Mortgage Broker Serving Diamond Valley, Alberta
Formerly Black Diamond & Turner Valley — Proudly Serving the Foothills Since 1999
Shawn Selanders | RECA-Licensed Mortgage Broker | 25+ Years Experience | Updated February 2026
Diamond Valley is one of the best-kept secrets in Southern Alberta. And I've been arranging mortgages here since before the towns became one.
Whether you've lived on Centre Avenue in the old Black Diamond side for 30 years, just moved to Turner Valley for the mountain views, or you're buying your first home in the new Diamond Valley — I know this community, I know the properties, and I know how to get you the right mortgage.
Small-town feel. Big-city expertise. No cost to you.
I'm Shawn Selanders — Your Foothills Mortgage Broker
I've been a RECA-licensed mortgage broker in Alberta since 1999. I'm based in High River — just 20 minutes down Highway 7 from Diamond Valley. Before that, I lived in Okotoks for over 20 years.
I've arranged mortgages for homeowners in Black Diamond and Turner Valley long before they became Diamond Valley. I understand the unique properties here — the character homes, the acreages, the rural properties just outside town limits, and the foothills lifestyle that brings people here.
My service is free. The lender pays my fee. You get 25 years of experience at no cost.
Diamond Valley — A Community Coming Into Its Own
When Black Diamond and Turner Valley officially amalgamated on January 1, 2023, it was the culmination of decades of conversation. Two communities separated by the Sheep River and the Friendship Trail, joined by a shared identity — foothills people who chose this way of life on purpose.
The population sits at roughly 5,600 people. That's small enough that you know your neighbours. Big enough that you've got shops, restaurants, the hospital, and Oilfields High School right in town. And close enough to Calgary (about 45 minutes southwest on Highway 22) that you're never far from the city when you need it.
People buy here for a reason. The Cowboy Trail running through town. The mountain views. The sense of space. The Eau Claire Distillery on a Friday night. The Millarville Farmers' Market on a Saturday morning. The proximity to Kananaskis and the Sheep River valley for hiking and fishing. It's a lifestyle choice — and it attracts a specific kind of buyer.
What Makes Diamond Valley Properties Unique:
- Older character homes — both Black Diamond and Turner Valley have heritage homes from the 1920s–1960s. These can be harder to finance if they haven't been updated (septic, well, foundation issues).
- Acreages and rural properties — many properties in and around Diamond Valley sit on larger lots or acreages in Foothills County. These have different appraisal requirements and not all lenders handle them.
- Well and septic systems — properties outside the town water/sewer system need specialized assessment. Some lenders have restrictions on well/septic properties.
- Newer subdivisions — Diamond Valley is growing with new housing developments, offering modern builds at prices well below Calgary's comparable neighbourhoods.
- Mixed-use and commercial — some properties have commercial components or home-based businesses. These require specific mortgage products.
- Foothills County adjacency — many people say "Diamond Valley" but their property is technically in Foothills County. This matters for taxes, services, and lending.
I've financed all of these property types over the years. The nuances matter, and knowing which lenders are comfortable with acreages, well/septic, older homes, and rural locations is the difference between a smooth approval and a frustrating rejection.
Why Diamond Valley Residents Need a Broker — Not Just a Bank
Diamond Valley has an RBC and an ATB Financial branch in town. They're good banks. But when you walk into RBC, they offer you RBC products at RBC rates. When you walk into ATB, same deal. That's two options.
When you call me, I shop 40+ lenders — including RBC, ATB, and dozens of others they'll never mention. And Diamond Valley's properties don't always fit neatly into a bank's one-size-fits-all mortgage model. Here's where a broker makes the difference:
Acreage and rural properties. Some banks won't finance properties on acreages, or they'll require a larger down payment. I know which of my 40+ lenders are comfortable with rural and acreage properties in Foothills County — and which ones offer the best rates for them.
