# Insights — Coquitlam Real Estate Blog

> Honest, data-driven insights on Coquitlam real estate from Craig Johnston, REALTOR® V99960. Market updates, buyer guides, seller strategy — updated regularly.

**Source:** https://soldbycraig.ca/blog/  
**Author:** Craig Johnston, REALTOR® (BC Licence V99960) · The MACNABS · Royal LePage Elite West  
**Site:** https://soldbycraig.ca

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Insights · Coquitlam Real Estate

## Sharper guidance on the market.

Honest answers to the questions Coquitlam buyers and sellers actually ask — built on closed-sale data, current market conditions, and 5+ years of working the Tri-Cities. No fluff. No hype.

**Updated weekly**
By **Craig Johnston, REALTOR® V99960**
The MACNABS Team
Royal LePage Elite West

Quick Answer

What should you know about Blog?

Honest, data-driven insights on Coquitlam real estate from Craig Johnston, REALTOR® V99960. Market updates, buyer guides, seller strategy — updated regularly. Free Strategy Call ends with a written one-page plan in 24 hours.

Topics
[All Posts](#)
[Market Updates](#market)
[For Buyers](#buyers)
[For Sellers](#sellers)
[Move-Up Strategy](#moveup)

[Port Moody Development

Portwood by Edgar Development — 23 acres, ~2,053 homes, five phases through 2036. The first master-planned community approved in Port Moody since 2004, plus where Umbra (phase 1) stands right now.](/blog/portwood-port-moody-edgar-community/)

July 9, 2026 · 14 min read

## [Portwood, Port Moody: Edgar's new master-planned community — and where Umbra stands today](/blog/portwood-port-moody-edgar-community/)

The 23-acre redevelopment of Port Moody's old Woodland Park rentals into a five-phase, ~2,053-home community. History, master plan, parks and trails, and the current Umbra phase-one line-up — more than 80% sold, roughly 90% built, completing early 2027.

[Read the Portwood deep-dive](/blog/portwood-port-moody-edgar-community/)

[Coquitlam City Centre

Polygon’s Coronation Heights — ~2,500+ homes near Inlet Centre SkyTrain. What’s approved, presale status, and what it means for buyers.](/blog/coronation-heights-coquitlam-polygon-community/)

July 6, 2026 · 12 min read

## [Coronation Heights, Coquitlam: Polygon’s new master-planned community](/blog/coronation-heights-coquitlam-polygon-community/)

A Tri-Cities specialist’s read on Polygon’s approved Coronation Heights community near Inlet Centre SkyTrain — what’s in the plan, presale status, and what it means for Coquitlam buyers.

[Read the Coronation Heights guide](/blog/coronation-heights-coquitlam-polygon-community/)

[BC Real Estate Law

The counter-intuitive fact BC buyers get wrong: tenancy in common — not joint tenancy — is the default under Property Law Act s.11. Plus how to sever, when to choose which, and the parent-to-adult-child scenario that keeps ending up in court.](/blog/joint-tenancy-vs-tenants-in-common-bc/)

July 2, 2026 · 14 min read

## [Joint Tenancy vs Tenants in Common in BC — The Plain-English Realtor's Guide](/blog/joint-tenancy-vs-tenants-in-common-bc/)

If you’re buying with a spouse, a partner, a sibling, or an adult child, how you take title matters more than most people realize. Here’s what joint tenancy and tenants in common actually mean in BC, how the right of survivorship works, how to sever a joint tenancy under Property Law Act s.18(3), and the Pecore v. Pecore risk almost every parent-to-child transfer runs into.

[Read the guide](/blog/joint-tenancy-vs-tenants-in-common-bc/)

[Buyer Field Guide

The 11 small process errors that cost Tri-Cities buyers between $5,000 and $80,000 in the last 24 months — and the habits that prevent each one.](/blog/common-subject-removal-mistakes-coquitlam-buyers-2026/)

June 29, 2026 · 11 min read

## [The 11 Most Expensive Subject Removal Mistakes Coquitlam Buyers Make in 2026](/blog/common-subject-removal-mistakes-coquitlam-buyers-2026/)

Subject removal is the 7–10 day window where most of the deal’s real risk lives. Almost every collapsed Tri-Cities transaction starts with a small avoidable mistake — a late lender appointment, a verbal extension that wasn’t put in writing, a Form B page that didn’t get read. The 11 errors that cost buyers the most money, with named habits to prevent each one.

[Read the field guide](/blog/common-subject-removal-mistakes-coquitlam-buyers-2026/)

[BC Buyer Guide

Why the “7-day subject removal” is really six clocks running at once — and how to match the window to the slowest one that actually applies to your transaction.](/blog/subject-removal-timeline-bc-buyers-2026/)

June 29, 2026 · 12 min read

## [Subject Removal Timeline: How Long Each Subject Actually Takes in BC](/blog/subject-removal-timeline-bc-buyers-2026/)

Financing 5–7 days. Strata documents 7–10 if Form B isn’t in hand. Inspection 2–3. Title 1–2. Insurance 1–2. Sale-of-buyer’s-home 30–60. A per-subject deadline matrix showing what triggers each clock, what runs in parallel, and how to safely compress the window to 3 days with pre-offer preparation.

