Moving from Vancouver to Campbell River: The Honest Guide From Someone Who Has

By Ashley Wilson | Real Estate Agent, Real Broker Vancouver Island

There are a lot of guides about moving to Vancouver Island.

Most of them were written by people who visited once, liked the vibe, and ChatGPT’d their way through the rest. They'll tell you about the ferry. They'll tell you the air is cleaner (it is!). They'll mention salmon fishing, and maybe even that Campbell River is the "Salmon Capital of the World", even if they've never held a rod, or been this far North.

This post is different.

I am not just a Real Estate Agent who sells homes here. I am someone who came for a long weekend, and signed a lease on the way back to the ferry, and immediately moved my life here.

So if you are sitting in Vancouver, or Langley, Tsawwassen, or anywhere on the Lower Mainland really, and you've been quietly Googling "moving to Vancouver Island" at 11pm while dreading the Massey Tunnel traffic you have to brave tomorrow morning .. this is the guide I wish someone had written for me, a long time ago.

Why I Left  the Mainland
                 (and why it wasn't a hard decision)

Let me be upfront about something: I DID leave Vancouver, and a little bit because life there was falling apart …. BUT it was falling apart intentionally. It was fine. It would have been fine. But…. fine after a while, is its own kind of ….. prison?

I grew up in Ladner. I moved around. I moved away. I left the country for a couple years. I got trapped back during COVID, like a lot of people did .. circumstances, convenience, outside influences, a lease ending and a trip booked. Then I just... stayed in a cycle I never wanted to be in. One that I thought I got out of. The mainland has a way of doing that. It's not bad, and certainly not bad enough to leave immediately, or blow up your life, but for me, it wasn’t enough to feel like I actually chose it. I didn’t. Everyone who knew me, knew I wasn't meant to be where I was. It was obvious.

The weekend that changed everything was actually supposed to be a trip to Seattle, oddly enough.

My plans… changed. I suddenly had a rare weekend with zero obligations. I had just ended a business partnership. I was single. All I knew was that I wanted to spend the weekend with Foxy, and had zero desire to stay where I was. I looked up dog-friendly Airbnbs, on a whim, and found the cutest tiny home on a huge private lot near Campbell River, steps from Stories Beach. I hopped in the car and headed to the ferry. Just like that. Same day!

Within the first 24 hours, I felt something I hadn't felt in a very long time… like I could actually breathe. Like I could unwind and read a book after sitting by the fire for a few hours, and didn't even feel bad about it. 

I saw deer outside my window. I saw whales from the shore. I went to McIvor Lake, and couldn't believe how quiet it was - in MAY - no crowds, no paid parking, a parking lot with an abundance of spots fully available… did I mention it was FREE?! Just water and trees and a dog who was absolutely losing her mind with joy, and it was so dang cute. I walked to the ocean from my Airbnb, in seconds, not even minutes, and hung out there for a while, taking it all in. I've lived next to the ocean before, in Turks and Caicos, just steps from Grace Bay Beach (which held the #1 beach in the world ranking in 2018 and 2019 while I was there). I know what good water looks like. This was good water. The kind that stops you in your tracks and makes you wonder what life would be like there. 

I extended my trip. By day two I had messaged the Airbnb host and asked if I could stay longer. He said yes.

By the end of the week, I wasn't going back. Not if I could do anything about it.

The day before I left I stopped into the Real Broker office to visit my colleagues, right on the water, and, selfishly, I was there to ask about where to find a rental. They knew me, and knew of a place that would absolutely align. I booked a showing for the next day, when I would be on my way to the ferry. Three other people were interested. I asked what I could do to be the first one in. I got in, first, and I signed the lease standing on the sidewalk outside right after, while looking at the ocean across the street, and immediately sent the deposit from my phone… then I drove straight to the ferry.

Two weeks later, I moved to Campbell River.

I’m not even exaggerating any of this. 

I understand how unhinged it sounds. 

It was haha.

 

What the Move Actually Looks Like: The Practical Stuff

If you're considering a move to Vancouver Island, here's what I wish someone had spelled out clearly.

