How often is this list updated?

Inventory changes daily. This page reflects the current structural read. For live listings, I set up a custom MLS search for you — it's faster and more accurate than any public page.

Is now a good time to buy?

Depends on your horizon. For a 7+ year hold, rate conditions and current pricing are reasonable. For flipping, no. For family upsizing with a matching sale, yes — the two sides of the trade cancel.

What about new construction?

Plenty on Burke Mountain, in the River District, and Burquitlam. Each has tradeoffs — deposit structures, GST, completion risk. I cover this in a buyer call.

Can you help me if I'm selling first?

Yes — I run both sides. See the seller hub or ask about coordinated buy/sell timing.

What fees should I expect as a buyer?

Land transfer tax (PTT), legal (~$1,500–2,500), home inspection (~$500–800), and moving. I send a full buyer cost sheet when we kick off.

Is Coquitlam a good investment right now?

Yes, for the right buyer with the right hold horizon. The under-$1.8M segment is the most interesting for 2026. Craig's current-quarter brief has the specifics.

Where's the value in Coquitlam in 2026?

Port Coquitlam price-to-livability, Westwood for commuters, Burke for families with schools, Heritage for buy-and-hold. Different answers for different buyers.

Who should I work with?

Interview three, pick the one who can actually run your specific transaction. Craig is happy to be one of the three.

Coquitlam Homes for Sale — Live Inventory & Buyer Guide

Quick answers

Quick answers about buying a Coquitlam home

The high-frequency questions I'm asked in almost every first client meeting, answered in 40–60 words each. Longer explanations follow in the sections below.

How much does a home cost in Coquitlam in 2026?

As of early 2026, the median detached home in Coquitlam trades in the $1.85M–$2.15M range depending on submarket, townhomes sit around $1.08M–$1.20M, and condos near SkyTrain around $685K–$820K. Burke Mountain and Westwood Plateau command the highest detached premiums; Burquitlam leads condo activity.

Is Coquitlam a good place to buy a home right now?

For families with a 5+ year horizon and a realistic pre-approval, Coquitlam remains one of the strongest long-run markets in Greater Vancouver. SkyTrain connectivity, SD43's secondary-school track record, and contained supply support values. The short-term question is whether your specific catchment has inventory right now.

What's the difference between Burke Mountain and Westwood Plateau?

Burke Mountain is newer (2005–2020 builds), younger families, elementary-heavy. Westwood Plateau is older stock with more architectural variety, lower turnover, and an older demographic. At equivalent size and age, Westwood Plateau trades roughly 8–12% higher — almost entirely because of the Dr. Charles Best secondary-school catchment.

How much is property transfer tax on a Coquitlam home?

BC's PTT is 1% on the first $200K, 2% from $200K to $2M, 3% from $2M to $3M, and 5% above $3M on residential. A $1.5M purchase pays about $28,000. First-time buyers get a full exemption to $500K and partial phase-out to $835K.

How competitive is the Coquitlam market in 2026?

Conditions are balanced, not frenzied. Well-priced homes in strong catchments still attract multiple offers in the March–May and September–November windows. Between those windows, single-offer transactions dominate and buyer subjects are usually respected. Market behaviour differs substantially by submarket and price tier.

How long does it take to sell a home in Coquitlam?

The 2026 average days-on-market across Coquitlam is roughly 28–42 days depending on season and price tier. Well-prepared, correctly-priced detached homes in strong catchments sell inside 21 days; over-priced or poorly-prepped listings routinely sit 60+ days before a price drop forces a sale.

What's the typical commission to sell a home in Coquitlam?

Total commission in Coquitlam commonly ranges 3.5–5% of sale price, split between listing and buyer's agent. On a $1.5M home that's roughly $52,500–$75,000 plus GST. The number is negotiable; the service level behind the number is what matters more than the headline percentage.

Which Coquitlam neighbourhood has the best schools?

Westwood Plateau feeds into Scott Creek Middle and Dr. Charles Best Secondary — consistently among SD43's highest-performing schools. Port Moody's Heritage Woods Secondary draws from parts of upper Coquitlam. Burke Mountain's Gleneagle Secondary serves that catchment directly. All SD43 secondary schools post provincially competitive results.

Sources referenced on this page include the Real Estate Board of Greater Vancouver, BCREA, CMHC, the Government of British Columbia, School District 43, and the City of Coquitlam. Last reviewed 2026-04-20.

Start Here

Who this page is for — and what to do next

Pick the row that matches you. Each one is a real buyer I talk to every week in Coquitlam. You'll get the shortlist of neighbourhoods, the realistic price band, and the next move — no generic advice, no filler.

1 First-time buyer

"I've saved the down payment. I don't know where to look."

Realistic price band:$600K–$900K condo/townhome.
Neighbourhoods I'd short-list:Burquitlam (SkyTrain access), Maillardville (detached potential), West Coquitlam townhomes.
What to do next:Book the 15-minute buyer call. We'll pressure-test your pre-approval against real inventory before you waste weekends.

