Tri-Cities luxury · Updated 2026-04-21

The best luxury REALTOR® in Coquitlam: honest advice for $1.8M+ buyers and sellers

For owners of $1.8M+ Tri-Cities homes preparing to sell, and for relocating buyers looking at Anmore, Westwood Plateau, Burke Mountain top-tier, Heritage Mountain, or Belcarra waterfront — this is the page I'd hand you before any other.

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Last updated: April 21, 2026 · Written by Craig Johnston, REALTOR® V99960

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How to use this guide

Tri-Cities luxury at a glance — four sections in depth

Jump to the block that matters to you, or read the full page top-to-bottom — either works. I've structured this the way I'd explain it on a 30-minute call.

Market snapshot

Real Tri-Cities luxury numbers updated for April 2026.

Where to buy

Sub-neighbourhood breakdown with specific streets and buildings.

Right fit for you?

Honest fit check — who thrives here and who should keep looking.

Your questions

13 questions I answer on every call.

Tri-Cities luxury — April 2026 snapshot

The $1.8M+ market you are buying or selling into

Tri-Cities $2M+ sales (12-mo)

~380

+14% YoY transaction count

Median luxury detached

$2.38M

+3.1% YoY

$3M+ segment median

$3.42M

+2.6% YoY

Days on market (luxury tier)

Longer than mid-market

Sale-to-list ratio (luxury)

95.8%

Negotiation-driven

Off-market / pre-MLS share

~20%

Rising

Why this market works

Why Tri-Cities luxury keeps winning with buyers who do the homework

The Tri-Cities $2M+ detached market is in a different cycle than the broader Tri-Cities mid-market. Three dynamics matter right now, and any realtor who won't walk you through them doesn't spend real time in this tier.

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 almost always outperforms long-term. I'll walk you through that specific calculus.

Tri-Cities luxury lifestyle — trails, waterfront, community

How buyers think about value

The three buyer archetypes I see in Tri-Cities luxury

Entry buyer: value-per-square-foot wins

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.

Lifestyle buyer: amenities and commute win

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.

Family buyer: catchment and yard win

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.

Honest fit check

Is Tri-Cities luxury right for you?

I'd rather tell you this isn't your neighbourhood on a 30-minute call than watch you overpay for the wrong fit. Here's the honest read.

Tri-Cities luxury is a strong fit if:

You want a neighbourhood with established identity, not just new inventory.
You've already toured a couple of Tri-Cities neighbourhoods and are narrowing your search.
You value walkable amenities, parks, or trail access as part of daily life.
You're buying to hold 7+ years — this is a long-term market, not a flip.
You want an advisor who'll talk you out of bad fits, not just close you fast.

Tri-Cities luxury may be less ideal if:

You need sub-$500K entry pricing — that's not realistic here, we'd look elsewhere.
Your commute is to Surrey, Langley, or further east daily — a different Tri-Cities submarket is usually better.
You want brand-new inventory exclusively — Tri-Cities luxury has mixed-era housing stock.
You need to be in your new home in under 30 days — most wins here are 60–90 day searches.

Where to buy

The five luxury micro-markets in the Tri-Cities

Not all luxury is the same. The Tri-Cities luxury buyer is actually choosing between five distinct markets, each with its own architecture, demographics, and resale pattern. Here's how I read them for the clients I work with:

Anmore (estate + acreage)

$2.2M–$6M+ · 1–5 acre lots

The top of the Tri-Cities luxury market. Acreage estates from ~1 acre (Upper Anmore) to 5+ acres (Bedwell Bay, Sunnyside). Well and septic. Custom builds dominate the new-build segment. Pool, gated motor court, detached workshop, and guest suites are common. Buyers: executives, business owners, relocating Vancouver/West Van downsizers who want space without leaving Metro Vancouver.

Westwood Plateau

$1.8M–$3.5M · executive tier

The established Coquitlam luxury market. Large-lot executive detached (6,500–15,000+ sq ft lots) on the hillside above the Westwood Plateau Golf Course. 1998–2015 custom builds dominate, with newer infill. Top catchments (Pinetree Secondary, Summit Middle, Panorama Heights). Strongest inventory depth in the Tri-Cities luxury space — real short-lists are possible here.

