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Restore, Rebuild or Develop ? Rare find. 1935 Heritage home straddling 2 legal lots in one of the East Hills most desirable character home areas. Each lot is 50’ x 120” with a gentle grade from the east alley down to 19th Street. The home straddles both lots and may not be worth a total restoration or moving but lots more life left in this home. Great for owner or rental use until ready to develop. Too many build or development options to mention, including: 2 new homes from the same or separate builders, amalgamating the 2 legal lots into one estate size lot and building site, multi-unit dwellings on one or both lots, side x side single family residential homes for immediate family member, one multifamily dwelling of up to 7 units. Same owner for 56 years, and time to move to a more retirement-style home and lifestyle. Lots of bedrooms and living areas. Lots of charm and character but unfortunately also lots of East Hill slope and settling. The large 2nd story addition has great potential for suite. Newer furnace and central air. Willing to rent back if the owner, developer or builder needs time for permits and applications. Would consider a trade to a “Quail Run style” level entry home with basement. Lots more info available. Call text or email for more info or a private viewing
Updates mentioned by the listing
- Furnace / HVACUpdated (year not given)“Newer furnace and central air.”
From the listing description. Ask Sean to confirm ages and receipts before you write an offer.
Highlights
- Sits across two legal lots, per the listing, with several development options described.
- Zoning is Multi-Unit: Small Scale (MUS) according to City of Vernon map facts.
- Rentals and pets are allowed, per the listing.
- Municipal water and sewer, plus central air conditioning, per the listing.
- Not in a flood or wildfire hazard permit area, per City of Vernon map facts.
Things to check
- Ask for the age of the roof and furnace, since the listing gives only 'newer furnace' and an asphalt shingle roof.
- Ask whether the large second-storey addition can be used as a suite and what permits exist.
- Ask for an inspection report on the slope and settling the listing mentions, given the 1935 build year.
- The City has a development application on file within about 400 m. See City of Vernon map facts for details.
Sean Phillips’s notes from the listing and public information. Not part of the MLS® listing. Please confirm anything important.
Overall neighbourhood score 8.8 / 10; walk & bike score 7.5 / 10, from how close the nearest school, park or trail, rec centre and town centre are. Scores and distances are Sean Phillips’s own straight-line measures from this home to public B.C. map data. They are not part of the MLS® listing; driving distances are longer, so please check anything that matters to you.
- Grocery storeCanadian Wholesale Club · 1.8 km21 min there, 25 min home70 m uphill coming home · 33% tree shade
- CoffeeBlenz Coffee · 1.0 km12 min there, 15 min home55 m uphill coming home · 57% tree shade
- Elementary schoolBeairsto Elementary School · 0.9 kmSchool walk check: Footpaths, sidewalks or quiet streets for about 66% of the walk · 1 main-road crossing: 27 Street (traffic signal)10 min there, 13 min home45 m uphill coming home · 51% tree shade
- Park or playgroundLakeview Park · 0.3 km4 min each wayMostly flat
- Beach / lake accessKal Beach · 4.5 km53 min there, 56 min home90 m uphill coming home · 20% tree shade
- DowntownDowntown Vernon · 1.5 km17 min there, 21 min home55 m uphill coming home · 11% tree shade
- Rail trailOkanagan Rail Trail · 4.4 km54 min there, 57 min home100 m uphill coming home · 20% tree shade
- HospitalVernon Jubilee Hospital · 2.2 km27 min there, 30 min home70 m uphill coming home · 29% tree shade
- GolfVernon Golf Club · 2.4 km28 min there, 31 min home65 m uphill coming home · 15% tree shade
- Grocery storeFreshCo · 1.8 km7 min there, 14 min home65 m uphill coming home · 19% tree shade
- CoffeeBean to Cup · 1.1 km5 min there, 10 min home45 m uphill coming home · 30% tree shade
- Elementary schoolBeairsto Elementary School · 0.8 km4 min there, 9 min home40 m uphill coming home · 40% tree shade
