Seller playbook for downsizers

How to sell the family home in Coquitlam

Selling the family home is a real estate transaction and an emotional project at the same time. Most agents only handle the first half. Here's the full playbook.

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Also read Home evaluation How to price your home Sellers resource hub Book a Strategy Call with Craig

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The practical lens I apply to every Coquitlam client decision.

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Burke Mountain, Plateau, Burquitlam, PoCo, Tri-Cities.
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Buyer + seller
Full representation — buy, sell, upsize, downsize.
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Every time
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Deep context

The expert context on How To Sell The Family Home

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

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

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

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

The 3 questions that sharpen every Coquitlam decision
1
What's the fixed constraint?
Commute ceiling, school need, carrying-cost cap. Fix these first — everything else is a variable.
2
What's the trade you're willing to make?
Older home for better lot? Newer build for smaller interior? Name the trade-off in writing.
3
What's the timing lever?
Are you flexible on possession? Subject-removal window? These are the levers that win competitive bids.

Three phases, three different jobs

Phase one: decide and prep. Phase two: list and sell. Phase three: buy and move. Most problems happen because people collapse these phases into a month. The successful downsizes I've been part of gave each phase the time it needed — four to eight weeks each.

This guide walks through each phase honestly, including the parts most agents skip because they're not transactional.

Prep: Declutter, light refresh, photography. 4–8 weeks.
List & sell: Pricing, exposure, negotiation. 2–6 weeks.
Buy & move: The harder half. 6–12 weeks.
Craig Johnston selling the family home

Prep phase — what actually moves the needle

Declutter aggressively

One storage unit, one donation pile, one keep pile. Rooms must look bigger than they are.

Paint is the best ROI

Neutral paint. $4k in, $30k in perceived value. Nothing else returns like this.

Floor refresh

Hardwood buffed, carpets cleaned or replaced in key rooms.

Lighting matters

Swap warm 2700K bulbs everywhere. It changes showings.

Kitchen + primary bath

Small spend only. Faucets, hardware, light. No renovations.

Prep phase — what to skip

Kitchen remodel

You won't return it. Buyers want the price discount instead.

Roof replacement (unless required)

Disclose and credit. Don't sink capital.

Custom closets

Buyers won't pay for them.

Landscaping beyond tidy

Clean and trim, don't reimagine.

Personal taste upgrades

Your style is your memory. Buyers want blank canvas.

Pricing discipline is everything

For the 2026 context see May 2026 market update and the Coquitlam market guide.

Pricing 1–3% under the last comparable sale wins in most months. Pricing at the aspirational number almost always costs more than it captures.

Craig Johnston advising downsizers

The emotional logistics most agents miss

You're not just selling a house. You're closing a twenty-year chapter. That's real. It needs room. My job is to handle the transactional piece with enough calm that you can handle the emotional piece.

That means a slower intake, clear expectations at every step, and real honesty about timing. You don't get this from an agent doing 40 sales a year.

Book a downsizing consult Downsizing hub
When to downsize

When to downsize

Are you ready to sell?

Read more
Best neighbourhoods for downsizers

Best neighbourhoods for downsizers

Where you'll go next.

Read more
Seller resource hub

Seller resource hub

All seller guides in one place.

Read more

Seller FAQ for downsizers

Should I sell first or buy first?

Sell first. It locks the budget and removes the stress of dual payments.

How long does it take?

Six to twelve weeks from decision to SOLD sign in a normal market.

What's the biggest mistake downsizers make?

Pricing on emotion, not comparables. The second biggest is skipping the declutter.

Do I need to stage?

Partial staging is usually enough. Empty rooms lose more than poor staging.

Craig Johnston selling family home

Ready to plan the sale?

Let's walk through your house together — no pitch, just a real conversation about prep, pricing, and timing.

Book the walkthrough Downsizing hub
Keep exploring

Next reads

Once you know you're selling, plan what comes next.

when-to-downsize-coquitlam/Check your timing. best-coquitlam-neighbourhoods-for-downsizers/Where to go next. downsizing-detached-to-townhome-coquitlam/The most common path. coquitlam-downsizing-resource-hub/All downsizing guides.
Book a downsizing walkthrough
About Craig
Craig Johnston, Coquitlam REALTOR

Craig Johnston

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

I have spent the last 5+ years helping Coquitlam move-up buyers and sellers get from where they are to where they want to be — without the panic of owning two homes at once or selling under value. I work the Tri-Cities every day: Burke Mountain, Westwood Plateau, Heritage Mountain, and the rest of Coquitlam’s move-up neighbourhoods.

If you want a straight read on your timing, pricing, or move-up strategy, the fastest next step is a short call.

