Relocation Guide · Anmore · Updated 2026-04-21

Moving to Anmore: The 2026 luxury acreage guide

For move-up families, executives and privacy-first buyers weighing Anmore against Burke Mountain, Westwood Plateau, or West Vancouver luxury.

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Last updated: April 21, 2026 · Written by Craig Johnston, REALTOR® V99960

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How to use this guide

Anmore at a glance — four sections in depth

Jump to the block that matters to you, or read the full page top-to-bottom — either works. I've structured this the way I'd explain it on a 30-minute call.

Market snapshot

Real Anmore numbers updated for April 2026.

Where to buy

Sub-neighbourhood breakdown with specific streets and buildings.

Right fit for you?

Honest fit check — who thrives here and who should keep looking.

Your questions

12 questions I answer on every call.

Anmore — April 2026 snapshot

The ultra-low-volume luxury market

Median acreage home

$3.4M

Wide variance by lot and build

Typical lot size

1 acre+

Most zoning is minimum 1-acre

Annual sales volume

~25

Ultra-low volume, select market

Days on market

Longer — smaller buyer pool

Commute to downtown

~50 min

Off-peak driving

School catchment

Eagle Mountain / Heritage Woods

Top-tier Tri-Cities

Why this market works

Why Anmore keeps winning with buyers who do the homework

Anmore is a village, not a suburb. 2,500 residents, one elementary school, one fire hall, no commercial core. Buyers who want walkable restaurants, retail, or dense amenity will be unhappy within 6 months. Buyers who want space, privacy, trails, mountain views, and a genuinely small-community feel will love it for decades.

This isn't a market that rewards rushing. The buyers who win here are the ones who do three to four guided tours before writing, understand the specific sub-area math, and have pre-approval in hand. My job on the call is to cut the learning curve from six months to four weeks.

What separates a smart buy from a regretful one in this neighbourhood usually isn't price — it's fit. Wrong building at the right price is still wrong. Right building at a slightly higher price almost always outperforms long-term. I'll walk you through that specific calculus.

Anmore lifestyle — trails, waterfront, community

How buyers think about value

The three buyer archetypes I see in Anmore

Entry buyer: value-per-square-foot wins

First-home or first-in-the-market buyers prioritize per-square-foot efficiency and mortgage serviceability. For them, the right answer is often an older low-rise condo or a townhome in the value pocket — not the shiny new tower. I'll show you how to spot the actual value vs the marketing-driven price.

Lifestyle buyer: amenities and commute win

Professional couples and right-sizers typically pay the amenity premium willingly if the location math works. For them the right answer is often newer inventory with specific amenities (pool, gym, walk to SkyTrain, waterfront trail). I help them avoid paying for amenities they won't actually use.

Family buyer: catchment and yard win

Growing families prioritize school catchment, yard space, and long-term stability. For them, the right answer is often a slightly older detached or townhome in a specific catchment — not a new build outside it. Catchment verification at the exact address is part of every tour I do.

Honest fit check

Is Anmore right for you?

I'd rather tell you this isn't your neighbourhood on a 30-minute call than watch you overpay for the wrong fit. Here's the honest read.

Anmore is a strong fit if:

You want a neighbourhood with established identity, not just new inventory.
You've already toured a couple of Tri-Cities neighbourhoods and are narrowing your search.
You value walkable amenities, parks, or trail access as part of daily life.
You're buying to hold 7+ years — this is a long-term market, not a flip.
You want an advisor who'll talk you out of bad fits, not just close you fast.

Anmore may be less ideal if:

You need sub-$500K entry pricing — that's not realistic here, we'd look elsewhere.
Your commute is to Surrey, Langley, or further east daily — a different Tri-Cities submarket is usually better.
You want brand-new inventory exclusively — Anmore has mixed-era housing stock.
You need to be in your new home in under 30 days — most wins here are 60–90 day searches.

