Burke Mountain · Presale Homes
Every active Burke Mountain presale, the contract traps most buyers miss, the GST math no sales centre walks you through, and which enclaves have actually held their value. From a REALTOR who's walked every block for 5+ years.
Quick Answer
Buying a Burke Mountain presale home? Read this before you sign.
Every active Burke Mountain presale, the contract traps most buyers miss, the GST math no sales centre walks you through, and which enclaves have actually… Craig Johnston, Top 1% Team Member — Greater Vancouver REALTORS® and 47+ year Tri-Cities resident, can walk you through the local context. Free Strategy Call ends with a written one-page plan in 24 hours.
Start here
On Burke, presale almost always means a detached single-family home in a master-planned enclave — not a glass tower you tour in a model suite on West Hastings. You're buying a lot and a floor plan from a small builder roster. Completion is usually 8 to 18 months out. Deposits run 10 to 20 percent in scheduled instalments. And the people selling to you work for the developer, not for you.
That last point is the one most buyers underestimate. The friendly person in the sales centre has one job: protect the developer's margin. Their contract is drafted by the developer's lawyer. Their "standard" terms include assignment restrictions, GST clauses, completion-date extension rights, and finish-substitution language that will absolutely be used against you if the market moves. You don't have to sign it as-written — but you do need somebody in your corner who's read two hundred of them.
That's where I come in. Presale commission is typically paid by the developer, not you, so having an outside REALTOR costs you nothing and changes the entire dynamic of the transaction.
Skin in the game
Not listed. Not referenced. Bought. Over the last decade I've put my own family's name on three Burke Mountain presale contracts — and lived through every trap on this page with my own deposit at risk.
Rate holds expiring mid-build. Completion dates slipping six months. Finish-substitution arguments with the developer's lawyer. I didn't learn this from a textbook. I learned it from writing the cheque, from the calls in the middle of framing when a deadline slipped, from the week I had to restructure financing because rates moved after my contract was signed.
That's why this page reads the way it reads. Every trap below, every negotiation point, every cadence in the six-step orchestration — I developed them because I had to live the lessons first. When I walk you through a Burke presale, I'm not giving you theory. I'm running the same playbook I ran for my own family. Same contract redlines. Same negotiation tactics. Same escalation path when things slip. Let me guide you the way I guided my own family.
The Map
Burke Mountain is carved up into master-planned enclaves, each named and each with its own developer. Some are nearly sold out; others haven't broken ground. Below is every currently-marketed townhome presale on the mountain — verified this month from each developer's own materials. Detached presales and custom-build enclaves are covered separately on the Burke Mountain Homes hub.
Just announced · registering now
Developer: Polygon Homes. Segment: Family townhomes, 3-bed and 4-bed. Status: Pre-launch — registration open. Pricing and floor plans not yet released.
Polygon's next Burke Mountain townhome project: 101 three- and four-bedroom homes positioned near the future Burke Mountain Village node. Floor plans, the price list, and final specifications haven't dropped yet, so any specific "starts at" figure is a guess until Polygon publishes them. Polygon's Burke track record (Foothills, Kentwell, Hadleigh, Partington Creek) is consistently strong — they typically grant early-registrant priority once the price list goes live. Register early and I'll forward the price sheet the day it lands.
Now selling · display home open
Developer: Polygon Homes. Segment: Family townhomes, 3-bed and 4-bed only. Status: Now Selling — 148 homes in 41 buildings, 16 plans, 1,456–2,622 sq ft. Completing throughout 2025.
Polygon's flagship Burke Mountain townhome release and the project that anchors their on-mountain track record. The differentiator is the Creekside Club amenity: 8,000+ sq ft clubhouse, outdoor pool, fitness studio, kids' playroom, dog wash. Per-home spec is the strongest current Burke townhome package — heat pump (heat + AC), Level 2 EV outlet, double side-by-side garages, Telus SmartHome. Polygon does not publish a public price list; pricing starts "from the low-$1Ms" — contact Polygon directly for the current price sheet, or read my full Partington Creek breakdown.