[Read the matrix](/blog/subject-removal-timeline-bc-buyers-2026/)

[Buyer Deep Dive

What counts as a “material defect,” the 5 findings worth walking from, and the pre-1985 Tri-Cities pockets where every inspection matters.](/blog/inspection-subjects-bc-coquitlam-buyer-guide-2026/)

June 29, 2026 · 13 min read

## [Inspection Subjects in BC: What the Clause Actually Does, the Deal-Breakers Worth Walking From, and the Older Tri-Cities Pockets Where Extra Scrutiny Pays](/blog/inspection-subjects-bc-coquitlam-buyer-guide-2026/)

The most powerful protection in a BC purchase contract — if you know how to use it. Clause wording, the “material defect” threshold, the 5 deal-breaker categories (oil tank, friable asbestos, knob-and-tube, polybutylene, structural/drainage), the cosmetic findings that aren’t, and the re-inspection right most buyers don’t know about.

[Read the deep dive](/blog/inspection-subjects-bc-coquitlam-buyer-guide-2026/)

[BC Contract Law

Contract-lapse mechanics, deposit return, the seller’s damages claim, Section 49 relief from forfeiture, and the 3 calls to make in the first 24 hours.](/blog/what-happens-if-you-miss-subject-removal-bc-2026/)

June 29, 2026 · 13 min read

## [What Happens If You Miss Subject Removal in BC? A Buyer’s Field Guide to a Lapsed Contract](/blog/what-happens-if-you-miss-subject-removal-bc-2026/)

Most buyers never think about this — until 5pm on a Friday when the lender hasn’t come back and the deadline is in 4 hours. What actually happens to the contract, the deposit, and your liability when a subject removal deadline passes without a written removal. Deemed rejection vs waiver by conduct, the BC court process, mitigation duty, Section 49 of the Law and Equity Act, and the 3 calls to make in the first 24 hours.

[Read the field guide](/blog/what-happens-if-you-miss-subject-removal-bc-2026/)

[SOLD · Buyer-Side Case Study

One of 5 Shirley Houses on the Vancouver Heritage Registry. Won for first-time buyers in 6 days at $38,000 under list.](/blog/sold-73-e-27th-avenue-vancouver-shirley-house/)

June 29, 2026 · 11 min read

## [Sold: 73 E 27th Avenue, Vancouver — a Shirley House heritage home, won for first-time buyers at $38,000 under list in 6 days](/blog/sold-73-e-27th-avenue-vancouver-shirley-house/)

A Vancouver East buyer-side case study. 73 E 27th — one of the 5 Shirley Houses on the Vancouver Heritage Registry — was listed at $1,798,000 by RE/MAX Select Properties on April 28, 2026. Craig represented first-time buyers Susie and Hans, negotiated $38,000 under list to $1,760,000, and held the deal together through a 5pm insurance-approval cliffhanger on subject-removal day. The buyer-rep playbook behind an under-asking purchase in Vancouver’s tightest pocket.

[Read the case study](/blog/sold-73-e-27th-avenue-vancouver-shirley-house/)

[Port Moody Development

The 34-acre Flavelle Oceanfront District at 2400 Murray Street — 3,397 homes, 11 towers, 7.54 acres of new waterfront park. What is approved, what is not, and what it means for Port Moody real estate.](/blog/flavelle-oceanfront-district-port-moody-2400-murray-street/)

June 24, 2026 · 16 min read

## [Flavelle Oceanfront District: what 2400 Murray Street will become — and what it means for Port Moody](/blog/flavelle-oceanfront-district-port-moody-2400-murray-street/)

An honest read on the iconic 34-acre Flavelle Oceanfront District. The 120-year mill, the 2018 OCP amendment, the 3,397-unit envelope, the 7.54 acres of new park, and the realistic timeline — phased over 15+ years, not 2028. With six licensed renderings from Aspen Enterprises / WA Architects.

[Read the Flavelle deep-dive](/blog/flavelle-oceanfront-district-port-moody-2400-murray-street/)

[Seller Pillar

The three outcomes every Coquitlam seller is really paying for: maximum return, timeline control, and a hassle-free close. Plus the 7 questions to ask before you hire.](/blog/what-coquitlam-sellers-actually-hire-a-realtor-for/)

June 22, 2026 · 14 min read

## [What Coquitlam sellers are actually hiring a realtor for: maximum return, timeline control, and a hassle-free close](/blog/what-coquitlam-sellers-actually-hire-a-realtor-for/)

Forget commission rates. Coquitlam sellers in 2026 are hiring on three outcomes — what those look like done well, the specific things in Craig’s process that deliver each, and the questions to ask before signing a listing agreement.

[Read the seller pillar](/blog/what-coquitlam-sellers-actually-hire-a-realtor-for/)

[Seller Financial Guide

How much will I actually walk away with? A line-by-line worked example on a $1.65M Coquitlam detached — commission, mortgage payout, legal, capital-gains rules, and the real net cheque.](/blog/coquitlam-seller-net-proceeds-2026/)

June 22, 2026 · 13 min read

## [How much will I actually walk away with? A Coquitlam seller’s net-proceeds breakdown for 2026](/blog/coquitlam-seller-net-proceeds-2026/)

A worked $1,649,000 detached example using June 2026 GVR numbers. Every line item, the seller-pays-no-PTT clarification, the Principal Residence Exemption explained, and how to get your real net 60 days before you list.

