Community Spotlights

New construction is getting a lot of attention in Boundary Country right now — and for good reason. But before you fall in love with fresh finishes and a brand-new floor plan, there are a few things worth understanding first.

If you've been watching the Grand Forks market lately, you've probably noticed more conversations happening around new construction. A home built to current energy standards. Modern layouts. Brand-new systems. No one else's renovation decisions to undo.

There's real appeal there — and I don't want to diminish it.

But as someone who has guided buyers through a wide range of property types, I've seen what happens when people walk into a new build purchase without fully understanding what they're actually buying. Not because anyone misled them — but because the details that matter most rarely show up in the listing photos.

This post is my attempt to give you the honest version.

What "New Construction" Actually Looks Like Here

First, some context specific to our market.

In Grand Forks, Christina Lake, Greenwood, Rock Creek, and Midway, new construction almost always means one of three things:

• Detached single-family homes built on individual lots

• Spec builds designed and constructed by local builders, then listed for sale

• Custom builds where you work with a builder on a lot you've purchased or they hold

This is worth naming clearly, because the new construction experience in Boundary Country looks very different from what you'd encounter in a larger urban centre. We're not talking about condo towers, large strata developments, or presale assignments. What we're talking about is more personal — and in many ways, more nuanced.

Spec vs. Custom: Understanding the Difference

On paper, a spec home and a custom build can look remarkably similar. Same fresh finishes. Comparable price points. Both brand new. But the experience of purchasing them — and what you're actually agreeing to — can feel very different.

A spec home has already been designed and is either under construction or complete. The builder has made the decisions: the layout, the finishes, the fixtures. What you gain is speed. If the home is finished or near completion, you're looking at a relatively straightforward purchase with a faster move-in. What you give up is input. The finish choices are largely set, and significant changes — if permitted at all — typically come at a cost.

A custom build gives you more control over the outcome, but it requires more from you too. Longer timelines. More decisions. And more opportunities for costs to shift along the way as materials, labour, and your own choices evolve. This isn't a reason to avoid custom builds — it's simply a reason to go in with clear eyes.

Neither option is inherently better. The right choice depends on your timeline, your budget, and how much energy you have for the process.

The Fine Print That Buyers Often Miss

Here's where I want to spend a little time, because this is where I see buyers get caught off guard.

New doesn't always mean fully finished.

When you're looking at a new build listing, ask specifically about what's included in the purchase price. Some items that buyers assume are standard — and sometimes aren't — include:

• Landscaping (the lot may be graded, but little else)

• Appliances

• Driveways and fencing

• Finished basement or secondary spaces

• Window coverings

GST applies to new construction in a way it doesn't to resale homes. Depending on the purchase price and how the home will be used, you may be eligible for a partial rebate — but this needs to be factored into your true cost of purchase from the beginning, not discovered at the end.

Upgrade costs add up. Builder base pricing is exactly that — a base. If you're buying a spec home with room for finish selections, or a custom build where you're choosing everything from flooring to fixtures, every upgrade is a decision point that affects your final number. Going in with a clear budget for upgrades — separate from your purchase price — is a conversation worth having early.

Builder Contracts Are Not the Same as Resale Contracts

This is one of the most important things I can share, and it's worth reading carefully.

When you purchase a resale home, you're working within a fairly standardized contract framework. Most buyers are at least somewhat familiar with the general shape of it.

Builder contracts are different. They're typically written to protect the builder, and the terms can vary significantly from one builder to the next. Before you sign, pay close attention to:

Deposit structure. How much is due, and when? Are deposits refundable under any circumstances?

Completion timelines. What happens if the build is delayed? Are there any provisions for you if completion is pushed by weeks or months?

Change order policies. If you want to make a change after the contract is signed, what is the process and the cost? Some builders are flexible; others are not.

Warranty coverage. New homes in BC are covered under the BC Homeowner Protection Act, which mandates specific warranty coverage through a registered warranty provider. Understanding what's covered, for how long, and what the claims process looks like is essential — not something to skim.

Having an experienced REALTOR® advocate on your behalf during the builder contract process isn't a luxury. It's the kind of guidance that can save you significant stress — and money — down the road.

The Genuine Upside of Buying New

I want to be clear: I'm not here to talk you out of new construction. Far from it. There is real and meaningful value in a home built to modern standards, and for many buyers, it's the right choice.

When you buy new, you're typically getting:

• Better energy efficiency. Modern insulation, windows, and mechanical systems translate to lower utility costs and a more comfortable home year-round.

• Contemporary layouts designed for the way people actually live today — open concepts, main-floor primary bedrooms, practical storage.

• Lower maintenance in the early years. With new systems and new materials, the likelihood of unexpected repair costs in the first several years is significantly lower than with an older home.

• Peace of mind that comes from knowing the history of a home — because you're the history.

These are not small things. For the right buyer, they are exactly the right reasons to pursue a new build.

The Local Reality in 2026

Here's what I'm seeing on the ground in Grand Forks and Boundary Country right now.

Inventory is limited, as it has been across much of rural BC. New builds come up in waves, often tied to individual builders and their project timelines. When a well-priced, well-built home comes to market, it doesn't always sit.