Now selling · pricing live
Developer: Polygon Homes. Address: 3637 Sheffield Ave. Segment: 3-bed and 4-bed townhomes, 101 homes, 1,430–2,365 sq ft. Status: Now Selling — pricing from $1,118,000.
Polygon's third active Burke release alongside Partington Creek and the pre-launch Beaumont — and arguably the value-priced of the three at the entry level. The Sheffield Avenue location puts you within walking distance of Smiling Creek Elementary and a short bike from the future Burke Mountain Village retail node. Same Polygon spec language across the three: heat pump (heat + AC), EV-ready garage, Telus SmartHome wiring. Worth shortlisting against Partington Creek if your budget caps out under $1.4M.
Now selling · 133 townhomes
Developer: StreetSide Developments (Qualico). Address: 1295 Rocklin St, Partington Creek. Segment: 3-bed and 4-bed family townhomes, 133 homes. Status: Now Selling.
StreetSide's larger Burke project — 133 homes positions Rocklin as the biggest current Burke townhome release after Polygon's Partington Creek. Qualico (StreetSide's parent) has been building across Western Canada for decades and brings real warranty muscle. The Partington Creek address means you're inside one of Burke's most established sub-neighbourhoods with most of what Polygon's Partington offers, minus the Creekside Club amenity. Get the current release sheet from StreetSide before you compare on price.
Selling · deliveries underway
Developer: Infinity Properties. Location: Victoria Drive at Baycrest Avenue, Partington Creek. Segment: 3-bed, 3-bed + den, and 4-bed townhomes — 66 homes across 14 buildings, 1,718–2,851 sq ft. Status: Final phase selling — first deliveries underway.
Infinity Properties keeps a smaller Burke footprint than Polygon, but Versant's upper-end sizing (up to 2,851 sq ft) targets families who'd otherwise need to go detached to get the square footage. The trade-off: pricing reflects that. If you need 2,500+ sq ft of townhome and can move on a faster timeline thanks to imminent completions, Versant belongs on the shortlist.
Now selling · 3 & 4-bed plans
Developer: Tangerine Developments. Address: 1292 Rosenburg Way. Segment: 3-bed and 4-bed townhomes, 1,141–1,840 sq ft, seven plan types. Status: Now Selling.
Tangerine is a smaller, design-forward developer compared to Polygon or Wesbild — boutique inventory, more individualized plan options, with the trade-off of a shorter Tri-Cities track record. If you want a less cookie-cutter townhome and you're willing to do the developer-diligence work, Culmena is worth a walk-through. Ask me about Tangerine's completion history before you sign.
Final release · selling now
Developer: Annesley Homes & Tessera Homes (joint venture). Address: 3421 Queenston Ave. Segment: 2-bed, 3-bed, and 4-bed + den townhomes, 23 homes. Status: Final release selling — building under construction.
Small build (23 homes), boutique feel — the kind of enclave that finishes quietly because the early-release inventory got swept up by people watching the neighbourhood. The 2-bed plan option is rare for Burke (most enclaves start at 3-bed), so this is one to watch if you're downsizing into the mountain rather than moving up. Final-release pricing means the launch incentive is gone; check what's actually left before you fall for a specific plan.
Now selling · 35 townhomes
Developer: Wesbild. Location: Burke Mountain, flanked by Pinecone Burke and Minnekhada Provincial Parks. Segment: 3-bed townhomes, 35 homes. Status: Now Selling — early move-ins approaching.
Wesbild's quiet but technically strong Burke entry — they build in low volume but with consistent quality, and the location flanked by two provincial parks gives this enclave the strongest natural-asset positioning on the mountain. The 35-home count means inventory will move fast once move-ins start. (Worth noting: Wesbild and Wesgroup, who built Foothills, are different companies — easy to confuse.)