Burke Mountain top tier

$1.8M–$2.8M · newest luxury stock

Burke Mountain's top streets (Upper Burke, Foothills, Partington Creek ridge) are where the newest luxury detached gets built in Coquitlam. 2015+ construction, 3,200–5,800 sq ft, large flat lots, and the strongest new-build inventory in the Tri-Cities. Catchments feed Westwood Elementary and Terry Fox Secondary (with Pinetree split pockets). Ideal for buyers who want newer and don't mind the hillside commute.

Heritage Mountain (Port Moody)

$1.9M–$3.5M · privacy & view

Port Moody's established luxury tier — private cul-de-sacs, treed lots, Heritage Woods Secondary catchment, water views from higher elevations. Substantial 1995–2010 custom detached with 7,500–12,000 sq ft lots. Slower-turnover market; serious luxury buyers find this tier offers the best value for privacy and view.

Belcarra & waterfront

$2.8M–$8M+ · ocean frontage

Belcarra and ocean-front Anmore pockets — the Tri-Cities waterfront luxury. True ocean access, private moorage, and forest-on-water settings. A thin market: 8–18 sales per year, highly unique lots, slow and deeply negotiated. The buyer pool is small but committed. Off-market and pre-MLS are standard here.

Home-type guide

Three luxury archetypes — which fits you?

Luxury buyers aren't choosing between 'townhome or detached.' They're choosing between an executive resale, a new custom build, or an acreage estate. Here's the real read on each.

Executive resale (Westwood / Heritage / Upper Burke)

Best for: buyers who want established streets, top catchments, and move-in readiness

The $1.8M–$3M Tri-Cities executive resale segment is anchored in Westwood Plateau, Heritage Mountain, and Upper Burke. 2000–2015 custom builds, 3,500–5,500 sq ft, finished basements, flat lots or view lots, mature landscaping. Buyers typically prioritize catchment (Pinetree, Heritage Woods, Terry Fox, Westwood) and established neighbourhood feel.

What to watch for: pre-offer inspection with a luxury-trained inspector, pool and hot tub servicing records, any additions without permits, engineered floor systems of the early 2000s, and Westwood Plateau's drainage covenants. I budget 3–5 hours of pre-offer diligence on every executive resale short-list.

New custom build (Burke Mountain, Anmore, select infill)

Best for: buyers who want new construction, warranty, and tailored finishing

2020+ custom builds dominate Burke Mountain's top streets and the Anmore new-build segment. Typically 3,200–5,800 sq ft, 9-foot main and upper ceilings, proper home automation, full Home Warranty (2-5-10), and builder reputation matters hugely. Pricing ranges $1.9M (Burke standard build) to $4.5M+ (Anmore custom with architect).

What to watch for: builder reputation on post-occupancy responsiveness, PDI (pre-delivery inspection) rigour, the exact GST treatment on your build (5% GST + potential PTT — not a trivial line), and developer deposit structure. I coordinate a third-party PDI on every new build before possession.

Acreage estate (Anmore, Belcarra, fringe Westwood)

Best for: buyers who want space, privacy, and real land — and are comfortable with well/septic

1–5 acre estate properties in Anmore and Belcarra. $2.5M–$8M+ depending on acreage, view, waterfront, and structure. Custom homes or rebuild candidates. Often have detached workshops, guest houses, outdoor kitchens, pools, and in some cases private docks (Belcarra). The buyer pool is specific — executives, entrepreneurs, family estates — and the sale cycle is 60–120 days.

What to watch for: septic system condition (tank age, field health, capacity for future additions), well production and water quality testing, access road and driveway maintenance responsibility, tree-protection overlays, arborist reports for hazard-tree review, and any Riparian Areas Regulation restrictions near streams. Every one of these matters, and every one is priced into my pre-offer review.

How the area lays out

A simple way to think about how Tri-Cities luxury is organized

Tri-Cities luxury neighbourhood layout and surroundings

Geography shapes every buying decision in Tri-Cities luxury. Here's how the pieces actually fit together.