Book the 15-min call →

2 Move-up family

"We've outgrown the townhome. We want a yard and a catchment."

Realistic price band:$1.3M–$1.9M detached or executive townhome.
Neighbourhoods I'd short-list:Burke Mountain (Leigh/Pinetree catchment), Westwood Plateau (Coquitlam River catchment), Eagle Ridge.
What to do next:Run the Move-Up Protocol. We sequence sell-then-buy, not the other way round, so you aren't bridging unnecessarily.

See the Move-Up Protocol →

3 Downsizer

"The detached is too much. I want lock-and-leave without moving cities."

Realistic price band:$900K–$1.6M townhome or executive condo.
Neighbourhoods I'd short-list:Coquitlam Centre (Lafarge Lake walkability), Burke Mountain townhome complexes (Hockaday, Partington), Heritage Mountain low-density.
What to do next:Get the home evaluation first. Your equity position dictates the playbook, not the listings.

Get the home evaluation →

4 Investor

"I want rental yield plus SkyTrain corridor upside."

Realistic price band:$550K–$850K condo.
Neighbourhoods I'd short-list:Burquitlam (Evergreen corridor), Lincoln Station precinct, Coquitlam Centre high-density.
What to do next:Read the investment guide for actual cap-rate math, then call. Strata bylaws and rental-restriction risk are the whole game here.

Read the investor guide →

None of these fit? The Tri-Cities covers luxury estates in Anmore and Belcarra, pre-sale towers in Lougheed, and everything between. Start with a 15-minute call — I'll tell you which of my pages actually applies to you.

The Matrix

What $800K vs $1.2M vs $1.8M actually buys you in Coquitlam right now

Every buyer asks the same question three different ways. This is the answer. Six Coquitlam zones, three price tiers, what you actually get at each intersection, and my honest read on which tier fits which life stage.

Ranges reflect Q2 2026 MLS activity. Medians shift quarterly — if you're reading this six months after April 2026, call me for a fresh read.

Zone 1 · Transit corridor

Burquitlam & West Coquitlam

SkyTrain-driven. Highest rental yield. Youngest buyer profile.

Sub-$900K

Condo

What you get: 1–2 bed concrete condo, 2012+ build, walking distance to Burquitlam or Lougheed Station.

Craig's take: Best first-buyer and investor tier on the page. Stress-test the strata depreciation report first.

$900K – $1.5M

Townhome

What you get: 3 bed townhome, tandem parking, typically older strata. Limited freehold options.

Craig's take: Weakest tier in this zone. You're paying condo-plus for townhome-minus. Stretch up to Westwood Plateau or drop down to the condo tier.

$1.5M+

Legacy detached

What you get: Older detached on a large lot — frequently a land play, not a home play.

Craig's take: Only buy if you understand the OCP density potential. Otherwise overpay for an old house.

Zone 2 · Detached entry point

Maillardville & Central Coquitlam

The cheapest detached in the city. Character homes. Catchment varies.

Sub-$900K

Half-duplex / starter

What you get: Half-duplex, older starter home, or small lot with big renovation work ahead.

Craig's take: First-time buyers: bring a contractor to every showing. The numbers look great on paper, then the inspection happens.

$900K – $1.5M

Full detached

What you get: 3–4 bed detached on 4,000–6,000 sqft lot, 1970s–90s construction, usually partially updated.

Craig's take: Best value-per-dollar detached in Coquitlam. Verify school catchment before you write — Maillardville splits across three elementaries.

$1.5M+

Renovated detached

What you get: Updated detached, oversized lot, mortgage helper suite common.

Craig's take: A strong move-up choice if you prioritise lot size and mortgage-helper income over Burke Mountain new-build finish.

Zone 3 · Walkable downsizer zone

Coquitlam Centre

Lafarge Lake, Pinetree Village, tower density, Aquatic Centre walkability.

Sub-$900K

Newer concrete condo

What you get: 2 bed concrete, 2015+ build, rooftop/amenity-heavy, frequently within 500m of SkyTrain.

Craig's take: Strongest downsizer tier on the page. Walk-to-everything lifestyle without Port Moody prices.

$900K – $1.5M

3-bed townhome or penthouse

What you get: Penthouse condo (1,200–1,600 sqft) or 3-bed townhome with double garage.

Craig's take: The penthouse play outperforms the townhome play at resale in this zone — scarcity of large condos beats oversupply of townhomes.

$1.5M+

Sub-penthouse / trophy unit

What you get: 1,800+ sqft corner or sub-penthouse, mountain views, valet-level amenity.

Craig's take: Trade-down-from-detached audience. Liquidity at this price point in Coquitlam Centre is better than Anmore estates for the same money.

Zone 4 · Executive family

Westwood Plateau

Gated-feel enclaves, golf course, top-performing catchments.

Sub-$900K

Not realistic

What you get: Essentially nothing. The entry point here is ~$950K for an older strata townhome.

Craig's take: Buyers in this budget should look at Burke Mountain presales or Westwood Plateau's eastern edge for similar catchment at lower price.

