# What $800K, $1.2M, and $1.8M actually buys in Coquitlam > Honest 2026 read on what every Coquitlam price tier delivers — six neighbourhoods, three price bands, what you actually get at each intersection. **Source:** https://soldbycraig.ca/what-you-get-by-price-coquitlam/ **Author:** Craig Johnston, REALTOR® (BC Licence V99960) · The MACNABS · Royal LePage Elite West **Site:** https://soldbycraig.ca --- Coquitlam buyer guide — price-tier matrix ## What $800K, $1.2M, and $1.8M actually buys in Coquitlam The Matrix ## What $800K vs $1.2M vs $1.8M actually buys you in Coquitlam right now Every buyer asks the same question three different ways. This is the answer. Six Coquitlam zones, three price tiers, what you actually get at each intersection, and my honest read on which tier fits which life stage. Ranges reflect Q2 2026 MLS activity. Medians shift quarterly — if you're reading this six months after June 2026, call me for a fresh read. Zone 1 · Transit corridor ### Burquitlam & West Coquitlam SkyTrain-driven. Highest rental yield. Youngest buyer profile. Sub-$900K Condo **What you get:** 1–2 bed concrete condo, 2012+ build, walking distance to Burquitlam or Lougheed Station. **Craig's take:** Best first-buyer and investor tier on the page. Stress-test the strata depreciation report first. $900K – $1.5M Townhome **What you get:** 3 bed townhome, tandem parking, typically older strata. Limited freehold options. **Craig's take:** Weakest tier in this zone. You're paying condo-plus for townhome-minus. Stretch up to Westwood Plateau or drop down to the condo tier. $1.5M+ Legacy detached **What you get:** Older detached on a large lot — frequently a land play, not a home play. **Craig's take:** Only buy if you understand the OCP density potential. Otherwise overpay for an old house. Zone 2 · Detached entry point ### Maillardville & Central Coquitlam The cheapest detached in the city. Character homes. Catchment varies. Sub-$900K Half-duplex / starter **What you get:** Half-duplex, older starter home, or small lot with big renovation work ahead. **Craig's take:** First-time buyers: bring a contractor to every showing. The numbers look great on paper, then the inspection happens. $900K – $1.5M Full detached **What you get:** 3–4 bed detached on 4,000–6,000 sqft lot, 1970s–90s construction, usually partially updated. **Craig's take:** Best value-per-dollar detached in Coquitlam. Verify school catchment before you write — Maillardville splits across three elementaries. $1.5M+ Renovated detached **What you get:** Updated detached, oversized lot, mortgage helper suite common. **Craig's take:** A strong move-up choice if you prioritise lot size and mortgage-helper income over Burke Mountain new-build finish. Zone 3 · Walkable downsizer zone ### Coquitlam Centre Lafarge Lake, Pinetree Village, tower density, Aquatic Centre walkability. Sub-$900K Newer concrete condo **What you get:** 2 bed concrete, 2015+ build, rooftop/amenity-heavy, frequently within 500m of SkyTrain. **Craig's take:** Strongest downsizer tier on the page. Walk-to-everything lifestyle without Port Moody prices. $900K – $1.5M 3-bed townhome or penthouse **What you get:** Penthouse condo (1,200–1,600 sqft) or 3-bed townhome with double garage. **Craig's take:** The penthouse play outperforms the townhome play at resale in this zone — scarcity of large condos beats oversupply of townhomes. $1.5M+ Sub-penthouse / trophy unit **What you get:** 1,800+ sqft corner or sub-penthouse, mountain views, valet-level amenity. **Craig's take:** Trade-down-from-detached audience. Liquidity at this price point in Coquitlam Centre is better than Anmore estates for the same money. Zone 4 · Executive family ### Westwood Plateau Gated-feel enclaves, golf course, top-performing catchments. Sub-$900K Not realistic **What you get:** Essentially nothing. The entry point here is ~$950K for an older strata townhome. **Craig's take:** Buyers in this budget should look at Burke Mountain presales or Westwood Plateau's eastern edge