Craig Johnston Personal Real Estate Corporation · Brokerage: Royal LePage Elite West
Every active Belcarra detached and waterfront home, from Bedwell Bay through Whiskey Cove, live from the Greater Vancouver MLS® feed, with what actually sets price in a village this small: the home’s position, moorage, the usable lot and its condition.
Reviewed: October 29, 2026 · Market data: GVR September 2026 · BCFSA Licence: 187645 · Brokerage: Royal LePage Elite WestBelcarra is a scarcity market: roughly 700 residents (2021 Census), a finite shoreline, and months can pass between sales, so no monthly index means much here. Greater Vancouver REALTORS® doesn’t break Belcarra out separately; the nearest reference is the Port Moody detached benchmark, $1,903,500 in September 2026, and that is context, not a Belcarra value. What sets price is the property itself: waterfront, view or forest position, moorage rights, lot usability and renovation state. I value each Belcarra home individually from comparable sales, not a formula.
Filtered to Belcarra detached and waterfront inventory and refreshed continuously. Refine by price, lot size or beds, and confirm the school catchment for the exact address with SD43. Questions on any listing? Book a 20-minute call.
MLS® data sourced from the Greater Vancouver REALTORS® (GVR) data feed and reciprocity-licensed to Craig Johnston, REALTOR®, Royal LePage Elite West. The trademarks MLS®, Multiple Listing Service®, REALTOR®, REALTORS®, and the associated logos are owned by the Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Listing information is believed accurate but not warranted and is subject to change without notice.
Six months of MLS® benchmark prices for Coquitlam, Port Moody and Port Coquitlam on one chart, by home type. Each city’s map shows prices neighbourhood by neighbourhood.
The MLS® benchmark price for Coquitlam, Port Moody and Port Coquitlam on one chart. Pick a home type, then hover or tap a month to see all three cities’ prices that month. GVR doesn’t publish a single Tri-Cities benchmark, so each city keeps its own line. Each city’s map shows prices neighbourhood by neighbourhood.
Coquitlam
$1,584,400
−6.6% over 12 months
46 sales · 470 active listings · 9.8% sales-to-active (buyer-leaning)
Open the Coquitlam map → Coquitlam month-by-month trackerPort Moody
$1,903,500
−8.4% over 12 months
16 sales · 148 active listings · 10.8% sales-to-active (buyer-leaning)
Open the Port Moody map → Port Moody month-by-month trackerPort Coquitlam
$1,240,600
−8.5% over 12 months
26 sales · 170 active listings · 15.3% sales-to-active (balanced range)
Open the Port Coquitlam map → Port Coquitlam month-by-month trackerCoquitlam
$976,600
−6.4% over 12 months
26 sales · 196 active listings · 13.3% sales-to-active (balanced range)
Open the Coquitlam map → Coquitlam month-by-month trackerPort Moody
$940,900
−5.2% over 12 months
8 sales · 42 active listings · 19.0% sales-to-active (balanced range)
Open the Port Moody map → Port Moody month-by-month trackerPort Coquitlam
$834,300
−7.8% over 12 months
14 sales · 68 active listings · 20.6% sales-to-active (seller-leaning)
Open the Port Coquitlam map → Port Coquitlam month-by-month trackerCoquitlam
$640,100
−7.3% over 12 months
63 sales · 600 active listings · 10.5% sales-to-active (buyer-leaning)
Open the Coquitlam map → Coquitlam month-by-month trackerPort Moody
$676,200
−4.9% over 12 months
21 sales · 142 active listings · 14.8% sales-to-active (balanced range)
Open the Port Moody map → Port Moody month-by-month trackerPort Coquitlam
$550,000
−9.0% over 12 months
13 sales · 151 active listings · 8.6% sales-to-active (buyer-leaning)
Open the Port Coquitlam map → Port Coquitlam month-by-month trackerSource: Greater Vancouver REALTORS® REALTOR® Reports and MLS® Home Price Index, city tables; current figures are for September 2026. Sales-to-active is shown for one home type and one city. Data © Greater Vancouver REALTORS®. Updated after each monthly GVR report.
Belcarra is a small coastal village on Indian Arm, next to Port Moody, and one of the region’s smallest and most unusual detached markets. That is essential context for the listings above.
Belcarra is one of the region’s smallest communities, set along the Indian Arm shoreline and reached via Port Moody along Ioco Road.
Belcarra Regional Park, with its shoreline, trails and beaches, is woven into the community. Immediate access to marine parkland is a big part of the appeal.
Homes here trade on water views, privacy and one-of-a-kind settings. They trade too rarely for a published benchmark, so this is a niche market read best through individual comparable sales.