 

The Distance and the Drive

Campbell River is approximately 4.5 to 5 hours from downtown Vancouver when you factor in the BC Ferries crossing, a little bit less if you live in Tsawwassen or Ladner and dock in Tsawwassen. 6 or so hours, when you count the mandatory 30-60 minutes you need to arrive early. You essentially write-off an entire day when you head over. It can be rather draining, even though you would think it is relaxing. The ferry ride from Horseshoe Bay to Nanaimo takes about an hour and thirty-five minutes on the water, with a roughly 20-minute loading window on either side. From Tsawwassen, it is just under two hours. Then, when you arrive in Nanaimo, you're looking at another 2 hours driving north to Campbell River, depending on time of day, and traffic through Parksville and Courtenay.

It sounds like a lot. It is actually quite pleasant, but it IS exhausting. The ferry ride, Foxy in the passenger seat, watching the Gulf Islands as you glide past … it is genuinely one of my favourite parts of the month when I make the trip South… but it is also tiring haha.

You need to book ahead in the summer…. Even not in the summer. Yes, sailings can be missed, and sometimes you have a 3 sailing wait. Yes, there's a cost (and it isn’t cheap). We'll get into allllll of that….. BUT hear me out, because the good outweighs the ‘bad’. By far.

 

What It Costs Compared to the Mainland

This is where people's jaws drop, in the absolute best way.

Housing in Campbell River runs significantly below Metro Vancouver pricing. You can find detached homes with yards in good neighbourhoods, even starting in the high $400,000s. Waterfront and ocean-view properties that would cost $3–5 million in West Vancouver or the North Shore are available here in the $700,000 to $1.5 million range.

To give you a concrete comparison: the average detached home price in Metro Vancouver can hover around $1.8 to $2.1 million, depending on needs, quality, size, and area. In Campbell River, that same budget gets you a waterfront home, and a view you'd pay a daily rate to look at on the mainland… PLUS, it also comes with neighbours who wave at you, and say good morning. Like they mean it.

Groceries, gas, and dining run honestly pretty comparably to the mainland in most cases. You won't save dramatically on day-to-day expenses… I haven’t noticed any increase or decrease on the day-to-day either way. HOWEVER, you will notice your car insurance drops though, pretty drastically actually (at least it did for me). BUT, when your housing cost drops by 40 to 60 percent, and your commute becomes a five-minute drive or a walk, oceanside, the math starts to feel very different very quickly. The cost of living vs the value of LIVING. 

 

The Job and Remote Work Reality

This is the question I get most often from professionals considering the move: can I actually work from here?

Short answer: If your work is mobile, and you already have it, absolutely. Campbell River has solid high-speed internet throughout most of the city. Fibre is available in many areas. I run my entire real estate business from here without issue. It IS a transition for people who are location-dependent and self-employed, life myself, but it is definitely possible, if you want it to be.

If you're hybrid or need to travel to Vancouver regularly, the Comox Airport (YQQ) is roughly 45 minutes south and offers direct flights to Vancouver, Calgary, and seasonal routes to other destinations including Mexico. It is not YVR. Not even close. But for most purposes, it is genuinely sufficient.. and parking at Comox Airport costs $10 a day, not $50. We also have an airport in Campbell River, and Harbour Air also flies out of Campbell River too, more on that another day.

If you're fully remote, an entrepreneur, or a business owner who is location-independent, this housing market makes more sense than almost anywhere else on the BC Coast, at this price point.

 

What Life Actually Looks Like Here Day-to-Day

This is the part nobody writes about..  because it is hard to quantify.

My mornings now include watching the sunrise over Discovery Passage from my couch. Or sometimes from FoggDukkers while enjoying a coffee and the fire, right out front my door. Not from a screensaver. From my actual couch, or my doorstep, which is basically the beach. I have seen whales from my living room. I have watched humpback whales breach within visible distance of where I live. I have watched many pods of Harbour Porpoises putting on a show as they pass by. I see deer basically every single day.. not as a novelty anymore, just as a fact of life that I still haven't stopped appreciating, and probably never will. It stops me in my tracks, and honestly makes me giddy with excitement.

