Craig Johnston Personal Real Estate Corporation · Brokerage: Royal LePage Elite West
Craig Johnston Personal Real Estate Corporation · Brokerage: Royal LePage Elite West
Anmore · acreage estate · 2026 price bands
Anmore is the village above Port Moody — one-acre minimum zoning for most residential lots, and an acreage lifestyle right next to the Tri-Cities. The September 2026 Port Moody detached HPI benchmark sits at $1,903,500 (-8.4% YoY, GVR®) for context. GVR also publishes an Anmore detached benchmark — $3,063,700 in September 2026 — though it rests on very few sales. Here is the honest tier-by-tier read.
Quick Answer
What does each tier of Anmore acreage actually buy in 2026?
GVR's September 2026 Anmore detached benchmark is $3,063,700 (−3.7% YoY), based on very few sales. For context, the September 2026 Port Moody detached HPI benchmark was $1,903,500 (-8.4% YoY, GVR®). At the entry end of the Anmore market you're in smaller lots with older 1970s–1990s improvements, or empty teardown lots. In the middle you're in established acreage with 2000s+ custom builds, the move-up sweet spot. At the estate end you're in larger estates with 2010+ premium builds, and at the very top, pinnacle acreage estates — rare inventory. Each home is priced from comparable sales.
Anmore acreage · 2026 price bands
Anmore is the village above Port Moody. The defining rule is the one-acre minimum zoning for most residential lots — the reason the village retains its acreage character and a big part of why Anmore's benchmark sits above those of surrounding Tri-Cities municipalities.
GVR’s REALTOR® Report publishes a small-sample Anmore detached benchmark — $3,063,700 in September 2026 (-3.7% YoY), $1,160,200 above Port Moody’s. Anmore sits within the broader Port Moody MLS area, and the September 2026 Port Moody detached HPI benchmark of $1,903,500 (-8.4% YoY) is wider context. Individual Anmore prices vary widely by tier, because the per-square-foot calculus is fundamentally different on acreage land.
Price bands here mean something different than in lower-density neighbourhoods. The home itself is a smaller fraction of the value; the lot, the privacy, the trees, and what you can do with the acreage drive the tier you're in.
The price bands · tier by tier
Typical product: Smaller lots with older 1970s–1990s improvements, or empty teardown-rebuild lots.
Build year: Pre-1990 typical, or empty.
Typical size: Smaller homes, older finishes.
Typical streets: Lower-village Anmore addresses, smaller-lot pockets near Sunnyside Road and Eastview Crescent edges.
Honest note
Real buyer profile here is teardown-rebuild — the home value is largely incidental. Budget for build cost (well, septic, power, road access, arborist) on top of acquisition. Subject-to-satisfactory septic/well/access review should be standard subjects on the offer.
Typical product: Established acreage estates with 1990s–2000s custom builds.
Build year: 1995–2010 typical.
Typical size: 4–5 bed family layouts.
Typical streets: Mid-village Anmore addresses, Anmore Road corridors, established cul-de-sacs.
Honest note
Solid family acreage at the entry of the established custom-build tier. Often comes with first-replacement-cycle on systems (roof, well pump, septic). Diligence on improvement age matters as much as on the lot.
Typical product: Larger lots with 2010+ custom builds — the Anmore move-up sweet spot.
Build year: 2010–2024 custom build typical.
Typical size: 5–6 bed, premium finishes.
Typical streets: Premium Anmore village addresses, upper Sunnyside, established estate streets.
Honest note
The volume tier for Anmore move-up. Buyers here have weighed Burke Mountain new construction, decided the acreage lifestyle is worth the additional spend, and want the privacy + treed surroundings + room for outbuildings or expansion. The most considered Anmore buyers land here.
Typical product: Premium estates with 2015+ custom builds, often equestrian or large-lot potential.
Build year: 2015+ premium custom.
Typical size: Often with detached studio/garage/guest accommodation.
Typical streets: Pinnacle Anmore estate streets, larger-lot pockets above the village.
Honest note
Inventory turns slowly. Days on market can run long. Buyer pool is structurally smaller and more considered.
Typical product: The largest premium estates, with architect-signature builds.
Build year: 2018+ custom typically.
Typical size: Premium architect finishes.
Typical streets: Top-of-village Anmore addresses, large-acre estate parcels.
Honest note
Thin inventory. Sales at this tier are rare. See the Tri-Cities Luxury master for the broader luxury context.
September 2026 market context · Anmore reads
GVR’s REALTOR® Report publishes a small-sample Anmore detached benchmark — $3,063,700 in September 2026 (-3.7% YoY), $1,160,200 above Port Moody’s. The September 2026 Port Moody detached HPI benchmark of $1,903,500 (-8.4% YoY per the Greater Vancouver REALTORS® release dated 2026-10-02) covers the broader MLS area Anmore reports within — context, not an Anmore value.
Anmore's price action diverges from Port Moody's in two structural ways. First, the buyer pool is smaller and more considered — Anmore acreage isn't a first-time-buyer market and isn't a quick-flip market. Second, the inventory is structurally constrained — the one-acre minimum zoning means no infill, no townhomes, and a fundamental supply ceiling.