for similar catchment at lower price. $900K – $1.5M Executive townhome **What you get:** 3-bed townhome with double garage, 2005+ build, Panorama / Summit / Creekside complexes. **Craig's take:** The catchment premium is real. This tier holds value in corrections better than any other townhome zone in the Tri-Cities. $1.5M+ Detached family home **What you get:** 3,000–4,500 sqft detached on 6,000–8,000 sqft lot, mountain views, typical 90s–2000s build. **Craig's take:** Flagship move-up tier. Verify roof age, poly-B plumbing status, and grow-op history before you write — three specific risks in this vintage. Zone 5 · Newest inventory ### Burke Mountain Where I live. Newest homes, newest schools, presale pipeline active. Sub-$900K Presale townhome assignment **What you get:** Assignment contract on a 2027 completion townhome, deposit-structure purchase. **Craig's take:** Only route into Burke Mountain under $900K. Assignment rules vary by developer — don't sign without legal review. $900K – $1.5M Resale townhome **What you get:** 3-bed townhome, Hockaday / Partington / The Ridge complexes, 2015+ build, freehold rare but present. **Craig's take:** The sweet spot for young families moving up from Port Coquitlam or Burquitlam. Leigh Elementary catchment is the one to verify. $1.5M+ New-build detached **What you get:** Builder-grade new construction, 3,000–4,000 sqft, 4,000–5,500 sqft lot, 2–5/10 warranty intact. **Craig's take:** I live here — so I know the builders, the corners cut, and the streets where the drainage is problematic. Have me walk the home before you write. Zone 6 · Established family ### Eagle Ridge & River Springs Mature streetscapes, Como Lake proximity, 80s–90s construction. Sub-$900K Not realistic **What you get:** Minimal detached inventory at this price. Stretch to the townhome tier below or look to Maillardville. **Craig's take:** Don't force this tier here — Eagle Ridge has outgrown its starter-home reputation. $900K – $1.5M Updated townhome or entry detached **What you get:** Executive townhome with double garage, or smaller 80s detached with suite potential. **Craig's take:** Underrated tier for buyers who value quiet over new. Como Lake walkability is a genuine differentiator. $1.5M+ Large-lot detached **What you get:** 7,000–10,000 sqft lot, 1980s–90s detached, often partially updated. Room for future ADU. **Craig's take:** Lot size per dollar beats Burke Mountain in this zone. Trade-off is finish — you're buying the land and running a renovation within five years. Your number, my read ### Tell me your budget and life stage. I'll tell you which two zones you should be looking at — and which four to ignore. That's the whole 15-minute call. No pitch. Just the shortlist you need so you stop browsing every listing from Port Moody to Maple Ridge. [Book the 15-min call →](/book-a-strategy-call-with-craig-johnston/) Quick answers ## Questions buyers ask about this What is the typical price range for a detached home in Coquitlam in 2026? Per the June 2026 Greater Vancouver REALTORS® release, the Coquitlam detached benchmark is $1,649,000 (HPI). Sub-market variance is meaningful — Burke Mountain and Westwood Plateau trade higher than Burquitlam or Maillardville on a price-per-foot basis. The price-tier matrix above shows the realistic ranges by zone. What can I actually buy for $800,000 in Coquitlam? At the $800K tier, you're realistically looking at a 1-2 bedroom concrete condo, walking distance to Burquitlam or Lougheed SkyTrain, in a building built 2010 or newer. Detached homes at this price point essentially don't exist in Coquitlam. Townhomes in this range are rare and typically dated. Is $1.2 million enough for a Coquitlam townhome? Yes — the $1.2M tier captures a meaningful slice of Coquitlam townhouse inventory, especially in Burke Mountain and Westwood Plateau. The June 2026 GVR® townhouse benchmark for Coquitlam is $1,016,200; $1.2M buys you above-benchmark stock in a strong catchment. What does $1.8 million buy in Coquitlam? At $1.8M you're in the detached market — typically a 3,000-4,000 sqft home in Westwood Plateau, Heritage Mountain (Port Moody side), or a newer Burke Mountain build. The June 2026 GVR® detached benchmark for Coquitlam is $1,649,000, so $1.8M puts you above the benchmark in a strong catchment. Which Coquitlam neighbourhoods offer the best value at each price tier? Burquitlam dominates the under-$900K condo tier (transit-driven, newer stock). Burke Mountain dominates the $1.2-1.5M townhouse tier (newer construction, family demand). Westwood Plateau dominates the $1.8M+ detached tier (catchment premium). The matrix above breaks down each zone × tier intersection. Keep digging ## Related Coquitlam resources [Browse Coquitlam detached listings](/coquitlam-homes-for-sale/) [Browse Coquitlam townhomes](/coquitlam-townhomes-for-sale/) [Browse Coquitlam condos](/coquitlam-condos-for-sale/) [First-time buyer guide](/coquitlam-first-time-buyer-guide/) Every buyer asks the same question three different ways: "What do I get for my budget?" This is the honest read across six Coquitlam zones and three price tiers — what you actually get at each intersection, plus which tier fits which life stage. [See current listings](/book-a-strategy-call-with-craig-johnston/) [Buyer resources](https://soldbycraig.ca/coquitlam-buyer-resource-hub/) 1% Ranked Top 1% Team Member — Greater Vancouver REALTORS® 2% Nationwide Top 2% Team Member — Royal LePage nationwide 44 Local Lived in the Tri-Cities 47+ years ★ Team The MACNABS Quick Answer What is actually available in Coquitlam right now? Coquitlam covers four broad inventory pools: **detached** (Burke Mountain newer builds, Westwood Plateau executive, Central Coquitlam established, Eagle Ridge value-tier), **townhomes** (Burke and Burquitlam newer stock, central Coquitlam mid-tier), **condos** (Coquitlam Centre high-rise, Burquitlam transit-adjacent), and **luxury** ($2M+ Anmore/Westwood/Heritage). Craig Johnston, REALTOR® V99960 — Top 1% Team Member, Greater Vancouver REALTORS® — runs daily MLS-filtered alerts customised to your timeline and non-negotiables. Free Strategy Call → written 24-hour plan. Quick answers ## Quick answers about buying a Coquitlam home The high-frequency questions I'm asked in almost every first client meeting, answered in 40–60 words each. Longer explanations follow in the sections below. ### How much does a home cost in Coquitlam in 2026? Per the June 2026 Greater Vancouver REALTORS® release, Coquitlam benchmark prices are: detached **$1,649,000**, townhouse **$1,016,200**, apartment **$653,900**. May median sale prices ran $1,750,000 / $1,020,000 / $612,500 respectively. Burke Mountain, Westwood Plateau and Heritage Mountain command the strongest detached premiums; Burquitlam leads condo activity. ### Is Coquitlam a good place to buy a home right now? For families with a 5+ year horizon and a realistic pre-approval, Coquitlam remains one of the strongest long-run markets in Greater Vancouver. SkyTrain connectivity, SD43's secondary-school track record, and contained supply support values. The short-term question is whether your specific catchment has inventory right now. ### What's the difference between Burke Mountain and Westwood Plateau? Burke Mountain is newer (mostly 2005–2020 builds), younger families, elementary-heavy. Westwood Plateau is older stock with more architectural variety, lower turnover, and an older demographic. Westwood Plateau typically trades at a premium for comparable size and age — largely because of the Dr. Charles Best secondary catchment. ### How much is property transfer tax on a Coquitlam home? BC's PTT is 1% on the first $200K, 2% from $200K to $2M, 3% from $2M to $3M, and 5% above $3M on residential. A $1.5M purchase pays about $28,000. First-time home buyers get a full exemption up to $835K and partial phase-out to $870K (current BC thresholds — verify on the BC government PTT page before relying on for your purchase). ### How competitive is the Coquitlam market in 