What gives buyers an advantage in this environment isn't just watching what's listed on MLS® — it's knowing what's in progress. What builders are active. What's coming. That kind of local knowledge is exactly what I work to maintain, so I can serve buyers who are serious about finding the right home in this area.

My Role in a New Build Purchase

If you're considering a new build in Grand Forks, Christina Lake, Greenwood, Rock Creek, or Midway, I'd encourage you to have a conversation before you start the search in earnest — not after you've already found something you love.

Understanding the landscape before you're emotionally invested in a particular property allows us to approach the process with clarity. We can talk through what type of build suits your timeline and goals, what questions to ask before you see a contract, and what the true cost of purchase looks like when all the variables are accounted for.

There's no pressure in that conversation. Just information, so that whatever decision you make is one you're confident in.

Ready to Talk Through Your Options?

If you're curious about what's currently being built — or coming soon — in Grand Forks and Boundary Country, I'm happy to share what I'm seeing. Whether you're ready to move forward or simply planning ahead, a no-pressure conversation is always available.

Casie Schellenberg, Personal Real Estate Corporation REALTOR® | ABR® | SRES® | CLHMS™ eXp Realty | 3x Icon Award Winner

📞 778-209-0305 🌐 grandforksbchomesales.com

Let's talk when you're ready.

The information in this post is intended for general educational purposes. Real estate transactions involve individual circumstances; please consult with a licensed professional for advice specific to your situation.

Posted by Casie Schellenberg Personal Real Estate Corporation | Boundary Country Living

There's a moment — somewhere along Highway 3, as the forested hills open up and a cluster of preserved heritage buildings comes into view — where Greenwood quietly announces itself. No billboards. No fanfare. Just a main street that looks like it stepped out of 1902 and simply decided to stay.

That's part of the charm. Greenwood holds the distinction of being Canada's smallest incorporated city, a title it wears without any particular fuss. With a small, close-knit population nestled in the heart of Boundary Country, it's the kind of place that invites you to slow down, look around, and pay attention to the details — the painted storefronts, the mountain backdrop, the unhurried pace of daily life.

What surprises most people, though, is how much there is to actually do here.

Whether you're driving through on a road trip, considering a move to Boundary Country, or simply looking for a weekend that feels genuinely different, Greenwood has a way of exceeding expectations. Here's what I've found makes it worth your time.

Start at the Museum — Seriously, Don't Skip This One

Greenwood's story starts underground. During the late 1800s copper boom, this small stretch of the Boundary region exploded with mining activity, and Greenwood briefly became one of the most prosperous communities in all of British Columbia. You can feel that energy — still — when you walk through the downtown core.

The Greenwood Museum & Visitor Centre on Copper Avenue (Highway 3) is the natural first stop, and it earns that recommendation. Housed in a heritage building at 214 S. Copper Avenue, it covers the full arc of the city's story — from the copper rush and the B.C. Copper Company's smelter to one of its more sobering chapters: the internment of over 1,000 Japanese Canadians here during World War II. The exhibits include a replica of the Deadwood bar, military memorabilia, early hockey history, and artifacts that bring the region's past to life in a compact, well-curated space.

One visitor put it simply: the exhibits were "extremely informative and attractive" — and for a small-town museum, that's genuinely high praise.

The museum also serves as the local Visitor Centre, so you can pick up maps, a self-guided Heritage Walking Tour of the downtown streetscape, and information on the Phoenix Interpretive Forest Driving Tour — all in one stop. The entrance has a non-slip ramp for those with mobility needs, and a gift shop featuring local Japanese art, rocks, minerals, and books is worth a browse on your way out.

Hours (2025): May–June and September–October, 10 AM–4 PM daily. July and August, 9 AM–5 PM. November through April, by appointment. Contact: (250) 445-6355 | greenwoodmuseum@shaw.ca

Get Outside: Trails for Every Kind of Pace

Here's what that means for people who love the outdoors: Greenwood sits at the centre of some remarkably accessible wilderness, and you don't have to drive an hour to find a trailhead.

The Kettle Valley Railway (KVR) Trail — part of the Trans Canada Trail — is the most beloved. This historic rail corridor winds through forests, past abandoned mine sites, and along mountain streams, with gentle grades that make it accessible for hikers, cyclists, and horseback riders alike. The engineering is part of the experience; the route's historic bridges and remnants of the old Columbia & Western Railway give the whole thing a quiet, unhurried grandeur. In winter, snowshoeing and snowmobiling (where permitted) bring the trail to life in a completely different way. The KVR is accessible from Midway (Mile 0) or the Kettle River Recreation Area, about 30 km from Greenwood.

For something closer to town, the Jubilee Mountain hike offers panoramic views of Greenwood and the valley — a wonderful payoff for a relatively manageable climb. The Boundary Falls Trail is another local favourite, threading past smelter slag ruins and remnants of the historic Dewdney Trail. History and landscape, layered together in a single walk.

