Craig Johnston Personal Real Estate Corporation · Brokerage: Royal LePage Elite West
What the September 2026 Greater Vancouver REALTORS® release means for Belcarra’s waterfront village, a market of roughly 700 residents where honest context beats an invented statistic: the regional figures, clearly labelled, and a local read kept separate from them.
Reviewed: October 29, 2026 · Market data: GVR September 2026 · BCFSA Licence: 187645 · Brokerage: Royal LePage Elite WestBelcarra is one of the smallest municipalities in Greater Vancouver, with roughly 700 residents, so monthly sales are often zero or one and no meaningful monthly benchmark exists. The regional backdrop: Greater Vancouver’s detached benchmark is $1,784,700 (-7.3% year over year) and the composite $1,075,900 in September 2026. Belcarra’s waterfront and view properties trade on scarcity: deep-water moorage, south-facing exposure and lot quality set price far more than any monthly index.
Every active Belcarra listing on the MLS®, updated through the day. Belcarra listings are rare, so save a search and new ones come straight to your inbox.
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.
How to read this honestly. The monthly REALTOR® Report breaks each city down by neighbourhood, but Belcarra typically records too few transactions for GVR to publish a benchmark. The verified regional numbers below are for Greater Vancouver, Belcarra’s wider market. The commentary that follows is Craig’s local read of how Belcarra typically trades against those figures; it is qualitative, not a published sub-area index.
| Greater Vancouver | Benchmark (September 2026) | 1-yr | Sales-to-active |
|---|---|---|---|
| Detached | $1,784,700 | -7.3% | 9.5% |
| Townhome | $1,016,700 | -4.7% | 12.9% |
| Condo | $682,500 | -6.2% | 11.7% |
| All types (composite) | $1,075,900 | -5.5% | — |
Source: Greater Vancouver REALTORS® September 2026 monthly release (published October 2, 2026). Benchmark = MLS® Home Price Index. Sales-to-active ratio = sales divided by active listings. GVR notes prices tend to face downward pressure when the sales-to-active ratio stays below 12% and upward pressure above 20%.
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 the buttons below. 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.
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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 a scarcity market. A finite shoreline, very little new supply and owners who hold for decades mean the village can go months without a single transaction, then post two in a week. Reading monthly trends into that is noise, not analysis.
What actually sets Belcarra prices: waterfront versus view versus forest position, moorage and foreshore rights, lot usability on slope, septic and well condition, and renovation state. Two neighbouring properties can differ widely in value on those factors alone, which is why an individual assessment beats any index here.
Go deeper: homes for sale in Belcarra, working with Craig in Belcarra, the Port Moody area guide and Belcarra waterfront price bands.
Patience plus preparation: financing that suits a waterfront property arranged in advance, an inspector experienced with foreshore properties, and clear priorities on moorage versus view versus privacy. The right Belcarra property may list only once in several years, so know your number before it does. Read buying Belcarra waterfront: foreshore, moorage and insurance.
Your buyer is specific and often not local, so marketing needs reach (video, drone, exposure well beyond the Tri-Cities) and the patience to wait for the right match. Price from a detailed individual assessment of the property, not a formula. Start with a strategy call.
General market commentary, not individual advice: your property, its shoreline and your timeline change the answer. On a 20-minute call I’ll read the market against your home and your plans.
Book a 20-min call →Every figure on this page comes from Greater Vancouver REALTORS® (GVR) data for September 2026, released October 2, 2026: MLS® HPI benchmark prices and sales-to-active ratios for Greater Vancouver. Belcarra is too small for a reliable standalone monthly index, so Greater Vancouver regional figures are shown and all neighbourhood commentary is qualitative local knowledge, clearly labelled and kept separate from published data. Benchmark prices use the MLS® Home Price Index (HPI), a “typical home” measure that strips out mix effects, which is why it differs from average or median sale prices.
Refresh cadence. This report is refreshed every month when GVR publishes new data. Next expected update: early November 2026 (October 2026 data).
Written by Craig Johnston, REALTOR®, BCFSA Licence #187645 · Royal LePage Elite West · Figures checked October 25, 2026 (September 2026 data). Not financial advice; data attribution: Greater Vancouver REALTORS®.
The same GVR release, read for each Tri-Cities city and neighbourhood.
CoquitlamPort MoodyPort CoquitlamBurke MountainWestwood PlateauHeritage MountainAnmore“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.”
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“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.”
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“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.”
Benchmark indices need consistent monthly transaction volume, and Belcarra often records zero or one sale in a month. GVR folds it into broader area statistics, so this report gives verified regional context and an honest qualitative read instead of a made-up village-level number.
A wide range, set by waterfront status and lot quality more than any index. Greater Vancouver’s detached benchmark ($1,784,700 in September 2026) is a floor reference at best; true deep-water waterfront can trade far above forest-side homes. Current and recent listings are the only honest guide, and the Belcarra waterfront price bands show how the range breaks down.
Scarcity assets hold differently from city stock: no new shoreline is being made, and long hold periods smooth out regional cycles (the Greater Vancouver composite benchmark changed -5.5% year over year to September 2026). Carrying costs, access and insurance are real, so treat it as a lifestyle purchase first and an investment second. This is not financial advice; talk through your own situation.
Waterfront versus view versus forest position, moorage and foreshore rights, how usable the lot is on the slope, septic and well condition, and the state of the house. Two neighbouring properties can differ widely in value on those factors alone, which is why each one needs an individual assessment.
Financing suited to a waterfront property, an inspector experienced with foreshore properties, and clear priorities on moorage, view and privacy. Access matters too: see boat-access vs road-access homes in Belcarra.
Monthly, alongside the GVR statistics release. This page reflects the September 2026 release published October 2, 2026; the next refresh follows the early-November 2026 release.
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. In Belcarra, a regional benchmark tells you almost nothing about a specific waterfront or view property, so I read each monthly GVR release against the handful of sales and listings that actually compare. If you want to know what the market means for your property and your timing, that’s the conversation I’m happy to have.
Written and reviewed by Craig Johnston, REALTOR® (BCFSA Licence #187645), Royal LePage Elite West · Last reviewed October 29, 2026. This report is general market information, not financial advice. In a market this small, the value of a specific property depends on its shoreline, outlook, access, services and condition.
Tri-Cities monthly for buyers
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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