2026? Conditions are balanced, not frenzied. Well-priced homes in strong catchments still attract multiple offers in the March–May and September–November windows. Between those windows, single-offer transactions dominate and buyer subjects are usually respected. Market behaviour differs substantially by submarket and price tier. ### How long does it take to sell a home in Coquitlam? Well-prepared, correctly-priced detached homes in strong catchments typically sell within the first few weeks. Over-priced or poorly-prepped listings often sit until a price reduction forces a sale. For exact days-on-market in your specific submarket and price tier, ask Craig for the live MLS® pull. ### What's the typical commission to sell a home in Coquitlam? Total commission in Coquitlam commonly ranges 3.5–5% of sale price, split between listing and buyer's agent. On a $1.5M home that's roughly $52,500–$75,000 plus GST. The number is negotiable; the service level behind the number is what matters more than the headline percentage. ### Which Coquitlam neighbourhood has the best schools? Who's the best realtor in Coquitlam? Every realtor answers this the same way. The better question is: who's the best realtor for *this specific search* — move-up, first-time, Burke Mountain, Heritage Mountain, estate, pre-sale, relocation. The right answer is the one who can describe this neighbourhood without opening the listing. Craig Johnston, REALTOR® V99960, is a Top 1% Team Member — Greater Vancouver REALTORS®, Top 2% Team Member — Royal LePage nationwide, and Medallion Club Team Member. [Full bio & credentials](/coquitlam-realtor-craig-johnston/). Westwood Plateau feeds into Scott Creek or Summit Middle and either Gleneagle or Pinetree Secondary (by address) — consistently among SD43's highest-performing schools. Port Moody's Heritage Woods Secondary draws from parts of upper Coquitlam. Burke Mountain's Gleneagle Secondary serves that catchment directly. All SD43 secondary schools post provincially competitive results. Sources referenced on this page include the [Real Estate Board of Greater Vancouver](https://www.rebgv.org), [BCREA](https://www.bcrea.bc.ca), [CMHC](https://www.cmhc-schl.gc.ca), the [Government of British Columbia](https://www2.gov.bc.ca), [School District 43](https://www.sd43.bc.ca), and the [City of Coquitlam](https://www.coquitlam.ca). Last reviewed 2026-04-20. Also read [Burke Mountain homes](/burke-mountain-homes/) [Heritage Mountain homes](/heritage-mountain-homes/) [Westwood Plateau](/westwood-plateau-real-estate/) [Book a Strategy Call with Craig](/book-a-strategy-call-with-craig-johnston/) ## Current market snapshot June 2026 GVR® benchmark prices and sales-to-listings ratios. No fabricated metrics — every number sourced from the monthly Greater Vancouver REALTORS® release. Detached benchmark $1,649,000 Coquitlam detached HPI benchmark, June 2026 GVR® (−4.8% YoY). Townhouse benchmark $1,016,200 Coquitlam townhouse HPI benchmark, June 2026 GVR® (−6.4% YoY). Apartment benchmark $653,900 Coquitlam apartment HPI benchmark, June 2026 GVR® (−7.6% YoY). Sales-to-listings 30% Coquitlam June 2026 weighted sales-to-new-listings ratio — seller's market territory. Keep exploring ## Related buyer resources Deeper reads for where you are in the journey. [Coquitlam buyer resource hubEvery buyer-side resource in one place.](https://soldbycraig.ca/coquitlam-buyer-resource-hub/) [Moving to CoquitlamThe relocation guide — schools, neighbourhoods, commute.](https://soldbycraig.ca/moving-to-coquitlam/) [Coquitlam real estate guideThe master market guide.](https://soldbycraig.ca/coquitlam-real-estate-guide/) [Book a Strategy Call15 minutes to pressure-test your plan.](/book-a-strategy-call-with-craig-johnston/) [Book 15 minutes](/book-a-strategy-call-with-craig-johnston/) The Difference ## Why work with Craig on your Coquitlam purchase 1 I cover the whole Tri-Cities, not just one neighbourhood Coquitlam buyers often end up in a different neighbourhood than where they started looking. I work every submarket — Burke Mountain, Westwood Plateau, Heritage, Coquitlam West, Maillardville, the original core — so your search isn't constrained by my blind spots. 