Our mortgage rates.

CASH BACK OFFER

Get up to $5,800 in value with a new mortgage. Offer expires September 30, 2026. Terms & conditions apply.

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Lock in a mortgage rate as low as 3.97% APR. Plus up to $5,800 in value with your new Vancity mortgage. Terms and conditions apply.

4.73% APR^¤

3-year fixed-term fixed-rate high-ratio insured

4.78% APR^**

Special offer

3-year fixed-term fixed rate

3.97% APR^◊

5-year fixed term variable rate††

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High-ratio insured mortgages.

Own with as little as 5% down with an fixed-term fixed-rate insured mortgage.

Account Rate as of 2026‑09‑10	Rate* Used to calculate your mortgage payment amount^‡	APR† Total cost of borrowing, includes interest and fees
1-year fixed-term fixed-rate insured residential	4.35%^¤	4.45%^¤
2-year fixed-term fixed-rate insured residential	4.55%^¤	4.60%^¤
3-year fixed-term fixed-rate insured residential	4.70%^¤	4.73%^¤
4-year fixed-term fixed-rate insured residential	4.74%^¤	4.76%^¤
5-year fixed-term fixed-rate insured residential	4.79%^¤	4.81%^¤

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Fixed-term fixed-rate mortgages.

Combine a lower interest rate with a predictable payment schedule and the option to repay a portion of your mortgage ahead of time.

Account Rates as of 2026‑09‑10	Rate* Used to calculate your mortgage payment amount^‡	APR† Total cost of borrowing, includes interest and fees
3-year fixed-term fixed-rate (special offer)	4.75%^**	4.78%^**
4-year fixed-term fixed-rate (special offer)	4.79%^**	4.82%^**
5-year fixed-term fixed-rate (special offer)	4.84%^**	4.86%^**
6-month fixed-term residential	5.49%^◊	5.69%^◊
1-year fixed-term residential	4.55%^◊	4.65%^◊
2-year fixed-term residential	4.65%^◊	4.70%^◊
3-year fixed-term residential	4.80%^◊,α	4.83%^◊,α
4-year fixed-term residential	4.84%^◊,α	4.87%^◊,α
5-year fixed-term residential	4.89%^◊	4.91%^◊
7-year fixed-term residential	4.97%^◊	4.98%^◊
10-year fixed-term residential	5.29%^◊	5.30%^◊

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Open-term fixed-rate mortgages.

Get a low interest rate guaranteed for 5 years, predictable fixed payments and the flexibility to prepay annually a portion of your mortgage ahead of time.

Account Rate as of 2026‑09‑10	Rate* Used to calculate your mortgage payment amount^‡	APR† Total cost of borrowing, includes interest and fees
6-month open-term residential	9.75%^◊	9.95%^◊
1-year open-term residential	9.75%^◊	9.85%^◊
2-year open-term residential	5.65%^◊	5.70%^◊
3-year open-term residential	5.18%^θ	5.21%^θ
5-year open-term residential	5.89%^◊	5.91%^◊

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Variable rate mortgages.

Take advantage of a lower interest rate and fixed monthly payments with a variable mortgage, available with open or fixed term.

Account Rate as of 2026‑09‑10	Rate* Used to calculate your mortgage payment amount^‡	APR^† Total cost of borrowing, includes interest and fees
5-year variable rate fixed-term (Vancity homeprime rate - 0.50%)††	3.95%^◊	3.97%^◊
5-year variable rate open-term (Vancity homeprime rate + 3.30%)††	7.75%^◊	7.77%^◊

Explore open-term variable rate Explore fixed-term variable rate

Find a specialist near you.

Interested in a new mortgage or refinancing? Browse our mortgage specialists to connect with someone in your area.

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Talk through your questions.

For general mortgage inquiries or help with renewing your mortgage, book a time that works for you and we’ll give you a call back.

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Tools to help you get on track.