$900K – $1.5M

Executive townhome

What you get: 3-bed townhome with double garage, 2005+ build, Panorama / Summit / Creekside complexes.

Craig's take: The catchment premium is real. This tier holds value in corrections better than any other townhome zone in the Tri-Cities.

$1.5M+

Detached family home

What you get: 3,000–4,500 sqft detached on 6,000–8,000 sqft lot, mountain views, typical 90s–2000s build.

Craig's take: Flagship move-up tier. Verify roof age, poly-B plumbing status, and grow-op history before you write — three specific risks in this vintage.

Zone 5 · Newest inventory

Burke Mountain

Where I live. Newest homes, newest schools, presale pipeline active.

Sub-$900K

Presale townhome assignment

What you get: Assignment contract on a 2027 completion townhome, deposit-structure purchase.

Craig's take: Only route into Burke Mountain under $900K. Assignment rules vary by developer — don't sign without legal review.

$900K – $1.5M

Resale townhome

What you get: 3-bed townhome, Hockaday / Partington / The Ridge complexes, 2015+ build, freehold rare but present.

Craig's take: The sweet spot for young families moving up from Port Coquitlam or Burquitlam. Leigh Elementary catchment is the one to verify.

$1.5M+

New-build detached

What you get: Builder-grade new construction, 3,000–4,000 sqft, 4,000–5,500 sqft lot, 2–5/10 warranty intact.

Craig's take: I live here — so I know the builders, the corners cut, and the streets where the drainage is problematic. Have me walk the home before you write.

Zone 6 · Established family

Eagle Ridge & River Springs

Mature streetscapes, Como Lake proximity, 80s–90s construction.

Sub-$900K

Not realistic

What you get: Minimal detached inventory at this price. Stretch to the townhome tier below or look to Maillardville.

Craig's take: Don't force this tier here — Eagle Ridge has outgrown its starter-home reputation.

$900K – $1.5M

Updated townhome or entry detached

What you get: Executive townhome with double garage, or smaller 80s detached with suite potential.

Craig's take: Underrated tier for buyers who value quiet over new. Como Lake walkability is a genuine differentiator.

$1.5M+

Large-lot detached

What you get: 7,000–10,000 sqft lot, 1980s–90s detached, often partially updated. Room for future ADU.

Craig's take: Lot size per dollar beats Burke Mountain in this zone. Trade-off is finish — you're buying the land and running a renovation within five years.

Your number, my read

Tell me your budget and life stage. I'll tell you which two zones you should be looking at — and which four to ignore.

That's the whole 15-minute call. No pitch. Just the shortlist you need so you stop browsing every listing from Port Moody to Maple Ridge.

Book the 15-min call →

Tri-Cities Intelligence · April 2026

What's actually moving right now in Coquitlam

Three reads from this week's showings and offers. Not MLS feed summary — what I'm seeing on the ground as the agent writing the contracts.

↑ Buyer-side read

Burke Mountain townhomes are tightening again

The $1.1M–$1.3M Burke Mountain townhome tier saw three competing offers on two of my last five viewings. Inventory below 18 actively-listed at that price-and-location intersection. Buyers are paying list or a hair above for the Leigh catchment complexes. If you're in this tier, don't wait for "the right one" — write on the second-best one.

→ Seller-side read

Over-priced Westwood Plateau detached is sitting

Detached listings on Westwood Plateau priced against 2022 peak — I see about nine active right now at $2.1M+ that should be at $1.85M–$1.95M — are hitting 90+ days on market. Buyers in this tier are patient, educated, and reading the same REBGV data I am. If you're selling in this tier, price it off the 2026 median, not the 2022 memory.

◆ Submarket spotlight

Burquitlam condo supply is the highest in 24 months

New-completion towers at Lougheed and Burquitlam released 200+ units into an already-oversupplied resale condo market. Investor buyers have the pick of the block — I'm seeing sub-98% list-to-sale ratios on 2–3-year-old units. If you're buying a Burquitlam investment condo in the next 60 days, you're buying at the near-term low.

Last updated

These reads refresh monthly off my own pipeline plus REBGV data. Current as of April 20, 2026 — if you're reading more than 30 days past that, the tiers above still hold but the specific "moving right now" calls drift. Call for a current read.

Get this month's read →

The Method

How to shortlist Coquitlam homes without wasting six weekends

Most Coquitlam buyers spend two months looking before they realise their filters were wrong. This is the seven-step shortlist I walk every buyer client through on day one — it compresses the same learning into an hour.