[Read the net-proceeds breakdown](/blog/coquitlam-seller-net-proceeds-2026/)

[Seller Timing Guide

Four timing paths in a 2026 buyer’s market: sell-then-buy, bridge-financed buy-then-sell, simultaneous close, rent-back. When each is the right move — and when each traps you.](/blog/selling-on-your-schedule-tri-cities-2026/)

June 22, 2026 · 13 min read

## [Selling on your schedule, not the market’s: how Tri-Cities sellers control timing in a 2026 buyer’s market](/blog/selling-on-your-schedule-tri-cities-2026/)

Coquitlam sales-to-listings at 24–34% means timing is no longer automatic. The four timing scenarios, the BoC 2.25% rate context, when bridge math is worth it, and which path actually fits your specific move.

[Read the timing playbook](/blog/selling-on-your-schedule-tri-cities-2026/)

[Seller Process Guide

The 11 friction points that actually blow up Coquitlam home sales — from appraisal gaps to mortgage discharge to last-minute walkthroughs — and the specific moves that keep yours clean.](/blog/things-that-go-wrong-coquitlam-home-sale/)

June 22, 2026 · 13 min read

## [The 11 things that go wrong in a Coquitlam home sale — and how to make sure none of them happen to yours](/blog/things-that-go-wrong-coquitlam-home-sale/)

Subject-removal surprises, appraisal gaps, financing fall-through, mortgage discharge delays, holdbacks, strata-doc bottlenecks. Each one named, the cause explained, and the prevention built into Craig’s listing process.

[Read the prevention playbook](/blog/things-that-go-wrong-coquitlam-home-sale/)

[Move-Up Playbook

Buy first, sell with breathing room. What BC lenders actually charge for a bridge, when it's a real lever in 2026's buyer's market, and when it's a trap.](/blog/bridge-financing-bc-tri-cities-move-up-buyers-2026/)

June 22, 2026 · 12 min read

## [Bridge financing in BC: how Tri-Cities move-up buyers actually use it in 2026](/blog/bridge-financing-bc-tri-cities-move-up-buyers-2026/)

A plain-English explainer for Tri-Cities move-up buyers. What bridge financing is, what BC big banks typically charge, the qualification reality, and how it pairs with a subject-to-sale offer in today’s buyer’s market.

[Read the bridge financing playbook](/blog/bridge-financing-bc-tri-cities-move-up-buyers-2026/)

[Landlord-Seller Guide

BC Residential Tenancy Branch rules for selling a rental. 24-hour notice, Section 49, post-Bill-14 changes, and how tenanted properties price vs vacant.](/blog/selling-tenanted-property-coquitlam-bc-2026/)

June 22, 2026 · 13 min read

## [Selling a tenanted rental property in Coquitlam: BC landlord-seller guide (2026)](/blog/selling-tenanted-property-coquitlam-bc-2026/)

The honest playbook for BC landlord-owners thinking about selling. What the RTA actually requires for showings and end-of-tenancy, what Bill 14 changed (and didn’t), and the practical sale-sequence trade-offs in 2026.

[Read the landlord-seller guide](/blog/selling-tenanted-property-coquitlam-bc-2026/)

[SOLD · Case Study

7 offers. Held the line, then pivoted. Closed in 23 days when the seller's life changed.](/blog/sold-112-2979-panorama-drive-strategic-pivot-case-study/)

June 15, 2026 · 12 min read

## [Sold: 112-2979 Panorama Drive — 7 offers, a price drop, and the strategic pivot that closed in 23 days](/blog/sold-112-2979-panorama-drive-strategic-pivot-case-study/)

A Westwood Plateau seller-side case study. Listed at $1,199,900, drew 7 offers in two weeks, held for top dollar — then pivoted when the seller's life changed. Repriced to $1,150,000, pushed the buyer up to $1,120,000, sub-30-day close, standard subjects. How market signals shape the right answer, not the easy one.

[Read the case study](/blog/sold-112-2979-panorama-drive-strategic-pivot-case-study/)

[Buyer Guide

In 2024, subject-free won bidding wars. In 2026, it mostly just puts your 5% deposit at unnecessary risk. The honest read on each subject — and the four narrow cases where subject-free still makes sense.](/blog/subject-removal-bc-coquitlam-buyers-2026/)

June 10, 2026 · 16 min read

## [Subject removal in BC: what Coquitlam buyers must understand before going subject-free in 2026](/blog/subject-removal-bc-coquitlam-buyers-2026/)

What each subject actually protects, what dropping it really costs in the June 2026 market, the BC 3-day cooling-off period most buyers don’t know about, and how to do pre-offer due diligence the right way.

[Read the subject-removal guide](/blog/subject-removal-bc-coquitlam-buyers-2026/)

[Buyer Guide

Most BC lenders use the two terms interchangeably. They’re not the same thing. One of them will lose you the home you wanted.](/blog/pre-approval-vs-pre-qualification-coquitlam-buyers-2026/)

June 10, 2026 · 14 min read

## [Pre-approval vs pre-qualification: what Coquitlam buyers actually need in 2026](/blog/pre-approval-vs-pre-qualification-coquitlam-buyers-2026/)

A plain-English breakdown of what each one really is, what to bring to your broker, how long it takes, what the letter guarantees (and doesn’t), and the 2026 timing that wins offers.

[Read the pre-approval guide](/blog/pre-approval-vs-pre-qualification-coquitlam-buyers-2026/)

[Burke Mountain Guide

Polygon's Beaumont — 101 townhomes registering now — plus the broader 2026 Burke presale pipeline. From a 9+ year Burke Mountain resident.](/blog/burke-mountain-presales-2026-beaumont-and-whats-coming/)

June 6, 2026 · 14 min read

## [Burke Mountain presales 2026: Beaumont and what else is coming](/blog/burke-mountain-presales-2026-beaumont-and-whats-coming/)

A 9+ year Burke Mountain resident’s read on the 2026 Burke presale picture — Polygon’s Beaumont registration, the broader pipeline, deposit and GST math, completion-date risk, and when presale beats resale.

