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Neighbourhood · Kelowna

Custom Home Builder in Kettle Valley, Kelowna.

Kelowna's award-winning master-planned neo-traditional village in Upper Mission. Central green, working village centre, and a dozen parks.

Established

1996 · Neo-Traditional Plan

Amenities

Village Centre + 12 Parks

Kelowna Airport

30 min · Highway 97

Direct

(604) 897-9390

Overview

Custom home builder in Kettle Valley, Kelowna.

Palermo Homes builds custom homes in Kettle Valley, Kelowna's award-winning master-planned neighbourhood on the south Upper Mission hillside. We design inside the neo-traditional architectural review, cut hillside lots for the view corridor, and deliver the finish standard a $1.65M+ Kettle Valley address demands. In-house cabinetry, custom finish carpentry, and envelope details are the standard our Cabernet Way and Lakestone builds set.

We build for Kettle Valley's neo-traditional guidelines: roof pitches, material palettes, front porches, garage siting, and street-relationship all get planned inside architectural review from day one. We know City of Kelowna permits, the hillside geotech Upper Mission demands, and how to design inside the walkable-village aesthetic.

Kettle Valley was established 1996 on the neo-traditional plan by Ekistics, built through the 2000s around a working village square (coffee shop, restaurant, gym, spa, daycare, clinics). The community sits inside 400+ hectares of Johns Family Nature Conservancy trails with the Kettle Valley Railway trail running through it. Quilchena, Curlew, and Bertram Creek parks anchor recreation. Full SD23 pathway inside the community: Chute Lake Elementary, Canyon Falls Middle, Okanagan Mission Secondary. Summerhill Pyramid, St. Hubertus, CedarCreek, and Tantalus wineries within 10 minutes. YLW is 30-35 min north on Highway 97; Highpointe executive lots push past $2M.

Modern hillside custom home facade with stone entry, Palermo Homes portfolio

Community amenities

What Lakestone residents get access to.

Village Centre

Coffee, Pizza, Gym, Spa

Walkable village square with a dozen resident-serving businesses

Parks

Quilchena + Curlew + Bertram Creek

Waterpark, sport courts, tobogganing hill, plus Okanagan Lake beach

Trails

KVR + Johns Conservancy

Kettle Valley Railway trail through community, 400+ ha regional park adjacent

Schools

Chute Lake · Canyon Falls · OKM

Full K-12 SD23 pathway inside the neighbourhood

Featured build

Modern lakeview custom home on Cabernet Way, West Kelowna by Palermo Homes
West Kelowna, BC

Modern Lakeview Home on Cabernet Way

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Portfolio match for Kettle Valley.

Our Modern Lakeview Home on Cabernet Way in West Kelowna is the closest portfolio match for what a Kettle Valley custom build should be. Hillside cut, full lake-view orientation, custom finish carpentry throughout, and the material palette that fits Kelowna's premium hillside districts. Terrain and view considerations map directly to Kettle Valley lots.

Credentials

Recognized, licensed, and warrantied.

Award-Winning

CHBA Fraser Valley

Awards of Excellence Winner

Experience

15+ Years

Custom homes across BC

Warranty

2-5-10 Home Warranty

Full BC-registered coverage

Licensed

Licensed & Insured

BC Licensed Residential Builder

Kettle Valley, Kelowna

Custom Kettle Valley home interior by Palermo Homes

Why Palermo

Why Kettle Valley clients hire Palermo.

  • 01Neo-traditional guideline fluencyKettle Valley's architectural review checks roof pitches, front-porch depth, material palette, garage siting, and street-relationship on every home. We design inside those rules from the first sketch and manage the submission so nothing bounces back.
  • 02Hillside and view-corridor experienceKettle Valley lots step down the south Upper Mission hillside above Okanagan Lake. Retaining, drainage, and view-first orientation carry real weight. We've been doing hillside custom work for years across the West Kelowna wine district and Lakestone.
  • 03City of Kelowna permit fluencyKettle Valley builds run through City of Kelowna permits and inspection. We know the timelines, the inspectors, and the servicing coordination that Upper Mission hillside lots require.
  • 04Walkable-village design instinctsKettle Valley is not a subdivision of maximized garages. Front porches, human-scale facades, and how the home reads from the sidewalk all matter. We design homes that fit the village and hold their value because of it.
  • 05Same finish standard as our wine-district workIn-house cabinetry, custom finish carpentry, envelope details that hold up. Kettle Valley homes hold their value because neighbours set a high bar and we match it.

What we build in Kettle Valley

Custom homes, renovations, and general contracting.

Custom Homes

Custom home builds in Kettle Valley and across Kelowna. Every project designed around the lot, the view corridor, and how you actually live.