Older homes and unique properties. A 1940s character home with updates may be perfect for you but complicated for a bank underwriter in Toronto. I can present these properties to lenders who understand foothills real estate.
Well and septic financing. Not all lenders will finance properties on private water and sewer systems. I know which ones do, and what documentation (well test, septic compliance) you'll need to have ready.
Self-employed and agricultural borrowers. Diamond Valley has a high proportion of self-employed people, tradespeople, ranchers, and small business owners. These files need a broker who understands non-traditional income — that's been my specialty for 25 years. See my Self-Employed Mortgage guide →
Rate shopping across 40+ lenders. Your bank offers their rates. I compare banks, credit unions, monoline lenders, and alternative lenders to find the best fit. On a $400,000 mortgage, even a 0.20% rate difference saves you $2,300 over a 5-year term.
Who I Help in Diamond Valley
🏠 First-Time Home Buyers
Diamond Valley offers some of the best entry-level pricing in the Calgary region. I'll walk you through FHSA, HBP, the stress test, and every program available. Read the guide →
🔄 Renewals
If your renewal letter arrives from your current lender, don't sign it yet. I can almost always find you a better rate or terms — even if you stay with the same lender. Read the guide →
💼 Self-Employed
Contractors, tradespeople, ranchers, small business owners — I've been helping self-employed Albertans get mortgages for decades. Read the guide →
🏡 Refinancing
Consolidate debt, access equity for renovations, or restructure to lower your payments. Your Diamond Valley home is an asset — let's make it work harder for you.
🏔️ Acreage & Rural Buyers
Buying on an acreage in Foothills County near Diamond Valley? I know which lenders are rural-property friendly and what documentation you'll need.
🏦 Reverse Mortgages
For homeowners 55+ who want to access their equity without selling or making payments. Common in Diamond Valley where many retirees have significant home equity. Read the guide →
Diamond Valley Real Estate — Why Buyers Are Looking Here
Diamond Valley offers something increasingly rare in the Calgary region: affordability with character. You can still find a detached home here for prices that would get you a condo in Calgary's inner city.
What Your Dollar Gets You (Approximate, February 2026):
- $300,000–$400,000: Older starter homes, updated bungalows, and townhomes. This is where first-time buyers get in.
- $400,000–$550,000: Updated character homes, newer builds, family-sized 3–4 bedrooms. The sweet spot for move-up buyers.
- $550,000–$750,000: Larger lots, renovated heritage homes, properties with shops or outbuildings. Premium homes in town.
- $750,000+: Acreages and rural properties in the surrounding Foothills County area. Mountain views, space, and privacy.
Prices are approximate and vary by property condition, location, and lot size. Contact me for current market information or connect with a local Realtor.
The amalgamation has been good for property values. A unified town council means coordinated development, better infrastructure planning, and a stronger identity. Diamond Valley is increasingly on the radar for people who want to escape Calgary's congestion without leaving the region.
How Working With Me Works
Step 1: We Talk (15 Minutes)
Call, text, or email. I'll ask a few questions about your situation — buying, renewing, refinancing — and give you a straight answer about what's possible. No jargon. No pressure.
Step 2: I Run the Numbers
With your permission, I check your credit, calculate your ratios, and shop your application to 40+ lenders. I find the best rate AND the best mortgage features for your situation.
Step 3: You Get a Clear Answer
I tell you exactly how much you qualify for, what rate you're getting, what your payments will be, and what comes next. Pre-approval typically done in 24–48 hours.
Step 4: I Handle Everything Until Closing
From the lender submissions to the conditions, the appraisal coordination, the lawyer handoff — I manage the entire process. You find the home. I handle the mortgage. That's the deal.