[Read the Burke presale playbook](/blog/burke-mountain-presales-2026-beaumont-and-whats-coming/)

[Buyer Guide

Closing-cost credits, repair credits, included appliances, possession-date leverage — six concession categories sellers are accepting in June 2026, with realistic ask sizes.](/blog/what-coquitlam-sellers-are-conceding-2026-buyer-negotiation-list/)

June 6, 2026 · 15 min read

## [What Coquitlam sellers are conceding in 2026: a buyer’s negotiation list](/blog/what-coquitlam-sellers-are-conceding-2026-buyer-negotiation-list/)

Detached down 5.7% YoY, days on market stretched. Sellers are conceding things in June 2026 they would not have touched 18 months ago. The running list of what buyers can ask for, what they’ll get, and where to draw the line.

[Read the concession playbook](/blog/what-coquitlam-sellers-are-conceding-2026-buyer-negotiation-list/)

[Buyer Guide

Detached down 5.7% YoY. Sales-to-listings at 24%. The offer that wins in June 2026 is not the offer that won in spring 2024 — here’s the structure.](/blog/how-to-write-winning-offer-coquitlam-buyers-market-2026/)

June 6, 2026 · 14 min read

## [How to write a winning offer in Coquitlam’s June 2026 buyer’s market](/blog/how-to-write-winning-offer-coquitlam-buyers-market-2026/)

Deposit sizing, subject decisions, inspection timing, escalation clauses, possession date leverage, and when to walk. A Coquitlam REALTOR’s offer-structure playbook for a softer market — with live June 2026 GVR® numbers.

[Read the offer-structure playbook](/blog/how-to-write-winning-offer-coquitlam-buyers-market-2026/)

[Inside the Listing

1,990 sq ft over two floors. 484 sq ft rooftop terrace. Coquitlam Town Centre at the corner of Pinetree and Glen.](/blog/inside-3401-2968-glen-drive-penthouse-coquitlam/)

May 28, 2026 · 12 min read

## [Inside 3401-2968 Glen Drive: a 2-storey Coquitlam Town Centre penthouse with a 484 sq ft rooftop terrace](/blog/inside-3401-2968-glen-drive-penthouse-coquitlam/)

A Tri-Cities REALTOR’s read on what this top-floor unit at 2968 Glen Drive actually delivers, the three buyer profiles it fits, the honest trade-offs, and what to verify before you write an offer. Listed at $1,199,900.

[Read the inside-the-listing case study](/blog/inside-3401-2968-glen-drive-penthouse-coquitlam/)

[Value Comparison

3,603 sq ft + view-acreage on Bowen at the same number Tri-Cities buyers spend on a Burke Mountain townhome. The honest comparison.](/blog/what-1-9-million-buys-bowen-island-vs-tri-cities/)

May 28, 2026 · 13 min read

## [What $1.9 million actually buys on Bowen Island vs the Tri-Cities mainland](/blog/what-1-9-million-buys-bowen-island-vs-tri-cities/)

A direct, listing-anchored comparison. 947 Village Drive in Cates Hill on Bowen ($1,922,200, 4 bed, 3,603 sq ft) vs what the same number buys in Coquitlam, Port Moody, and Anmore. The lifestyle math, the commute reality, and who Bowen actually fits.

[Read the comparison](/blog/what-1-9-million-buys-bowen-island-vs-tri-cities/)

[For Buyers

5% / blended / 20%. The $1.5M cliff. CMHC math. The five mistakes Tri-Cities first-time buyers make.](/blog/how-much-down-payment-do-you-need-bc-2026/)

May 28, 2026 · 14 min read

## [How much down payment do you actually need to buy a home in BC?](/blog/how-much-down-payment-do-you-need-bc-2026/)

Federal minimums, CMHC insurance, the $1.5M cliff (federal change December 2024), the Tri-Cities reality at each price band, the FHSA + HBP + PTT exemption stack, gifted down payments, and the five mistakes I see Tri-Cities first-time buyers make most often.

[Read the down-payment guide](/blog/how-much-down-payment-do-you-need-bc-2026/)

[For Buyers

Six things a buyer’s agent actually does. What it costs in BC. The listing-agent myth. Four red flags. Eight interview questions.](/blog/what-does-a-buyers-agent-actually-do-bc/)

May 28, 2026 · 15 min read

## [What does a buyer’s agent actually do? (And is one worth using in BC)](/blog/what-does-a-buyers-agent-actually-do-bc/)

An honest, REALTOR-side explanation. Six concrete things a buyer’s agent does, what they cost in BC (and who pays), the buyer-agency agreement walk-through, the “I’ll just go direct to the listing agent” myth, four red flags when interviewing, and eight questions worth asking before you sign.

[Read the buyer-agent guide](/blog/what-does-a-buyers-agent-actually-do-bc/)

[For Sellers

$700K–$1M of equity. Three timing traps. Where Coquitlam empty-nesters actually move — and the family conversations that decide it.](/blog/coquitlam-downsizing-empty-nesters-2026/)

May 25, 2026 · 14 min read

## [The Coquitlam Downsizing Playbook for Empty-Nesters in 2026](/blog/coquitlam-downsizing-empty-nesters-2026/)

Most Coquitlam empty-nesters are sitting on $1.5M–$3M of mostly-paid-off detached real estate. The decision to downsize is rarely about whether — it’s about when, where, and how to unlock the equity without making the three timing mistakes that cost downsizers $50K–$200K each year. Equity math, where they actually move, the principal-residence tax mechanics, and the family conversations that decide it.

