Craig Johnston Personal Real Estate Corporation · Brokerage: Royal LePage Elite West
Craig Johnston Personal Real Estate Corporation · Brokerage: Royal LePage Elite West
For buyers who want to live within minutes of one of Metro Vancouver's best waterfront parks — the honest read on the market, the sub-areas, the home types, and the fit.
See where Rocky Point and Old Orchard sits on the Port Moody map. It’s in the Rocky Point area, with schools, new developments and home prices for every Port Moody neighbourhood.
Open the Port Moody mapRocky Point and Old Orchard are the waterfront-adjacent blocks of central Port Moody, wrapped around Rocky Point Park, Brewers Row, and the Inlet Trail. The park itself is public land; homes within walking distance trade on that lifestyle, so compare recent sales near the park with similar homes farther away before you price or offer. Expect mixed-era housing: inlet-view condos, newer townhomes, and Old Orchard character homes. Craig Johnston, Top 1% Team — Greater Vancouver REALTORS®, 2023–2025 and 47+ year Tri-Cities resident, can walk you through the sub-area math on a 20-minute call.
Jump to the block that matters to you, or read top-to-bottom — either works. I've structured this the way I'd explain it on a 20-minute call.
Real Rocky Point / Old Orchard vicinity numbers, updated for September 2026.
02Sub-neighbourhood breakdown with specific streets and buildings.
03Honest fit check — who thrives here and who should keep looking.
0412 questions I answer on every call.
The numbers below are Port Moody-wide GVR figures — the closest official read for the view-and-waterfront pocket around Rocky Point, which GVR does not report separately.
Walking distance to the park is part of what buyers pay for here. How much it's worth varies by home and by block, so I compare recent sales near the park with similar homes farther from the waterfront before we price or write an offer.
I was born in Port Moody and grew up on Ioco Road — this city is home turf for me. This isn't a market that rewards rushing. The buyers who win here are the ones who do three to four guided tours before writing, understand the specific sub-area math, and have pre-approval in hand. My job on the call is to cut the learning curve from six months to four weeks.
What separates a smart buy from a regretful one in this neighbourhood usually isn't price — it's fit. Wrong building at the right price is still wrong. Right building at a slightly higher price is usually the better long-term decision. I'll walk you through that specific calculus.
First-home or first-in-the-market buyers prioritize per-square-foot efficiency and mortgage serviceability. For them, the right answer is often an older low-rise condo or a townhome in the value pocket — not the shiny new tower. I'll show you how to spot the actual value vs the marketing-driven price.
Professional couples and right-sizers typically pay the amenity premium willingly if the location math works. For them the right answer is often newer inventory with specific amenities (pool, gym, walk to SkyTrain, waterfront trail). I help them avoid paying for amenities they won't actually use.
Growing families prioritize school catchment, yard space, and long-term stability. For them, the right answer is often a slightly older detached or townhome in a specific catchment — not a new build outside it. Catchment verification at the exact address is part of every tour I do.
I'd rather tell you this isn't your neighbourhood on a 20-minute call than watch you overpay for the wrong fit. Here's the honest read.
Rocky Point Park itself is public land, not residential — but the surrounding blocks are popular with buyers. Here's the micro-geography.
Port Moody's iconic waterfront park. Pier, boat launch, playground, spray park, skate park, outdoor pool, Pajo's fish and chips. The Inlet Trail connects from here. This is the lifestyle reason people buy in Port Moody.
The street running parallel to the waterfront hosts Yellow Dog Brewing, Parkside Brewing, Moody Ales, The Bakery and several restaurants. A handful of newer townhomes and older character homes along Murray itself — highly walkable, lifestyle-driven.
The residential streets to the west of Rocky Point — Queens Street, Princess Street, Henry Street, Elgin. Craftsman bungalows, post-war homes, a few substantial reno'd detached. Family-oriented, quiet, walking distance to the park.