SpecialtyMove-up sellers & upsizers
CoverageCoquitlam, Port Moody, Port Coquitlam
Experience5+ years serving Coquitlam families
5.0 Google Reviews Book a Strategy Call with Craig →
”
From Craig

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

Craig Johnston, REALTOR®
Craig Johnston
REALTOR® · The Macnabs
Why Craig for this decision

The four pillars I run every file on

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

Start with a free Equity Map Call 604-202-6092
Local resident
Lives and works in the Tri-Cities; kids in SD43.
Written positions
Pricing, negotiation, and disclosure in writing — never verbal-only.
Full representation
Equally strong on buy-side and sell-side; no part-time bias.
Same-day response
You won't be waiting a week for a callback.
Next steps

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

If you're just exploring
Book a Strategy Call
No pitch. Just scope your options and walk away with a written next-step plan.
If you're actively shopping
Set up a custom search
Matched to your criteria with written comparable-sold data on every showing.
If you need an answer now
Call 604-202-6092
Same-day response during business hours. Tri-Cities local line.
Why people stay here

The lifestyle behind the numbers

Lifestyle companion
Hikes & Trails — Tri-Cities
Ten trails that shape weekly life here — Crunch, Buntzen, Diez Vistas, Pinecone Burke.
Lifestyle companion
Brewers Row
Port Moody brewery mile — seven breweries, one walkable kilometre.
Lifestyle companion
Belcarra Walks — Admiralty Point, Jug Island
The three classic Belcarra shoreline walks, mapped.

How I actually work with you

A five-step process built around clarity, strategy, and no-surprise execution — whether you're selling for the first time or a long-held property.

  1. 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.

  2. 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.

  3. 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.

  4. 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.

  5. 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

Selling in Coquitlam — the questions people actually ask

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

How does Craig do a home evaluation?
I come to the house. I walk the block. I look at comparables going back 90 days, current active listings within a 1.5 km radius, and the specific buyer pool currently competing for your square footage and layout. You get a written read with three price points — strategic, aggressive, conservative. Not one number pulled from Zillow.
How long does a home sale take in Coquitlam right now?
Median days-on-market in the Tri-Cities has varied between 18 and 42 days across 2024-2025 depending on segment and season. Well-priced, well-prepared Burke Mountain and Heritage Mountain homes tend to sit toward the shorter end; higher-priced Anmore estates toward the longer end. On a call I'll give you the exact current number for your segment.
What does it cost to sell a home in Coquitlam?
Commissions in BC are negotiable — typical structure is a percentage of sale price, split between listing and buyer's brokerage. Other costs: legal fees (~$1,200-$2,000), mortgage discharge fees, prepayment penalty if applicable, and moving. I give a full cost walkthrough on the strategy call so you're not surprised at completion.
Should I renovate before I sell?
Usually no. Most renovations done specifically for sale return less than their cost — the exceptions are cosmetic paint, landscaping, and de-cluttering, which have outsized return. I'll tell you on the walkthrough which items actually move the needle for your specific home and which ones are a waste.
How do I know if my home is priced right?
If it's getting 3+ serious showings in the first week and at least one offer inside the first 14 days, you're priced right. If it's not, you're not — and adjusting inside the first 21 days is always cheaper than adjusting at day 60. The data disagrees with the common wisdom of 'just wait out the market.'
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 →

More on Selling in Coquitlam

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 Downsizer case study Downsizing resource hub Detached → condo downsize Detached → townhome downsize Why some homes don't sell
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 homeowners with real equity to protect

You've built serious value over 5-15 years. The wrong list price, the wrong staging, the wrong agent can cost you $40-80K. Craig's listing protocol is the same one that drove Top 2% Nationwide Team results.

Sellers who also need to buy

The sequencing is everything. Sell-first vs buy-first in this market isn't a coin flip — it's a math problem with a right answer for your specific numbers. Craig solves it with you.

Out-of-province or relocating sellers

You need a lister who can run the whole file without you on the ground. Craig's done it for families in Ontario, Alberta, and overseas.

Craig Johnston, Coquitlam REALTOR®
Craig's take
"The single biggest money-leak I see on Coquitlam listings is list-high-and-reduce. It kills the first two weeks of buyer attention — which is where 70% of the real interest lives."
— 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.

01
Frame the file

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

02
Run the market

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

03
Lock the strategy

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

04
Execute on offer / list

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

05
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 is the best time to list in Coquitlam?

Historically late February through May, and then a secondary window in September/early October. But the right window for your specific home depends on property type, price point, and current inventory — Craig runs the specific timing call with you.

How do you price a Coquitlam home correctly?

Three comps from the last 60 days, three comps from the last 120 days, adjust for square footage, lot, finish level, and orientation. Then adjust again for current buyer sentiment. Craig's protocol walks through the exact math in your listing presentation.

What should I fix before listing?

Usually: paint, deep clean, declutter, fix obvious deferred maintenance. Avoid major renovations right before listing — the ROI rarely hits. Craig's listing prep checklist is specific to your home.

What to read next

Pick the next step in Craig's Coquitlam playbook.

Read next · 8-min read
How Craig lists a Coquitlam home →
Read next · 2-min form
Start with your home evaluation →
Read next · 4-min read
Where values are actually going →
Read next · 1-min form
Book the seller strategy call →

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
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Related reading

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