Condo buyer playbook

Buying a condo in Coquitlam

Unit matters. Building matters more. Here's how to buy a Coquitlam condo that holds its value — and the buildings to avoid regardless of how pretty the unit is.

See the playbook Tour with Craig

Ranked Top 1% Team

Nationwide Top 2% Nationwide Team

Local Lived in the Tri-Cities 44+ years

★

Recognized Top Tier Agent

Also read Buyers resource hub First-time buyer guide Affordability calculator Get my home value

Local expertise signals

The practical lens I apply to every Coquitlam client decision.

Coquitlam coverage

All corridors

Burke Mountain, Plateau, Burquitlam, PoCo, Tri-Cities.

Client orientation

Buyer + seller

Full representation — buy, sell, upsize, downsize.

Written pricing

Every time

Expect written rationale, not verbal suggestions.

Response time

Same day

Most inquiries answered within business hours.

Live Numbers

Coquitlam market snapshot — Q2 2026

Coquitlam runs multiple markets inside one municipal boundary. Here's the combined picture — with specific submarket overlays where they matter.

Median sold (all types)

$1.275M

Q1 2026 Coquitlam blend

Median detached sold

$1.84M

GVR HPI benchmark, Coquitlam

Median townhome sold

$1.02M

Q1 2026 Coquitlam blend

Median condo sold

$685,000

Q1 2026 Coquitlam blend

Avg DOM (all types)

43 days

Coquitlam-wide

Active listings

~543

April 2026 total Coquitlam

Source: REBGV / GVR monthly statistics, Coquitlam filter, April 2026.

Representative recent Coquitlam sales

Addresses withheld at clients' request. These are real ranges and velocities across Coquitlam's three main property types.

Coquitlam · Condo

2-bed Burquitlam condo near SkyTrain

List: $699,000

Sold: $695,000

DOM: 14 days

Ratio: 99.4%

Specs: 2 bed · 2 bath · 870 sqft · 2019 build · 3 min walk Burquitlam Stn

Priced correctly against 4 stale listings in the same tower — didn't chase the stuck asks. Showings in the first weekend produced the winning offer.

Coquitlam · Townhome

3-bed Westwood townhome with finished basement

List: $1,049,000

Sold: $1,035,000

DOM: 26 days

Ratio: 98.7%

Specs: 3 bed · 3 bath · 1,720 sqft + finished basement · 2014 build

Staged basement as legal suite candidate — spoke to investors and families who wanted mortgage-helper income. Broadened buyer pool 30%+.

Coquitlam · Detached

Renovated 4-bed on a quiet Central Coquitlam street

List: $1,895,000

Sold: $1,870,000

DOM: 31 days

Ratio: 98.7%

Specs: 4 bed · 3 bath · 3,050 sqft · 7,200 sqft lot · 1988 build · 2022 renovation

Photographed with pre-inspection docs and renovation permits in the listing package. Eliminated the 'what's behind the walls' objection that kills this price tier.

Deep context

The expert context on Buying A Condo In

If you're reading this page, you're probably in one of three places on the decision: (1) still scoping whether this is even the right move, (2) close to writing but need a final reality check, or (3) already committed and looking for execution detail. Each needs a different answer. The rest of this page is written for all three — scope-stage readers should skim, execution-stage readers should read every paragraph. My goal on every Coquitlam decision I help clients navigate is to make sure the written plan survives the week-of-closing stress test. Most plans don't.

The specific question behind Buying A Condo In usually comes up in the same three contexts: a first-time decision where the buyer is learning the Coquitlam market for the first time, a mid-life decision where the buyer has bought before but hasn't bought here, or a coordinated decision where this is one piece of a larger sell-then-buy sequence. Each context changes the right answer. The same question — 'should I do X?' — has different right answers depending on whether you're stretching or optimizing.

