Heritage Mountain · Port Moody · 2026 price bands
Heritage Mountain sits inside the Port Moody MLS area, with the April 2026 Port Moody detached HPI benchmark at $1,936,100 (-5.4% YoY, GVR® release dated 2026-05-04). Most stock is 1990s–2010s build; view exposure matters; Heritage Woods Secondary catchment is the through-line. Here is the honest read on each tier.
Quick Answer
What does $1.7M, $2M, and $2.4M actually buy on Heritage Mountain in 2026?
Heritage Mountain (Port Moody) in 2026 anchors on the Port Moody detached HPI benchmark of $1,936,100 (-5.4% YoY per the April 2026 Greater Vancouver REALTORS® release). At $1.7M you're in entry detached, typically 1990s–2005 build, 2,500–3,200 sq ft. At $2M you're in standard family detached with updates or newer 2000s build, 3,000–3,800 sq ft. At $2.4M+ you're in upper-Heritage with view exposure, custom or extensively updated. Townhome inventory is limited; Heritage Woods Secondary catchment is the durable demand driver. Source: April 2026 GVR® release plus current Heritage Mountain MLS observation.
Heritage Mountain · 2026 price bands
Heritage Mountain is the hillside residential community within the City of Port Moody. April 2026 Port Moody detached HPI benchmark sits at $1,936,100 (-5.4% YoY) per the Greater Vancouver REALTORS® release. Heritage Mountain detached typically trades within 5% of this benchmark.
Heritage Mountain pricing layers two factors most other Tri-Cities neighbourhoods only have one of: a strong school catchment (Heritage Woods Secondary — one of BC's strongest public high schools) AND elevation-driven view exposure. The combination is rare. The trade-off is that most stock is 1990s–2010s build, so the $1.7M–$2.4M buyer is choosing between newer-built equivalents in Burke Mountain and Heritage's school + view + lot-size mix.
The price bands · tier by tier
Typical product: Townhome inventory (limited) plus older smaller detached on lower-elevation Heritage addresses.
Build year: 1995–2010 townhomes; 1990s entry detached.
Typical size: Townhomes 1,600–2,000 sq ft. Entry detached 2,200–2,800 sq ft on 4,500–6,000 sq ft lots.
Typical streets: Heritage Mountain townhome developments. Lower-elevation Heritage detached: Newport Drive area, Vanier Drive lower stretches.
Honest note
Townhomes turn fast at this price point. Entry detached at $1.5M–$1.7M is increasingly rare on Heritage — the lot-size threshold and lower-elevation profile means trade-offs (smaller lot, older finishes, possibly less view exposure).
Typical product: Standard family detached, the volume tier on Heritage Mountain.
Build year: 1990s–2005 build, typical — often with mid-2010s updates.
Typical size: 2,500–3,200 sq ft on 6,000–8,000 sq ft lots. 4-bed family layouts.
Typical streets: Vanier Drive, Aspen Court, Brockton Crescent, Greenwood Avenue, mid-elevation Heritage cul-de-sacs.
Honest note
Best value tier on Heritage Mountain for established-build family detached. Heritage Woods Secondary catchment included for most addresses (verify your exact address with SD43). Days on market run 25–50 days for properly priced inventory.
Typical product: Upgraded family detached — the move-up sweet spot.
Build year: 2000s build with significant updates, or 2010s newer construction.
Typical size: 3,200–4,000 sq ft on 7,500–9,000 sq ft lots. 4–5 bed, modernised finishes, often partial view.
Typical streets: Upper Vanier Drive, Hampton Drive, Newport Drive (upper), Aspenwood Drive, ridge-line cul-de-sacs.
Honest note
The tier where Heritage Mountain stops competing on price and starts competing on the school + view + lot-size mix. The buyers here have chosen Heritage specifically — they've already considered Burke Mountain's newer build and decided the trade-off is worth it.
Typical product: View-protected upper-Heritage addresses with custom build or extensive update.
Build year: 2000s+ custom or 2020+ rebuild on existing lot.
Typical size: 3,800–5,000 sq ft on 8,000–12,000 sq ft lots. View-protected exposure (Inlet, downtown, Mount Baker).
Typical streets: Top-of-Heritage ridge addresses, Aspenwood Drive upper, view-protected cul-de-sacs.
Honest note
Heritage Mountain's luxury sub-segment. View premium runs 10–18% over equivalent non-view inventory at this tier. Days on market run 50–100+ days. Buyers at this tier are typically Heritage Mountain residents moving up within the neighbourhood or relocators specifically seeking the school + view combination.
Typical product: Heritage Mountain custom luxury — rare inventory at the top of the hillside.
Build year: 2020+ custom builds.
Typical size: 5,000+ sq ft on 10,000+ sq ft lots. Premium finishes, full view-protected exposure.
Typical streets: Pinnacle Heritage addresses with the protected view sightlines.
Honest note
Thin inventory. Annual transactions at this tier on Heritage are typically single digits. Many deals happen quietly before listing. See the Tri-Cities Luxury master for the broader luxury market.
April 2026 market context · GVR data
Port Moody's April 2026 headline numbers (per the Greater Vancouver REALTORS® release dated 2026-05-04): detached HPI benchmark $1,936,100 (-5.4% YoY), townhouse benchmark $961,400, apartment benchmark $703,400, composite $1,029,100.
Heritage Mountain typically trades within 5% of the Port Moody detached benchmark. The differentiation is qualitative — school catchment, view exposure, lot size, and the hillside character — rather than headline price. Heritage detached median in 2026 sits roughly $1.9M–$2.0M against the broader Port Moody median of $1.94M.