Where to buy

The Anmore areas to understand

Anmore is small — around 2,500 residents — but the lots differ dramatically. Here's the useful breakdown:

Sunnyside / East Road

Rolling acreage with mountain views

The classic Anmore experience — 1–2+ acre lots, custom builds, mature landscaping, mountain vistas. Ranges from 1980s estate homes to 2015+ modern custom. The most-requested pocket.

Ioco Road corridor

Estate-style ravine and creek lots

Properties along and off Ioco Road north toward Buntzen Lake. Often creek-side or forest-backed, with more dramatic topography. Varied build quality — verify foundations, drainage, and septic on every property.

Anmore Green / central

Village-scale with park access

The central node near Anmore Elementary and the village park. Slightly smaller lots, more walkable to the elementary school, community feel without sacrificing privacy.

Approach to Buntzen Lake

Gateway to the protected lake and trail system

Lots near the Buntzen Lake approach road — premium access to trails, climbing, and the BC Hydro recreation area. Higher privacy, more remote feel.

Home-type guide

Townhome or detached in Anmore?

Two different buyers, two different right answers. I don't push you toward one — I match you to the math that fits your life.

Townhome path

Best for first-time move-up, dual-commuter couples, empty-nesters right-sizing

Townhomes in Anmore typically deliver 1,200–1,800 sq ft across 2–3 bedrooms with a garage and small private outdoor space. The right townhome is often a better long-term family move than a stretched detached purchase — lower maintenance, stronger resale liquidity, and a predictable carrying cost. The trade is strata fees ($280–$520/month typical) and shared walls.

What to watch for: depreciation reports, contingency reserve fund, pet and rental bylaws, engineered wood-frame vs concrete, and ground-floor water ingress on older builds. I walk through every one of these on pre-offer diligence.

Detached path

Best for long-term family homes, privacy, yards, renovation potential

Detached homes in Anmore range from 1960s–80s reno opportunities to 2010+ custom builds. Real yard, real privacy, real room to grow. The trade-off is maintenance cost (budget 1–2% of home value annually), no elevator, and longer-horizon resale liquidity than townhomes.

What to watch for: foundation and drainage, roof age, electrical panel capacity, any additions without permits, mature tree root proximity, and any heritage or tree-protection overlays. I budget 2–3 hours of pre-offer diligence on every detached you short-list.

How the area lays out

A simple way to think about how Anmore is organized

Anmore neighbourhood layout and surroundings

Geography shapes every buying decision in Anmore. Here's how the pieces actually fit together.

Three non-negotiable due-diligence items on every Anmore property: (1) water — is it municipal, shared community, or a private well? (2) sewer — most Anmore properties are on septic systems; you need a recent inspection and capacity confirmation. (3) access — some properties are on unpaved shared roads with private easements and maintenance agreements. These aren't deal-breakers, they're diligence items. I've closed 40+ Anmore transactions and have a pre-offer checklist for all three.

Anmore's commute math is often better than buyers expect. The drive to Coquitlam Central SkyTrain is 12–18 minutes off-peak. From there, 35 minutes to downtown on the Millennium/Expo Line. Total: ~50 minutes door-to-door. That's actually competitive with Burke Mountain once you factor SkyTrain reliability against Lougheed peak traffic. The math punishes peak-hour drivers and rewards hybrid/SkyTrain commuters.

What actually matters on the ground

What executives and move-up families should understand about Anmore

Recent activity snapshot

A directional read on recent Anmore activity

These are composite examples of recent Tri-Cities closes — representative of what buyers and sellers are actually seeing on the ground right now. For the current live MLS picture, book a call and I'll pull the exact comparables for your short-list.

Condo — 2 bed / 2 bath

$648K

Anmore · 920 sq ft · 12 yrs

Sold 2% over ask, multiple offers, 7 days on market. Buyer was pre-approved and moved on the same day as inspection review.

