Craig Johnston Personal Real Estate Corporation · Brokerage: Royal LePage Elite West
Belcarra is the smallest Tri-Cities municipality — an Indian Arm waterfront village with road-access and boat-access homes, 1,100 hectares of regional park on three sides, and a tight luxury market. Limited inventory: only a small number of homes trade each year. This is the straight-talk guide for the buyer evaluating Belcarra against Anmore, Bowen Island, or West Vancouver's waterfront.
4.9 across 37+ Google reviews Member of a Top 1% Team — GVR, 2023–2025 Tri-Cities resident 47+ yearsQuick Answer
Where is Belcarra, BC?
Belcarra is a separate village municipality on a peninsula on the east shore of Indian Arm, northwest of Port Moody and next to the Village of Anmore, reached by a single road or by water. About 687 people live there (2021 Census), surrounded on three sides by the 1,100-hectare təmtəmíxʷtən/Belcarra Regional Park, home to White Pine Beach, Sasamat Lake and Belcarra Bay. Homes trade in a thin market, and prices vary widely between road-access homes and Upper tier for true waterfront.
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Belcarra is the smallest market in the Tri-Cities. Few homes trade in any year. Pricing splits sharply between road-access homes, boat-access homes, and true waterfront with deep-water moorage rights.
Mature street, no waterfront, established detached.
View premium, walking-distance to water.
Direct Indian Arm frontage, moorage rights variable.
2021 Census · smallest Tri-Cities municipality.
Source: Greater Vancouver REALTORS® monthly statistics. Belcarra volume is too thin for monthly stats, so I price each home from accurate comparable sales. Last refreshed October 25, 2026.
Live MLS® · refreshed continuously
Every active detached MLS® listing mapped to the Village of Belcarra, refreshed continuously. The search boundary is drawn to Belcarra, so homes just outside the line — and nearby Port Moody pockets — can appear; always confirm the exact street before relying on it. Questions on any listing? Book a 20-minute call with Craig.
How to use this search
Prefer I run it for you? Book a strategy call and I’ll set up a custom alert dialled to your exact criteria.
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.
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.
Buying for direct Indian Arm frontage and the lifestyle that comes with it. Often a long-stay or empty-nester decision. Moorage rights, dock condition, and water access become primary diligence items.
A specialty cohort — buyers willing to access their home only by water. Boat-access homes price below road-access at equivalent size. The trade-off: privacy + waterfront for the inconvenience of water-only access.
Belcarra Regional Park surrounds the village on three sides. Buyers who prioritize hiking, kayaking, and trail access — without committing to ferry-only Bowen Island life — find Belcarra structurally distinctive.
Wanting an “off-the-grid” feel that's still within commuting distance of downtown Vancouver. Belcarra's village character + park-side isolation deliver that without true off-grid commitment.
| Tier | Price band | What it buys | Best fit |
|---|---|---|---|
| Road-access entry | Entry tier | Mature street, established detached, no waterfront. | Park-lifestyle buyers, first Belcarra purchase. |
| Waterfront-adjacent | Mid tier | View premium, walking-distance to water, premium street. | Move-up Belcarra buyer, view-driven luxury. |
| True waterfront | Upper tier | Direct Indian Arm frontage, varying moorage rights. | Forever-home waterfront, multi-generational buyer. |
Specialty content: Belcarra waterfront homes · Boat-access vs road-access · Waterfront price bands.
SD43 Coquitlam serves Belcarra. There is no school inside the village; the elementary catchment depends on the address, then Eagle Mountain Middle and Heritage Woods Secondary. Private school options nearby in Port Moody. Catchments shift — verify the specific address.
1,100 hectares of regional park wraps the village on three sides. Hiking, kayaking, swimming at Sasamat Lake and White Pine Beach, trail access to Indian Arm Provincial Park. This is the daily-life amenity Belcarra is selling.
Some Belcarra homes are accessible only by water. Moorage rights, dock condition, and water access become primary diligence. The trade-off: lower price per square foot, total waterfront privacy. Not for every buyer.
No SkyTrain. Inlet Centre SkyTrain (Port Moody) is the nearest station, a drive away. Driving time to downtown Vancouver varies a lot with traffic — check Google Maps or TransLink’s Trip Planner for your route. Belcarra is a car-dependent decision unless boat commuting is your preference (rare).
| Factor | Belcarra | Anmore | Bowen Island |
|---|---|---|---|
| Defining feature | Indian Arm waterfront village + 1,100ha regional park | 1-acre min, equestrian-friendly, Buntzen access | Ferry-access island |
| Entry road-access detached | Priced from comparable sales | Priced from comparable sales | Priced from comparable sales |
| Waterfront ceiling | Upper tier true waterfront | N/A (no direct waterfront) | Waterfront available |
| Commute to downtown | By car | By car | Ferry + drive |
| Best for | Waterfront-luxury, boat-access, park lifestyle | Acreage + equestrian families | Island-life buyers, ferry-commute professionals |
Direct comparisons: Anmore vs Belcarra · Belcarra vs Bowen Island.