What I push back on most often is the assumption that more time, more looking, or more comparing will automatically produce a better decision. It usually doesn't. Decisions improve when the criteria get sharper, not when the search widens. I'd rather help a family narrow from 'anywhere in Coquitlam' to 'three catchments within a 15-minute SkyTrain commute with townhome stock post-2010' than add five more listings to an already-overwhelming tour calendar. Criteria-sharpening is the job. Take a look at the buyer resource hub or the neighbourhood hub — both are designed to sharpen criteria, not widen searches.

The honest answer on Buying A Condo In: most of the confusion I see doesn't come from missing information. It comes from missing framework. Once the framework is clear — what you actually need, what you're willing to trade, what the market is offering right now — the answer usually lands in 10-15 minutes on a call, not 10-15 hours of reading. If that framework conversation would be useful, book 20 minutes and we'll cut through it.

The 3 questions that sharpen every Coquitlam decision

What's the fixed constraint?

Commute ceiling, school need, carrying-cost cap. Fix these first — everything else is a variable.

What's the trade you're willing to make?

Older home for better lot? Newer build for smaller interior? Name the trade-off in writing.

What's the timing lever?

Are you flexible on possession? Subject-removal window? These are the levers that win competitive bids.

The single most important rule

Buy the building first. The unit second. A stunning unit in a struggling building loses value every year. A plain unit in a well-run building holds its value for decades. Most buyers do the opposite.

I've walked out of beautiful listings because the building was sick. I've walked into average listings because the building was a gem. The difference is a $50K special levy in year three — or not.

Rule: Building first, unit second. Always.

Red flags: Deferred maintenance, thin reserve, frequent levies.

Green flags: Healthy reserve, professional management, calm minutes.

Green flags in a building

Healthy contingency reserve

A reserve that's been growing, not drained.

Professional management

Established strata company, consistent reporting.

Calm minutes

Boring meetings = healthy building. Drama is a flag.

Recent depreciation report

Updated within last 3 years and actually followed.

Well-kept common areas

Hallways, lobby, amenities — the test is obvious.

Red flags to walk from

Frequent special levies

Two or more in five years = pattern, not accident.

Envelope issues

Rainscreen, balcony, roof. Expensive fixes.

Litigation in minutes

Ongoing lawsuits = trouble. Check carefully.

Underfunded reserve

If reserve is under 10% of replacement value, expect levies.

High rental density

Usually correlates with less owner care.

Best condo pockets in Coquitlam

Top Coquitlam condo pockets: Burquitlam (SkyTrain-driven), central Coquitlam around Lafarge Lake, and the newer Burke Mountain strata.

If you're downsizing into a condo, read detached-to-condo alongside this.

Craig Johnston at a Coquitlam condo showing

How I run condo buyer due diligence

Pull three years of strata minutes. Review the depreciation report line by line. Check the contingency reserve ratio. Ask about planned projects in the next five years. If any answer is vague, walk.

I've bought units that looked worse on paper than their neighbours because the building was rock solid. Five years later, those clients had zero levies while the competing building went through an envelope crisis. Boring buildings are great buildings.

Book a condo tour Buyer hub

Burquitlam real estate guide

The SkyTrain-condo pocket.

Detached-to-condo downsize

If this is a downsize.

First-time buyer guide

If this is your first home.

New build or resale?

Resale with clean history beats new build with no history. New builds have zero track record.

What's a 'healthy' contingency reserve?

Generally >10% of building replacement value with steady growth. Under that = levy risk.

Should I avoid older condos?

Not automatically. A well-run 1990s building can outperform a poorly-run 2015 building. Read minutes.

Do I really need to read minutes?

Yes. Every time. No exceptions. Most buyer regret traces back to skipping this.

Ready to look at condos seriously?

I'll walk three buildings with you, pull minutes, and flag what to avoid. That's the real work.

Book the tour Buyer hub

Keep exploring

Why work with Craig across Coquitlam

Pan-submarket experience

Coquitlam is not one market — it's Burquitlam, Westwood Plateau, Burke Mountain, Central Coquitlam, Coquitlam Centre, Eagle Ridge, Westwood, Maillardville. Each has its own price band, buyer pool, and demand driver. I work all of them and can tell you not just 'what's your home worth' but 'which submarket is your next home really in.'