First: days-on-market in the luxury tier is nearly double the general market (42 vs. 22 in April 2026). That's not weakness — it's the math of a smaller qualified buyer pool and higher absolute dollars. A $2.8M Anmore estate has perhaps 60–120 genuinely qualified buyers in Metro Vancouver at any moment; a $980K Port Moody townhome has thousands. The implication for sellers is pricing and marketing have to be right the first time. Re-listing a luxury home with a price reduction is an expensive signal — the smart move is to price accurately, stage professionally, and market comprehensively from day one. That's why the service stack below isn't optional on these listings — it's the difference between a top-of-market close and an embarrassing reduction six weeks in.

Second: the off-market share is rising. Roughly 20% of the $2.5M+ sales I've touched in the last 12 months had a pre-MLS or fully off-market component. Privacy, sensitivity (divorce, estate, executive visibility), and the desire to test the market quietly are the main drivers. This is a feature of the luxury tier, not a bug — and it requires an agent who has the buyer network to actually source qualified interest without public listing. Most Coquitlam agents do not have this network. Ask anyone you interview specifically: "Who on your buyer side could I privately show to in the next 10 days?" You want specific names, not "I have a network."

What actually matters on the ground

What the Tri-Cities luxury market is actually doing in 2026

Third: the luxury buyer is different than the mid-market buyer, and the home has to speak their language. A $3M buyer is reading floor plans, reading the drone video, reading the millwork detail in photography — not the point-and-shoot phone shots that move a $900K condo. The marketing stack has to match the price tier. When a seller won't invest in proper staging, cinematic video, drone capture, twilight photography, and distribution into the Vancouver luxury agent networks, they're telling buyers this listing isn't taking itself seriously. Buyers respond accordingly.

Recent activity snapshot

A directional read on recent Tri-Cities luxury activity

These are composite examples of recent Tri-Cities closes — representative of what buyers and sellers are actually seeing on the ground right now. For the current live MLS picture, book a call and I'll pull the exact comparables for your short-list.

Executive detached — Westwood

$3.18M

Westwood Plateau · 4,380 sq ft · 7,150 sf lot · 2008 build

Sold at list in 16 days after pre-MLS soft launch. Malika staged over 4 days, cinematic video + twilight photography, subject-free offer from Vancouver-side buyer sourced through agent network.

Acreage estate — Anmore

$3.89M

Anmore · 5,620 sq ft · 2.3-acre lot · 2015 custom build

Sold 2.8% under ask after 41 days. Fully off-market first 3 weeks; listed MLS at week 4 after calibrating price. Buyer flew in from Calgary — relocating executive.

New custom build — Burke

$2.24M

Upper Burke Mountain · 3,850 sq ft · 2024 new build · lot 5,800 sf

Sold at list in 23 days. PDI completed, full 2-5-10 warranty in force. Buyer negotiated $35K of interior upgrades into contract.

Waterfront — Belcarra

$4.65M

Belcarra · 3,900 sq ft · 0.6-acre lot · 90 ft ocean frontage

Sold 4.5% under ask after 72 days, subject-free. Off-market for first 30 days through private introduction. Full ocean frontage, private dock, buyer from West Van downsizing.

Market-timing calendar

When Tri-Cities luxury moves — a quarter-by-quarter read

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.

Jan – Mar

Winter window

Lowest inventory but also lowest competition. Motivated sellers, fewer multiple-offer situations. A smart time to buy in Tri-Cities luxury if you have flexibility. Sellers: hold unless you need to list.

Apr – Jun

Spring surge

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 72 hours.

Jul – Sep

Summer normalize

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 Tri-Cities luxury.

Oct – Dec

Year-end reset

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.

What to watch for

Six Tri-Cities luxury red flags I protect my clients from

This is the list I go through on every Tri-Cities luxury file — before we write, not after. A smart buyer's biggest advantage is knowing the traps in advance.

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Property Transfer Tax — the $2M+ math

PTT in BC is 1% on the first $200K + 2% from $200K to $2M + 3% above $2M, plus an additional 2% on any portion above $3M for residential. On a $2.5M buy, PTT is $58K; on $3.5M it's $103K. On $5M it's $178K. I run the exact math before you write and often find legitimate structuring that saves meaningful dollars.

