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.
5.0 across 36+ Google reviews Top 1% Team — Greater Vancouver REALTORS®, 2023–2025 47+ years in the Tri-CitiesQuick Answer
What protects me when I buy a Burke Mountain presale?
Burke Mountain presales in developments of five or more units fall under BC's Real Estate Development Marketing Act: you must get the developer's disclosure statement, you have 7 days to cancel after signing, and deposits go into trust. New homes from licensed builders carry 2-5-10 warranty. Budget 5% GST on top of the price, less any rebate you qualify for.
Start here
On Burke, presale usually means a home in a master-planned enclave — and most of the projects being marketed right now are townhome communities — 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. On most presales the developer pays the buyer-side commission, not you — we confirm that in writing before you sign — so you can have someone reading the contract on your side.
Skin in the game
I live on Burke Mountain, and I've bought three properties here for my own family. I also stay in touch with sales teams at several of the developers building on the mountain, so I hear about releases, pricing changes and timing early.
That's why this page reads the way it does. When I walk you through a Burke presale, I'm drawing on what I've learned as an owner on this mountain and on current conversations with the people selling these releases. We read the disclosure statement together, check the deposit schedule and completion terms, and compare the release with resale homes nearby before you commit.
The map
Burke Mountain is built out in named enclaves, each with its own developer. Some releases are selling today, some are down to their last homes, and some haven’t released pricing. Here’s where each stands, with a link to more detail on each.
Status checked October 1, 2026 against developer websites, then MLS® where a developer site was unavailable. Releases change week to week, so confirm with the developer, or ask me and I’ll check before you drive out.
3 & 4-bed · 1,380–2,220 sq ft
Polygon’s newest Burke release at 3630 Harper Road, with heat pumps, Level 2 EV charging and double garages. Polygon listed pricing from $968,000 on Oct 1, 2026.
Read the guide →159 homes · 2 & 3-bed
3550 McVicar Court beside the future Burke Mountain Village, with underground parking and a 4,000 sq ft clubhouse. Townline says a select number of homes remain.
Read the guide →133 homes · 3 & 4-bed
Nordic-inspired townhomes at 1295 Rocklin Street with a central amenity building. Sales opened in June 2026.
Learn more →107 homes · 3 & 4-bed
Scandinavian-inspired townhomes in 21 buildings at 1292 Rosenburg Way. Move-in-ready homes are on the market now.
Read the guide →66 homes · 3 & 4-bed
14 buildings at 3546 Monson Crescent. The developer says a limited number of greenbelt and view homes remain.
See the fact sheet →35 homes · 3-bed & 3-bed + den
About 1,400–1,600 sq ft at 3643 Litchfield Avenue, with move-ins from fall 2026.
Learn more →81 homes · completed 2025
Three-storey townhomes in 18 buildings at 3535 Highland Drive near Harper Park, most with rooftop decks. A few move-in-ready homes may remain.
Read the guide →52 homes · 2 to 4-bed
3420 Queenston Avenue next to Smiling Creek Park, with an on-site daycare. Remaining developer homes are listed on MLS®.
Read the guide →23 homes · completed 2025
A boutique collection of 2 to 4-bed homes in four buildings at 3421 Queenston Avenue, steps from Smiling Creek Elementary and Queenston Park.
See the fact sheet →Interest list open
Family townhomes planned at 1326 Marigold Street. Mosaic hasn’t released pricing or a home count yet.
Learn more →148 homes · Creekside Club
Craftsman-style townhomes with an 8,000+ sq ft clubhouse, pool and fitness studio. Polygon’s sales office is closed, so remaining homes, if any, need to be confirmed.
Read the guide →30 homes · 28 three-bed, 2 four-bed
Planned at 3580 Victoria Drive. There’s no current published release status, so availability needs to be confirmed with the developer.
See the fact sheet →Walk the finished version first
Polygon completed Ridgewood in 2025 at 3637 Sheffield Avenue. Before you register for Beaumont, walk a finished Polygon complex and compare its resale prices with Beaumont’s price list.
Compare neighbours on the same street
Amber Gate and Queenston sit side by side on Queenston Avenue. Tour both on the same day, because the plans overlap and the differences in layout and parking are easy to miss.
Final homes are a different deal
Final-inventory homes are already built, so there’s no construction wait, but GST still applies on a new home. There’s often more room to negotiate than on a fresh release.
Check the builder, not just the brochure
For smaller developers, confirm the home warranty provider and look at a completed project before you commit. I’ll pull the track record for any builder on this list.
Recently completed, now resale: Ridgewood (Polygon, 101 homes, 2025), Riley Park (Mosaic, 167 homes, sold out), Baycrest West (Woodbridge, 24 homes, 2023) and Forester (Townline, 112 homes). For detached presales, see Burke Mountain detached developments.