The seawalk runs along the ocean, and I use it more than I ever used any gym in Vancouver. Not because I'm trying to, but because it is there out front my door, it is beautiful, and there is genuinely no reason not to. I find myself at the beach or on the seawalk several times a day, every day. Foxy loves it.

McIvor Lake is 15 minutes from the centre of town, and it is truly spectacular. In the summer, it is where you swim. In the shoulder seasons, it's where you go when you need to remember why you live here… or to take a cold plunge! 

The city has restaurants, breweries (Beachfire is THE BEST), bakeries (Dave’s for the best glazed donuts of your life), a pretty great coffee scene (shout out to FoggDukkers and Island Grind!), and actual grocery stores, all within minutes. It is not remote in the way people fear when they hear "northern Vancouver Island." It is a real city. With (almost) everything you need. It just happens to be a real city with whales out front. Without all the stuff you DON’T need. It is more the gateway to North Island, than being where you think of when someone says North Island. 

 

The Honest Downsides (Because You Deserve to Know)

I'm a real estate agent, which means I could very easily write 2,000 words of pure sunshine about this place and leave out the inconvenient parts. I'm not going to do that. That is just not who I am. I probably would do more business if I was LOL.

The ferry is a commitment. If you have family on the mainland, elderly parents, or a job that pulls you to Vancouver regularly, the ferry is a real factor in your life. It is not insurmountable in any way, and thousands of people manage it, but it is certainly not nothing either. You plan around it. You book ahead in summer. You have to add it to your budget. Occasionally you miss a sailing, and might cry in your car. But, you make peace with it.

It IS smaller. If you love the energy of a major city, the variety of restaurants, the anonymity of being one of millions, the 24-hour options, then simply put, Campbell River won't replicate that, and maybe you could consider Comox Valley, or further South. It is a city of about 38,000 people. You'll see the same faces regularly. That's a feature a lot of people love. For some, it takes adjustment though. If it feels too small, or you need to be closer than 30 or so minutes to a Costco, the Comox Valley might be calling your name instead.. It is also very lovely.

Specialist services require travel. Certain medical specialists, high-end retail, large shopping malls, specific professional services … you'll sometimes drive to the Comox Valley, or even Nanaimo, Victoria, or Vancouver. Sometimes it is for things that would be 10 minutes away on the mainland. This is worth knowing going in.

Weather. It rains. It is raining right now, a lot. But you already know that. It IS the Pacific Northwest coast, and I am writing this in November. It doesn’t rain as much as people assume, and Campbell River actually sits in a relatively sheltered position compared to the west coast of the island.. but you will own rain gear, and you will definitely use it regularly. Just the same as you would in Vancouver though. It might be time to invest in some Vessis.

 

Who This Move is Actually Right For

Let’s be honest, I don't want everyone to move here. I want the RIGHT people to move here.

AND, to be clear, you should NOT ask if you should move here in the local Facebook groups… they WILL tell you to stay away. I am being serious, don’t do it. haha.

This move makes the most sense if you're someone who has worked hard, built something, and is now asking whether the life you've built actually feels like the life you wanted. If nature access is non-negotiable for you. If you'd rather have space and quiet, and a phenomenal view, than a trendier postal code. If you're ready to trade the performance of city life for the experience of an actual life. If you work remotely, and value your privacy and more house for your money. If you are looking for peace, and not to go out to eat past 8:00pm.

My clients tend to be professionals, entrepreneurs, people who've made it work and now want to make it good. They're not running from something, but they're definitely moving toward something specific. A morning paddle before a Zoom call. A Sunday that truly feels like a Sunday. A home that doesn't cost them everything they've earned.. and honestly, one they can often buy in cash with their mainland sale proceeds.

If that resonates, even a little, it is worth a conversation.

With me, you get honesty and transparency, always.

 

What to Do Next if You're Seriously Considering This

Start with a trip. Not a vacation, a real recon trip. Come on a Tuesday in October, not a Saturday in July (though, you will definitely have more fun in July! haha). See what the town feels like when it is just being itself. Immerse yourself. Drive the neighbourhoods. Have a coffee at FoggDukkers, a beer and pizza at Sessions. Go to the beach and watch the sun rise.