1 Start here

Lock your real qualifying number

Not your pre-approval ceiling. Your sustainable carry number. Work backwards from the monthly payment you're actually comfortable with after property tax, strata fees, and maintenance. For most Coquitlam buyers this comes out 10–15% below the pre-approval ceiling.
2 Pick the zone

Eliminate four of the six zones

Use the price-tier matrix above. Your budget removes most of them automatically. Your life stage removes one more. You should be left with two zones that actually fit — not six you're kind-of considering.
3 Verify the catchment

Run every address through SD43's lookup

Coquitlam catchments split at odd boundary lines. Two townhomes in the same complex can feed different elementaries. Burke Mountain specifically has shifting catchments — verify on the SD43 tool before you write, not after.
4 Read the strata docs

Pull depreciation reports before you fall in love

For any strata purchase. Look for: special levy history, contingency reserve health, rental-restriction and age-restriction bylaws, pet bylaws. A strong-looking Coquitlam Centre condo with a $40K pending levy is the same purchase as a $40K higher list price you didn't see.
5 Book the tour in tight clusters

See five homes back-to-back, not across three weekends

Clarity comes from comparison. Seeing one home per Saturday for six weeks means you'll have forgotten the first three by the time you see the sixth. Cluster five showings in a Saturday afternoon — your top two will be obvious within 90 minutes of the last viewing.
6 Write conditional

Use inspection and financing subjects, use them well

The April 2026 market is balanced enough that subject-free offers are rarely required. Keep your inspection subject (3–5 business days), financing subject (5–7 days), and strata document review subject (5 business days) unless your agent tells you otherwise with a specific reason tied to your specific offer.
7 Know your walk-away

Decide the no-go number before you write, not during

Multiple-offer situations compress decisions into 30-minute windows. The buyers who overpay are the ones who didn't decide the ceiling at 2pm when the offer is due at 5pm. Write it on paper before you walk into the first showing of that home.

Shortcut

Prefer to skip the seven steps and just borrow mine?

Book the 15-minute call. I'll run your income and down payment through the qualifier, pick the two zones that fit, flag the specific buildings or streets worth viewing this weekend, and give you the pre-approval name I'd use. You skip steps 1, 2, 3, and 5.

Book a Strategy Call →

Not info. Recommendations.

If you asked me at dinner: here's what I'd actually tell you to buy

This is the part most REALTORs hedge on. These are my specific April 2026 recommendations — by buyer type, with the reasoning, and with the honest caveat where the call is close.

First-time buyer · budget $650K–$800K

Buy a 2-bed concrete condo in Burquitlam within 500m of SkyTrain.

The reasoning: Concrete holds value better than wood-frame in corrections. The SkyTrain proximity premium survives market cycles. You qualify for partial PTT exemption. Rental demand means you can move out and hold if life changes.

Caveat: Skip this if you want a dog and a yard by 2028 — the townhome leap from a Burquitlam condo is real and you may trade out of the PTT exemption savings on the next move.

Move-up family · budget $1.4M–$1.7M

Burke Mountain resale townhome, Leigh Elementary catchment, freehold if you can find it.

The reasoning: You get new-build finish without new-build price. Leigh is the strongest-performing Burke elementary. Freehold townhomes in this band are scarce, which is exactly why the ones that come up move in under 14 days.

Caveat: If grandparent childcare drives your life, Burke Mountain is 20 minutes from the closer Tri-Cities pockets. The Westwood Plateau townhome tier at a similar price may be a better trade.

Downsizer · sale proceeds $1.6M–$2.4M

Penthouse condo in Coquitlam Centre, not a townhome.

The reasoning: 1,500+ sqft penthouse inventory in Coquitlam Centre is scarcer than townhome inventory — so it holds value better at resale. You get single-level living. You can lock up and travel. The Lafarge Lake walkability is a genuine quality-of-life upgrade from a Burke Mountain lot you've stopped gardening.

Caveat: If you're bringing a pet over 30 lbs, townhome is the right call — most Coquitlam Centre penthouses have pet-size or pet-count restrictions.

Investor · budget $600K–$800K

2-bed concrete condo in Burquitlam, post-2012 build, no rental restrictions, corner unit if possible.

The reasoning: Oversupply from recent completions has pushed list-to-sale ratios below 98% in this tier — you're buying at the near-term low. SkyTrain proximity plus SFU and Douglas College rental demand produces defensible yield. Corner units re-list faster at exit.

Caveat: Check the rental-restriction bylaw in the specific building. A handful of Burquitlam strata councils have reintroduced rental restrictions in 2025. One bylaw change kills the investment thesis.

Luxury buyer · budget $2.5M+

Westwood Plateau detached over Burke Mountain new-build every time in this market.

The reasoning: Luxury detached on Westwood Plateau is sitting — which means you're the buyer with leverage. Sellers priced against 2022 peak are ready to negotiate $150K–$250K off list. The same $2.5M on Burke Mountain gets you a builder-grade new build with minimal negotiation room.

Caveat: If new-build warranty and zero maintenance for five years is non-negotiable for you, Burke Mountain wins. Factor in the trade-off honestly — a 1990s Plateau home at $2.3M saves $400K over a $2.7M Burke new-build but comes with a $75K–$120K three-year renovation horizon.

The honest comparison

Coquitlam vs Port Moody vs Port Coquitlam vs Burnaby — where your dollar goes further

Before you commit to Coquitlam, know what trading over a city line actually costs or saves. This is the cross-city read most buyers only figure out after eight weekends of touring.