Before you visit a sales centre
I’ll compare deposits, completion dates and resale comparables for the releases on your shortlist.
The Traps
| Rule | What it means for you | Who sets it |
|---|---|---|
| Disclosure statement | You must receive the developer's filed disclosure statement before you sign; amendments must be filed when material facts change | BC — Real Estate Development Marketing Act (BCFSA) |
| 7-day rescission | Cancel by written notice within 7 days of the later of signing or receiving the disclosure statement; deposit returned | BC — REDMA s. 21 |
| Deposits | Held in trust by a brokerage, lawyer or notary — or used by the developer only under a disclosed deposit protection contract | BC — REDMA ss. 18–19 |
| Assignment reporting | For strata lots, the developer collects your and the assignee's information before consenting and files it in the CSAIR | BC — REDMA / CSAIR (since Jan 1, 2019) |
| Home flipping tax | Up to 20% of profit on a presale assigned within 365 days of signing, nil at 730 days | BC — since Jan 1, 2025 |
| GST | 5% on the new-home price | Federal — CRA |
| First-Time Home Buyers' GST Rebate | 100% of GST up to $1,000,000, phasing out to nil at $1,500,000 (agreements on/after May 27, 2025) | Federal — CRA |
| Newly built home PTT exemption | No property transfer tax on a qualifying principal residence up to $1,100,000; partial to $1,150,000 | BC — Ministry of Finance |
| 2-5-10 home warranty | 2 years materials and labour, 5 years building envelope, 10 years structure | BC — Homeowner Protection Act (BC Housing) |
Sources: REDMA (bclaws.gov.bc.ca), BCFSA consumer guide to pre-sale purchases, gov.bc.ca (CSAIR, home flipping tax, newly built home exemption), canada.ca (CRA / Department of Finance), BC Housing. Confirm eligibility with your lawyer and accountant.
The presale rules above are provincial and federal, so they are the same in every Tri-Cities community. What changes is the resale market you're comparing against — here's that reference point by city for September 2026.
Most Tri-Cities townhome presales are on Burke. Compare against a Coquitlam townhouse benchmark of $976,600 and detached of $1,584,400 — remembering resale carries no GST.
PoCo's townhouse benchmark was $834,300 (−7.8% YoY). If a Burke presale stretches the budget, a finished PoCo townhome is the obvious comparison — see Port Coquitlam.
Port Moody's townhouse benchmark was $940,900 and apartment $676,200. New strata projects there follow the same REDMA disclosure, deposit and 7-day rules — see Port Moody.
Anmore's detached benchmark was $3,063,700. New detached homes there still carry 2-5-10 warranty and the newly built PTT exemption tests apply, including the 0.5-hectare lot limit that many acreage lots exceed.
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. The families I work with end 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. Years of working this mountain mean I know most of the sales managers personally. Here's how I run a Burke presale for a client:
Fee for this: on most Burke presales the developer pays the buyer-side commission — I confirm that in writing before you sign.
A presale is a contract for a home that doesn't exist yet, so most of the work happens before you sign and in the seven days after.
I start by confirming presale suits your timeline, then build the real number: price, 5% GST, any First-Time Home Buyers' GST Rebate you may qualify for, the newly built PTT exemption test, and the deposit schedule against your cash. If resale fits better, I'll say so.
I pull each enclave's current release sheet, check the builder in BC Housing's licensed builder registry and the home's warranty enrolment, and walk the developer's finished Burke streets with you — school route, slope, morning traffic — so you're comparing real homes, not renderings.
Once you sign, the clock runs. I go through the disclosure statement with you and your lawyer: estimated construction dates, cancellation rights, deposit trustee or deposit protection, strata bylaws and fees, parking, assignment terms. Anything promised verbally gets asked for in writing.
Through the build I track deposit due dates and any disclosure amendments, keep your lender informed if completion moves, and attend the walkthrough with you before closing so deficiencies are recorded on the developer's form while the 2-5-10 warranty clock is just starting.
To see how I've handled purchases and sales for families across the mountain, read the Tri-Cities case studies. Read the Tri-Cities case studies →
Look at what they have already completed and what they have filed. Search the builder in BC Housing's Public Registry of Residential Builders, and use the New Homes Registry to confirm a home is being built with 2-5-10 warranty insurance. Then read the developer's disclosure statement: it must set out the material facts, including permits and estimated construction dates. On Burke, I also walk the developer's finished enclaves on the mountain before a client signs — completed streets tell you more than a display suite.
It runs for seven days from the later of the day you sign the purchase agreement and the day you receive the developer's disclosure statement (and acknowledge receipt). That's the Real Estate Development Marketing Act right, not the 3-business-day resale rule, and it carries no penalty. To cancel, you serve written notice on the developer within the window, and the trustee must promptly return your deposit. Note the date you signed and the date you got the disclosure statement — those two dates decide your deadline.
