Four questions every move-up buyer should ask before writing an offer.
Ask these in any first interview with a buyer's agent. The right answers come back in specifics — streets, numbers, dates. Vague answers are the answer.
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1
"Which three streets in my target neighbourhood hold value best — and which three underperform?"
Not every street in Burke Mountain or Heritage Mountain appreciates at the same rate. An agent who can't name them isn't walking the market.
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2
"If I'm selling my current home while buying the next one, how do you avoid me owning two at once — or being homeless for two weeks?"
If the answer is "we'll figure it out" or "talk to your mortgage broker," they don't have a bridge strategy.
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3
"Which SD43 catchment produces the highest resale premium — and which one has buyer fatigue right now?"
School catchment is the single biggest invisible price driver in the Tri-Cities. An agent who can't answer this off the cuff isn't specialized in your market.
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4
"What do you do in week 4 after the deal closes?"
If the answer is "we don't — the deal's done," they don't do Soft Landing. Your referrals will go to someone else.
Those four questions are how I was trained to be evaluated. Every one of them traces back to a step in the Coquitlam Move-Up Protocol.
Book the 20-minute Move-Up Fit Call →Before we talk, fill out the 2-minute Buyer Questionnaire.
This is the single most important step on this page. It's the same intake form I send every move-up client — timeline, budget, target neighbourhoods, current home, financing, and what "the right place" actually looks like for your family.
Two minutes in, twenty-four hours out: you get a written read-back with Craig's honest take on your timing, your neighbourhood fit, and what your next three moves should be — before you book a call, and before you tour a single property.
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Your move-up storyWhere you are now — townhome, condo, first detached — and where you want to end up.
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Timeline & financingBuy-first, sell-first, or parallel. Pre-approval, bridge, or cash from sale.
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Neighbourhoods & schoolsBurke Mountain, Heritage, Westwood Plateau, Anmore — plus SD43 catchment priorities.
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Must-haves & deal-breakersLot, school, commute, layout, yard, suite — so we don't waste weekends on wrong tours.
The best buy in Coquitlam isn't the cheapest listing — it's the one that still grows
Most move-up buyers come to me after losing on two offers, or after looking at forty listings and feeling more confused than when they started. They aren't unsure because they lack information — they're unsure because they're comparing homes across three different submarkets with different price ceilings, school catchments, and ten-year resale curves.
The goal isn't to find a house you can tolerate. The goal is to find the specific neighbourhood, block, and property type that fits how your family will actually live for the next seven to twelve years — and then buy it strategically, not emotionally.
Why this decision matters
- Your neighbourhood shapes your ten-year appreciation
- Your school catchment shapes resale demand
- Your timing shapes how much you overpay or underpay
- Your subject clauses shape your exit if things change
- Your closing coordination shapes whether you own two homes at once
Coquitlam buyer market snapshot — Q2 2026
If you're writing offers this quarter, these are the numbers you're negotiating against. Submarket ranges vary widely — Burke Mountain detached runs $1.74M median while Central Coquitlam can be $1.3M for older inventory.
Pick your next step — the Coquitlam buyer pages
This page is the top of the funnel. Each link below goes deeper on a specific neighbourhood, property type, or buyer decision. Start with the one that matches where you are right now.
Six steps from "what are we doing" to keys in your hand
Every move-up buyer I take on runs through the same process. Not because it's clever — because it's the only way to keep a multi-six-figure decision from becoming an emotional one.
Equity map & fit call
Before we talk about houses, we talk about your numbers. Current equity, mortgage carryover, tax exposure, timeline. Twenty minutes, no pressure, no listings yet.
Neighbourhood shortlist
We narrow from "somewhere in Coquitlam" to two or three specific submarkets. Burke Mountain vs. Heritage Mountain vs. Westwood Plateau isn't a coin flip — the right fit depends on your school catchment, commute, and ten-year horizon.
Search & filter
MLS is the menu, not the filter. I screen out the homes with drainage issues, strata surprises, or comps that won't support the ask — before you spend a Saturday driving to them.
Showings with real comps
Every home you walk through, you walk through with the three most relevant comps on your phone. You leave knowing whether the ask is fair — not whether the home is pretty.
Offer & subjects
Price, subjects, inspection, financing, deposit structure, possession date. Every clause is a lever. I use them all — because on a $1.8M home, a 3% discount is the difference between "we love it" and "let's pass."
Close & soft landing
Subject removal through completion through week 4 after move day. Most buyer's agents disappear at the signing of the contract. I stay through the mess — because the referrals come from week 4, not week 1.
A buyer's agent who lives on Burke Mountain, walks every trail, and reads every comp
I'm not a relocator. I'm not a generalist. I grew up in the Tri-Cities, my kids are in SD43, and I live on Burke Mountain. I know which Shaughnessy Woods cul-de-sacs have the lot sizes buyers actually pay for. I know which Heritage Mountain streets flood in November. I know which Westwood Plateau floor plans still move in four days versus the ones that sit for forty.