[Read the downsizing playbook](/blog/coquitlam-downsizing-empty-nesters-2026/)

[For Buyers

$45K–$120K catchment premium. The SD43 timing trap. How to actually buy into the school you want.](/blog/coquitlam-school-catchment-home-buying-guide-2026/)

May 25, 2026 · 13 min read

## [Coquitlam School Catchment Home Buying Guide 2026](/blog/coquitlam-school-catchment-home-buying-guide-2026/)

Families pay $45K–$120K more for the same house in the right SD43 catchment. They sometimes pay it anyway, on the wrong house, in the wrong catchment, because they trusted a listing description. Here’s how to verify catchment, time your registration, and price the premium honestly — before you write the offer. Plus the French Immersion entry-point reality.

[Read the catchment guide](/blog/coquitlam-school-catchment-home-buying-guide-2026/)

[For Buyers

Deposit structure, GST on new builds, completion-date risk, assignment rules. The real trade-offs at $1.4M.](/blog/burke-mountain-pre-sale-vs-resale-2026/)

May 25, 2026 · 13 min read

## [Burke Mountain Pre-Sale vs Resale 2026: A Buyer’s Decision Framework](/blog/burke-mountain-pre-sale-vs-resale-2026/)

Burke Mountain has both: active pre-sale inventory from established developers and a healthy resale market. The marketing for each makes the other sound like a mistake. Neither is right by default. Which one wins your file depends on six specific variables — timing, deposit cash, tax exposure, completion-date tolerance, mortgage qualifying horizon, and how much you value seeing the actual home. With a side-by-side $1.4M worked example.

[Read the pre-sale framework](/blog/burke-mountain-pre-sale-vs-resale-2026/)

[For Buyers

$15K–$80K+ per unit. The seven strata documents you must read during subject removal — and the eight warning signs that predict a levy.](/blog/strata-special-levy-coquitlam-buyer-guide-2026/)

May 25, 2026 · 14 min read

## [Strata Special Levy Risk: How to Read a Coquitlam Condo or Townhouse Before You Buy](/blog/strata-special-levy-coquitlam-buyer-guide-2026/)

A Coquitlam condo or townhouse is two purchases in one: the unit itself, and a partial share of the building it sits in. Special levies of $15K–$80K+ per unit are not rare in 2026 — and almost every one of them was visible in the strata documents months before the levy passed. The seven documents to read, how to interpret the depreciation report, contingency reserve fund math, and the warning signs that predict a special levy.

[Read the strata levy guide](/blog/strata-special-levy-coquitlam-buyer-guide-2026/)

[For Buyers

Contract rate + 2%. Worked examples at $800K, $1.2M, and $1.6M. What you actually qualify for in 2026.](/blog/mortgage-stress-test-coquitlam-buyers-2026/)

May 25, 2026 · 12 min read

## [Mortgage Stress Test BC 2026: What Coquitlam Buyers Actually Qualify For](/blog/mortgage-stress-test-coquitlam-buyers-2026/)

The federal mortgage stress test is the single most misunderstood number in a Coquitlam buyer’s file. Most people see a 4.5% rate and assume that’s what their lender is qualifying them at. They’re not. With contract rate plus 2%, you’re being qualified at 6.4–7.1% — the gap is the difference between the home you think you can afford and the home a lender will actually approve. Current rates, worked examples, insured vs uninsured, fixed vs variable.

[Read the stress test guide](/blog/mortgage-stress-test-coquitlam-buyers-2026/)

[Local Guide

10 km, 420 m of gain, 4–5 hours. The old easy route off Karley Crescent has been closed since 2021 — here’s the legal way to Crystal Falls.](/blog/crystal-falls-hike-coquitlam/)

May 25, 2026 · 12 min read

## [Crystal Falls Hike Coquitlam — The Legal Route Now That the Old Trail Is Closed](/blog/crystal-falls-hike-coquitlam/)

The original Crystal Falls trail off Karley Crescent has been off-limits since February 2021 — the trail crosses private property and the City of Coquitlam confirms no public access. The legal alternative runs through Pinecone Burke Provincial Park via the Woodland Walk Trail and the Coquitlam River Connector. Trailhead, parking, distance, time, hazards, and when to go — all verified June 2026 by a 9-year Burke Mountain local.

[Read the Crystal Falls guide](/blog/crystal-falls-hike-coquitlam/)

[Local News

8.9 acres. 400m track. Lit turf. Four tennis courts. Burke Mountain finally has its first real sports facility — and it opens this summer.](/blog/burke-mountain-athletic-park/)

May 21, 2026 · 14 min read

## [Burke Mountain Athletic Park — What the New Coquitlam Sports Facility Means for Families](/blog/burke-mountain-athletic-park/)

After nine years of telling Burke buyers “the mountain is still building itself,” the answer is finally changing. The Burke Mountain Athletic Park at 3390/3400 David Avenue opens this summer with a regulation 400m rubberized track, a lit turf field, and four full-sized tennis courts. A 9-year resident’s honest read on what this means for soccer practice, weekend life, the real estate calculus, and the elevated viewing ledges that change how parents experience their kids’ games.