Cost to you: $0. The lender pays my fee. Whether your mortgage is $200,000 or $800,000, my service is free. Learn more about the pre-approval process →
Local Knowledge — Still Black Diamond and Turner Valley to Many
The name changed in 2023. The identity didn't. The Black Diamond Hotel isn't changing its sign. Locals still say "I live on the BD side" or "over in TV." And people still search Google for "mortgage broker Black Diamond" and "mortgage broker Turner Valley."
That's fine. I've been serving both communities since they were separate towns. Whether you call it Diamond Valley, Black Diamond, Turner Valley, or just "the Valley" — I know the area and I'm here to help.
Diamond Valley Quick Facts:
- Population: Approximately 5,600 (combined 2021 census)
- Location: Highway 22 (Cowboy Trail) and Highway 7, approximately 45 minutes SW of Calgary
- Amalgamation: January 1, 2023 (Black Diamond + Turner Valley = Diamond Valley)
- Named for: The area's coal deposits (Black Diamond) and the Turner family settlers (Turner Valley)
- Schools: Turner Valley Elementary School (K–6), Oilfields High School (7–12)
- Hospital: Oilfields General Hospital
- Notable: Turner Valley was home to Western Canada's first major oil and gas field (1914). The historic Turner Valley Gas Plant is a National Historic Site.
- Municipality: Town of Diamond Valley ↗
Diamond Valley Mortgage Questions
Q: Can I get a mortgage on a property with well water and septic?
A: Yes — but not all lenders finance well/septic properties. You'll typically need a satisfactory well water test and proof that the septic system is compliant. I know which lenders handle these files smoothly and what documentation to have ready.
Q: Is it harder to get a mortgage on an acreage near Diamond Valley?
A: It can be. Acreages in Foothills County may require a higher appraisal standard, and some lenders cap the acreage size they'll finance (often 10–40 acres maximum). Properties with large land components may be valued differently than in-town homes. A broker helps because I know which lenders are acreage-friendly.
Q: Are Diamond Valley home values affected by the amalgamation?
A: Early signs are positive. The unified municipality brings better infrastructure planning, streamlined services, and a stronger community identity. Property values have generally been stable to rising since the amalgamation, though like all small-town Alberta real estate, they're influenced by oil and gas employment and proximity to Calgary.
Q: Do you meet clients in Diamond Valley?
A: I'm happy to meet in person — I'm just 20 minutes away in High River. Most of my clients prefer to work by phone, text, and email because it's faster and more convenient, but if you want a face-to-face meeting, we can absolutely make that happen.
Q: I'm buying an older home in the original Black Diamond or Turner Valley area. Any concerns?
A: Potentially. Older homes may have foundation issues, outdated electrical or plumbing, or environmental concerns (especially in the Turner Valley area near historic oil and gas operations). A home inspection is critical. From a mortgage perspective, the lender's appraisal will assess the property's condition and value — if there are issues, I can help navigate them or connect you with lenders who are more flexible.
Talk to Shawn — Your Diamond Valley Mortgage Broker
Whether you're buying your first home on the Black Diamond side, refinancing a character home in Turner Valley, or purchasing an acreage in the surrounding foothills — I'm here and I'm close.
Free Consultation — 15 Minutes Is All It Takes
I'll tell you what you qualify for, which programs apply to you, and what rate I can lock in. No cost, no obligation.
Call/Text: 403-703-6847
Email: ShawnSelanders@gmail.com
Office: 614 High View Park NW, High River, AB T1V 1E5
Hours: Monday to Friday: 9:00 – 7:00 | Saturday & Sunday: 12:00 – 5:00
Also serving communities across the Calgary region and Southern Alberta:
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Shawn Selanders — RECA-licensed mortgage broker
Your Local Mortgage Professionals — Independent Mortgage Professional
Serving Diamond Valley (formerly Black Diamond & Turner Valley), Foothills County, Millarville, Longview, and all of Southern Alberta since 1999
This page is for informational purposes only and does not constitute financial advice. Mortgage approval is subject to lender criteria and conditions. Property values are approximate. O.A.C. E.&O.E.