City	Median detached	Median townhome	Median condo	Why you'd pick it
Coquitlam	$1.62M	$1.05M	$685K	Largest city, six distinct zones, strongest school catchment diversity.
Port Moody	$1.95M	$1.18M	$785K	Inlet waterfront, brewery district, Newport Village lifestyle — priced accordingly.
Port Coquitlam	$1.42M	$920K	$610K	Best value-per-dollar detached in the Tri-Cities. Lower property tax rate.
Burnaby (North)	$2.25M	$1.25M	$760K	Faster downtown commute, denser tower inventory, steeper entry price.

Pick Coquitlam over Port Moody if…

Your budget is $1.5M or below and you want detached, not executive townhome. Port Moody's entry detached tier starts above Coquitlam's. The catchment premium in Westwood Plateau is comparable to Port Moody Heritage Woods.

Pick Coquitlam over PoCo if…

You want new-build Burke Mountain inventory, or a SkyTrain-adjacent condo play. PoCo's West Coast Express is good for downtown commuters but not comparable to Evergreen/Millennium Line walkability.

Pick Coquitlam over Burnaby if…

You want trees, Como Lake, Buntzen, and a shorter walk to nature without leaving suburb. Burnaby's lot-per-dollar is worse and the density is denser. Coquitlam detached and Burnaby condo can work in the same family if you need both.

Don't pick Coquitlam if…

Your job is downtown daily and you're unwilling to SkyTrain. Coquitlam commute to downtown is 45–70 minutes peak. Burnaby North or the East Van fringe will save you an hour per day — money you'd lose in rent premium but gain back in weekends.

Source note: Medians above are Q2 2026 REBGV / GVR statistics, rounded to the nearest $5K. Property tax rate figures are 2025 municipal rates from each city's finance department. Commute figures are Google Maps peak-hour means, not outliers.

44 years on the ground

The local stuff you won't find on Realtor.ca

I've lived in the Tri-Cities since 1982 and on Burke Mountain for the last nine years. Here are the things I check for every client that don't show up in any listing description.

Burke Mountain

Drainage matters more than view

The south-facing Burke streets — Soball, Dawes Hill, parts of David — drain well. The lower-elevation pockets near Victoria Drive collect water in heavy rain. One flooded basement claim affects your insurance for seven years. I walk these streets in February for a reason.

Westwood Plateau

Three risk flags in 1990s builds

Roof age (25+ years means replacement soon), poly-B plumbing (insurance implications if still present), and grow-op history (BC Hydro inspection records are public). Ask your agent to pull the BC Hydro report before you write — it takes 48 hours.

Burquitlam

The rental bylaw creeping back

Three Burquitlam buildings reintroduced rental restrictions in 2025 after the provincial short-term rental bylaw changes. If you're buying as an investor, read the specific building's current bylaws within the last 30 days — not the version your mortgage broker cites.

Coquitlam Centre

The tower that looks identical but isn't

Two Coquitlam Centre towers that look nearly identical from the outside are built by different developers on different ground conditions. One had a $38K special levy in 2024; the other is 10% cheaper per sq ft and has no pending levy. Ask which is which before you visit.

Maillardville

Catchment splits mid-block

Houses on the same street in Maillardville can feed Millside, Mountain View, or Como Lake depending on the address number. The catchment value spread is ~$40K. Always run the specific address through SD43's lookup, never assume from the street name.

Eagle Ridge

ADU potential is the hidden upside

Larger Eagle Ridge lots (7,000+ sqft) frequently qualify for a detached ADU under the provincial small-scale multi-unit housing framework. A buyer who verifies ADU eligibility pre-purchase can add $400K–$600K of rental-income asset value that the seller didn't price in.

The real monthly math

The actual monthly cost of owning a Coquitlam home

Your mortgage payment is the headline number — but it's rarely the biggest surprise on your first-year bank statement. Here's the honest carrying-cost picture by home type, using current Coquitlam numbers.

Line item	$700K condo	$1.1M townhome	$1.8M detached
Mortgage P&I (20% down, 5.24%, 25-yr)	$3,350	$5,260	$8,610
Property tax (Coquitlam ~0.28% assessed)	$165	$260	$425
Strata fee (if applicable)	$480	$420	$0
Home insurance (premium tier varies)	$55	$110	$240
Utilities (hydro + gas + water/sewer)	$180	$320	$490
Maintenance reserve (1% of home value / 12)	$290	$460	$750
Realistic monthly total	$4,520	$6,830	$10,515

The surprise line

Maintenance reserve

First-time buyers under-budget this line most often. A $1.8M detached home averages $7,500–$12,000/year in roof, furnace, hot-water tank, deck, and landscaping spend across a 5-year window. Skipping it doesn't save you money — it moves the cost into year 3 as a lump sum.

The hidden levy risk

Strata special assessments

A weak depreciation report can trigger a $20K–$60K special levy with 30 days' notice. Before offering on any strata property, I pull the current depreciation report and the last two years of AGM minutes. Three Coquitlam buildings issued major levies in 2025 — all predictable from the meeting minutes.