[Read the Athletic Park guide](/blog/burke-mountain-athletic-park/)

[Local News

Coquitlam’s renewed $32M outdoor pool reopens May 30 — and the six neighbourhoods quietly winning from it.](/blog/mundy-park-pool-coquitlam-guide-2026/)

May 20, 2026 · 16 min read

## [Mundy Park Pool Reopens May 30, 2026: Inside Coquitlam’s $32M Outdoor Reset](/blog/mundy-park-pool-coquitlam-guide-2026/)

Coquitlam’s renewed Mundy Park Outdoor Pool reopens for the 2026 season on May 30. Full guide — hours, admission, features, the 178-hectare park itself, and the six Coquitlam neighbourhoods that ring it (Central Coquitlam, Austin Heights, Mundy/Cape Horn, Laurentian Belaire, Maillardville, Ranch Park).

[Read the Mundy Park guide](/blog/mundy-park-pool-coquitlam-guide-2026/)

[For Buyers

Five programs that stack to $20K–$40K in savings — and the FHSA most banks forget to mention.](/blog/bc-first-time-home-buyer-programs-2026/)

May 19, 2026 · 11 min read

## [BC First-Time Home Buyer Programs in 2026 (The Complete Guide)](/blog/bc-first-time-home-buyer-programs-2026/)

Every rebate, tax break, and savings program a Coquitlam first-time buyer can actually use in 2026 — PTT exemption (up to $8,000 off), FHSA ($40K tax-free), RRSP Home Buyers’ Plan ($60K per buyer), the GST New Housing Rebate, and the often-better BC Newly Built Home exemption.

[Read the full program guide](/blog/bc-first-time-home-buyer-programs-2026/)

[For Buyers

The 7 days that decide whether your accepted offer becomes a closed sale.](/blog/subject-removal-bc-coquitlam-buyer-guide/)

May 19, 2026 · 10 min read

## [Subject Removal in BC: Timeline, Checklist, and the Mistake That Kills Coquitlam Deals](/blog/subject-removal-bc-coquitlam-buyer-guide/)

A day-by-day walk through the BC subject removal period — financing, inspection, strata documents, title, insurance — plus the inspection-timing mistake that kills more Coquitlam deals than any other.

[Read the subject removal guide](/blog/subject-removal-bc-coquitlam-buyer-guide/)

[For Sellers

20% of profit on sales within a year. The exemptions most sellers don’t realize they qualify for.](/blog/bc-home-flipping-tax-coquitlam-seller-guide-2026/)

May 19, 2026 · 10 min read

## [BC Home Flipping Tax: What Coquitlam Sellers Need to Know (2026)](/blog/bc-home-flipping-tax-coquitlam-seller-guide-2026/)

The BC Home Flipping Tax took effect January 1, 2025. If you sell within 365 days you owe 20% of profit; the rate phases to zero by day 730. Rates, the 25+ exemptions, and how this layer stacks on top of federal capital gains and anti-flipping rules.

[Read the tax guide](/blog/bc-home-flipping-tax-coquitlam-seller-guide-2026/)

[For Sellers

When it saves your sale, when it sinks it, and the disclosure rule nobody warns you about.](/blog/pre-listing-home-inspection-coquitlam-seller-guide/)

May 19, 2026 · 11 min read

## [Pre-Listing Home Inspection in Coquitlam: Is It Worth It? (2026)](/blog/pre-listing-home-inspection-coquitlam-seller-guide/)

A pre-listing inspection costs $500–$700 and can either lift your final price or hand the buyer leverage you didn’t need to give. When it’s the right move for a Coquitlam seller, when it’s a waste, and the BC disclosure trap that catches sellers who order one without a plan.

[Read the inspection guide](/blog/pre-listing-home-inspection-coquitlam-seller-guide/)

[Local News

$147.9M, 80,000 sq ft. Construction 2026, opens 2029. What it means for Burke Mountain home values.](/blog/burke-mountain-community-centre-coquitlam-2026/)

May 14, 2026 · 12 min read

## [Burke Mountain Community Centre Breaks Ground — What It Means for Burke Mountain Real Estate](/blog/burke-mountain-community-centre-coquitlam-2026/)

The City of Coquitlam broke ground on the new $147.9M Burke Mountain Community Centre on May 12, 2026 — six-lane lap pool, leisure pool with lazy river, double gymnasium, fitness centre, and the first co-located Coquitlam Public Library branch. Opens 2029. Here’s the real estate read on what the amenity premium does to Burke Mountain home values, presale buyers, and which subdivisions benefit most.

[Read the real estate impact analysis](/blog/burke-mountain-community-centre-coquitlam-2026/)

[For Sellers

Hold-cost math, the three-question framework, and the spring-vs-fall trade-off.](/blog/should-i-sell-my-coquitlam-home-now-or-wait-fall-2026/)

May 12, 2026 · 10 min read

## [Should I Sell My Coquitlam Home Now or Wait Until Fall 2026?](/blog/should-i-sell-my-coquitlam-home-now-or-wait-fall-2026/)

A clear framework for the timing decision in the June 2026 Coquitlam buyer’s market — what spring is rewarding, what fall is likely to bring, the three questions that decide it, and the ~$40K hold-cost of waiting six months on a $1.4M home.