The handful of newer and mid-vintage condo buildings with actual inlet views — Taylor, Chateau, Inlet Landing and similar. View units generally carry a premium over comparable non-view units.
Two different buyers, two different right answers. I don't push you toward one — I match you to the math that fits your life.
Townhomes in Rocky Point / Old Orchard vicinity commonly offer 2–3 bedrooms with a garage and small private outdoor space. The right townhome is often a better long-term family move than a stretched detached purchase — lower maintenance, stronger resale liquidity, and a predictable carrying cost. The trade is monthly strata fees (check each building's budget) and shared walls.
What to watch for: depreciation reports, contingency reserve fund, pet and rental bylaws, engineered wood-frame vs concrete, and ground-floor water ingress on older builds. I walk through every one of these on pre-offer diligence.
Detached homes in Rocky Point / Old Orchard vicinity range from 1960s–80s reno opportunities to 2010+ custom builds. Real yard, real privacy, real room to grow. The trade-off is ongoing maintenance cost (get the roof, mechanical and envelope ages before you budget), no elevator, and longer-horizon resale liquidity than townhomes.
What to watch for: foundation and drainage, roof age, electrical panel capacity, any additions without permits, mature tree root proximity, and any heritage or tree-protection overlays. I budget 2–3 hours of pre-offer diligence on every detached you short-list.
Geography shapes every buying decision in Rocky Point / Old Orchard vicinity. Here's how the pieces actually fit together.
What's driving it isn't just the park itself. It's the combined density of lifestyle anchors within a 500m radius: Rocky Point Park, the Pier, the outdoor pool, the Shoreline Trail, the Inlet Trail, Brewers Row, the Rocky Point food scene (Pajo's, The Boathouse, the cluster of cafés and restaurants along Murray), the weekly summer market, and the waterfront concerts. That's an unusual concentration of amenities for the Tri-Cities.
For sellers, the positioning strategy is obvious — lead with Rocky Point proximity in your listing narrative, drive photography at sunset along the Shoreline Trail, and market the lifestyle, not the square footage. For buyers, the question is whether you'll actually use the lifestyle. If you will — if you'll walk the Inlet Trail twice a week, hit Brewers Row on Friday nights, take kids to the spray park on summer weekends — the premium pays for itself in quality of life compounding. If you won't, you may be better off buying comparable interior Port Moody or Burke Mountain for less.
Walking distance to the park is part of what buyers pay for here. How much it's worth varies by home and by block, so I compare recent sales near the park with similar homes farther from the waterfront before we price or write an offer.
What's driving it isn't just the park itself. It's the combined density of lifestyle anchors within a 500m radius: Rocky Point Park, the Pier, the outdoor pool, the Shoreline Trail, the Inlet Trail, Brewers Row, the Rocky Point food scene (Pajo's, The Boathouse, the cluster of cafés and restaurants along Murray), the weekly summer market, and the waterfront concerts. That's an unusual concentration of amenities for the Tri-Cities.
For sellers, the positioning strategy is obvious — lead with Rocky Point proximity in your listing narrative, drive photography at sunset along the Shoreline Trail, and market the lifestyle, not the square footage. For buyers, the question is whether you'll actually use the lifestyle. If you will, the premium pays for itself in quality of life compounding. If you won't, you may be better off buying comparable interior Port Moody or Burke Mountain for less.
Timing isn't the most important factor — fit is — but it's not nothing. Here's the seasonal pattern I've watched play out over years of Tri-Cities deals.
Lowest inventory but also lowest competition. Motivated sellers, fewer multiple-offer situations. A smart time to buy in Rocky Point / Old Orchard vicinity if you have flexibility. Sellers: hold unless you need to list.
Inventory expands, open-house traffic peaks, and the strongest listings clear fastest. Best price realization for sellers. Buyers: bring pre-approval, be ready to move in 24 hours.
Slight cooling mid-summer, then a late-August rebound as families target school-year moves. Great time for pre-emptive diligence if you're a Q4 buyer in Rocky Point / Old Orchard vicinity.