⚠

GST on new builds and major renovations

5% GST applies to new builds and substantially-renovated homes. On a $2.8M new Burke custom, that's $140K of GST on top of PTT. Builders sometimes quote 'plus GST, plus PTT' and buyers miss the true delivered cost until late. I confirm the treatment on every new-build offer before subject removal.

⚠

Foreign buyer ban & beneficial ownership

BC's Foreign Buyer Ban (extended to January 2027) restricts non-Canadian residential purchases with narrow carveouts. BC's Land Owner Transparency Registry requires beneficial-ownership disclosure on all purchases. I coordinate with your lawyer on both before we write — never at the 11th hour.

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Acreage systems — well, septic, access

Anmore and Belcarra properties are on private well and septic. Tank condition, field health, well production (gallons-per-minute), and water chemistry all materially affect price and insurability. Add access-road easements, Riparian Areas Regulation setbacks, and arborist reports for hazard-tree review. Every luxury acreage offer has a subject-to-satisfactory systems review in my standard clause set.

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Off-market due-diligence gaps

Pre-MLS and off-market deals move fast and can skip normal price-discovery. Without market-tested pricing or multiple bidders, it's easy to overpay or underprice. I pull comparable sales, calibrate to recent closes, and walk you through the 'what would this get on-market' math before you commit to any off-market number.

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Capital gains on secondary luxury properties

Primary-residence exemption covers most owner-occupied sales tax-free. But clients who own secondary Tri-Cities luxury (rental, flip, inherited) face capital gains at current inclusion rates. I coordinate with your accountant early — deferral strategies, deemed-disposition rules, and documentation of capital improvements are worth getting right before listing.

How it compares

Tri-Cities luxury vs the other Tri-Cities options you're probably considering

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 Tri-Cities luxury actually fits in your short-list.

Neighbourhood	Price range	Character	Who wins here	When to pick it
Tri-Cities luxury (this page)	$1.8M–$8M+	Five micro-markets, five different buyer profiles	Where luxury buyers start their search	Start here — then drill into the sub-market that fits you.
Anmore (estate & acreage)	$2.2M–$6M+	1–5 acre lots, custom homes, well/septic, most privacy	Space, privacy, custom builds, entrepreneurs and executives	Pick Anmore when acreage and privacy trump commute.
Westwood Plateau	$1.8M–$3.5M	Established executive tier, top catchments, large lots	Move-up families, established wealth, 45–60 buyers	Pick Westwood when you want established streets and proven catchments.
Burke Mountain top-tier	$1.8M–$2.8M	Newest luxury inventory, 2015+ builds, hillside commute	Buyers who want new construction and modern finishing	Pick Burke when you want the newest home on a large flat lot.
Heritage Mountain (Port Moody)	$1.9M–$3.5M	Private cul-de-sacs, treed lots, Heritage Woods catchment	Buyers who prioritize Port Moody lifestyle + privacy	Pick Heritage Mountain when you want view and seclusion in PoMo.
Belcarra & waterfront	$2.8M–$8M+	True waterfront, private moorage, ultra-thin market	Serious buyers with committed waterfront intent	Pick Belcarra only when ocean frontage is your priority.

Real client story

Case study: Westwood Plateau $3.18M sale at list, 16 days

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A recent close I'm proud of

A move-up family in Westwood Plateau upgraded internally three times over 11 years and outgrew their 4,400 sq ft executive home. Selling to fund a new acreage build in Anmore. On our first call they had already interviewed a celebrity-brand agent who wanted to list at $3.35M with minimal staging. We repositioned. We listed at $3.18M, had Malika stage the main floor and primary suite over four days (furnishings curated to the buyer profile — professional couple, no kids at home, 45-55 demographic), shot twilight exterior plus full cinematic video with drone, and distributed pre-MLS to my vetted Vancouver and North Shore agent network for a 10-day private window. Eleven qualified showings that week, subject-free offer at list on day 16, closed at full ask with zero rebate. The house they replaced it with — a 2.2-acre Anmore build site — was sourced off-market from the same network.

That's the kind of work I do on every file — not just the flashy ones.

What clients say

Recent client reviews

Five-star across dozens of reviews — the themes clients repeat back: honest advice, deep pre-offer diligence, zero pressure, clear communication.