Heritage Mountain has compressed less than the broader Port Moody market in the 2024–2026 cycle because the school catchment provides durable buyer demand and inventory turnover is low (the neighbourhood is built around long-stay family ownership; median holding period runs 9–14 years).
How to actually shop these bands
1. Catchment or view? Both matter on Heritage Mountain, but they don't always overlap on the same address. Heritage Woods Secondary catchment exists across most of the hillside; protected view exposure is concentrated on upper-elevation ridge streets. If you're choosing catchment first, the $1.7M–$2M tier delivers it consistently. If view is a hard requirement, expect to anchor at $2.4M+.
2. Established build or 2010s newer? Most Heritage stock is 1990s–2010s build. If 2015+ build matters, your inventory is thin and the premium runs 15–25% over equivalent older stock. Honest buyers often land on 2000s+ build with mid-2010s updates as the best compromise — that's the $2.0M–$2.4M tier.
3. Move now or wait for the right view ridge? Heritage upper-tier view inventory at $2.4M+ doesn't turn over often. The right home may not be on MLS this week — some are quietly previewed to neighbourhood network before listing. If you're flexible on timing, work with an agent who has the network. If you need to move in 60 days, the entry-tier and move-up inventory is more reliably available.
Frequently asked
Port Moody detached HPI benchmark sits at $1,936,100 for April 2026 (-5.4% YoY) per the Greater Vancouver REALTORS® release dated 2026-05-04. Heritage Mountain detached typically trades within 5% of this benchmark.
Burke Mountain median detached sits roughly $1.7M–$1.85M; Heritage Mountain median runs $1.9M–$2.0M in 2026. Both sit close to the $1.74M–$1.94M GVR benchmark range. The difference is structural: Burke offers newer build stock (mostly 2008–2024), Heritage offers larger lots and the established hillside streetscape with view potential. Buyers choosing between the two are choosing between build age and lot/view characteristics.
No — not every Heritage Mountain address falls within the Heritage Woods Secondary catchment. The catchment line cuts across the hillside and shifts between SD43 reviews. Always confirm the specific address through SD43's catchment lookup before writing an offer if the school matters to your decision.
Upper-elevation Heritage addresses with protected Inlet, downtown Vancouver, or Mount Baker exposure command 10–18% premiums over similar interior lots at the same price tier. The premium is most defensible where topography (not just orientation) protects the sightline. Verify against any pending neighbouring development that could affect the view corridor.
Limited. Most Heritage Mountain inventory is detached single-family. Townhome stock is concentrated in a few specific developments near the lower-elevation Newport Village edge. April 2026 Port Moody townhouse HPI benchmark is $961,400; Heritage Mountain townhomes typically trade at a small premium to that benchmark.
Days-on-market vary by price tier in 2026. Entry detached $1.7M–$2M: 25–50 days. Move-up $2M–$2.4M: 35–65 days. Upper-tier view $2.4M–$3M: 50–100+ days. Luxury $3M+: 80–180+ days. Source: April 2026 GVR® release plus current MLS observation.
Townhome tier: no lot. Entry detached $1.7M–$2M: 6,000–8,000 sq ft lots typical. Move-up $2M–$2.4M: 7,500–9,000 sq ft. Upper-tier $2.4M+: 8,000–12,000 sq ft, often on cul-de-sacs with protected view exposure.
Very limited. Most Heritage Mountain stock is 1990s–2010s build. New construction is rare and almost entirely teardown-rebuild on existing lots. When a 2020+ custom build does come to market, the premium over equivalent 2000-era stock is typically 18–28%.
Yes. Median holding period for sold Heritage Mountain detached tracks at 9–14 years — long for a Tri-Cities neighbourhood. Buyers tend to be families who plan to stay through high-school years for the catchment, then often stay beyond. This is a hold-and-live market, not a flip-and-trade play.
Lower Heritage (Newport Village edge, Newport Drive lower stretches) offers walkability to Newport Village restaurants and Inlet Centre SkyTrain in 5–10 minutes on foot. Upper Heritage (Aspenwood Drive, Hampton Drive, ridge addresses) offers larger lots, view exposure, and a 5–10 minute drive to amenities. Lower trades at modest premium per foot but on smaller lots; upper trades on lot size and view potential.
Both serve the move-up family buyer with Heritage Woods Secondary catchment exposure. Westwood Plateau detached benchmark trades 12–18% above the Coquitlam-wide HPI ($1,635,700); Heritage detached benchmark sits within 5% of the Port Moody HPI ($1,936,100). Westwood typically has larger lots and a more established streetscape; Heritage typically has slightly better walkability to Newport Village and the SkyTrain. Direct comparison at Heritage vs Westwood Plateau.
Yes, but rare. The $3M+ Heritage segment is typically 2020+ custom builds on premium ridge addresses with full protected view exposure. Annual transactions at this tier are usually single digits. Many deals happen quietly through neighbourhood networks before listing — see the Coquitlam Luxury master for the broader picture.
Keep digging
Heritage Mountain master guide
The complete guide to the hillside — schools, view ridges, lifestyle, walkability.
Heritage vs Westwood Plateau
Direct comparison of the two move-up neighbourhoods sharing Heritage Woods Secondary catchment.
Port Moody master guide
The full Port Moody picture — Newport Village, Suter Brook, Brewers Row, Inlet Centre.
Heritage Mountain Listings
Current Heritage Mountain detached + townhome inventory, live from MLS.
Craig Johnston has been working the Tri-Cities for 47+ years. The view-and-catchment trade-offs on Heritage Mountain require an agent who has walked the streets, knows which sightlines are protected vs at-risk, and understands the school-catchment edges. Generic Port Moody comparables miss what Heritage buyers are actually paying for.