2 I'm data-first on pricing Every offer I write references recent sold comps — not list prices, not assessed values, not seller expectations. If we're offering $1.85M, you'll see the three recent comparables that justify it. 3 I work with your mortgage broker, not around them Pre-approval quality varies. I work with your lender directly on the offer structure, financing conditions, and timing — because a blown financing condition is the #1 reason deals fall apart in BC. About Craig ![Craig Johnston, Coquitlam REALTOR](https://soldbycraig.ca/wp-content/uploads/craig-johnston-coquitlam-realtor.jpg) Craig Johnston Licensed REALTOR® · Coquitlam & the Tri-Cities I have spent the last 47+ years living in Coquitlam, 9+ years on Burke Mountain, helping move-up buyers and sellers get from where they are to where they want to be — without the panic of owning two homes at once or selling under value. I work the Tri-Cities every day: Burke Mountain, Westwood Plateau, Heritage Mountain, and the rest of Coquitlam’s move-up neighbourhoods. If you want a straight read on your timing, pricing, or move-up strategy, the fastest next step is a short call. **Specialty**Move-up sellers & upsizers **Coverage**Coquitlam, Port Moody, Port Coquitlam **Experience**47+ years living in Coquitlam, 9+ years on Burke Mountain, serving families [Book a Strategy Call with Craig →](/book-a-strategy-call-with-craig-johnston/) ” From Craig “The listed price on an MLS page is a starting position, not a verdict. I want my clients to understand what it actually sold for on the comparable three streets over last month — and what the seller is trying to hold out for on this one.” ![Craig Johnston, REALTOR®](https://soldbycraig.ca/wp-content/uploads/craig-johnston-coquitlam-realtor.jpg) Craig Johnston REALTOR® · Coquitlam Questions? I'm real local help. [Talk to Craig](/book-a-strategy-call-with-craig-johnston/) ★Top 1% Team Member — Greater Vancouver REALTORS® ![Medallion Club Member — Greater Vancouver REALTORS®](/assets/medallion-club-badge-60.png)Medallion Club Team Member President’s Club Team Member 47+ Years in the Tri-Cities ## What Coquitlam clients actually say after working with Craig Real reviews pulled from Google. No paid placements. No curated-only-positives. Every client below closed with Craig — most sold over asking, several within a week. ★★★★★ “Craig sold my property in just 6 days. After receiving one offer, he quickly reconnected with all the other REALTORS® who had viewed the property, and before I knew it, we had multiple offers — all over asking price. Craig didn’t stop there; he negotiated even better terms for me.” Heather Fox Sold with Craig · Over asking, 6 days ★★★★★ “We worked with Craig on three real estate transactions. In all cases he was extremely professional and efficient. 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 3 transactions · 2 sold over asking in a week ★★★★★ “Craig recently sold my townhouse in West Vancouver in less than 6 days for over asking price. Craig is one of the most prolific and highly motivated REALTORS® I have seen in the Realty business, and I have extensive experience buying and selling properties of all sorts.” Riverplate Equities West Vancouver townhouse · Over asking, 6 days ★★★★★ “We consider ourselves lucky to be able to work with Craig over the last 5 years, over multiple transactions. He is a professional who is guided by integrity, honesty, and punctuality. Craig is a seasoned and well-informed realtor who will be a great asset on any real estate journey.” Jaeyoung Joo Google Local Guide · 5 years, multiple transactions ★★★★★ “As first-time home buyers, we had a myriad of concerns. Craig immediately put us at ease by taking the time to address each of our questions thoroughly and patiently. At no point did I feel pressured or rushed into making a