The tax grant

BC Home Owner Grant

Principal residences below the provincial threshold (~$2.15M assessed in 2026) qualify for the Home Owner Grant — $570 off property tax, or $845 in select senior/family brackets. You apply annually; missing the deadline means paying in full. I flag this the year of completion for every client.

For first-time buyers: The full carrying-cost worksheet with every line item — property tax formula, CMHC premium table, closing-cost stack, and a 90-day cashflow forecast — is built into my First-Time Buyer Starter Kit. Free download, no sales follow-up unless you ask.

Timing the market

When to buy in Coquitlam — the seasonal patterns most buyers ignore

Coquitlam has a pronounced and repeatable seasonal rhythm. These aren't hard rules, but they're the patterns I've tracked across five market cycles — and the months when a careful buyer can reclaim 2–5% of price.

March to May

Spring compression

Inventory blooms and so does competition. Average DOM drops into the 18–24 day range for well-priced inventory. Multiple offers on desirable Burke and Plateau homes become routine in April.

If you're a buyer: expect to pay at or above list on the good stuff.

June to August

Summer softening

Families are on vacation, activity thins, and late-summer listings tend to be either (a) estate sales, (b) relocations, or (c) homes that didn't sell in spring and need a real negotiation.

Underrated buying window — especially late July.

September

Re-entry rush

Back-to-school pulls buyers off the sidelines. Inventory quality is the best of the year — sellers who didn't list in spring relist in September. DOM compresses again, 12–16 days for premium listings.

Best month for inventory quality; competitive on price.

October to November

The negotiating sweet spot

Sellers who've carried into fall are motivated. DOM stretches into the 42–58 day range. Any home still on market 60+ days is a negotiation setup: request the latest inspection concerns, offer 3–6% below ask, include shorter subjects.

My favourite months for patient buyers.

December

Thin inventory, motivated sellers

Any seller still listed in December has a specific reason — tax year-end, relocation deadline, or divorce. Inventory is thin but the negotiating leverage for a buyer willing to complete quickly is the highest of the year.

Risky if you're picky, strong if you're opportunistic.

January to February

The soft reset

New listings come back late January. Buyers who want on-market before spring are out early. Prices are at their annual floor through mid-February before the spring pressure kicks in.

The season savvy move-up buyers use.

What's happening right now: I publish current-month Coquitlam inventory, pricing, and DOM updates on the Coquitlam Market Update. Bookmark it — I refresh the numbers the first week of every month.

Due diligence

The 12 red flags I walk clients away from on a Coquitlam property

Not every red flag is a dealbreaker — but each one needs a documented plan before you remove subjects. Here's the checklist I run on every file.

Unpermitted additions

Basement suites, sunrooms, decks — if they're not on permit, they're not insured and they come off in a sale. I pull permit history from the City of Coquitlam on every older home.

Poly-B plumbing still in place

Common in 1990s Coquitlam builds. Insurance premiums are 30–80% higher or declined outright. Re-pipe cost: $12K–$25K for a typical 2,400 sqft home.

Oil tank history

Any pre-1970s Coquitlam detached could have a buried tank. Environmental remediation if it leaked: $25K–$80K+. Soil scan before subject removal is non-negotiable.

Grow-op / marijuana damage history

BC Hydro keeps records of abnormal usage. Mould remediation and framing damage can exceed $60K. Lenders may decline outright. Check the report before you write.

Knob-and-tube wiring

Still appears in pre-1960 Maillardville and Austin Heights homes. Insurance companies typically require full rewire within 12 months. Cost: $8K–$18K.

Failed or absent depreciation report

BC strata law requires a current depreciation report. Stratas that skipped it or have an out-of-date one are hiding deferred maintenance. Read the last one cover-to-cover.

Over-leveraged strata CRF

Contingency Reserve Fund below 10% of operating budget signals incoming special levies. Three Coquitlam Centre buildings fit this profile right now — ask before offering.

Foundation cracks over 3mm

Hairline cracks are normal in Coquitlam's clay-heavy soil. Cracks wider than a credit card or with step-pattern progression need a structural engineer, not an inspector.

Recent $30K+ special levy

A big recent levy isn't automatically bad — sometimes it means the building just fixed its biggest problem. But a levy with another one telegraphed in AGM minutes is a compound risk.

Roof past 25 years

Asphalt shingle life in Coquitlam's climate is 20–25 years. A 28-year-old roof is a $12K–$22K replacement sitting in your first three years. Price it into the offer.

Aluminum wiring on older circuits

1965–1975 builds sometimes used aluminum. Fire-risk mitigation (pigtail connectors or full rewire) is often a pre-condition of insurance. Budget $4K–$15K.

Unauthorized ("illegal") suites

Lots of Coquitlam homes have a suite the City doesn't officially recognize. That income doesn't qualify for mortgage purposes with most lenders, and enforcement can force removal.