Custom Homes →

Home Renovations

Whole-home renovations, kitchens, bathrooms, and additions in Kettle Valley. Built to the same finish standard as our custom homes.

Renovations →

General Contracting

Project management with in-house crews on the trades that matter. One team, one contract, one point of contact.

General Contracting →

FAQ

Custom homes in Kettle Valley, answered.

How much does a custom home cost in Kettle Valley?
Most Kettle Valley custom builds run $1.8M and up for the home alone, which pencils out around $600 to $900 per square foot depending on finish level. Lot prices sit well above Kelowna's average, and Highpointe executive lots often push past $2M just for the land. Total finished cost swings with slope, retaining, geotech, and finish level. Add architectural review costs (roof pitch, material palette, porch and garage siting approvals) plus the mandatory community association fee ($300 to $600 annually) into the budget from the start. We provide line-item pricing up front, break out soft costs (design, permits, geotech, ARC package) from hard costs, and lock in fixed-price contracts where possible so nothing sneaks up on you mid-build.
Do Kettle Valley homes have to follow design guidelines?
Yes. Kettle Valley is a master-planned community with an architectural review process rooted in its 1996 neo-traditional plan. Reviewers look at roof pitches, front-porch depth, material palette, exterior colour range, garage placement, and how the home relates to the street grid. It is stricter than most Kelowna neighbourhoods and it is what keeps the walkable village feel consistent across every block. We design inside the guidelines from the first sketch and manage the review submission for you.
How long does a Kettle Valley custom home take to build?
Plan on 14 to 20 months from first design meeting to move-in. Roughly 3 to 5 months for design development and architectural review, 2 to 3 months for City of Kelowna building permits and geotechnical assessment (longer on steep cuts), and 9 to 12 months of construction. Steeper Kettle Valley lots (especially in Highpointe and along the view-corridor edges) often add another 4 to 8 weeks for retaining walls, drainage, and foundation stepping. Weather matters too. Excavation, foundations, and framing move fastest through Kelowna summers, and interior finish work carries through winter without weather risk.
What sub-areas of Kettle Valley are people building in?
Kettle Valley is not divided into named phases the way Lakestone or Wilden are, but there are recognizable pockets. Highpointe is the executive-home enclave at the top of the community with the biggest view lots (often $2M+ for the land alone). The village core is the walkable heart around Quilchena Park with tighter lots and porch-focused streetscapes. The Kettle Valley Railway trail edge lots offer direct trail access with fewer neighbours behind you. Bring us your lot and we will walk it with you, review the specific architectural guidelines that apply, and give you a real cost and timeline read before you commit.
What amenities do Kettle Valley residents get access to?
Kettle Valley has its own walkable village centre with a coffee shop, pizza takeaway, restaurant, gym, spa, daycare, dentist, and chiropractor. The community includes more than a dozen parks. Quilchena Park is the main hub with a waterpark, playground, and open sports space. Curlew Park adds soccer field, baseball diamond, basketball court, and a tobogganing hill. Bertram Creek Regional Park on Okanagan Lake is minutes down the hill with 17.9 hectares of beach, pier, and a covered amphitheatre. The Kettle Valley Railway trail runs through the community, and the 400+ hectare Johns Family Nature Conservancy Regional Park sits at the edge.
What schools are near Kettle Valley?
Kettle Valley is in Central Okanagan Public Schools (SD23) and has a full K to 12 pathway inside Upper Mission. Chute Lake Elementary (built 2009, roughly 470 to 500 students) covers K to 6 and connects directly to Chute Lake Park. Canyon Falls Middle School (opened September 2019, roughly 760 students) handles grades 6 to 8 in a purpose-built modern facility with a full sports field. Okanagan Mission Secondary (OKM) is the grade 9 to 12 high school. For independent schools, Aberdeen Hall Preparatory (K to 12) in Kelowna's Glenmore area is about 25 minutes north on Highway 97, and Immaculata Regional High School is a similar drive. UBC Okanagan and Okanagan College are 30 to 35 minutes north.
How far is Kettle Valley from downtown Kelowna and the airport?
Downtown Kelowna is roughly 20 minutes north down Chute Lake Road and Lakeshore Road, past Lower Mission. Kelowna International Airport (YLW) is 30 to 35 minutes north on Highway 97, with direct flights to Vancouver, Calgary, Seattle, and seasonal service to Toronto. UBC Okanagan, Okanagan College, and Kelowna General Hospital are all 30 to 35 minutes away. Big White Ski Resort is about 45 minutes southeast. The Southeast Kelowna wine trail is at the door: Summerhill Pyramid is under 5 minutes, St. Hubertus 7 minutes, CedarCreek and Tantalus about 9. Mission Hill winery across the bridge in West Kelowna is 30 minutes.

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Updated September 2026

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