A scarcity market. With a finite shoreline, the homes that suit you may not list often. The right buyer usually knows it when they see it, so set alerts early and be ready to move when the right home lists.
In Belcarra, the property itself sets the price far more than the market does. These are the factors that can move value substantially from one home to the next.
Waterfront, view or forest. Where the home sits relative to the water is the first and biggest difference between two Belcarra properties.
Whether a property comes with moorage, and on what terms, changes both its value and its buyer pool. Confirm what is actually in place for the specific home.
A coastal, forested lot can be large on paper and small in practice. How much of it you can actually use matters more than its total area.
One-of-a-kind homes vary widely in condition. What has been updated, and what still needs work, belongs in the price comparison.
Servicing and access can be particular in Belcarra. Confirm the details on any specific home before you rely on them.
More on these questions: buying Belcarra waterfront: foreshore, moorage and insurance, boat-access vs road-access homes and Belcarra waterfront price bands.
Greater Vancouver REALTORS® doesn’t break Belcarra out separately, and the village trades too rarely for a published benchmark. The nearest published figures are Port Moody’s detached numbers, shown on the Tri-Cities chart above. They describe the neighbouring city’s market, not Belcarra values.
The honest approach is an individual assessment, not a formula. Each Belcarra home is valued from comparable sales and local knowledge. The Belcarra market report explains how to read a market this small.
Source: Greater Vancouver REALTORS® MLS® HPI, September 2026. Port Moody is the GVR municipality that includes Heritage Mountain and borders Anmore and Belcarra.
Port Moody · interactive map
Start with the neighbourhoods: tap a pin to see what it’s like, what homes cost there and my guide for it. Then add only the details you care about, like schools, groceries, new developments, parks, trails or daycares, using Map layers and Places on the map. Check any address, or tap Show home prices to see benchmark prices neighbourhood by neighbourhood.
See its neighbourhood, the nearest schools, train station and groceries, and typical prices nearby. Lookups use the Province of B.C.’s address service; nothing you type is saved.
Add places
Add map layers
Names appear as you zoom in. Numbered circles group places that sit close together: tap one to zoom in. Scroll or pinch to zoom, drag to move, or open the map full screen.
Neighbourhoods (11)
Selling now (3)
Final homes (2)
Completed · resale (5)
Schools (11)
SkyTrain stations (2)
Shops & services (10)
Turn on a status above to see developments.
See homes for sale in Port Moody
Weighing two neighbourhoods, or a presale against a resale? I’ll walk you through the trade-offs on a short call: schools, commute, strata and resale.
Book a strategy callWhat’s my home worth?The City of Port Moody doesn’t publish neighbourhood boundaries, so each neighbourhood is a pin at its approximate centre, linked to my guide (Greater Vancouver REALTORS® neighbourhood centres where GVR publishes prices); the dashed line is the City boundary (City of Port Moody open data). GVR’s Port Moody area also includes Anmore and Belcarra, which aren’t shown here. Developments are pinned from each project’s civic address with the BC Address Geocoder; 1 Market Square is placed near the Ioco Rd and Barnet Hwy corner the developer gives, and Hue and Chroma at block level. Statuses come from each developer’s own website, checked October 26, 2026, with completion years for resale buildings from MLS® records: “Selling now” means the developer lists homes for sale. Home counts are shown only where the developer publishes them. Rental-only buildings aren’t shown, and projects I couldn’t verify are left off rather than guessed. Prices are MLS® HPI benchmark prices from the Greater Vancouver REALTORS® REALTOR® Report for the latest month on file, updated with my monthly stats run. Address lookups use the Province of B.C.’s geocoder; “closest neighbourhood” means the nearest neighbourhood pin, distances are straight-line, and the nearest school isn’t always the catchment school. School locations come from the Province of B.C.’s K–12 school file (July 2026 update). SD43 doesn’t publish catchment boundaries as a map, so they aren’t drawn: always confirm a catchment with the SD43 School Locator. Groceries and shops are placed from OpenStreetMap (© OpenStreetMap contributors, ODbL) and the BC Address Geocoder. SkyTrain, West Coast Express and bus routes come from TransLink’s GTFS schedule (feed valid to January 3, 2027); trip counts are scheduled weekday trips that stop in Port Moody on Wednesday, October 28, 2026. Route and arrival data used in this product or service is provided by permission of TransLink. Parks, park facilities, playgrounds, pathways and the Trans Canada Trail come from City of Port Moody open data (October 26, 2026); the land-use and creek layers load live from the City’s open-data service. A land-use designation shows what the Official Community Plan allows, not what’s built or approved; rezoning decides each site. Daycares are licensed facilities from the Province of B.C.’s Child Care Map data (Open Government Licence – British Columbia), updated October 26, 2026; check the BC Child Care Map for spaces and fees.