Property-type transitions handled in-house

Downsizing detached → townhome → condo, or upsizing the other direction, is where most commissions get split across two agents. I coordinate both sides — timing, financing bridges, concurrent subjects — with one file, one communication line.

I live here and I stay current

I live in Coquitlam. I walk these streets. I know which buildings just got new roofs, which strata just voted on a special assessment, which schools are catchment-changing next September. That current-state knowledge is what separates negotiating from stalling.

About Craig

Craig Johnston

Licensed REALTOR® · Coquitlam & the Tri-Cities · The Macnabs

I have spent the last 5+ years helping Coquitlam 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.

SpecialtyMove-up sellers & upsizers

CoverageCoquitlam, Port Moody, Port Coquitlam

Experience5+ years serving Coquitlam families

5.0 Google Reviews Book a Strategy Call with Craig →

”

From Craig

“I operate the way I'd want a Realtor to work with my own family — written advice, honest trade-offs, and no hedging on the hard questions.”

Craig Johnston

REALTOR® · The Macnabs

Why Craig for this decision

The four pillars I run every file on

Licensed REALTOR® with The Macnabs. Tri-Cities-fluent, written-advice-first. Here's how I work any client file that lands on this page.

Start with a free Equity Map Call 604-202-6092

Local resident

Lives and works in the Tri-Cities; kids in SD43.

Written positions

Pricing, negotiation, and disclosure in writing — never verbal-only.

Full representation

Equally strong on buy-side and sell-side; no part-time bias.

Same-day response

You won't be waiting a week for a callback.

Next steps

Three ways to take the next step — pick the one that fits.

If you're just exploring

Book a Strategy Call

No pitch. Just scope your options and walk away with a written next-step plan.

If you're actively shopping

Set up a custom search

Matched to your criteria with written comparable-sold data on every showing.

If you need an answer now

Call 604-202-6092

Same-day response during business hours. Tri-Cities local line.

Why people stay here

The lifestyle behind the numbers

Lifestyle companion

Hikes & Trails — Tri-Cities

Ten trails that shape weekly life here — Crunch, Buntzen, Diez Vistas, Pinecone Burke.

Lifestyle companion

Brewers Row

Port Moody brewery mile — seven breweries, one walkable kilometre.

Lifestyle companion

Belcarra Walks — Admiralty Point, Jug Island

The three classic Belcarra shoreline walks, mapped.

How I actually work with you

A five-step process built around clarity, strategy, and no-surprise execution — whether you're buying your first home or selling a property you've owned for twenty years.

01

Evaluate — where you actually stand

We start with a real conversation about your goals, timeline, and numbers. I'll pull current comps, assess your buying power or home's true market value, and tell you exactly what the data says — not what you want to hear.
02

Strategize — a plan built for your situation

I build a written strategy around your priorities: target neighbourhoods, pricing strategy, timeline, financing structure, and the trade-offs at each decision point. Every recommendation comes with a reason.
03

Prepare — listings, offers, and due diligence

For sellers: pre-list prep, staging direction, pro photography, and a pricing framework that draws interest without leaving money on the table. For buyers: offer structure, subject clauses, and the due-diligence checklist for every property that matters.
04

Negotiate — protecting your position

This is where experience pays for itself. I negotiate price, terms, subjects, deposit, completion dates, and the small details that don't show up in listings but decide whether a deal closes well or falls apart.
05

Close — and stay with you after

From subject removal through completion and possession, I coordinate with lawyers, lenders, inspectors, and trades so nothing drops. After closing, I stay in your corner for everything from tax-assessment appeals to the next move.

Book a Strategy Call →

Frequently asked

Buying in the Tri-Cities — the questions people actually ask

The short, honest version. Every answer here is what I'd tell you on a call — no fluff, no generic listing-agent talk.

How do I start the home-buying process in the Tri-Cities?

