The full Coquitlam seller playbook — in one place, organised the way the work actually runs.

Five levers, in order of impact. 1) Pricing strategy — biggest single factor, can move final sale price ±10%. 2) Presentation — staging + photography + video, moves sale price ±5–8%. 3) Market timing — spring (March–June) tends to be strongest. 4) Channel selection — MLS vs quiet-market vs hybrid. 5) Negotiation — skill in the offer process. Most sellers over-invest in renovations (diminishing returns) and under-invest in pricing discipline and presentation.

Interview at least 3. Five questions that separate the strong from the weak. 1) Show me your last 5 sales in my neighbourhood — with sale-to-list ratios and days on market. 2) What's your specific pricing strategy for my home, and why? 3) Who's your photographer and stager? 4) References from 3 past clients in the last 12 months. 5) What percentage of your listings sell at or above list? Red flag: an agent who quotes a dramatically higher list price than the others is buying your listing, not serving you. The correction comes 60 days later.

Three categories. Universal yes: paint, declutter, deep-clean, landscaping tidy, light fixtures — $2–$5K spend, $10–$30K uplift. Case-by-case: kitchen cabinet refresh, bathroom caulk + fixture refresh — $3–$10K spend, $15–$40K uplift if targeted. Usually no: gut kitchen renos, major bath gut jobs, room additions, major landscaping — rarely recoup 100%. The rule: calculate each update against its expected uplift. If the multiple isn't at least 2×, skip it.

Yes, especially above $1M. Pre-listing inspection ($600–$900, seller-paid, disclosed upfront) removes buyer leverage in subject-removal renegotiation, gives you time to fix issues at normal contractor rates, creates buyer confidence and often faster subject removal, and can be marketed as a trust signal. A $600 inspection routinely prevents a $20,000+ renegotiation problem.

Six steps, typically 9am–3pm. 1) Buyer's lawyer wires funds to seller's lawyer's trust. 2) Title transfer files at BC Land Title Office. 3) Existing mortgage paid out. 4) Real estate commissions paid. 5) Net proceeds deposited to your account. 6) Keys handed over — usually next business day (possession). Completion is surprisingly undramatic when the paperwork was clean.

Four scenarios. Primary residence, Canadian resident: generally tax-free via the Principal Residence Exemption (CRA Form T2091). Investment property or second home: capital gain taxed at 50% inclusion rate; effective 20–27%. Flipped property (under 12 months): can be treated as business income and fully taxed; anti-flipping rules apply. Non-resident seller: CRA Section 116 Certificate of Compliance required; buyer's lawyer withholds 25% of sale price until issued. Always confirm with your accountant.

In the May 2026 Coquitlam market (24% detached sales-to-listings, balanced-to-buyer-favouring), well-prepared, correctly-priced detached homes commonly sell inside 21 days in active seasonal windows. Average days-on-market across all listings runs 28–42 days depending on season. Over-priced or poorly-prepared listings routinely sit 60+ days before a price drop forces the sale.

Two strongest seasonal windows: mid-March through early May (spring — tightest days-on-market) and mid-September through early November (fall — most serious buyers, families moving by year-end). Late June through August and December through February are noticeably weaker. The right window for your specific home depends on property type, price point, and current inventory.