Craig Johnston, REALTOR® · soldbycraig.ca · Updated May 2026
The Coquitlam Seller's Pricing Worksheet 2026 — print-ready PDF.
Everything you need to set the right listing price for your Coquitlam home in 2026. Comp-pulling guide, pricing decision framework, prep checklist. Use the print button below to save as PDF.
Step 1 — Pull your comparables
Find 5-7 sold properties within your block radius (5-10 blocks for detached, same building for strata) sold within the last 90 days. Active listings are NOT comps — only sold prices count.
Match property characteristics — same property type, similar square footage (within 10%), similar build year (within 10 years for newer stock, within 20 for older), similar lot size for detached.
Adjust for differences — view exposure, lot orientation, updated features, finished basement, garage style. Each adjustment ±$25K-$100K depending on tier.
Average the adjusted comps — this is your starting price anchor, NOT your listing price.
Step 2 — Apply the HPI cross-reference
April 2026 Coquitlam GVR® benchmarks:
Detached HPI: $1,635,700 (-7.7% YoY)
Townhouse HPI: $1,008,100 (-6.0% YoY)
Apartment HPI: $664,000 (-8.5% YoY)
Neighbourhood adjustment — Burke Mountain trades 4-10% above Coquitlam-wide detached benchmark. Westwood Plateau 12-18% above. Coquitlam Centre apartments are above the Coquitlam-wide apartment benchmark.
Cross-check vs your comp average — your comp-based price should be roughly aligned with the HPI math. Significant divergence means your comps may be wrong or your assumptions need re-checking.
Step 3 — Pricing strategy decision
Price within 1-2% of true comp value — most reliable approach for a 18-35 day sale at full value (entry detached tier).
Pricing 3-5% above comp — adds 30-60 days to market time. Often ends with a price drop that signals weakness.
Pricing 1-3% below comp — generates bidding-war competition. Can deliver above-comp final sale but requires confidence and strong marketing.
Never list above comp + 5% — burns valuable initial listing momentum (first 14 days deliver most showings). Recovery is slow.
Step 4 — Pre-listing preparation
Professional photography booked — non-negotiable in 2026. 3D Matterport tour now baseline expectation. Hero exterior shot at dusk consistently top-performing.
Staging consultation — empty homes need staging; occupied homes need professional de-clutter + neutralisation. Cost typically returns 3-5x.
Minor repairs completed — paint touch-ups, broken caulking, leaky faucet, anything visibly broken. Major renovations rarely return their cost.
Pre-listing inspection considered (for 5+ year-old homes) — surfaces issues you can fix vs become buyer's leverage during their inspection.
Strata documents ordered (if strata) — Form B, depreciation report, recent minutes, financial statements. Buyers will request immediately upon offer.
Step 5 — Timing your listing
Strongest selling windows in Coquitlam:
Late February through May (spring family-buyer window)
Mid-September through early November (back-to-school move-up window)
December through mid-February (thinly attended)
June through August (move-up families committed to school year)
List sharply outside strong windows if your timeline requires it — pricing has to compensate for thinner buyer activity.
Your numbers — fill in
Property address: ________________________________________________
Property type: ____________________________________________________
Square footage: __________ Lot size: __________ Build year: __________
Comp average (after adjustments): $________________________
HPI cross-reference target: $________________________
Recommended listing price (within 1-2% of comp average): $________________________
Target listing date: ________________________
Photographer booked for: ________________________
Staging consultation date: ________________________
Need help with YOUR Coquitlam transaction?
Free 20-minute strategy call ends with a written one-page plan delivered within 24 hours. No pitch, no obligation. Or free Equity Map (24-hour turnaround) for sellers.
Craig Johnston, REALTOR® · 604-202-6092 · Craig@theMACNABS.com
Book at: soldbycraig.ca/book-a-strategy-call-with-craig-johnston/
Get your Equity Map at: soldbycraig.ca/home-evaluation/
© 2026 Craig Johnston, REALTOR® V99960 · The MACNABS · Royal LePage Elite West
This checklist is general information, not legal/tax/financial advice. Work with your own lawyer, accountant, and mortgage professional. Market conditions change; information current as of May 2026.