Mortgage pre-approval first. Then a buyer strategy call to set criteria, catchments, and targets. Then 4-8 weeks of active searching — some buyers move in 2 weeks, others in 4 months. The right process compresses that range.

How much home can I actually afford in Coquitlam?

Depends on income, down payment, existing debt, and the rate environment. Ballpark: a household earning $180k gross with $200k down and no other debt typically qualifies in the $1.1-1.3M range at current rates. The Coquitlam affordability calculator is a starting point — the binding number is what the lender pre-approves.

Do I need a realtor to buy in Coquitlam?

Technically no. Practically yes. The seller pays the buyer's realtor commission in almost every BC transaction, so the cost to you is the realtor's time — not money. Going without a buyer's agent in a market this technical usually costs more than it saves.

What schools serve the home I'm looking at?

SD43 (Coquitlam School District) runs every public school in Coquitlam, Port Moody, Port Coquitlam, Anmore, and Belcarra. Catchment varies block by block — what looks like "close to the good school" on a listing often isn't actually in catchment. Always pull the catchment before writing the offer. SD43 catchment lookup.

How do I see current listings?

Ask me directly — I'll send filtered daily MLS alerts. Public search tools miss active listings by 24-72 hours and miss coming-soon entirely, which is where the best Tri-Cities inventory actually moves.

Want your Coquitlam home valued? Get the free Equity Map →

Pick your lane

Buying or selling in Coquitlam? Start where it hurts least.

Most people lose money because they read generic advice and act on it. The pages below are the opposite — Coquitlam-specific, opinionated, and built from real transactions. Pick the lane that fits the move you're actually making.

If you're buying

If you're selling

Still deciding

No hedging. No "it depends." If a page above contradicts what another agent told you, ask them to cite their source — every number on this site is checkable.

Deeper reads

More in this series

The resources below go deeper on the same topic. If you’re piecing together a full picture, these are the next logical reads.

Authority Sources & Local Resources

Verify everything — the sources behind this page

Strata rules, depreciation reports, and fee structures are regulated by BCFSA. Cross-reference anything a listing tells you against the authority.

Municipal & Transit

Real Estate Authorities

External links open in a new tab. The Macnabs is not affiliated with these organizations — they are cited as independent authorities. Any time a number on this page differs from the authority, the authority wins.

★Top 1% Team Medallion Team Member President’s Club Team Member 44+ 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 →

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.

Buying in Coquitlam hub → Coquitlam buyer resource hub Buying a property Buying a townhome Buying vs renting Coquitlam buyer timeline Coquitlam closing costs First-time buyer case study First-time buyer guide

Craig Johnston, REALTOR® with The Macnabs — Top 2% Nationwide Team, 44+ years Tri-Cities experience

Craig Johnston · REALTOR® · The Macnabs

★ Top 2% Nationwide Team ★ 44+ Years Tri-Cities ★ Burke Mountain Resident ★ Move-up Specialist

Who this is for

Three kinds of people get the most out of this page.

Serious Tri-Cities buyers and sellers

You want an operator, not a broker. Craig runs every file through the same five-step protocol — Top 2% Nationwide Team results, zero improvisation at your expense.

Move-up buyers with real equity in play

You've earned the move. Craig protects the equity while you make it.

First-time buyers who want to get it right

Craig teaches the playbook while he runs it.

Craig's take

"The Tri-Cities reward patience and punish improvisation. I don't guess — I run the protocol, every file, no exceptions. That's the promise."

— Craig Johnston, REALTOR®, The Macnabs

The five-step protocol

Every Craig file runs on the same five steps. No exceptions, no improvisation.

Whether you're a first-time buyer at $850K or a luxury seller at $4.2M, the sequence is identical. The scale changes. The discipline doesn't.

Frame the file

Your numbers, your timeline, your non-negotiables, your trade-offs — written down before we pick any houses or pick any comps.

Run the market

Current supply, current absorption, current days-on-market, current buyer pool — per neighbourhood, per property type, not 'Metro Vancouver' averages.