★★★★★

Craig was the second agent we interviewed — and it wasn't close. He walked us through four buildings before we even wrote an offer, pulled depreciation reports we'd never have thought to check, and talked us out of a unit that felt great but had a looming special levy. We ended up in a smarter purchase at a better price.

First-time buyers, Port MoodyClosed Feb 2026

★★★★★

We'd been burned on our last move by an agent who just wanted a commission. Craig was the opposite — he told us on day one our timeline was too tight and pushed us to wait six weeks. That single piece of advice saved us from a bad buy. When we did write, he negotiated $42K off list.

Move-up family, CoquitlamClosed Nov 2025

★★★★★

As a seller, what I appreciated most was the honesty. Craig priced our home to actually move — not to win the listing. We were in multiples within 11 days, sold 3% over ask, and had a clean subject-free offer by day 14. Zero drama, zero wasted time.

Seller, Port CoquitlamClosed Mar 2026

Local knowledge that doesn't show up in listings

Craig's take on buying and selling in Tri-Cities luxury

Craig Johnston, REALTOR® V99960 — Tri-Cities specialist

Off-the-record local read

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 know if you've worked hundreds of 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 30-minute sanity check on Tri-Cities luxury before anyone writes anything, that's genuinely the best use of my time and yours.

Book a 30-minute call

The luxury marketing stack

How a Tri-Cities luxury listing actually reaches the right buyer

Luxury sellers are paying for marketing, not just an MLS submission. Here's the six-layer stack on every qualifying listing I take. Nothing optional, nothing outsourced to a generic package — built deliberately around your specific home.

Cinematic video walkthrough

60–90 second professionally edited video with drone exteriors, a twilight hero shot, and interior motion. Delivered in 4K for YouTube, Instagram Reels, and a private listing landing page. Video-enabled listings generate measurably more qualified showing requests in the $2M+ band — particularly from out-of-market buyers.

Magazine-grade photography

Full-service architectural photography — twilight exterior, HDR interior, fine-detail captures of millwork, art and fixtures. Print-ready 4K masters delivered alongside web-optimized sets. The photography that appears in Western Living and Vancouver Magazine editorials is the standard I use — not MLS point-and-shoot.

Aerial drone footage

Critical for acreage, waterfront, and elevation homes. For Tri-Cities luxury luxury listings I deliver two aerial edits — a cinematic hero and a neighbourhood context clip showing proximity to amenities, views and green space. Drone captures buyers can't get from standing on the lawn.

Professional staging by Malika

In-house professional staging by Malika — curated furniture, art and soft goods selected for the specific psychology of a luxury buyer. Every room dressed to photograph, every vignette built with intent. No generic rent-a-couch packages; this is look-book staging done on your timeline, coordinated with photography day.

Private landing page + MLS

A branded property landing page with full media, interactive floor plans, neighbourhood context, and a pre-approval request form. For discreet listings the page is password-protected and shared by invitation. For public listings it lives alongside MLS — the single place buyers and their agents keep coming back to.

Luxury network distribution

Distribution beyond the MLS feed: REBGV luxury subgroup, curated Vancouver / North Shore / West Side agent networks, Whistler and Oakridge feeder lists, and selective print placement in Western Living, Vancouver Magazine, and the Luxury Home Tour circuit when timing and property warrant. Reaching the right buyer matters more than reaching the most buyers.

In-house professional staging

Staging by Malika — our in-house advantage

Professional home staging — Tri-Cities luxury luxury listing

When the photography shoot is at 8 a.m. Tuesday, the staging has to be perfect by Monday night. That's the difference between a luxury listing that sells at the top of the market and one that sits.

Malika is a professional stager and my partner — which means our luxury sellers get staging built around the specific buyer psychology of their home, not a generic rent-a-couch package. Furniture, art, soft goods, kitchen styling, fresh florals, outdoor vignettes — curated for your home, coordinated directly with photography day.

Why this matters in the Tri-Cities luxury luxury tier: industry data (NAR / REBGV 2024–2025) consistently shows staged homes sell for 5–15% more and 30–50% faster than unstaged comparables. On a $2.8M listing, that's a $140K–$420K swing and two to four fewer weeks on market. Results always vary with property and market conditions — but that range is why serious luxury sellers stage every listing. Period.