Estimate mortgage payments

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How to choose a mortgage

Mortgages 101

Break down the costs of buying a home

The affordability equation

Your mortgage application checklist

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^†

The annual percentage rate (APR), compounded semi-annually, not in advance. The APR is based on a mortgage of $300,000 with monthly payments, a 25 year amortization and an appraisal fee of $300. Appraisal fees are subject to change and an increase may result in an increase to the APR. You may be required to pay additional fees which would increase your APR. If there are no cost of borrowing charges, the APR and the interest rate will be the same. 5-Year Variable Rate Fixed Term Mortgage interest rate is compounded monthly, not in advance. Vancity’s Variable Rate mortgage offers you a variable interest rate based on Vancity’s Variable Rate over a 5-year fixed term. Rate changes when Vancity Variable Rate changes. Rates subject to change without notice. Refer to the Vancity Variable Rate section for more information.

^◊

Some conditions apply. Available to Vancity members on new and renewing mortgages where the mortgage loan-to-value is less than 75% and the amortization is 25 years or less. Must be owner occupied. All applicants must meet the Vancity lending criteria. Rate is subject to change or may be withdrawn without notice at any time.

^θ

Some conditions apply. Available to Vancity members on new and renewing Vancity FlexPath Mortgages, designed for members who fall outside conventional lending policy but demonstrate the capacity and intent to repay. Available where the mortgage loan‑to‑value is less than 75%, the amortization is 30 years or less, and the property is owner‑occupied. All applicants must meet Vancity lending criteria. Interest rate may be higher based on a borrower’s credit profile. Rates are subject to change or may be withdrawn without notice at any time. To learn more about eligibility and qualification requirements, members can book an appointment with a Mobile Mortgage Specialist

^α

^¤

Available to members with less than 20% down payment, a residential property with a purchase price under $1,500,000, the amortization is 30 years or less, owner occupied, and who are eligible for and purchase mortgage default insurance. Default insurance is subject to eligibility conditions, limitations and exclusions. All applicants must meet the Vancity lending criteria. The annual percentage rate (APR), compounded semi-annually, not in advance. The APR is based on a mortgage of $300,000 with monthly payments, a 25 year amortization and an appraisal fee of $300. Appraisal fees are subject to change and an increase may result in an increase to the APR. You may be required to pay additional fees which would increase your APR. If there are no cost of borrowing charges, the APR and the interest rate will be the same. Rate is subject to change or may be withdrawn without notice at any time. This rate cannot be combined with the mortgage cash back offer.

^§

Some conditions apply. Available to Vancity members on new and renewing mortgages where the amortization is 25 years or less, and residential property with a purchase price under $1,000,000. Must be owner occupied. All applicants must meet the Vancity lending criteria. Rate is subject to change or may be withdrawn without notice at any time.

^††

The interest rate for a Vancity Homeprime (variable rate) mortgage is tied to the Vancity Homeprime Rate. As mortgage interest rates fluctuate with market conditions, they move in sync with the Vancity Homeprime Rate. This is why interest rates are written as Vancity Homeprime Rate “+” or “-” a certain interest rate amount to show how the interest rate is calculated based on the Vancity Homeprime Mortgage Rate.

^**

Some conditions apply. This advertised rate is only available to members with 20% or greater down payment on the property, purchasing a residential owner-occupied property with purchase price under $1,000,000, and mortgage amortization of 25 years or less. All applicants must meet the Vancity lending criteria. The annual percentage rate (APR), compounded semi-annually, not in advance. The APR is based on a mortgage of $300,000 with monthly payments, a 25 year amortization and an appraisal fee of $300. Appraisal fees are subject to change and an increase may result in an increase to the APR. You may be required to pay additional fees which would increase your APR. If there are no cost of borrowing charges, the APR and the interest rate will be the same. Rate is subject to change or may be withdrawn without notice at any time.

^‡

You must qualify for a mortgage using a minimum qualifying rate set by the federal government to show you’ll be able to afford payments at an interest rate typically higher than the actual rate of your mortgage contract. As of Dec. 12, 2023, this minimum qualifying rate is either 5.25% or your interest rate plus 2%, whichever is higher.