Move-up buyers choose me because they want more than MLS access. They want a real read on the neighbourhood, the home, and the negotiating room — before they write the offer.
Backed by The MACNABS team and The Macnabs, I combine deep local knowledge with strong negotiation, patient diligence, and a buyer process designed to protect your equity while finding a home you'll still love in ten years.
How to tell a real buyer's agent from a lockbox-opener
The right buyer's agent protects your equity, reads the comps, and pushes back when a listing is mispriced. The wrong one drives you from listing to listing and lets you fall in love with whichever one is tidiest.
Good signs to look for
- They bring comps before they bring listings
- They know the specific streets and their resale curves
- They ask about your school catchment needs first
- They have a subject-clause and negotiation strategy
- They ask about your sell side, not just the buy
- They push back when you fall in love with a mispriced home
Warning signs to watch for
- They send MLS alerts instead of filtered shortlists
- They work every submarket and specialize in none
- They can't name the recent sale prices on your target street
- They never mention subjects, inspection, or financing clauses
- They don't coordinate with your listing agent or mortgage broker
- They focus on the listing, not the ten-year outcome
Questions move-up buyers should ask before hiring an agent
These uncover whether an agent has the local knowledge, strategy, and leadership to guide a seven-figure purchase.
A smarter sequence for picking the right Coquitlam submarket
Don't start with listings. Start with the three criteria that actually shape a ten-year outcome.
School catchment first
SD43 catchment is the invisible premium. Know which schools are over-enrolled, which have projected boundary changes, and which draw buyers from Vancouver.
Family neighbourhood guide →Resale behaviour next
Every Coquitlam submarket has a different ten-year curve. Burke Mountain is still appreciating; Central Coquitlam is flattening; Westwood Plateau is segmenting by vintage.
See value trends →Lifestyle fit last
Trails, cafes, commute, community centres. Lifestyle only matters if the first two criteria are solid — otherwise you're just decorating a decision you'll regret.
Compare submarkets →FAQ: Buying a Property in Coquitlam
What's the best neighbourhood in Coquitlam to buy in right now?
There's no single answer — the right neighbourhood depends on your school catchment needs, commute, and ten-year horizon. For newer detached, Burke Mountain. For established family streets with less supply, Heritage Mountain. For larger lots and established schools, Westwood Plateau. Compare them all in the Where to Buy in Coquitlam guide.
Should I buy a resale home or a Burke Mountain presale?
Presales work if you have a flexible timeline, a long closing horizon, and appetite for deposit risk. Resale works if you need a home in the next 60–120 days, or if you want to see and inspect exactly what you're buying. Presales are typically 5–10% cheaper per sqft at contract — but you're pricing air, not built product. Read the Burke Mountain Presale Homes page before you sign.
How do I buy and sell at the same time without owning two homes at once?
That's the core of the Coquitlam Move-Up Protocol. Most families do it with overlapping subject-to-sale clauses, bridge financing, or a short-stay rental between closes. The key is running both transactions on one coordinated timeline — not two sequential ones. See How to Upsize Without Risk for the full playbook.
How much do I need to afford a home in Coquitlam?
At current rates (~5.3% insured 5-year fixed, April 2026): $1M home with 20% down needs roughly $180K household income. $1.5M needs ~$260K. $2M needs ~$340K + down. Carry cost on a $1.5M detached in Coquitlam is $6,800–$7,400/month including property tax and insurance. Always stress-test your qualification number against your comfort number — they're not the same.
Can Craig help if I'm also selling my current home?
Yes — and it's where I do my best work. Most Coquitlam move-up families are selling one home and buying another. I run both sides under one plan: timing, pricing, subjects, bridge, and the handoff between close dates. One agent for the whole arc is the entire point.
The best buyer's agent is the one who reads the comps, protects the subjects, and stays through week 4
If you're buying your next home in Coquitlam and want a buyer's agent who specializes in the move-up transaction — not a generalist — start here. Twenty minutes. No pressure. You'll leave with a clearer read on your timing, your neighbourhood, and your number.
Craig Johnston
I've spent the last 5+ years helping Coquitlam move-up buyers get from the home they're in to the home they want — without panic-buying, without owning two homes at once, and without overpaying for the wrong street. 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 target neighbourhood, the fastest next step is a short call.
The Coquitlam Move-Up Tax Trap
The $40,000 most Tri-Cities move-up buyers leave on the table — capital gains, principal residence exemption, and PTT timing. No sales pitch. Just the math, the dates, and the traps I see Monday-to-Friday.
What Coquitlam buyers actually say after working with Craig
Real reviews pulled from Google. Most clients closed with Craig — many on their second or third transaction.
“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.”
“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.”
“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.”
More for Buyers
Keep Digging
Every page below is Coquitlam-specific, written from real transactions, and built to answer the question buyers are actually asking.