What this means: over the past year GVR's Anmore detached benchmark moved −3.7%, against −8.4% for Port Moody detached (September 2026) — on very few Anmore sales. Marketing times can be long, but properly priced homes still sell. The buyer who waits for the perfect estate may be waiting a long time; the buyer who knows what they want and is willing to act on the right inventory usually finds it sooner.
How to actually shop these bands
1. Buy-and-improve or move-in-ready? At the entry end, an Anmore home is typically a teardown or significant-renovation play. The upper tiers deliver move-in-ready 2010+ custom builds. Honest budgeting means asking whether you want to spend years building or whether you want to move in next month — the answer determines which tier matches.
2. Acreage privacy or village location? Anmore village core addresses give you proximity to the school, the village amenities, and the shortest commute to Port Moody. Upper-village and larger-lot addresses give you the acreage privacy at the cost of 5–10 minutes' additional drive to amenities. Both have buyer markets — choose deliberately, not by accident of which listing came on first.
3. Equestrian / outbuilding plans? Many Anmore lots permit horses and outbuildings under existing zoning, but the specific lot's permitted uses must be verified against Anmore's zoning bylaw and any property-specific covenants. If equestrian use or significant outbuildings are a hard requirement, confirm before writing the offer — not after.
Frequently asked
For reference, GVR's September 2026 Anmore detached benchmark is $3,063,700. Around that level you're typically looking at a 2000s custom build or older established estate — 4–5 bed family layout, established landscaping, mature trees. The home itself is part of the value but the acreage and the privacy are doing the heavy lifting on the price.
Anmore's zoning bylaw sets a one-acre (43,560 sq ft) minimum for most residential lots — the defining rule that built the village character. The one-acre minimum limits subdivision, which is the structural reason Anmore keeps its acreage character.
Check the specific lot on the Agricultural Land Commission's ALR maps. ALR designation restricts subdivision and non-farm use, so confirm a lot's status before assuming you can build, subdivide, or remove trees at scale.
Standard BC Property Transfer Tax on $3,000,000 is $68,000 (1% on first $200K + 2% on $200K–$2M + 3% on $2M–$3M). A further 2% general PTT applies on the residential portion above $3M (5% in total on that portion) — so there is no extra 2% at exactly $3M, but $4M would add $20,000. Annual Additional School Tax of 0.2% applies on assessed value above $3M (rising to 0.4% above $4M).
Many Anmore acreage lots permit horses and limited livestock under municipal zoning, but rules vary by exact zoning designation and lot size. Boarding stables and commercial equestrian operations require specific zoning. Always confirm against Anmore's zoning bylaw and any property-specific covenants before assuming equestrian use is permitted.
It varies widely with price tier, lot and condition. At the top end, sales are rare and timelines are long.
Yes — Anmore has active new-construction and custom-build activity on acreage lots. Empty lot prices vary with acreage and services. Build budget should account for well, septic, power, road access, and arborist/tree-protection diligence. Some Anmore parcels have shared private road access with HOA-style covenants.
Anmore is part of SD43 Coquitlam. Most Anmore students attend SD43 schools located in adjacent Port Moody — commonly Anmore Elementary (within the village), then Eagle Mountain Middle, then Heritage Woods Secondary. Catchments vary by exact address and shift between SD43 reviews. Confirm with SD43's catchment lookup before writing an offer.
Anmore offers acreage and an established village identity. Belcarra offers waterfront, smaller scale, and a different rural identity built around the Inlet. Belcarra trades too rarely for a published benchmark, so the two can only be compared home by home. Full comparison at Anmore vs Belcarra.
No — Anmore is inland village above Port Moody. Waterfront acreage with Indian Arm exposure is in adjacent Belcarra, not Anmore. If waterfront is the requirement, see the Belcarra master. Anmore offers acreage privacy with SD43 schools and a shorter drive to Port Moody.
The one-acre minimum is the floor for most residential lots; larger holdings sit toward the top tiers. Exact lot size is confirmed parcel by parcel.
Anmore's long-term case rests on the one-acre minimum zoning limit on new inventory, acreage demand from Tri-Cities families, and proximity to the Lower Mainland labour market. It's a hold-and-live market — don't underwrite it as a flip or short-hold investment. The structural supply constraint is what makes it work as a long-stay decision.
Keep digging
Anmore master guide
The complete guide to the village — zoning, schools, lifestyle, the one-acre minimum.
Belcarra master guide
The neighbouring waterfront village — Inlet exposure, regional park, scarcer inventory.
Anmore vs Belcarra
Direct comparison of the two rural Tri-Cities villages.
Tri-Cities Luxury
The $2.5M+ luxury market across Burke, Westwood, Heritage, Anmore, Belcarra.
Anmore acreage is a different transaction than lower-density detached. Well certification, septic field inspection, road-access covenants, ALR boundaries, and zoning sub-uses all matter materially. These acreage-specific factors need to be checked file by file.
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