Lowest listing activity of the year, but motivated sellers who missed the spring often re-list with price adjustments. Opportunity window for patient, pre-approved buyers.
This is the list I go through on every Rocky Point / Old Orchard vicinity file — before we write, not after. A smart buyer's biggest advantage is knowing the traps in advance.
On any strata property in Rocky Point / Old Orchard vicinity, I read the full depreciation report before you write. Watch for upcoming elevator replacement, envelope remediation, roof or plumbing projects, or a thin contingency reserve fund — any of these can lead to special levies.
Property Transfer Tax is the single largest closing line for most buyers and catches people off-guard. First-time buyers can save up to $8,000 on homes up to $835K (no PTT on the first $500K, phasing out by $860K), and a newly built home can be fully PTT-exempt up to $1.1M. I run the exact math on every short-list.
Parts of Rocky Point / Old Orchard vicinity sit under tree-protection, heritage, or Transit-Oriented Area (TOA) overlays. These limit renovations, additions, and suite conversions. I pull zoning and overlay maps on every tour so you never get a permit surprise after close.
Some listings push 48-hour subject windows to force shortcuts on financing or inspection. I'll coach you on holding the line — short timelines protect sellers, not buyers. Sometimes the best decision is to walk away from a pressured timeline.
Strata bylaws in the Tri-Cities have tightened. I verify pet restrictions, age restrictions, short-term rental rules, and move-in fees before you write — not after your tenants or pets are on the way. One missed clause can cost you the use of the property you bought.
If you’re ever offered a home that isn’t on MLS®, weigh the risks first: no inspection window, little price discovery and few comparables.
Most buyers I work with are weighing two or three neighbourhoods at once. Here's a direct side-by-side so you can see where Rocky Point / Old Orchard vicinity actually fits in your short-list.
| Neighbourhood | Price range | Character | Who wins here | When to pick it |
|---|---|---|---|---|
| Rocky Point / Old Orchard vicinity | Tour-ready | Local expert coverage | This page | The full read you're looking at right now — market, sub-areas, home types, honest fit check. |
| Burke Mountain | detached | Newer family-focused subdivisions, bigger lots, longer commute | Strong for families who want newer builds and privacy | Consider if you want new-build inventory and don't mind the hillside commute. |
| Westwood Plateau | detached | Established luxury, golf proximity, good catchments | Strong for move-up buyers and long-term holds | Consider if you're move-up buying and want the prestige tier of Coquitlam. |
| Port Moody Centre | condo ($677,900 benchmark) / TH | Waterfront, brewery district, SkyTrain, walkable | Strong for lifestyle buyers and first-time condo | Consider if you want walkable, SkyTrain-connected daily life. |
The stuff I tell every client on the first call.
There's the data you'll find on any real estate site — median prices, days on market, supply months. Then there's the stuff you only learn by working Tri-Cities deals: which specific streets back onto rail corridors, which buildings have depreciation reports you need to read carefully, which catchments are about to split, which blocks are teardown-active.
That's the gap my clients tell me makes the difference. I'll share that knowledge on our first call — not after you've written an offer on the wrong property. If you want a 20-minute sanity check on Rocky Point / Old Orchard vicinity before anyone writes anything, that's genuinely the best use of my time and yours.
Book a 20-minute callHere's exactly what we'll cover on a first strategy call. I don't do pitch decks — just a structured conversation that leaves you with a clear next step whether we end up working together or not.
20-minute call to map your timeline, budget, non-negotiables, and how this specific market fits your life. No pressure, no pitch — just a conversation about what you actually need.
I walk you through sub-areas, catchments, and buildings in person so you're making decisions from actual on-the-ground knowledge — not listing descriptions and stock photos.
Depreciation reports, meeting minutes, comparable sales, inspection booking, subject strategy, financing coordination. I do the work before you write, not after.
I build your negotiation position from real comparable data and write to win — or walk. You're in full control at every step. We don't write unless the math makes sense.