Belcarra is best for buyers drawn to coastal seclusion and outdoor living who value setting over convenience and take a long view. Its scale, coastal setting and parkland access are unlike anywhere else in the Tri-Cities.
Belcarra falls within School District 43. Confirm the current catchment for a specific address with SD43, as assignments can change over time. See Anmore & Belcarra schools.
Everyday services are reached via Port Moody, along Ioco Road.
Belcarra Regional Park’s shoreline, trails and beaches are part of daily life here. See the Belcarra Regional Park guide.
Weighing the villages? Anmore vs Belcarra and Belcarra vs Bowen Island. Full picture: the Belcarra area guide.
BC’s Property Transfer Tax is the largest closing cost on most purchases. These are the residential rates.
| Portion of the price | Rate |
|---|---|
| First $200,000 | 1% |
| $200,000 to $2,000,000 | 2% |
| $2,000,000 to $3,000,000 | 3% |
| Above $3,000,000 | 5% |
A $2,000,000 purchase pays about $38,000. The first-time buyer exemption (up to $8,000) applies in full to homes up to $835,000, with a partial exemption phasing out to zero at $860,000. Verify current thresholds with the Province before you rely on them. More: BC property transfer tax explained.
The listed price on an MLS® page is a starting position, not a verdict, and in Belcarra there is no index to fall back on. This is how I narrow the search and protect your offer.
Waterfront, view or forest; moorage or not; how you’ll get in and out. With so few sales, I set your MLS® alerts early so you see the right home when it lists.
At showings I look at how much of the lot is usable, the home’s renovation state, and what needs confirming about any moorage for that specific property.
I build the price from the most comparable sales available and explain each adjustment, rather than leaning on a city benchmark that was never meant for Belcarra.
Inspection and financing subjects that suit the property, and time to confirm the details that matter in Belcarra. You see the comparables behind the price before you sign.
Looking at a specific Belcarra home? Send me the address and I’ll walk you through how I’d value it.
Book a 20-min call →“We had such a great experience working with Craig to buy our home! He was incredibly knowledgeable, patient, and always available whenever we needed him. He made us feel supported throughout the entire process and was always willing to answer our questions and take the time to make sure we felt comfortable and confident in our decisions. We never felt pressured or rushed.”
“Craig worked with my wife and me for over 3 years to find the perfect home. He was endlessly patient with us through the process. Eventually, we found our perfect home and he moved fast to execute on our behalf. He negotiated fairly and thoroughly with the sellers and was our advocate all throughout our first home purchase.”
“After searching for several years, I knew exactly what I was looking for—and Craig delivered. We viewed a handful of properties, and the home he ultimately found was exactly what I had been searching for. I couldn't believe how quickly he nailed it.”
“We had a fantastic experience working with Craig, who was recommended by a friend. He patiently guided us through the process to purchase our family forever home in Vancouver, explaining all the steps and answering all of our many questions. He was always responsive and available whenever we needed him and always felt like he wanted the absolute best for us.”
“We recently moved from overseas and were not familiar with the purchasing process in BC. Craig was fantastic spending the time to explain everything thoroughly so we had a good handle on things. We felt we were in very experienced hands.”
“Craig is one of the best realtor to work with, highly knowledgable and very patient. Guided us through the whole process stress free. Highly Recommend Craig Johnston.”
“He spent time getting to know us, visiting homes on our behalf until we were in the market. Craig prepared us to better understand the local market, city planning and developments all to refine our search. He is professional and works well with other realtors — a true partner in the process of purchasing a home!”
“Craig is what everyone hopes they will find in a realtor, yet is so incredibly rare. His foundation of genuine care and generosity with his time is outstanding… We never felt rushed, pressured or stressed by what is fundamentally a rather daunting experience, and it was because he created a dynamic of collaboration and support.”
“Craig extended such patience, excitement and professionalism in helping my husband and I buy a townhouse in Port Coquitlam (my hometown!) so we could continue raising our two girls where I also grew up. When we faced a hurdle getting financing approval because of a lien on our desired townhome, Craig worked tirelessly with our broker to get the lien removed.”
“Craig was a pleasure to work with for the purchase of our home. Craig was very patient as we debated between a condo and a townhome. Craig found us a home that ticked all of our boxes plus some! He made the whole process smooth and enjoyable.”
“We had a fantastic experience working with Craig on the purchase of our first home in Coquitlam. He was incredibly friendly and responsive, always quick to answer our messages and questions. Throughout the process, he took the time to walk us through each step so my partner and I always knew exactly what was going on and what to expect next. Craig also gave us honest, helpful opinions on properties we were considering, which really helped guide us toward a place we love. On top of that, he connected us with a great broker and lawyer, making the whole process feel seamless. We're so happy in our new home and couldn't have done it without him. Highly recommend Craig to anyone buying a home!”