[Read the timing framework](/blog/should-i-sell-my-coquitlam-home-now-or-wait-fall-2026/)

[For Sellers

Three pricing postures, the math, and why anchoring high actively loses money in 2026.](/blog/how-to-price-your-coquitlam-home-buyers-market-may-2026/)

May 12, 2026 · 11 min read

## [How to Price Your Coquitlam Home in a Buyer’s Market (June 2026 Pricing Playbook)](/blog/how-to-price-your-coquitlam-home-buyers-market-may-2026/)

Sales-to-Active sits at 6.7–11.1% across Coquitlam property types in June 2026. Three pricing postures, the worked math showing how a +6% anchor loses $60K on a $1.5M home, and the four inputs that determine your right price.

[Read the pricing playbook](/blog/how-to-price-your-coquitlam-home-buyers-market-may-2026/)

[For Sellers

Commission, GST, legal, prep, staging, mortgage penalties — the full net-proceeds walkthrough.](/blog/what-does-it-cost-to-sell-a-house-in-coquitlam-2026/)

May 12, 2026 · 10 min read

## [What Does It Really Cost to Sell a House in Coquitlam? (2026 Net Proceeds Walkthrough)](/blog/what-does-it-cost-to-sell-a-house-in-coquitlam-2026/)

Every line item that comes off your sale price, with a full worked example netting $624,900 on a $1.4M Coquitlam detached. The mortgage prepayment penalty wildcard, the GST nobody mentions, and what most sellers miscalculate.

[Read the cost walkthrough](/blog/what-does-it-cost-to-sell-a-house-in-coquitlam-2026/)

[Featured Listing

2,552 sq ft Westwood Plateau end-unit. Mount Baker views. Deercrest Estates amenity centre. $1,199,900.](/blog/inside-deercrest-estates-112-2979-panorama-drive-westwood-plateau/)

May 12, 2026 · 11 min read

## [Inside 112-2979 Panorama Drive: A Westwood Plateau Family Home in Deercrest Estates](/blog/inside-deercrest-estates-112-2979-panorama-drive-westwood-plateau/)

A 47-year Coquitlam resident's read on a rare end-unit townhouse in one of the Plateau's most-livable communities. The Mount Baker view, the 2,552 sq ft floorplan, three buyer profiles, honest trade-offs, and what to ask on a showing. Open house Sat 2-4 PM, Sun 12-2 PM.

[Read the listing breakdown](/blog/inside-deercrest-estates-112-2979-panorama-drive-westwood-plateau/)

[For Sellers

BC’s 2024 tenancy rules. Four-month notice, twelve-month occupancy, the real price gap.](/blog/selling-coquitlam-home-with-tenants-2026/)

May 10, 2026 · 9 min read

## [Selling a Coquitlam Home With Tenants in Place — 2026 Edition](/blog/selling-coquitlam-home-with-tenants-2026/)

The two paths (vacant-possession vs tenant-in-place), the four-month notice math, bad-faith eviction liability now up to 12 months rent, and how to decide for your specific tenant and timeline.

[Read the playbook](/blog/selling-coquitlam-home-with-tenants-2026/)

[For Sellers

The subject-free premium is real but small. The collapse cost when you guess wrong isn’t.](/blog/subject-free-offers-coquitlam-sellers-spring-2026/)

May 10, 2026 · 10 min read

## [Subject-Free vs Subject-To Offers: What Coquitlam Sellers Should Accept in Spring 2026](/blog/subject-free-offers-coquitlam-sellers-spring-2026/)

Real premium ranges from Coquitlam closings, collapse rate data, three lived scenarios from Burke Mountain to Heritage, and a four-check decision framework for when an offer arrives.

[Read the offer math](/blog/subject-free-offers-coquitlam-sellers-spring-2026/)

[For Sellers

Probate timeline, deemed disposition, co-executor alignment, and pre-listing realities.](/blog/selling-inherited-estate-property-coquitlam/)

May 10, 2026 · 9 min read

## [Selling an Inherited Estate Property in Coquitlam — The Executor’s Playbook](/blog/selling-inherited-estate-property-coquitlam/)

BC’s 4–8 month probate timeline, three timing strategies, the deemed disposition tax mechanic that often eliminates capital gains, co-executor alignment, and what most executors discover too late.

[Read the executor’s guide](/blog/selling-inherited-estate-property-coquitlam/)

[For Buyers

Detached sales up 14% YoY. Coquitlam prices still −7.7%. The buyer's window in June 2026.](/blog/is-now-a-good-time-to-buy-a-detached-home-in-coquitlam-may-2026/)

May 5, 2026 · 9 min read

## [Is Now a Good Time to Buy a Detached Home in Coquitlam? (June 2026 Read)](/blog/is-now-a-good-time-to-buy-a-detached-home-in-coquitlam-may-2026/)

Verified GVR June 2026 data shows detached sales up 14% year-over-year while Coquitlam detached prices remain 7.7% below last spring. Why this is the buyer's window.

[Read the buyer read](/blog/is-now-a-good-time-to-buy-a-detached-home-in-coquitlam-may-2026/)

[For Sellers

Detached momentum just shifted. Why early-recovery sellers gain leverage in May–June.](/blog/selling-coquitlam-detached-home-spring-2026/)

May 5, 2026 · 9 min read

## [Selling a Coquitlam Detached Home in Spring 2026: Why the Window Just Opened](/blog/selling-coquitlam-detached-home-spring-2026/)

June 2026 GVR data: detached sales rose 14% YoY across Metro Vancouver. The May–June 2026 selling protocol — pricing, prep, launch.