If you're upsizing: My Move-Up Planner includes the full due-diligence checklist — 38 items I run before every offer on a move-up purchase. Free download, no sales pitch.

The financing sequence

Financing a Coquitlam purchase — the full pre-approval to subject-removal sequence

Most buyers lose a deal because of a financing step they didn't know existed. Here's the chronological sequence — the one I walk every client through before we start looking.

Pre-approval — 30 to 90 days before shopping

A broker pulls your credit, verifies income (two years T4s or Notices of Assessment for self-employed), confirms down-payment source, and issues a pre-approval letter with a maximum mortgage amount and a rate hold. This isn't a guarantee — it's a conditional green light.

Tier 1 lenders (RBC, TD, BMO) vs Tier 2 (monolines, credit unions) pre-approve on different rules. I recommend broker channel for most Coquitlam files — better rates and more flexible underwriting.

Rate hold — 90 to 120 days

The pre-approval usually locks the rate for 90 or 120 days. If rates rise during shopping, you keep the held rate. If rates drop, most lenders will re-float you to the lower rate at mortgage commitment. Ask the broker to confirm the float-down policy — it varies.

Protect the hold: don't apply for new credit, don't close existing credit cards, don't change jobs during this window.

Stress test — the OSFI rule

Your mortgage is qualified at the higher of your contract rate plus 2%, or the Bank of Canada qualifying rate (currently 5.25%). On a $1.1M townhome purchase at 5.24% contract, you qualify at 7.24% — meaning your maximum borrowing amount is ~17–22% lower than the contract rate would suggest.

The stress test applies to both insured and conventional mortgages, and affects whether you can afford the Coquitlam detached you're eyeing.

Down payment thresholds — the CMHC cliffs

Below $500K purchase: 5% minimum. From $500K to $1.5M: 5% on the first $500K, 10% on the portion above. At $1.5M+: 20% minimum — above this threshold, CMHC insurance isn't available at all. That $1.5M line is a hard financing cliff that affects most Coquitlam detached shoppers.

A $1.6M purchase with 15% down is not financeable. $1.499M with 15% down is. Know the line.

Subject-to-financing window — typically 5 to 7 days

After your offer is accepted, you have a short window (negotiated, usually 5–7 business days) to (a) confirm mortgage commitment with the lender, (b) satisfy appraisal, (c) complete home inspection, and (d) review strata documents if applicable. If any step fails, you withdraw without penalty.

In competitive markets, some buyers write "subject-free" offers. I rarely recommend this — the downside risk is too asymmetric.

Appraisal — the hidden deal-killer

The lender orders an appraisal within the subject window. If the appraiser values the home below your offer price, the lender funds only up to the appraised value — you make up the difference in cash or walk. On hot Coquitlam streets in multi-offer scenarios, low appraisals happen more than most buyers expect.

Protective move: include an "appraisal subject" in the offer if the market has moved ahead of comparables.

21-day file opening — don't forget your lawyer

Your lawyer or notary needs 21 days minimum to open the file, order title insurance, prepare Statement of Adjustments, and coordinate with the lender. If completion is less than 21 days out, you need a lawyer who's already been briefed. I give every client my referral list at offer time.

The biggest avoidable completion delays I see happen when buyers haven't engaged a lawyer by subject removal.

Two free toolkits for the financing piece: The First-Time Buyer Starter Kit walks through pre-approval documents, stress-test math, and down-payment programs (FHSA, HBP, BC First-Time Buyer PTT exemption). The Move-Up Planner covers bridge financing, IRD penalty traps, and the sell-first vs buy-first financing sequence. Both free.

Questions We Get Most

What Coquitlam buyers ask most

Practical questions that come up on nearly every buyer call.

How much do I need to budget for closing costs on a Coquitlam purchase? +

On a $1.2M purchase, realistic closing budget:

Property Transfer Tax: ~$22,000 (1% on first $200k, 2% up to $2M)
Legal fees + disbursements: $1,500–2,500
Home inspection: $600–900
First-year insurance: $1,200–2,500
GST (new construction only): 5% — add ~$60,000 on the same purchase
Mortgage default insurance: if <20% down, CMHC premium rolls into mortgage

First-time buyers may qualify for full or partial PTT exemption on purchases under $835k (reduced rate up to $870k). Verify your specific situation.

What's the difference between Coquitlam, Port Coquitlam, and Port Moody? +

Three separate cities, each with its own council, property tax rate, bylaws, school catchments, and character:

Coquitlam — largest, most diverse, ranges from urban Burquitlam to executive Westwood Plateau to new Burke Mountain
Port Coquitlam — generally more affordable, strong family market, downtown core
Port Moody — smallest, inlet waterfront, brewery/arts scene, Newport Village

Don't confuse them. The municipal differences affect tax, bylaws, building permits, and — surprisingly often — insurance underwriting.

How competitive is the Coquitlam market in 2026? +

Balanced to buyer-favourable in early 2026. Average DOM is ~67 days with active inventory at 543 homes. The year-over-year 5.5% price correction has opened real negotiation room in most brackets.

