Case study

Coquitlam downsizer case study

Empty nesters sold the 3,200 sqft Westwood Plateau home they'd owned for 28 years and moved to a Burke Mountain townhome. What worked, what was hard, and what they'd tell someone else.

See the answer Map my equity first

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★

Recognized Top Tier Agent

Also read Downsizing resource hub When to downsize Book a Strategy Call with Craig Coquitlam real estate guide

Results at a glance

What the numbers actually looked like — before and after.

Sale price

$1.74M

Family home sold above asking in 9 days.

Purchase price

$985K

Single-level Westwood Plateau townhome.

Net equity freed

$710K+

After transaction costs and closing.

Weeks from list to close

Coordinated both sides to avoid bridge finance.

Deep context

What actually happened behind the numbers

Every deal reads clean when you look at the closing statement. The real work happens in the 6-8 weeks before subject removal, when the plan has to survive contact with reality. The file behind this case study: long-time Westwood Plateau homeowners ready to move into a single-level Plateau townhome. What made it non-trivial: a tight coordination window — they wanted to avoid bridge financing between the sale and the purchase. What the outcome looked like: a $1.74M sale in 9 days followed by a $985K purchase closed on the same completion. The rest of this page walks through exactly what I did and why — unvarnished, including the parts where the first plan had to change.

The pricing strategy was the first decision that mattered. I don't recommend an aggressive list or an aggressive offer without a written rationale showing why — and the rationale has to survive being pressure-tested. In this case, the comparable-sold data supported a specific band, and we priced inside that band on purpose. Buyers (or sellers) who pick a number and reverse-engineer the rationale lose deals. The families who stick to a data-first framework write offers that actually close.

Subject-removal windows did the heavy lifting on this file. When you're coordinating two transactions — or one transaction with a tight financing contingency — the subject-removal schedule isn't a formality. It's the single most important instrument you own. I work backward from completion to lock down financing, inspection, and title-review windows that actually compress into the calendar available. The families who lose coordinated deals usually lose them in the subject-removal window, not the negotiation. The buyer hub walks through the standard sequence; a case like this deviates from it deliberately.

The outcome on this file closed clean, but it wasn't automatic. The lessons I took forward: (1) lock financing the week we list, not the week we write, (2) write subject-removal windows tight enough that the seller's counterparty doesn't blink, (3) front-load the honest conversations — if a piece of the plan isn't going to work, surface it in week one, not week seven. That's the framework. If you're navigating a similar situation, get on the calendar and we'll scope yours.

The sequence that worked on this file

Written plan first

Pricing, timing, and coordination documented before anything hit the market.

Financing locked early

Pre-approval confirmed in writing before the first showing or list day.

Tight subject-removal

Windows aligned to the other side's financing clock, not our own optimism.

Post-close follow-through

Move-in logistics, insurance, and utility transitions confirmed week-of completion.

The setup

Couple in their mid-60s, both retired. Single-family detached on Westwood Plateau for 28 years. Three adult children, all moved out. Home was loved but empty four days of the week. Maintenance cycle had grown. Stairs had started mattering. Illustrative composite based on common downsizing scenarios.

Target: Burke Mountain townhome. Timeline: nine months door to door. Priorities: level entry, smaller footprint, real outdoor space, room for family visits.

Sold: 3,200 sqft Westwood Plateau detached.

Bought: 2,100 sqft Burke Mountain townhome.

Kept: Outdoor space, guest room, garage.

What worked well

Started planning nine months ahead

Prep, declutter, staging — not rushed.

Sold first, then bought

Locked in budget. Removed dual-payment stress.

Chose townhome over condo

Kept the 'own front door' feel they couldn't give up.

Three-complex tour

Burke Mountain townhomes aren't interchangeable. Tour matters.

Hired a mover with packing service

Money well spent for downsizers.

What was hard

Letting go of stuff

28 years of life. Real emotional work.

First month of quiet

Smaller home feels different. Takes time.

Neighbours of 28 years

The real loss — harder than expected.

Strata adjustment

Rules, neighbours' noise, pet policies — new territory.

New routines

First three months were quieter than expected. That shifted.

What to take from it

Downsizing is a nine-month project, not a three-month one. Start before urgency arrives. Read when to downsize and how to sell the family home.

For the specific detached-to-townhome path, downsizing detached to townhome.

How I run downsizes

Nine-month timeline by default. Sell-first structure. Three-complex tour before any offer. Two years of strata minutes reviewed. Mover with packing service recommended. Emotional space built into every step.

Downsizing deserves a slower, more thoughtful pace than the typical sale. It's the work I'm best at.

Book a Strategy Call with Craig Back to downsizing resource hub

When to downsize

Timing check.