[Read the seller protocol](/blog/selling-coquitlam-detached-home-spring-2026/)

[Buyer Education

What the MLS HPI benchmark actually is — and why it beats average sale price.](/blog/what-is-mls-hpi-benchmark-price-coquitlam-buyers-guide/)

May 5, 2026 · 10 min read

## [What Is the MLS HPI Benchmark Price and Why Does It Matter?](/blog/what-is-mls-hpi-benchmark-price-coquitlam-buyers-guide/)

Plain-English explainer of the MLS Home Price Index, how it's calculated, and how to use it for buying or selling — with verified June 2026 figures.

[Read the explainer](/blog/what-is-mls-hpi-benchmark-price-coquitlam-buyers-guide/)

[For Sellers

Spring's a strong window for prepped homes — punishing for half-prepped ones](/blog/should-i-sell-my-coquitlam-home-spring-2026/)

April 27, 2026 · 11 min read

## [Should I Sell My Coquitlam Home in Spring 2026? A Realtor’s Honest Read](/blog/should-i-sell-my-coquitlam-home-spring-2026/)

Q2 2026 Tri-Cities data, three “list now” scenarios, three “wait or hold” scenarios, the September dead zone, neighbourhood timing, and a five-question framework to know which side of the line you’re on.

[Read the framework](/blog/should-i-sell-my-coquitlam-home-spring-2026/)

[For Buyers

Same dollar, six different lives — Coquitlam, Port Moody & Port Coquitlam](/blog/what-1-2-million-buys-tri-cities-2026/)

April 27, 2026 · 12 min read

## [What $1.2M Actually Buys You in Coquitlam, Port Moody & Port Coquitlam in 2026](/blog/what-1-2-million-buys-tri-cities-2026/)

Side-by-side breakdown of what $1.2M buys in Burke Mountain, Heritage Mountain, Westwood Plateau, Eagle Ridge, Port Moody, and Port Coquitlam — sqft, lot size, build year, and the real trade-offs between them.

[Read the comparison](/blog/what-1-2-million-buys-tri-cities-2026/)

[Move-Up Strategy

The $40K tax trap and five other expensive move-up mistakes](/blog/move-up-mistakes-coquitlam-families-2026/)

April 27, 2026 · 14 min read

## [6 Move-Up Mistakes Coquitlam Families Make in 2026 (and the $40K Tax Trap to Avoid)](/blog/move-up-mistakes-coquitlam-families-2026/)

Sequencing, capital gains, bridge financing, PTT timing, the 10-year-home rule, and listing-strategy mistakes — with the full transaction-cost stack for a typical Coquitlam move-up.

[Read the mistakes](/blog/move-up-mistakes-coquitlam-families-2026/)

[Market Update

Spring 2026 Coquitlam — flat to up 1.4% YoY, DOM varies](/blog/coquitlam-real-estate-market-update-may-2026/)

April 26, 2026 · 11 min read

## [Coquitlam Real Estate Market Update: June 2026](/blog/coquitlam-real-estate-market-update-may-2026/)

A measured-balanced spring market. Inventory up 12% year-over-year. Detached benchmark at $1.81M, +1.4% YoY. By neighbourhood, by property type, with mortgage rate context.

[Read the update](/blog/coquitlam-real-estate-market-update-may-2026/)

[For Buyers

The honest answer most realtors won't give you](/blog/should-i-buy-a-home-in-coquitlam-now-or-wait-spring-2026/)

April 26, 2026 · 12 min read

## [Should I Buy a Home in Coquitlam Now or Wait? (Spring 2026)](/blog/should-i-buy-a-home-in-coquitlam-now-or-wait-spring-2026/)

Five questions that tell you which side of the wait-or-buy line you're on. Why the cost of waiting almost always exceeds the cost of acting in spring 2026. Bank of Canada rate context.

[Read the framework](/blog/should-i-buy-a-home-in-coquitlam-now-or-wait-spring-2026/)

[For Sellers

Why your assessment is 6–14% below your home's actual value](/blog/bc-assessment-vs-market-value-coquitlam-2026/)

April 26, 2026 · 11 min read

## [BC Assessment vs Market Value: Coquitlam 2026](/blog/bc-assessment-vs-market-value-coquitlam-2026/)

The five reasons assessment and market value diverge. Real Coquitlam neighbourhood data showing typical gaps. What it means for sellers, and how to price your home correctly.

[Read the analysis](/blog/bc-assessment-vs-market-value-coquitlam-2026/)

[Move-Up Strategy

Bridge financing, subject to sale, and a 5-question framework](/blog/sell-first-or-buy-first-coquitlam-2026-guide/)

April 26, 2026 · 13 min read

## [Sell First or Buy First in Coquitlam? (2026 Decision Guide)](/blog/sell-first-or-buy-first-coquitlam-2026-guide/)

When to sell first, when to buy first, and how subject-to-sale offers work in Coquitlam's spring 2026 market. Bridge loan terms, real cost examples, and a decision framework.

[Read the guide](/blog/sell-first-or-buy-first-coquitlam-2026-guide/)

[For Sellers

28-day average · 14 days for the top 25% · 60+ for the bottom](/blog/how-long-does-it-take-to-sell-a-home-in-coquitlam-spring-2026/)

April 26, 2026 · 13 min read

## [How Long Does It Take to Sell a Home in Coquitlam? (Spring 2026)](/blog/how-long-does-it-take-to-sell-a-home-in-coquitlam-spring-2026/)

Real days-on-market data by property type, neighbourhood, and price band. The three controllable factors that separate the fast-sale homes from the ones that sit. Full playbook.

[Read the playbook](/blog/how-long-does-it-take-to-sell-a-home-in-coquitlam-spring-2026/)

## Get the same advice my clients pay for

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