Now selling · pricing live
Developer: Townline Homes. Location: McVicar Court at Mitchell Street, Partington Creek. Segment: 2-bed and 3-bed townhomes (some plus den), 159 homes, 883–1,602 sq ft. Status: Now Selling from $815,900 — phased deliveries through Summer 2027.
Terrayne is the entry-priced active Burke townhome project — the only one with starting pricing under $900K, thanks to compact 2-bed plans starting at 883 sq ft. Townline's reputation is strongest on East Vancouver mid-density (Maywood, Centro), and this is one of their first major Tri-Cities pushes. The 159-home footprint with phased multi-year delivery means you can get into a presale here without bidding against a full sellout in a single weekend.
Selling · final inventory
Developer: JPS Developments Inc. Address: 3428 Queenston Ave (immediately next to Queenston). Segment: 2-bed, 3-bed, and 4-bed townhomes, 56 homes, 1,000–1,834 sq ft. Status: Selling from $999,900 — final inventory; building nearing completion.
Amber Gate sits directly beside Queenston, sharing the Queenston Avenue strip — meaning two boutique developers shipped competing inventory back-to-back. If you tour Queenston first, walk Amber Gate before you sign — they're priced in overlap and the floor-plan differences are subtle but real. JPS is a smaller-volume developer; verify the warranty terms carefully and ask me for a track-record briefing before you commit.
Coming soon · registration open
Developer: Townside Developments. Address: 3580 Victoria Drive. Segment: 3-bed and 4-bed townhomes, 30 homes (28 three-bed plus 2 four-bed). Status: Registration open — pricing and floor plans not yet released.
The smallest active Burke release at 30 homes — and the smallest 4-bed allocation on the mountain (just two of them). If you're shopping the 4-bed plan, get on the list now; those will be the first to sell on launch day. Townside is a different company than Townline (who builds Terrayne) — small Vancouver-area developer with fewer past projects to reference, so the smart play is to register and wait for the price sheet before committing.
Sold out · resale only
Baycrest West by Woodbridge Homes — 24 townhomes at the base of the mountain, sold out across all phases.
Riley Park by Mosaic Homes — 167 townhomes at 1331 Olmsted Street (Mosaic's sixth Burke project), sold out across both upper and lower releases.
Heartwood by StreetSide Developments — 81 townhomes at 3535 Highland Drive in Smiling Creek; completed in 2025, final-inventory units may remain via the developer.
If a finished home in any of these resurfaces on the resale market, ping me — I track them.
Availability changes weekly. For current pricing, incentive bundles, and which lots are still unclaimed — I'll pull the current release sheet from every developer on this list and walk you through it.
The Traps
Buy presale if: you have stable income, flexible timing, 10–20% of purchase price in liquid cash, you've locked your current home sale or don't need to sell one, and you love a specific floor plan enough to wait 12–18 months for it. Presales reward patience.
Don't buy presale if: you need to move in the next 90 days, you're stretching your down payment, your job situation might shift, or you haven't budgeted GST. Resale is almost always better in those cases — immediate possession, no GST, and you can inspect what you're actually getting.
There's no universal "presale vs resale" answer. There's only your situation, your timeline, and your risk tolerance. Every one of the 25+ move-up families I work with each year ends up in one or the other for specific, personal reasons. The wrong answer is picking before you understand the trade.
How I work it
Presale buying isn't like shopping resale. There's no public MLS inventory and no showing schedule. It's a relationship game — which developer is about to release their next phase, which sales manager will call you before the public launch, which lots have the best exposure. Twenty-five years on this mountain means I know most of these people by first name. Here's how I run a Burke presale for a client:
Fee for this: zero. Developer commission covers it. Your only cost is your time on the calls.
A five-step process built around clarity, strategy, and no-surprise execution — whether you're buying your first home or selling a property you've owned for twenty years.
