Case study

Coquitlam upsizer case study

A young family went from a 1,400 sqft Burquitlam townhome to a Burke Mountain detached. Here's the timeline, the math, and the honest trade-offs of upsizing in Coquitlam.

See the answer Map my equity first

Ranked Top 1% Team

Nationwide Top 2% Nationwide Team

Local Lived in the Tri-Cities 44+ years

★

Recognized Top Tier Agent

Also read Upsizing resource hub Move-up guide Step-by-step upsizing Book a Strategy Call with Craig

Results at a glance

What the numbers actually looked like — before and after.

Starter sold

$785K

Two-bed condo in Burquitlam.

Upsize purchase

$1.45M

Burke Mountain 4-bed detached.

Subject-removal strategy

Tight

Both deals aligned with 72-hour subject-removal windows.

Family space gained

1,900 sqft

Net livable footprint increase.

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: a growing family in a Burquitlam two-bed condo ready for their first detached home. What made it non-trivial: selling the condo before buying locked in the budget; buying first would have overextended them. What the outcome looked like: $785K condo sale, $1.45M Burke Mountain 4-bed purchase, 72-hour subject alignment on both. 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

Family of four, two kids (4 and 6). Owned a Burquitlam townhome for 5 years. Needed space, yard, and better elementary catchment. Combined income supported the upsize. Illustrative composite based on common upsizing scenarios.

Target: Burke Mountain detached. Timeline: six months from decision to keys. Strategy: sell first, bridge to buy.

Sold: 1,400 sqft Burquitlam townhome.

Bought: 2,900 sqft Burke Mountain detached.

Gained: Yard, catchment, space, garage.

What worked

Catchment-first search

Locked on the elementary catchment before touring homes.

Sold townhome first

Budget locked. Clean transition.

Four-home tour weekend

Decisive shortlist after one focused Saturday.

Home inspection revealed needed repairs

Negotiated $18K credit on closing.

Moved in summer

Low-stress timing between school years.

What cost more than expected

True closing costs

PTT plus legal plus moving — real number.

Immediate work on the yard

Detached = yard work.

Utilities increase

Detached costs more monthly.

Furniture gaps

Bigger house, empty rooms at first.

Commute added

Longer than the Burquitlam SkyTrain trip. Real cost.

Upsizing takeaways

Plan catchment first, home second. Sell first unless bridge is genuinely needed. Budget 12–15% above the purchase price for total upsize cost in year one.

For the full upsizing playbook, see the upsizing resource hub.

How I handle upsizes

Catchment-first filter. Sell-first default. Real closing-cost math up front. Inspection-driven negotiation. Moving timed to school and work schedules, not rushed.

Most upsize regret is avoidable. Plan six months; execute in three.

Book a Strategy Call with Craig Back to upsizing resource hub

Upsizing resource hub

All upsizing guides.

Burke Mountain homes

Family-mover favourite.

Burke Mountain schools

Catchment read.

Why Burke over Westwood?

Catchment fit for young kids. Westwood works for older kids.

Was six months rushed?

Tight but workable. Eight would have been smoother.

Did they miss Burquitlam?

Some — mostly the walkability. Not enough to regret.

Any surprises?

The utility and yard costs. Budgeted low. Correct next time.

Still have questions?

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

Book a Strategy Call Back to upsizing 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.

Why people stay here

The lifestyle behind the numbers

Lifestyle companion

Burke Mountain Parks & Trails

The parks that shape daily life on Burke.

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.

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

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.

The Move-Up Play hub → Coquitlam Move-Up Protocol (hub) Coquitlam move-up guide Coquitlam move-up strategy Coquitlam move-up checklist Coquitlam upsizing guide Coquitlam upsizing hub Coquitlam upsizing timeline Upsizing in Coquitlam

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.

Coquitlam owners with $400K-$900K+ in equity

You've earned the move, but the numbers are complicated — capital gains, bridge financing, timing, school catchment, resale position of the current home. Craig's protocol keeps all of it synced.

Families needing more bedrooms + yard

3-bed to 4-bed, townhouse to detached, flatter lot, better school. Each upgrade has a price tag Craig knows by heart.

First-time move-up buyers (age 30-45)

You've never done this before. The move-up tax trap, the bridge loan, the overlap period — Craig runs all three so you don't trip.

Craig's take

"Most Coquitlam move-up buyers get the tax math wrong and the sequencing right, or vice versa. Both have to be right for the same move. That's the job."

— 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.

Should I sell before I buy or buy before I sell?

In Coquitlam's current market, most move-up buyers should sell first with a long completion, subject-to-completion when writing on the new property. But the right answer depends on your equity, your financing, and your timing tolerance. Craig solves it case by case.

What is the 'move-up tax trap'?

It's the specific combination of capital-gains timing, bridge financing cost, and overlap-period double-carry that catches unprepared move-up buyers. Craig's move-up protocol prevents all three.

How much equity do I need to move up?

Functional minimum in Coquitlam is typically 20-25% down on the new property plus moving costs, commissions, and 2-3 months of overlap reserve. Craig runs your specific number before any showing.

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 upsizer case study

Results at a glance

What actually happened behind the numbers

The setup

What worked

Catchment-first search

Sold townhome first

Four-home tour weekend

Home inspection revealed needed repairs

Moved in summer

What cost more than expected

True closing costs

Immediate work on the yard

Utilities increase

Furniture gaps

Commute added

Upsizing takeaways

How I handle upsizes

Upsizing resource hub

Burke Mountain homes

Burke Mountain schools

Related questions

Why Burke over Westwood?

Was six months rushed?

Did they miss Burquitlam?

Any surprises?

Still have questions?

More upsizer reading

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

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

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