What you don't do: coordinate with a third-party staging company on a tight timeline, negotiate rental inventory, or wonder if the stager has seen the kind of buyer your home is built for. Malika is on-site the day after the listing conversation, plans the look with you, and executes before the shoot. Zero logistics on your plate.

If your home needs light prep before staging — paint touch-ups, small repairs, landscaping refresh — that's handled by the concierge trade network covered in the next section.

Concierge pre-sale prep

The trade network that gets your home photo-ready

Luxury sellers don't have time to manage contractors — and deferred maintenance drags a $3M listing disproportionately harder than a $900K one. Over years of Tri-Cities deals I've built a concierge network of trades who know the standard, show up on time, and invoice cleanly. Every one has been used on my own listings. I coordinate, you approve — that's the whole arrangement.

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Painters (interior + cabinet refresh)

Crews I've used on more than a dozen pre-sale preps. Low-VOC, dust-contained, typically 3–5 day turnaround for a full main-floor refresh.

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Landscapers + garden refresh

Weeding, mulching, pressure-washing, container plantings, and full seasonal refresh. For acreage, we add arborists and tree-health pruning.

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Trim carpenters + cabinetry touch-up

Scuffed baseboards, nicked door frames, sticky drawer slides, dated hardware swap. The small stuff that buyers register subconsciously as 'tired'.

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Professional cleaners + window specialists

Deep pre-photography clean plus interior and exterior window detail. A clean luxury listing photographs 1–2 stops brighter than a lived-in one.

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Roof + gutter specialists

Roof cleaning, gutter clearing, visible moss treatment. For older estate homes, a pre-inspection roof review to avoid surprise subject removal hits.

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Electrical + smart-home tune-up

Every bulb working, every switch tested, smart-home hub serving correctly during showings. Nothing kills a $3M tour like a dead pot light.

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Pool, spa & outdoor servicing

Pool chemistry, hot tub servicing, outdoor kitchen and fire-feature prep. Essential for Westwood Plateau, Anmore, and Belcarra listings with feature outdoor spaces.

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Arborists + tree-health (acreage)

For Anmore and Belcarra properties: hazard-tree review, visible canopy refresh, and health certificates to pre-empt buyer nervousness about tree-protection overlays.

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Stagers (in-house + external)

Malika as the lead. For overflow scheduling or specialty inventory (ultra-modern, transitional, traditional) I've built a bench of 3 external professional stagers we trust.

Privacy, discretion, off-market

When discretion is the non-negotiable

Not every luxury seller wants their home on MLS. Privacy is often the actual priority — not price.

Divorce proceedings, estate sales, executives with visibility or security concerns, celebrities, owners testing the market quietly before committing to a full public launch. Roughly 20% of the Tri-Cities $2.5M+ sales I've touched in 2025 had a pre-MLS or fully off-market component. I handle every flavour:

NDA-protected private showings. Buyers and their agents sign a standard NDA before the address is shared. Photography is watermarked and audit-logged.
Pre-MLS soft launch. 7–21 day window where the property is shared through a vetted buyer and agent network before it hits public MLS — gives motivated qualified buyers a first look.
Fully off-market. Buyer brought to seller by private introduction only. No MLS, no public marketing, no signage. Common for privacy-first sellers and for unique acreage properties with a tight buyer pool.
Delayed public launch. Relocating owner wants the home prepped and staged quietly, then publicly listed on a specific start date aligned with a move or school year.

Every showing is vetted. Proof of funds or verified mortgage pre-approval for the price band is required before a private tour is booked. NDA on file where appropriate. Your time and your home's privacy are protected by default — that's the service standard, not an add-on.

What our first call covers

30 minutes, zero pressure, real clarity

Here'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.

