.
❌ Not Applicable in Big White:
- Speculation and Vacancy Tax
- Empty Homes Tax
This makes Big White a very attractive tax environment for second-home buyers and investors compared to Metro Vancouver or Kelowna.
Airbnb is Legal — But Always Double-Check
The Big White market is pro-Airbnb and vacation rentals are legal. However:
- Individual strata complexes can create their own rules or restrictions.
- Some buildings permit only 30+ day stays, while others welcome nightly bookings.
- Most properties are Airbnb-friendly, but it’s essential to verify before purchase with:
- A knowledgeable realtor, and
- An experienced property manager like Lifty Life
What Does Real Estate Cost in Big White?
Pricing varies based on size, location, ski access, amenities, and condition. As of 2025, here are approximate market ranges:
| Property Type | Price Range |
|---|---|
| Studio | $180,000 – $250,000+ |
| 1 Bedroom | $250,000 – $375,000+ |
| 2 Bedroom | $400,000 – $550,000+ |
| 3 Bedroom | $600,000 – $850,000+ |
| Chalet/Cabin | $900,000 – $1,600,000+ |
Pro tip: Properties in ski-in/ski-out buildings with hot tubs and good layouts command higher rental returns and resale value.
Who Should Buy in Big White?
Big White is ideal for:
- Ski families who want to enjoy the mountain and rent the unit while away.
- Mountain Bikers who will happily use it during the slower summer months and rent it out for top dollar in the winter.
- Homeowners looking for strong seasonal cash flow and long-term appreciation.
- Remote workers or part-time residents wanting a lifestyle property that earns income.
- First-time STR investors seeking a manageable entry point with professional management options.
How Much Revenue Can You Earn?
Here’s a breakdown of average gross annual rental income in Big White (based on Lifty Life’s internal data and market trends):
| Property Type | Est. Annual Revenue |
|---|---|
| Studio | $18,000 – $24,000 |
| 1 Bedroom | $21,000 – $36,000 |
| 2 Bedroom | $28,000 – $38,000+ |
| 3 Bedroom | $37,000 – $66,000+ |
| Chalet/Cabin | $43,000 – $73,000+ |
Net revenue depends on management, marketing, cleaning, and seasonal occupancy.
Why You Need a Property Manager (Especially in Big White)
Managing a rental in Big White isn’t like managing one in the city. Here’s why:
- Staffing is difficult — cleaners and maintenance workers are limited and unreliable without local networks.
- Emergency response is critical — frozen pipes, roof collapses, and power outages can happen fast.
- Guest expectations are high — vacationers expect premium service, hot tubs, and immediate support.
Lifty Life is the leading property manager in Big White, with:
- On-the-ground staff
- Dynamic pricing tools
- Marketing on Airbnb, VRBO, and Booking.com
- Housekeeping coordination
- 24/7 guest support
- Full financial reporting
Let us handle the stress while you enjoy the income.
Need a Realtor Who Understands Airbnb?
Buying the wrong unit can be a costly mistake since not every building is suited to Airbnb.
That’s why we work with a trusted, local real estate agent who specializes in Airbnb-friendly properties and understands Big White’s regulations, strata rules, and revenue potential.
👉 If you’d like to be connected to our recommended realtor, just reach out.