- Park or playgroundLakeview Park · 0.2 km3 min there, 2 min homeMostly flat
- Beach / lake accessKal Beach · 4.4 km19 min there, 24 min home85 m uphill coming home · 19% tree shade
- DowntownDowntown Vernon · 1.5 km6 min there, 12 min home55 m uphill coming home · 22% tree shade
- Rail trailOkanagan Rail Trail · 4.4 km19 min there, 24 min home95 m uphill coming home · 19% tree shade
- HospitalVernon Jubilee Hospital · 2.4 km12 min there, 15 min home65 m uphill coming home · 17% tree shade
- GolfVernon Golf Club · 2.3 km10 min there, 15 min home60 m uphill coming home · 11% tree shade
- Grocery storeFreshCo · 1.8 km6 min there, 8 min home65 m uphill coming home · 19% tree shade
- CoffeeBean to Cup · 1.1 km5 min there, 6 min home45 m uphill coming home · 30% tree shade
- Elementary schoolBeairsto Elementary School · 0.8 km4 min there, 5 min home40 m uphill coming home · 40% tree shade
- Park or playgroundLakeview Park · 0.2 km2 min each wayMostly flat
- Beach / lake accessKal Beach · 4.4 km13 min there, 14 min home90 m uphill coming home · 18% tree shade
- DowntownDowntown Vernon · 1.4 km5 min there, 7 min home55 m uphill coming home · 23% tree shade
- Rail trailOkanagan Rail Trail · 4.4 km13 min there, 14 min home95 m uphill coming home · 18% tree shade
- HospitalVernon Jubilee Hospital · 2.3 km8 min there, 9 min home65 m uphill coming home · 21% tree shade
- GolfVernon Golf Club · 2.3 km8 min there, 9 min home60 m uphill coming home · 11% tree shade
Sean Phillips’s own estimate, not part of the MLS® listing. Real routes on public map paths and roads, with the hills counted both ways, to the quickest-to-reach place of each kind. Times are averages for a relaxed pace; please check anything that matters to you. Map data © OpenStreetMap contributors. How HillSmart ratings work →
Main level
- Laundry room7' x 5'
- Other6' x 10'
- Full bathroom6' x 7'
- Family room10' x 13'
- Office12' x 11'
- Primary Bedroom11' x 12'
- Foyer12' x 6'
- Living room13' x 19'
- Dining room11' x 15'
- Kitchen12' x 12'
Second level
- Full bathroom5' x 9'
- Bedroom9' x 10'
- Bedroom19' x 19'
- Bedroom11' x 11'
- Hobby room10' x 10'
Third level
- Other12' x 8'
- Other10' x 8'
- Bedroom11' x 8'
- Partial bathroom7' x 6'
- Recreation room11' x 12'
- Price
- $804,500
- MLS® number
- 10399343
- Property type
- Single-family home
- Ownership
- Freehold
- Bedrooms
- 5
- Bathrooms
- 3 (1 partial)
- Living area
- 3,208 sq ft
- Lot size
- 0.28 acres
- Year built
- 1935
- Storeys
- 3
- Parking spaces
- 8
- Annual taxes
- $3,462
- Community
- East Hill, Vernon
- Cooling
- Central air conditioning
- Parking
- Carport
- View
- City view, Mountain view, View (panoramic)
- Flooring
- Hardwood, Mixed Flooring
- Roof
- Asphalt shingle
- Exterior
- Stucco
- Lot features
- Balcony
- Water
- Municipal water
- Sewer
- Municipal sewage system
- Parking details
- 8 spaces in total · Carport
From the City of Vernon’s public maps, checked October 26, 2026. Not part of the MLS® listing. Please confirm anything important with the City.
- 3211 22 ST: To obtain a Form & Character Development Permit for a 16-unit townhouse project in the Multi-Unit Small-Scale Housing zone. Application
- 3211 22 ST: To vary the following section of Zoning Bylaw 6000: a) Table 6.1 – Minimum Landscape Buffer: Reduce the required south side yard buffer from 1.5 m to 1.0 m along the drive aisle. b) Section 6.5.11 – Maximum Retaining Wall Height: Increase retaining wall height i. from 1.2 m to 2.3 m along a portion of the accessible walkway between Buildings 1 and 2. ii. from 1.2 m to between 1.7 m and 2.3 m along a portion of the accessible walkway between Buildings 1 and 2. iii. from 1.2 m to 1.8 m along the south lot line adjacent to Building 2. iv. from 1.2 m to 1.9m along the south lot line adjacent to Building 3. c) Section 7.2.8 - Grades: Increase the maximum drive aisle grade from 8% to 12% for the drive aisle accessing the lane. Application
A nearby fire hall matters for home insurance and emergencies; firefighters are often first on scene for medical calls too.
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Listing information is provided by RE/MAX Vernon through the REALTOR.ca DDF®. It is deemed reliable but not guaranteed accurate and should be independently verified. Last updated 2026-09-30.