Coordinated with your lawyer, lender, and inspector. I follow up after close and stay your point person for referrals, renovations, rental questions, and your next move 10 years from now.
Choosing the right REALTOR® is a $1M+ decision. Here's the exact list I'd hand my own family if they were interviewing agents — including me.
The park itself is public land — no residences on it. But the blocks immediately surrounding it (Murray Street, Queens Street, Princess Street, Henry Street) contain character homes, newer townhomes, and inlet-view condos. 'Rocky Point-adjacent' typically means within a 5–10 minute walk of the park.
A cluster of craft breweries on Murray Street — Yellow Dog Brewing, Parkside Brewing, Moody Ales, Twin Sails (nearby), The Bakery at Moody Ales, plus several restaurants and cafés. It's a well-known craft beer district and a popular draw for visitors.
Very busy — especially weekends and concert nights. Parking fills fast (most visitors use the Rocky Point lot or street parking on Murray/Queens). Residents who live within walking distance have a meaningful lifestyle advantage July–September when driving becomes impractical.
Yes — the character homes and newer townhomes around Rocky Point include rental-permitted inventory. Short-term rentals are limited by B.C.'s Short-Term Rental Accommodations Act (principal-residence requirement), City of Port Moody bylaws and, for condos and townhomes, strata bylaws — check all three before you buy for rental income.
A trail system along Port Moody's inlet that connects Rocky Point Park with the shoreline parks around the head of the inlet. Largely flat, dog-friendly, with waterfront views — check the City of Port Moody's trail map for current routes and distances. Locals use it daily for walking, running, and cycling.
Yes — Murray Street from the station runs straight to Rocky Point Park, roughly a 10-minute walk. The Old Orchard character streets are a bit farther, depending on the block — check Google Maps from your exact address.
Inlet-view condo units typically carry a premium over comparable interior-view units in the same building, depending on floor height and unobstructed-ness. Higher-floor inlet views with uninterrupted sight lines to the water command the top of that range. Owners hold these units tightly.
Yes, but limited. The Old Orchard character streets (Queens, Princess, Henry, Elgin) still have post-war and Craftsman homes, though many have been renovated extensively or torn down for custom new builds. Inventory turns over slowly.
In most BC purchases, the buyer's REALTOR® is paid from the commission the seller pays, so you usually don't pay me directly. Your written buyer agreement spells out exactly how I'm paid, including what happens if a seller doesn't offer a cooperating commission. You only pay for your lawyer/notary, inspection, and closing costs. This is one of the most misunderstood parts of buying in BC and worth confirming on our first call.
For a typical Tri-Cities buyer, budget roughly 2–3% of the purchase price for closing costs. This includes Property Transfer Tax (often the largest single line — 1% of the first $200K, 2% up to $2M), GST on new builds (5%), legal/notary fees, title insurance, home inspection (get quotes for each), and pre-paid property tax/strata adjustments. First-time buyers may save up to $8,000 in PTT on purchases up to $835K — I'll walk you through the math.
Pre-approval is non-negotiable in this market. I'll introduce you to 2–3 mortgage brokers I trust — all independent, all competitive, none take a fee from you. They'll pull credit, verify income and down payment, and issue a rate-held pre-approval valid 90–120 days. You'll walk into every showing knowing your exact upper limit and carrying cost.
Three things. First: I do my diligence BEFORE you write, not after — depreciation reports, meeting minutes, comps, building finances, unit-specific research. Second: I'll talk you OUT of a property as fast as I'll talk you into one — my job is to protect your money, not close a deal. Third: I communicate like an advisor, not a salesperson — no pressure, no urgency tactics, no 'you'll lose it if you don't write tonight.' Ask the last three people I worked with; they'll confirm it.
I've worked Tri-Cities transactions — from first-time condo buyers in Moody Centre to $3M+ Anmore estates. My approach is simple: know every neighbourhood in depth, do the diligence before you write the offer, and communicate like your own advisor — not a salesperson.