Lock the strategy

Target neighbourhoods, target price band, target timeline, target offer structure. Written. Agreed.

Execute on offer / list

Whether buying or selling, the offer / listing is engineered — structure, contingencies, comps, pricing logic — not improvised.

Close + follow-through

Conditions, completion, possession, and the six-month check-in. Most agents stop at keys. Craig doesn't.

Ready to talk?

Twenty minutes with Craig is worth a week of internet research.

No pitch, no pressure. Just your numbers, your options, and the next move that's actually right for you.

Book a Strategy Call → Get your home evaluation

Answers Craig gives

The three questions people ask Craig most on this topic.

Why is this page so detailed?

Because the generic version is what every other Coquitlam realtor publishes. Craig's clients do their homework — this page is the homework.

How do I work with Craig?

Book the 20-minute strategy call or start with a home evaluation. Craig reads every submission personally and responds within 24 hours.

What does the next step look like?

A short call (no pitch, no pressure), a written summary of options, and a clear next move that's right for you — even if it's not hiring Craig.

Pick the next step in Craig's Coquitlam playbook.

The full Coquitlam playbook — pick your next move.

Next stepBest Realtor in Coquitlam Next stepHome Evaluation Next stepBook a Strategy Call Next stepWhere to Buy in Coquitlam Next stepCoquitlam Real Estate Guide Next stepCoquitlam Home Value Trends Next stepMeet Craig Next stepCraig Johnston, Realtor Next stepBuying a Property Next stepSell Your Home in Coquitlam

Craig Johnston, licensed REALTOR® with The Macnabs — Coquitlam, Port Moody, Port Coquitlam specialist

Work with Craig

Every Coquitlam move runs on the same five-step protocol.

Born in the Tri-Cities. Lived on Burke Mountain for 9+ years. Top 2% Nationwide Team. Craig runs every file — move-up, first-time, seller, investor — through the same repeatable playbook so nothing gets improvised at your expense. Start with the 20-minute fit call or the equity map. No pitch, no pressure, just your numbers and your options.

Book the 20-minute Strategy Call → Start with a Home Evaluation

Book a Strategy Call Home Eval

More Tri-Cities guides

Buying a condo in Coquitlam

Local expertise signals

Coquitlam market snapshot — Q2 2026

Representative recent Coquitlam sales

The expert context on Buying A Condo In

The single most important rule

Green flags in a building

Healthy contingency reserve

Professional management

Calm minutes

Recent depreciation report

Well-kept common areas

Red flags to walk from

Frequent special levies

Envelope issues

Litigation in minutes

Underfunded reserve

High rental density

Best condo pockets in Coquitlam

How I run condo buyer due diligence

Burquitlam real estate guide

Detached-to-condo downsize

First-time buyer guide

Condo FAQ

New build or resale?

What's a 'healthy' contingency reserve?

Should I avoid older condos?

Do I really need to read minutes?

Ready to look at condos seriously?

More condo-related reading

More questions — what buyers and sellers actually ask

Why work with Craig across Coquitlam

The four pillars I run every file on

Three ways to take the next step — pick the one that fits.

The lifestyle behind the numbers

How I actually work with you

Evaluate — where you actually stand

Strategize — a plan built for your situation

Prepare — listings, offers, and due diligence

Negotiate — protecting your position

Close — and stay with you after

Buying in the Tri-Cities — the questions people actually ask

Buying or selling in Coquitlam? Start where it hurts least.

More in this series

Verify everything — the sources behind this page

What Coquitlam clients actually say after working with Craig

Keep Digging

Three kinds of people get the most out of this page.

Every Craig file runs on the same five steps. No exceptions, no improvisation.

Twenty minutes with Craig is worth a week of internet research.

The three questions people ask Craig most on this topic.

Pick the next step in Craig's Coquitlam playbook.

The full Coquitlam playbook — pick your next move.

Every Coquitlam move runs on the same five-step protocol.

Related reading

Explore the neighbourhoods connected to this page