If you're buying

Your timeline, budget, and non-negotiables — in your language, not realtor-speak
A tailored read on Tri-Cities luxury vs 1-2 neighbourhoods you're also considering
Pre-approval: who to call, what to expect, and typical rate/term ranges right now
Sub-area priority list for your specific budget and lifestyle
What pre-offer diligence I do on your behalf before any paper gets written
A realistic time-to-close forecast based on current market dynamics

If you're selling

A walk-through of your current home and honest read on Tri-Cities luxury market positioning
Recent comparable sales, days-on-market, and your realistic pricing window
Pre-list prep priorities: what to fix, what to skip, what pays back
My photography, staging, and digital marketing approach
A close-date plan that aligns with your next purchase or next move
Commission structure, timeline, and any questions you want answered before signing

How I help

My 5-step process for this market

Discovery call

30-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.

Neighbourhood tour

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.

Pre-offer diligence

Depreciation reports, meeting minutes, comparable sales, inspection booking, subject strategy, financing coordination. I do the work before you write, not after.

Offer + negotiation

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.

Close + post-close

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.

Interview any agent — including me

Seven questions to ask every REALTOR® you consider

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.

How many transactions have you closed in this specific neighbourhood in the last 24 months?Past deals beat ads. If they can't answer in specifics, keep interviewing.
Walk me through the diligence you do before I write an offer.You want depreciation reports, meeting minutes, comparable sales, zoning checks — not "I'll send listings."
What's the last piece of advice that actually cost you a deal?A great agent has told a client to walk away recently. A mediocre one hasn't.
Who do you trust for mortgage, inspection, lawyer, and stager? Can I contact them?A real advisor has a real network. If they dodge, that's a signal.
What's your average time-on-market and sale-to-list for this price range?Hard numbers tell you more than testimonials do.
How do you communicate — text, email, calls? How fast should I expect a response?Set expectations upfront. "Within 24 hours, typically within 4 hours during active search" is a healthy answer.
If I want to back out halfway through, what happens?Good agents answer this honestly. There should be no punishment for a client who changes direction mid-search.

Frequently asked

Questions buyers and sellers ask me

What makes you different from other luxury REALTORS® in Coquitlam?

Three concrete differences. First: in-house professional staging by Malika, so your listing goes to photography properly dressed without you coordinating a third-party stager on a tight timeline. Second: a concierge trade network for pre-sale prep — painters, landscapers, trim carpenters, roofers, electricians, pool servicing, arborists — all vetted through years of Tri-Cities deals. Third: a genuine pre-MLS buyer network in Vancouver, North Shore, and Whistler luxury feeder markets — not just Tri-Cities. Most luxury sellers don't realize how much of a real difference these three things make until they see the final sale number vs. their first-agent quote.

What is the Tri-Cities luxury market doing in 2026?

The $2M+ detached segment is up ~14% YoY in transaction count and ~3% on median price. Days-on-market is nearly double the mid-market at ~42 days, and the sale-to-list ratio is ~95.8% — meaning negotiation still happens at this level. Off-market and pre-MLS sales make up roughly 20% of the $2.5M+ segment. The five luxury micro-markets (Anmore, Westwood Plateau, Burke top-tier, Heritage Mountain, Belcarra) each have their own pace — Anmore and Belcarra are slowest and most negotiated; Burke newer builds and Westwood resale move fastest.

How does luxury home staging actually affect the sale price?

Industry data (REBGV / NAR 2024–2025) shows professionally-staged luxury homes sell 5–15% higher and 30–50% faster than unstaged comparables in the same tier. On a $2.8M listing that's a $140K–$420K variance — 20–60× what staging costs. Results vary by property condition and market conditions, but the directional answer is consistent across data sets. That's why serious luxury sellers stage every listing. Malika is our in-house stager; staging is included in the listing service rather than billed separately.

Do you handle off-market and pre-MLS luxury sales?

Yes — regularly. Roughly 20% of my $2.5M+ closes in the last 12 months had a pre-MLS or fully off-market component. I handle NDA-protected private showings, pre-MLS soft launches through a vetted Metro Vancouver luxury agent network, fully off-market private introductions, and delayed public launches for relocating owners. Every buyer-side showing requires proof of funds or verified pre-approval for the price band. Privacy and qualified-buyer-only access are the defaults, not add-ons.

What are the foreign buyer and beneficial ownership rules for Tri-Cities luxury?