“Throughout our journey, Craig demonstrated immense patience and understanding. He went out of his way to provide extra resources and various options to consider on both the buy and sell side.”
“Craig assisted in every aspect of the purchase of my Bowen Island home, including the building inspection, the follow-up inspection, and ensuring deficiencies were repaired. He was thorough and protected my position every step of the way.”
“Craig was patient throughout the entire process. He never pushed us to buy something we weren't sure about, and when we decided to wait six months and save more, he just said ‘good call’ and stayed in touch. When we did finally buy, the math was so much cleaner.”
“Craig was an absolute pleasure to work with. He is extremely friendly, highly knowledgeable, and constantly monitors trends and data so we could make informed decisions. The more time we spent interacting with other agents during our home-buying process, the more pleased we were with choosing Craig.”
“As first-time home buyers, we had a myriad of concerns. Craig immediately put us at ease by taking the time to address each of our questions thoroughly and patiently. At no point did I feel pressured or rushed into making a decision. Instead, Craig empowered us with all the facts and options.”
“We had such a great experience working with Craig to buy our home! He was incredibly knowledgeable, patient, and always available whenever we needed him. He made us feel supported throughout the entire process and was always willing to answer our questions and take the time to make sure we felt comfortable and confident in our decisions. We never felt pressured or rushed.”
“Craig worked with my wife and me for over 3 years to find the perfect home. He was endlessly patient with us through the process. Eventually, we found our perfect home and he moved fast to execute on our behalf. He negotiated fairly and thoroughly with the sellers and was our advocate all throughout our first home purchase.”
Belcarra isn’t broken out separately by Greater Vancouver REALTORS®, so the nearest municipal reference is the Port Moody detached benchmark, $1,903,500 in September 2026. Belcarra trades too rarely for a published benchmark, so use that figure only as context and rely on individual comparable sales.
Belcarra is a scarcity market: roughly 700 residents (2021 Census), a finite shoreline, and months can pass between sales. With so few transactions, a monthly index wouldn’t mean much. Each home is valued from comparable sales instead.
The property itself. Waterfront versus view versus forest position, moorage rights, lot usability and renovation state can each move value substantially. That is why an individual assessment works here and a formula doesn’t.
Its coastal seclusion. Belcarra is a small waterfront village on Indian Arm, wrapped by Belcarra Regional Park and reached via Port Moody along Ioco Road. Its scale, coastal setting and parkland access are unlike anywhere else in the Tri-Cities. Servicing and access can be particular, so confirm the details on any specific home.
Buyers drawn to coastal seclusion and outdoor living who value setting over convenience and take a long view. It’s a niche market, and the right buyer usually knows it when they see it.
Belcarra falls within School District 43, and everyday services are reached via Port Moody. Confirm the current school catchment for a specific address with SD43, as assignments can change over time.
Start with what is actually in place for that specific property: whether it has moorage, and on what terms, because moorage rights can move value substantially. Foreshore, moorage and insurance questions for Belcarra waterfront are covered in my guide to buying Belcarra waterfront, and the differences between boat-access and road-access homes in a separate guide. Build time into your subjects to confirm these details before you commit.
Only on homes priced within the thresholds. BC’s first-time home buyers’ exemption applies in full to homes up to $835,000, and a partial exemption phases out to zero at $860,000; above that, the full tax applies. Check the specific home’s price against those thresholds, and see the rate table in the transfer-tax section above. Verify current thresholds with the Province before you rely on them.
Have a question about a specific home or street? Book a 20-minute call or see what your current home is worth.
I’ve lived in the Tri-Cities for more than 47 years and on Burke Mountain for more than nine, and I work the Tri-Cities and the villages beside them every day. The listed price on an MLS® page is a starting position, not a verdict. In a market as small as Belcarra, I want my clients to understand exactly which comparable sales support a price, and what the seller is trying to hold out for.
Written and reviewed by Craig Johnston, REALTOR® (BCFSA Licence #187645), Royal LePage Elite West · Last reviewed October 29, 2026. This page is general information. Confirm value with comparable sales for the specific home, property details such as moorage with the seller and the relevant authorities, catchments with SD43, and tax thresholds with the Province of BC.
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September 2026 Coquitlam detached benchmark price is $1,584,400, -6.6% YoY. What that means for your buy or sell decision — without the salesy fluff. One email per month. Unsubscribe anytime.
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On a 20-minute call, tell me the setting you want, your budget and your timeline. I’ll explain how I’d value the homes that fit, and set alerts so you see them first. No pressure, and you’re not committing to anything.