Only if it has a deposit protection contract in place and has told you about it. The default under BC's Real Estate Development Marketing Act is that your deposit goes into a trust account held by a brokerage, lawyer, notary or prescribed trustee, and it can't be released without your written consent, a court order, a valid rescission or the statutory conditions. If the disclosure statement says the developer will use deposits under deposit protection insurance, that's legal — but check who the insurer is and how a claim works before you sign.
Mostly, but not entirely. The Real Estate Development Marketing Act covers developments of five or more strata lots or subdivision lots, so most townhome enclaves and multi-lot detached releases need a disclosure statement and the 7-day right. The Condo and Strata Assignment Integrity Register, though, applies to strata lots only — a freehold detached lot isn't reported there. And a custom detached home built under a construction contract on a lot you already own isn't a REDMA presale at all. Ask which structure you're buying before you compare offers.
Start with the estimated construction dates and the section on your right to cancel if the project doesn't proceed — BCFSA's consumer guide points to both. For a Burke townhome, read the proposed strata bylaws and the estimated strata fees, and confirm what parking and storage you are actually getting. Then check how deposits are held (trust or deposit protection insurance) and whether the developer has filed any amendments. If something you were told at the sales centre isn't in the document, get it in writing before day seven.
The developer does. For strata developments, BC's Real Estate Development Marketing Act requires purchase agreements to address consent to assignment, and a developer can't consent until it has collected prescribed information about you and the person taking over the contract. That information is filed in the province's Condo and Strata Assignment Integrity Register. Property transfer tax on a pre-sold strata unit is then based on the total the assignee paid, including what they paid you. Assignment terms and any developer fee are set in your contract, so read that clause before you sign.
Add the GST first. A resale townhouse carries no GST, while a presale is usually quoted "plus GST" — 5% unless a rebate applies. In September 2026, Greater Vancouver REALTORS® put Coquitlam's townhouse benchmark at $976,600 (−6.4% year over year) and detached at $1,584,400. Benchmarks describe a typical existing home, not a brand-new one, so use them as a reference point, then compare the presale's all-in cost — price, GST, any rebate and closing costs — against finished Burke homes for sale today.
Often, yes — they are separate federal and provincial programs. The First-Time Home Buyers' GST Rebate refunds 100% of GST on a qualifying new home up to $1,000,000, phasing out to nil at $1,500,000, for agreements signed on or after May 27, 2025. BC's newly built home exemption removes property transfer tax for a qualifying principal residence valued up to $1,100,000, with a partial exemption to $1,150,000. Each has its own residency and occupancy rules, so confirm with your lawyer and accountant before you sign. If you want the numbers run on a specific enclave, book a strategy call.
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 homes are in the Smiling Creek, Coast Salish or Leigh Elementary catchments, then Minnekhada or Kwayhquitlum Middle and Terry Fox Secondary, depending on the address. A new SD43 secondary school is under construction on Burke Mountain. SD43 is targeting a Fall 2027 opening and will confirm its grades and catchment. Check any specific address with the SD43 School Locator before you write an offer.
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.
Opened in 2018 on Princeton Avenue in upper Burke Mountain.
View school →On Sheffield Avenue; one of the newest SD43 schools on Burke Mountain.
View school →Serves parts of lower Burke Mountain.
View school →Port Coquitlam middle school that serves Burke Mountain addresses.
View school →Port Coquitlam middle school that serves Burke Mountain addresses.
View school →Port Coquitlam secondary school that serves Burke Mountain addresses.
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
Master guide
Schools, builders, lifestyle, the 9+ year resident's read.
Price bands
September 2026 GVR data + the honest tier-by-tier read.
Lifestyle
Nine years up here — schools, commute, weather, the daily rhythm.
New builds
Polygon, Wesbild, Foxridge — active 2026 inventory.
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.
No spam, no listings flood, no marketing automation games. Genuine monthly update from a 47+ year Tri-Cities resident.
5.0 stars across 36+ verified Google reviews. Three from recent clients below.
“Craig kept me informed of the local market for a couple of years before I asked him to handle my Coquitlam sale. He laid out the strategy upfront, the listing generated a lot of interest, and we had an acceptable offer in under a month. I was stressed going in — Craig helped me overcome a lot of my anxiety. I’ve already introduced him to my sister, who plans to sell soon.”Fj Young
“Craig was there with us everyday. Guiding us to our next step we were kept informed daily sometimes multiple times a day as to what was happening… Our home sold in only 6 days with multiple offers.”Gerry & Aline Howitson
“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.”Warren Chu