If it feels like something.. call me! I've made this move. I know what to look for. I know what to ask. I know what to watch out for. I am certainly not going to pressure you into anything, because I genuinely believe the right move either confirms itself, or it doesn't. You will know. I will know when we meet.

If it hits the spot? 

Let's get you home.

Ashley Wilson | Real Estate Agent, Real Broker Campbell River
📞 250.288.1236 ✉️ hi@campbellriver.life 🌐 ashleywilson.ca

 

 

Frequently Asked Questions: Moving from Vancouver to Campbell River

How long does it take to get from Vancouver to Campbell River?
Plan for 5 to 6 hours door-to-door, at least. That includes driving to the ferry terminal, crossing to Nanaimo (approximately 1.5-2 hours on the water), and then the 2 hour drive North to Campbell River, if that is where aligns for you. In the summer, add buffer hours, or ferry reservations.

Is Campbell River expensive to live in compared to Vancouver?
In terms of housing, it is actually significantly less expensive. Detached homes start in the high $400,000s, you’ll find something really lovely in the $600,000s, and properties with ocean views or waterfront access are a fraction of equivalent mainland pricing. You can even get an oceanfront condo for $200,000 to $400,000, Day-to-day costs like groceries and gas are comparable. Car insurance is cheaper. The overall cost of living, for most people, improves substantially.

Can remote workers actually live in Campbell River?
Yes. This is a resounding yes. High-speed internet including fibre is widely available in Campbell River. The Comox Airport (45 minutes south) offers direct flights to Vancouver and Calgary, which covers most travel needs for hybrid or business-travel-dependent workers. There is also an airport in Campbell River, and Harbour Air now flies out from Campbell River too.

What is the real estate market like in Campbell River in 2026?
Campbell River continues to offer strong value relative to other BC Coastal markets. Inventory is limited compared to Metro Vancouver, which means well-priced, well-presented homes move, sometimes very quickly. We haven’t experienced as significant of price drops this year as other markets have, though, we had less room to have prices decrease, as they are still quite reasonable comparative to other markets. Working with an agent who understands the market, and ideally has lived the relocation themselves, makes a real difference.

Is Campbell River safe?
Yes, for the most part. It's a small coastal city with a strong sense of community. Like anywhere, certain neighbourhoods are more desirable than others, which is part of why neighbourhood guidance from an agent who has explored them all personally, really matters. The one thing I will say though, is that small towns do talk about safety more than larger towns. When something does happen, or something goes wrong, you will likely hear more about it than you did in Langley or Vancouver. 

What do people miss most after moving from Vancouver to Campbell River?
The most common answers: variety of restaurants, certain specialty stores (shopping malls!), and immediate proximity to family. The least-missed things, consistently; traffic, housing costs, the general pace and pressure of city life… oh, and paid parking, we don’t do that here haha.

Do you need a car to live in Campbell River?
Realistically, yes, definitely, in my opinion. Public transit exists, but the city is spread out and a vehicle makes daily life significantly easier. If you're coming from Vancouver where you functioned without a car, this is worth factoring into your budget. Especially if you travel back to the mainland regularly, then this is a massive consideration, and one I wouldn’t take lightly. It can be even more expensive to go back and forth without a vehicle. 

What's the best neighbourhood in Campbell River to buy?
That depends entirely on your lifestyle. Willow Point is extremely popular for its walkability and coastal feel, it is also family friendly in most areas. There are strong options across the city at different price points. I'd rather have a 20-minute conversation with you about how you live, instead of handing you a generic ranking. Reach out, let's figure it out together. Personally, I live near FoggDukkers, because I love being truly oceanside.

 

Ashley Wilson is a Real Estate Agent with Real Broker, serving Campbell River, the Comox Valley, Black Creek, Oyster River, Quadra, Sayward, and surrounding Vancouver Island communities. She relocated from the Lower Mainland to Campbell River, and also specializes in helping mainland buyers navigate the move to Vancouver Island… and vice-versa, with trusted real estate partners across the mainland and island, to best serve you in any area.