decision. Instead, Craig empowered us with all the facts and options.” Jeff Kwok First-time buyers ★★★★★ “One of the most dedicated and professional REALTORS® I’ve encountered. No matter the value of the property, Craig puts great care into preparing high-quality marketing content. With his in-depth knowledge of the Coquitlam area, I highly recommend Craig to anyone looking to buy or sell.” Allan Liang Coquitlam specialist ★★★★★ “His creativity, top-notch communication skills, and a solid plan were instrumental in selling high and buying low. His foresight in negotiation skills, predicting outcomes before they happened, truly set him apart. A remarkable professional who exceeded expectations.” Matdori Google Local Guide · Sold high, bought low ★★★★★ “Craig absolutely delivered on his promise of selling my condo, exceeding my expectations. A++ communications and he kept me informed and educated every single step of the way. Rock solid performance and a very quick above asking sale, I am beyond grateful.” Rich & Andrew Condo sold over asking ★★★★★ “We were referred to Craig by a friend and knew from day one we were in great hands. The marketing was outstanding — we received seven offers, and Craig held firm on our priorities. When we re-listed in January, it sold in three days at the price we wanted, and he went on to find us an off-market buy in Vernon.” Jim Turnbull 7 offers · Sold at target price · Off-market buy in Vernon [Read the Google reviews →](https://www.google.com/search?q=craig+johnston+macnabs+coquitlam+reviews) More on Coquitlam Market Data ## Keep Digging Craig writes the Tri-Cities coverage most REALTORS® won't. Every page below is built on the same ground-truth data and the same negotiation playbook Craig uses for every client. [Average home price](/average-home-price-in-coquitlam/) [Coquitlam condos for sale](/coquitlam-condos-for-sale/) [Coquitlam townhomes for sale](/coquitlam-townhomes-for-sale/) [Coquitlam luxury homes](/coquitlam-luxury-homes-for-sale/) [Home value by neighbourhood](/coquitlam-home-value-by-neighbourhood/) [Home value trends](/coquitlam-home-value-trends/) [Coquitlam property tax rate](/coquitlam-property-tax-rate/) [Market update June 2026](/real-estate-market-update/) In this topic cluster · market data & tools Keep reading in the market data & tools cluster - [Mortgage calculator](https://soldbycraig.ca/coquitlam-mortgage-calculator/) - [Home value trends](https://soldbycraig.ca/coquitlam-home-value-trends/) - [Coquitlam townhomes for sale](https://soldbycraig.ca/coquitlam-townhomes-for-sale/) Or see the full library at [the market data & tools section of the resource hub](https://soldbycraig.ca/coquitlam-real-estate-resource-hub/#market). [Book a Strategy Call](/book-a-strategy-call-with-craig-johnston/) [Home Eval](/home-evaluation/) More Tri-Cities guides ### Explore the neighbourhoods connected to this page - [→ Maillardville (Coquitlam) guide](/maillardville-coquitlam-guide/) - [→ Eagle Ridge (Coquitlam) guide](/eagle-ridge-coquitlam-deep-dive/) - [→ Ranch Park (Coquitlam) guide](/ranch-park-coquitlam-guide/) - [→ Westwood Plateau luxury homes](/westwood-plateau-luxury-homes/) - [→ Burke Mountain estate homes](/burke-mountain-estate-homes/) - [→ Best luxury REALTOR® in Coquitlam](/best-luxury-realtor-coquitlam/) Tri-Cities monthly ## Get the honest Tri-Cities market read, monthly. June 2026 Coquitlam detached HPI is $1,649,000, -4.8% 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. Best REALTOR® by area ## A specialist for your specific Tri-Cities city or neighbourhood. [Coquitlam](/best-realtor-in-coquitlam/) [Burke Mountain](/best-realtor-in-burke-mountain/) [Westwood Plateau](/best-realtor-in-westwood-plateau/) [Heritage Mountain](/best-realtor-in-heritage-mountain/) [Port Moody](/best-realtor-in-port-moody/) [Port Coquitlam](/best-realtor-in-port-coquitlam/) [Anmore](/best-realtor-in-anmore/) [Belcarra](/best-realtor-in-belcarra/) [Or compare all Tri-Cities specialists →](/best-local-realtor-tri-cities/)