For ATV riders, crown land and backcountry routes are plentiful. Helmets are mandatory for cyclists in BC, and it's worth checking current trail conditions at Trailforks (trailforks.com) before heading out.

Trails are open year-round, dawn to dusk, and free to access. Trail maps are available at the Visitor Centre.

A Day at Jewel Lake

Just 10 kilometres north of Greenwood, Jewel Lake is exactly what the name suggests — calm, clear, and tucked into a narrow mountain valley surrounded by lush timber. It's the kind of lake where you can genuinely hear yourself think.

The Jewel Lake Provincial Park campground on the north shore and the Jewel Lake Resort on the south shore give visitors real options depending on what kind of day (or weekend) they're after. The resort offers camping, picnicking areas, and boat and cabin rentals, which means you don't need to haul your own gear to get out on the water. Canoeing, kayaking, swimming, fishing, and boating are all well-suited to the lake. Rainbow trout fishing has a well-earned reputation here.

In winter, marked cross-country ski trails add another dimension entirely — and for ATV enthusiasts, a lookout at Mt. Roderick Dhu is worth the detour.

Day use is free and open year-round. The provincial campground runs May 1–September 30. The resort is typically open May 1–October 15. Jewel Lake Resort: (250) 445-6500 | info@jewellakeresort.ca

Phoenix Ski Hill: Community-Run and Genuinely Fun

Eight kilometres east of Greenwood, Phoenix Mountain has been a local ski and snowboard destination for well over a century — making it one of the oldest ski hills in Western Canada. It's a not-for-profit, community-run operation, and that ethos shapes every part of the experience. Groomed runs, a terrain park, terrain for every skill level, and lift tickets that typically run $20–$40 per day. This is not a resort. It's a mountain and a community showing up for each other every winter.

For families relocating from a larger centre who worry about trading away winter recreation — Phoenix is one of those quiet reassurances. The hill runs Fridays through Sundays during the winter season (December 15–March 31, weather permitting), with additional days added during holidays.

Come summer and fall, the same area opens up for hiking through alpine meadows, with trails connecting to the historic Phoenix ghost town and the interpretive forest. It's worth the drive up even just for the views.

Contact: (250) 444-6565 | skiphoenix@gmail.com | phoenixmountain.ca

Don't Overlook the Parks

Greenwood's green spaces are small but meaningful. Nikkei Legacy Park — a beautifully maintained Japanese-style rock garden in the heart of downtown — was created in honour of the Japanese Canadians who were interned in Greenwood during World War II. It's a quiet, reflective space, and one that adds real depth to the story the museum tells. Lion's Park offers a more family-forward experience, with picnic areas and a playground that make it an easy stop for an afternoon.

Both parks are free, open year-round from dawn to dusk, and maintained by the Greenwood Community Association and the Greenwood Parks and Trails Foundation.

Cool Off at the Municipal Pool

It's a simple pleasure, but it's worth mentioning — the Greenwood Municipal Pool, located right in front of City Hall, is a seasonal outdoor pool that the community genuinely rallies around each summer. Swim lessons, lifeguard supervision, a welcoming atmosphere. It runs June 15–August 31, noon to 6 PM daily (weather permitting). For families with young children, it's one of those neighbourhood touchstones that quietly signals something important about a community's character.

Why Greenwood Keeps Coming Up in Conversations About Relocation

Over the past year or so, I've had more conversations than I can count with people who are quietly researching communities like Greenwood. They're asking the right questions — what's the school situation, is there a real sense of community, what do people actually do here when the summer tourists are gone?

What I've found is that the people most drawn to Greenwood are the ones who've already decided, on some level, that a different kind of life is possible. They're not running away from something. They're moving toward something — more space, more connection, more time for the things that actually matter.

Greenwood, for all its smallness, has a way of making that feel entirely plausible.

Thinking About Boundary Country?

If this area has sparked your curiosity — whether you're planning a visit, exploring a potential move, or simply wondering what life in Greenwood or the broader Boundary region might look like — I'd love to have that conversation with you.

There's no pressure and no rush. My role is simply to help you find clarity, ask the right questions, and explore whether a place like this aligns with the next chapter you're imagining.

When you're ready, I'm here.

Casie Schellenberg Personal Real Estate Corporation | eXp Realty Serving Grand Forks, Greenwood, Christina Lake, Midway, Rock Creek & Boundary Country, BC

Helpful Resources:

• View All Greenwood Homes For Sale.

• Ultimate Greenwood Community Guide 2026 Edition

Casie Schellenberg is a Personal Real Estate Corporation proudly serving Grand Forks and Boundary Country, BC. With years of experience representing buyers and sellers across small-town and rural British Columbia, she specializes in rural and lifestyle properties, from in-town homes to acreages and farms, with deep knowledge of zoning, water systems, septic, environmental considerations, and wildfire awareness. A consistent top producer and multi-year ICON achiever, Casie holds the ABR®, SRES®, and CLHMS® designations and proudly works with eXp Realty, combining big-market tools with small-town service. Known for her calm, clear, and human-first approach, she guides clients through life’s major transitions with education, advocacy, and steady support — whether they’re buying, selling, or relocating to Boundary Country.