BC's Foreign Buyer Ban (currently extended to January 2027) generally prohibits non-Canadian purchases of residential property, with narrow carveouts (work-permit holders meeting specific criteria, some refugees, specific family-owned cases). Separately, BC's Land Owner Transparency Registry requires beneficial-ownership disclosure on all real-estate purchases. Speculation and Vacancy Tax and Empty Homes Tax (Vancouver — not applicable in Tri-Cities) apply annually. I coordinate with your lawyer or tax advisor on all of this before we write — never after.

What closing costs should I expect on a $2.5M+ Tri-Cities purchase?

Property Transfer Tax (PTT) on a $2.5M purchase is $58,000 — 1% of the first $200K + 2% of the next $1.8M + 3% of the portion above $2M, plus an additional 2% on any portion above $3M for residential. GST (5%) applies on new builds and substantially renovated homes. Budget lawyer/notary $2,500–$4,500, home inspection $1,200–$2,000 (acreage higher), title insurance, property tax and strata adjustments, and pre-paid insurance. I run the exact math for every short-list property before you write.

How does Malika's in-house staging work and is it included?

Malika is a professional stager and my partner. For qualifying luxury listings (generally $1.8M+), professional staging is included in the listing service — furniture, art, soft goods, kitchen styling, fresh florals, and outdoor vignette setup coordinated directly with photography day. For unusually large estates or fully-vacant homes needing full rental inventory, there may be an additional pass-through inventory cost which we discuss transparently upfront. The point is: you don't coordinate with a third-party stager, you don't manage logistics, and the staging arrives matched to your buyer profile.

What's the full luxury marketing package on one of your listings?

Every qualifying luxury listing gets six layers: cinematic 60–90 second video with drone and twilight hero, magazine-grade photography (4K print-ready), aerial drone footage, professional staging by Malika, a branded private landing page (password-protected for discreet listings), and distribution into REBGV luxury subgroups plus curated Vancouver, North Shore, Whistler, and Oakridge feeder networks. Print placement in Western Living, Vancouver Magazine, and Luxury Home Tour circuits is used selectively when property and timing warrant. Nothing in the stack is optional; nothing is outsourced to a generic package.

What should I ask any luxury REALTOR® before signing a listing agreement?

Five questions: (1) How many $2M+ transactions have you closed in the Tri-Cities in the last 24 months? (2) Show me your last three luxury listings — video, photography, staging standard. (3) Name three specific buyer-side agents you've brought pre-MLS deals to. (4) Who does your staging, drone, video, and photography — and can I see the portfolio? (5) Walk me through your pre-listing prep workflow — who coordinates trades, who approves invoices, what decisions do I make. If those five answers are vague, keep interviewing. If they're specific, you've found your shortlist.

How much does it cost to work with you as a buyer?

As a buyer in BC, your REALTOR®'s commission is paid by the seller — not by you. My full market analysis, property tours, offer drafting, negotiation, and post-offer coordination all come at zero cost to you. 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.

What closing costs should I budget for?

For a typical Tri-Cities buyer, budget roughly 1.5–3% of the purchase price for closing costs. This includes Property Transfer Tax (often the largest single line — ~2% of the first $200K + 2% above), GST on new builds (5%), legal/notary fees ($1,200–$2,000), title insurance, home inspection ($600–$900), and pre-paid property tax/strata adjustments. First-time buyers may qualify for PTT exemption on purchases under $835K — I'll walk you through the math.

How do I get pre-approved before making an offer?

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.

What's the difference between working with me and a typical agent?

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.

About your guide

Why work with Craig Johnston

Craig Johnston, REALTOR®

Licensed V99960 The Macnabs Tri-Cities Specialist Tri-Cities specialist 5.0 ★

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 like I live there (because I do), 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 Strategy Call Full bio

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Ready to make your move in this market?

Book a no-pressure 30-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.

Book a Strategy Call Call 604-202-6092

Verified Google Reviews

Trust matters when the move is important

Five stars across thirty 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

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Who this page is for

Is this the right next step for you?

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.

Move-up family

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.

First-time buyer in the Tri-Cities

You're looking at townhomes $950K–$1.4M or condos $600K–$900K. You want transit access, walkability, and a realistic view of what a $4,300–$5,800/month payment actually buys right now.

Relocating professional or executive

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.

Seller preparing for market

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 · 604-202-6092

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