That said, well-presented homes priced at fair market still move fast — sub-30 days is common. The sluggish part of the market is over-priced inventory, not the market itself.

What's the Coquitlam property tax rate? +

2025 combined residential mill rate (Coquitlam) was approximately 3.8 per $1,000 of assessed value. On a $1.2M assessed home, that's ~$4,560/year in property tax.

Additional School Tax layered above $3M: 0.2% on the $3M–$4M portion, 0.4% above $4M. Non-residents face Speculation & Vacancy Tax on top.

Homeowner Grant reduces the bill by up to $570/year for primary residences (up to the assessment threshold).

How long does the Coquitlam buying process take? +

A typical Coquitlam buying process, start to keys:

Pre-approval: 1 week
Active search: 2–6 weeks, depending on inventory and specificity
Offer + subject removal: 5–10 business days
Completion: 30–60 days after firm acceptance

Total: roughly 4–8 weeks for experienced buyers, longer for first-time buyers who want to see more inventory before writing.

Should I buy a pre-sale in Coquitlam? +

Pre-sale trade-offs:

Pro: Typically 10–18% below comparable resale on signing
Pro: New construction warranty, no deferred maintenance
Pro: Deposit structure spreads cash outlay over construction
Con: Construction-completion risk — delays of 6–18 months are not unusual
Con: Finish lock-in 18–30 months before move-in
Con: Developer solvency risk — a handful of pre-sales across Metro Van have failed to complete

Fit depends on your timing flexibility, tolerance for uncertainty, and the specific developer's track record. I work with several Coquitlam developers and can tell you which names I trust.

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 →

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 →

Coquitlam homes for sale

Quick answers about buying a Coquitlam home

How much does a home cost in Coquitlam in 2026?

Is Coquitlam a good place to buy a home right now?

What's the difference between Burke Mountain and Westwood Plateau?

How much is property transfer tax on a Coquitlam home?

How competitive is the Coquitlam market in 2026?

How long does it take to sell a home in Coquitlam?

What's the typical commission to sell a home in Coquitlam?

Which Coquitlam neighbourhood has the best schools?

Who this page is for — and what to do next

Current market snapshot

Market snapshot — Q2 2026

Representative Coquitlam sales — range across the market

What $800K vs $1.2M vs $1.8M actually buys you in Coquitlam right now

Burquitlam & West Coquitlam

Maillardville & Central Coquitlam

Coquitlam Centre

Westwood Plateau

Burke Mountain

Eagle Ridge & River Springs

Tell me your budget and life stage. I'll tell you which two zones you should be looking at — and which four to ignore.

What's actually moving right now in Coquitlam

Burke Mountain townhomes are tightening again

Over-priced Westwood Plateau detached is sitting

Burquitlam condo supply is the highest in 24 months

Related buyer resources

How to shortlist Coquitlam homes without wasting six weekends

Lock your real qualifying number

Eliminate four of the six zones

Run every address through SD43's lookup

Pull depreciation reports before you fall in love

See five homes back-to-back, not across three weekends

Use inspection and financing subjects, use them well

Decide the no-go number before you write, not during

Prefer to skip the seven steps and just borrow mine?

If you asked me at dinner: here's what I'd actually tell you to buy

Buy a 2-bed concrete condo in Burquitlam within 500m of SkyTrain.

Burke Mountain resale townhome, Leigh Elementary catchment, freehold if you can find it.

Penthouse condo in Coquitlam Centre, not a townhome.

2-bed concrete condo in Burquitlam, post-2012 build, no rental restrictions, corner unit if possible.

Westwood Plateau detached over Burke Mountain new-build every time in this market.

Coquitlam vs Port Moody vs Port Coquitlam vs Burnaby — where your dollar goes further

Pick Coquitlam over Port Moody if…

Pick Coquitlam over PoCo if…

Pick Coquitlam over Burnaby if…

Don't pick Coquitlam if…

The local stuff you won't find on Realtor.ca

Drainage matters more than view

Three risk flags in 1990s builds

The rental bylaw creeping back

The tower that looks identical but isn't

Catchment splits mid-block

ADU potential is the hidden upside

The actual monthly cost of owning a Coquitlam home

Maintenance reserve

Strata special assessments

BC Home Owner Grant

When to buy in Coquitlam — the seasonal patterns most buyers ignore

Spring compression

Summer softening

Re-entry rush

The negotiating sweet spot

Thin inventory, motivated sellers

The soft reset

The 12 red flags I walk clients away from on a Coquitlam property

Unpermitted additions

Poly-B plumbing still in place

Oil tank history

Grow-op / marijuana damage history

Knob-and-tube wiring

Failed or absent depreciation report

Over-leveraged strata CRF

Foundation cracks over 3mm

Recent $30K+ special levy

Roof past 25 years

Aluminum wiring on older circuits

Unauthorized ("illegal") suites

Financing a Coquitlam purchase — the full pre-approval to subject-removal sequence

Pre-approval — 30 to 90 days before shopping