How to sell the family home

Seller playbook.

Detached-to-townhome

The common path.

Why Burke Mountain and not Burquitlam?

They wanted a community feel and a real outdoor space. Burke delivered.

Did they miss the detached?

Less than expected. The maintenance relief was real.

What did they do with the cash released?

Travel, family, cushion. No investment speculation.

Any regrets?

None major. They wished they'd started the conversation a year earlier.

Still have questions?

I answer these kinds of questions every day. A 15-minute call usually resolves it.

Book a Strategy Call Back to downsizing resource hub

Keep exploring

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

Coordinated transactions

Sell and buy aligned so you don't bridge finance.

Reserves planning

Closing costs and post-close buffer built into the plan.

Subject-removal discipline

Tight, written subject-removal windows — no deal held together with goodwill.

Post-close follow-through

Move-in week, insurance, and utility coordination included.

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.

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

Tri-Cities real estate — quick answers

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

Is the Coquitlam real estate market strong right now?

The Tri-Cities has held premium better than most Metro Vancouver sub-markets through the 2023-2025 cycle. Entering 2026, the story is: tight supply in detached across Burke Mountain, Heritage Mountain, and Westwood Plateau; closer to balanced in townhomes and condos. Specifics on a call.

Who's the best realtor in Coquitlam?

Every realtor answers this question 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 property, presale condo, relocation. The right answer is the one who can describe this neighbourhood without opening the listing.

What schools are in this area?

SD43 (Coquitlam School District) runs every public school in Coquitlam, Port Moody, Port Coquitlam, Anmore, and Belcarra. Catchments are specific and assignments change — always pull the catchment before writing an offer. SD43 catchment lookup.

How's the commute from here?

Evergreen Line of the Millennium SkyTrain links Coquitlam Central, Lincoln, Burquitlam, Moody Centre, and Inlet Centre — Coquitlam Central to Burrard is ~35 minutes. West Coast Express runs commuter-hours only and is ~35 minutes to Waterfront. Driving to downtown Vancouver is 35-60 minutes depending on time and route.

How do I book a call with Craig?

Get your free Coquitlam home valuation — no pressure. You'll leave with a clearer read on the current Tri-Cities market whether or not we end up working together.

Have a different question? Book a Strategy Call →

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

Pricing, regulatory disclosures, and tax implications when selling in Coquitlam — every one of these has an authority behind it. Cross-reference before you list.

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

Free 14-page guide

The Coquitlam Move-Up Tax Trap

The $40,000 most Tri-Cities move-up families 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.

Get the PDF Free Equity Map

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.

Selling in Coquitlam hub → Coquitlam seller resource hub Sell your home in Coquitlam Coquitlam seller timeline Downsizing resource hub Detached → condo downsize Detached → townhome downsize Why some homes don't sell How to price your home

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.

Empty nesters in detached family homes

The house is big, the maintenance is bigger, and the equity is sitting there. Craig sequences the downsize so you keep the gain and land in the right townhome/condo.

Pre-retirement Tri-Cities owners (age 55-70)

Mortgage paid or nearly paid. Now it's about the right building, the right strata, the right walkability. Craig filters it for you.

Legacy planners

Your downsize touches estate planning, tax, and family. Craig coordinates with your accountant and lawyer.

Craig's take

"Downsizing isn't just selling — it's re-sequencing your life. The timeline and the building choice matter more than the list price of the old place."

— 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.

When's the right time to downsize?

When the maintenance cost (time + money) outpaces the emotional value of the home. That's different for everyone. Craig helps you time it against your life stage, not the market cycle.

Should I downsize to townhome, condo, or rental?

Depends on timeline, estate planning, and mobility horizon. Craig runs the 5-year and 10-year decision with you — including the 'do I ever move again' question.

How do I downsize without losing my gain?

Sequence matters. Sell at the top of the comp window, complete with a long close, buy into a tighter market for the downsize. Craig runs the full sequencing.

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

Coquitlam downsizer case study

Results at a glance

What actually happened behind the numbers

The setup

What worked well

Started planning nine months ahead

Sold first, then bought

Chose townhome over condo

Three-complex tour

Hired a mover with packing service

What was hard

Letting go of stuff

First month of quiet

Neighbours of 28 years

Strata adjustment

New routines

What to take from it

How I run downsizes

When to downsize

How to sell the family home

Detached-to-townhome

Related questions

Why Burke Mountain and not Burquitlam?

Did they miss the detached?

What did they do with the cash released?

Any regrets?

Still have questions?

More downsizing reading

The four pillars I run every file on

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

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

Tri-Cities real estate — quick answers

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

More in this series

Verify everything — the sources behind this page

The Coquitlam Move-Up Tax Trap

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