We start with a real conversation about your goals, timeline, and numbers. I'll pull current comps, assess your buying power or home's true market value, and tell you exactly what the data says — not what you want to hear.
I build a written strategy around your priorities: target neighbourhoods, pricing strategy, timeline, financing structure, and the trade-offs at each decision point. Every recommendation comes with a reason.
For sellers: pre-list prep, staging direction, pro photography, and a pricing framework that draws interest without leaving money on the table. For buyers: offer structure, subject clauses, and the due-diligence checklist for every property that matters.
This is where experience pays for itself. I negotiate price, terms, subjects, deposit, completion dates, and the small details that don't show up in listings but decide whether a deal closes well or falls apart.
From subject removal through completion and possession, I coordinate with lawyers, lenders, inspectors, and trades so nothing drops. After closing, I stay in your corner for everything from tax-assessment appeals to the next move.
FAQ
You can and should use your own REALTOR. Most developers welcome it — the commission is budgeted into their pricing either way. The sales centre representative cannot negotiate on your behalf, even if they're friendly. Your outside REALTOR can.
Most active enclaves are running 10% deposit on signing, with the remaining 10% spread across two or three subsequent milestones (foundation, framing, drywall). A few developers will accept 5% at signing with interest bearing on the balance. Ask.
Check their track record — completed projects in the Tri-Cities, warranty claims record, financial backing. A five-minute call to BC Housing's developer-licence lookup and a 15-minute search for lawsuits will tell you most of what you need. I do this for every client before they sign.
The New Housing Rebate gives partial GST back on homes priced up to $450,000 (full rebate under $350,000). Above $450K you get nothing — which covers every detached Burke Mountain presale at current pricing. Plan to write the cheque.
You're at risk. Rate holds max out around 120 days in most cases; presale closing is typically 8–18 months. Some lenders offer longer holds for presales (up to 24 months) at a premium rate. Worth asking your mortgage broker — I can refer you to the two I trust in the Tri-Cities.
On Burke Mountain today? Be careful. Presale-to-completion flips worked beautifully in 2015–2021. Margins have compressed. With assignment restrictions tightening and carrying costs rising, most "investment" presale buyers I've seen in the last three years would have done better in other asset classes. Buy to live, not to flip.
Keep reading
Presales are one slice of the mountain. If you're shopping, here's the rest of the guide network I've written for Burke buyers — developer-by-developer grades, resale inventory, neighbourhood life, and the honest trade-offs.
The topic hub — everything on the mountain in one place.
Live resale inventory across the mountain.
Builder-by-builder directory, A+ through C+.
The same presale playbook, townhome edition.
Craig's personal picks for coffee, food, groceries, and kids.
The real trade-offs of living on the mountain.
The data-driven answer versus the gut-feel answer.
What a Burke Mountain week actually costs.
The full Tri-Cities move-up orchestration playbook.
One conversation, zero pressure
20 minutes. I'll tell you honestly which enclave fits your timeline and budget, which ones to walk away from, and which lots are about to release.
Schools that serve Burke Mountain
Burke Mountain feeds Smiling Creek and Coast Salish at the elementary level, Summit and Scott Creek at the middle level, and Gleneagle or Pinetree at the secondary level depending on the catchment edge. Confirm any specific address with the SD43 locator before relying on it.
Verify your exact address
Look up any Burke Mountain address in SD43’s official school locator.
Type an address → see the specific neighbourhood catchment schools. This is the authoritative source.
Burke Mountain anchor — fine arts + digital + physical literacy focus.
View school →SD43's newest school (opened 2023) — Clean Energy Champion designated.
View school →Lower Burke Mountain K-5 (~500 students).
View school →Upper Westwood Plateau / Burke middle — strong band + leadership.
View school →PADS-accredited wellness facility dog on staff.
View school →SD43's flagship Honours & AP secondary.
View school →Interested in these schools?
Explore homes for sale in the Burke Mountain 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 Burke Mountain schools hub →Continue your research
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