Every page on this site is written, researched, and fact-checked by me personally. If something here doesn't match your situation, I want to hear about it — that's how I keep the content honest and useful for the next buyer or seller who lands here.
Book a no-pressure 20-minute strategy call. We'll talk through your timeline, your numbers, and the specific neighbourhood fit — and you'll leave with a clear next step whether we end up working together or not.
This is the full Tri-Cities coverage map. Every link below is a deep guide I wrote personally — mobile-friendly, schema-rich, and built to actually help you make a decision.
Verified Google Reviews
Five stars across thirty-six verified Google reviews. Here are three, straight from the people Craig worked with.
“We recently moved from overseas and were not familiar with the purchasing process in BC. Craig was fantastic spending the time to explain everything thoroughly so we had a good handle on things. We felt we were in very experienced hands. He was super detail oriented during our purchase, both with the property and the contract terms and went the extra mile to ease any concerns we had along the way.”
Amber Sarna-Conway
Google Review · 5.0 ★
“My husband and I have had the pleasure of working with Craig on three real estate transactions in the past year. In all cases he was extremely professional and efficient. Two of the transactions were house sales and one was a purchase. In the case of the two sales, both houses were sold for over asking and within the one week of going on market. Craig analyzed the market accurately and advised on a selling price that was fair and saleable.”
Ann English
Google Review · 5.0 ★
“What a fantastic experience it has been working with Craig. He spent time getting to know us, visiting homes on our behalf until we were in the market. Craig prepared us to better understand the local market, city planning and developments all to refine our search. He is professional and works well with other REALTORS® — a true partner in the process of purchasing a home!”
Blair Marshall
Google Review · 5.0 ★
Who this page is for
Four buyer and seller profiles Craig Johnston works with across the Tri-Cities. If one of these sounds like you, book the 20-minute strategy call — you'll leave with a clear next move, not a generic market chat.
You've outgrown your current home and want a modern detached with strong SD43 or SD43-Port Moody catchment access. You're juggling sale-and-buy timing and need a clear protocol before you list.
You're looking at townhomes ($976,600 benchmark) or condos ($640,100). You want transit access, walkability, and a realistic view of what your monthly payment actually buys right now.
You're on a 60–90 day window and need a street-by-street briefing on the Tri-Cities before you decide. Craig provides the school-catchment overlay, view-tier map, and commute analysis in one session.
You want to know what your home is actually worth right now, not a flattery-comp from a listing presentation. You need a staging, pricing, and timing plan built around your life — not the market's.
Not sure which profile fits? Book the 20-minute strategy call and Craig will map your situation in real time.
Book a Strategy Call Or call direct · 604-202-6092Schools that serve Rocky Point / Old Orchard
Rocky Point and Old Orchard sit on the Inlet side of central Port Moody — students typically feed Moody Elementary, Moody Middle, and Port Moody Secondary. Some boundary addresses route to Heritage Mountain or Glenayre.
Verify your exact address
Look up any Port Moody address in SD43’s official school locator.
Type an address → see the specific neighbourhood catchment schools. This is the authoritative source.
Port Moody's newest elementary — opened January 2026.
View school →SD43's only middle School of the Arts.
View school →SD43's district-wide IB Diploma Programme hub.
View school →Interested in these schools?
Explore homes for sale in the Port Moody 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 Rocky Point / Old Orchard schools hub →Continue your research
Master guide
Newport Village, Suter Brook, Brewers Row, the Inlet.
By neighbourhood
Klahanie, Suter Brook, Newport Village, Brewers Row, Heritage Mountain.
Luxury $2M+
Heritage Mountain detached, Suter Brook penthouses, Newport townhomes.
Why PoMo
Walkability, the Inlet, Brewers Row — the structural lifestyle choice.
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.
About the numbers on this page: market statistics come from Greater Vancouver REALTORS® data. Price premiums, discounts and ranges are estimates based on recent local sales and Craig’s experience. They’re a guide for planning, not a guarantee — every home and every sale is different.