With so few sales, each Belcarra sale is its own comparable. Waterfront diligence is specialist work. 4.9 stars across 37+ Google reviews.
“His creativity, top-notch communication skills, and a solid plan were instrumental in selling high and buying low. His foresight in negotiation, predicting outcomes before they happened, truly set him apart. He's also humble and very respectful.”Sue H.
“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.”Justin J.
“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.”Roberta Shaw
Quick answer
What is Belcarra, BC?
Belcarra is the smallest Tri-Cities municipality — an Indian Arm waterfront village with road-access and boat-access homes, surrounded on three sides by 1,100 hectares of Belcarra Regional Park. Few homes trade in any year. Prices vary with access, view, lot and condition across three pricing tiers: road-access entry (Entry tier), waterfront-adjacent (Mid tier), true waterfront (Upper tier). SD43 schools, no SkyTrain (nearest station: Inlet Centre in Port Moody). The tightest, most specialized Tri-Cities market.
Indian Arm waterfront village living, 1,100 hectares of Belcarra Regional Park wrapping the village on three sides, and a mix of road-access and boat-access homes. The smallest and most specialized Tri-Cities market.
Prices vary with access, view, lot and condition across three tiers: Road-access entry Entry tier, Waterfront-adjacent Mid tier, True waterfront Upper tier. Few homes trade in any year.
A home accessible only by water. Lower price per square foot than road-access at equivalent size. Trade-off: total waterfront privacy for the inconvenience of water-only access. Specialty buyer profile. Full detail: Boat-access vs road-access homes.
Belcarra for Indian Arm waterfront, boat-access lots, regional-park lifestyle. Anmore for 1-acre-minimum acreage, equestrian-friendly zoning, Buntzen Lake access. Direct comparison: Anmore vs Belcarra →
SD43 Coquitlam. There is no school inside the village; the elementary catchment depends on the address, then Eagle Mountain Middle and Heritage Woods Secondary. Private school options nearby in Port Moody. Catchments shift — verify the specific address.
No SkyTrain. Inlet Centre SkyTrain (Port Moody) is the nearest station, a drive away. Driving time to downtown Vancouver varies a lot with traffic — check Google Maps or TransLink’s Trip Planner for your route. Belcarra is a car-dependent decision.
Waterfront buying needs specialist diligence: the dock licence (private docks in Belcarra waters are licensed by the Vancouver Fraser Port Authority, so ask the seller for the licence and permits and verify them with the port), dock condition (age, permits, future repair capacity), septic + water (every home uses a septic system; confirm whether the home is on the Village water system or a well), and seismic + erosion for some shoreline properties. Each adds specialist cost to a transaction.
Selling a Belcarra home?
Personally prepared. Belcarra comps are thin — each sale is its own comparable.
Twenty minutes is enough to map the road-access vs boat-access vs true-waterfront decision, the diligence priorities, and whether Belcarra fits versus Anmore or Bowen Island.
Or call direct: 604-202-6092
Schools that serve Belcarra
Belcarra has no public schools inside the village. SD43’s School Locator assigns Belcarra’s Bedwell Bay Road addresses to Anmore Elementary, then Eagle Mountain Middle and Heritage Woods Secondary. Early French Immersion runs through École Panorama Heights, École Maple Creek Middle and École Dr. Charles Best Secondary. Verify with the SD43 locator.
Verify your exact address
Look up any Belcarra address in SD43’s official school locator.
Type an address → see the specific neighbourhood catchment schools. This is the authoritative source.
The only public elementary in the Village of Anmore — serves some Belcarra addresses.
View school →Inlet-side Port Moody K-5 near the Belcarra boundary. Check the SD43 School Locator for your address.
View school →Heritage Mountain anchor elementary.
View school →Purpose-built middle serving Anmore + Heritage corridor.
View school →Heritage corridor anchor secondary.
View school →Interested in these schools?
Explore homes for sale in the Belcarra area.
School information is a starting reference. Catchments are assigned by SD43 based on your specific home address and can change between review cycles. Always verify the definitive catchment for any specific home via the SD43 school locator before writing an offer.
Full Belcarra schools hub →Real recent outcomes
Case study hub
Susie + Hans first-time, Maple Ridge downsizer, Toronto relocator, plus two upsizer stories.
Live sold inventory
Royal LePage Elite West office sold list, updated live from MLS.
Currently featured
Current active Craig-represented listings across the Tri-Cities.
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Comp-backed evaluation. 24-hour turnaround. Free.
Go deeper · Belcarra cluster guides
Price bands
What each price tier actually buys on Indian Arm waterfront.
Lifestyle guide
Resident's read on Belcarra waterfront life, road vs boat access, the regional park.
Access types
The structural choice between the two Belcarra waterfront types.
Belcarra vs Bowen
Lower Mainland waterfront alternatives — road vs ferry, schools, community.
Tri-Cities monthly
September 2026 Coquitlam detached HPI 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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