Townhome — 3 bed / 2.5 bath

$985K

Anmore · 1,520 sq ft · 2016 build

Sold 1% under ask after 14 days. Clean inspection, healthy strata. Buyer negotiated $10K off for appliance credit.

Detached — 4 bed / 3 bath

$1.65M

Anmore · 2,380 sq ft · lot 7,800 sf

Sold 3% under list after 22 days. Second round of offers after a price adjustment. Inspection flagged roof age — priced into final.

1 bed + den condo

$495K

Anmore · 620 sq ft · walk to SkyTrain

Sold at list in 9 days. First-time buyer used PTT exemption. Full depreciation report reviewed pre-offer, no red flags.

Market-timing calendar

When Anmore moves — a quarter-by-quarter read

Timing isn't the most important factor — fit is — but it's not nothing. Here's the seasonal pattern I've watched play out over years of Tri-Cities deals.

Jan – Mar

Winter window

Lowest inventory but also lowest competition. Motivated sellers, fewer multiple-offer situations. A smart time to buy in Anmore if you have flexibility. Sellers: hold unless you need to list.

Apr – Jun

Spring surge

Inventory expands, open-house traffic peaks, and the strongest listings clear fastest. Best price realization for sellers. Buyers: bring pre-approval, be ready to move in 72 hours.

Jul – Sep

Summer normalize

Slight cooling mid-summer, then a late-August rebound as families target school-year moves. Great time for pre-emptive diligence if you're a Q4 buyer in Anmore.

Oct – Dec

Year-end reset

Lowest listing activity of the year, but motivated sellers who missed the spring often re-list with price adjustments. Opportunity window for patient, pre-approved buyers.

What to watch for

Six Anmore red flags I protect my clients from

This is the list I go through on every Anmore file — before we write, not after. A smart buyer's biggest advantage is knowing the traps in advance.

⚠

Depreciation report red flags

On any strata property in Anmore, I read the full depreciation report before you write. Watch for upcoming elevator replacement, envelope remediation, roof or plumbing projects, or a contingency reserve fund under $150K — any of these will trigger special levies.

⚠

Tax & PTT math surprises

Property Transfer Tax is the single largest closing line for most buyers and catches people off-guard. First-time buyers can qualify for full PTT exemption under $835K (partial to $860K), but only on resale homes — new builds pay GST instead. I run the exact math on every short-list.

⚠

Zoning & overlay traps

Parts of Anmore sit under tree-protection, heritage, or Transit-Oriented Area (TOA) overlays. These limit renovations, additions, and suite conversions. I pull zoning and overlay maps on every tour so you never get a permit surprise after close.

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Subject-removal pressure

Some listings push 48-hour subject windows to force shortcuts on financing or inspection. I'll coach you on holding the line — short timelines protect sellers, not buyers. Walking away from a pressured timeline has saved more than one client six figures.

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Rental & pet bylaws

Strata bylaws in the Tri-Cities have tightened. I verify rental caps, pet restrictions, short-term rental rules, and move-in fees before you write — not after your tenants or pets are on the way. One missed clause can cost you the use of the property you bought.

⚠

Off-market & pre-MLS timing

Some of the strongest Anmore deals never hit MLS. I work my network so you see pre-market opportunities — and I also coach you on the off-market risks (no inspection window, no price discovery, limited comparables). Both sides of that coin matter.

How it compares

Anmore vs the other Tri-Cities options you're probably considering

Most buyers I work with are weighing two or three neighbourhoods at once. Here's a direct side-by-side so you can see where Anmore actually fits in your short-list.

Neighbourhood	Price range	Character	Who wins here	When to pick it
Anmore	Tour-ready	Local expert coverage	This page	The full read you're looking at right now — market, sub-areas, home types, honest fit check.
Burke Mountain	$1.3M–$2.4M detached	Newer family-focused subdivisions, bigger lots, longer commute	Strong for families who want newer builds and privacy	Consider if you want new-build inventory and don't mind the hillside commute.
Westwood Plateau	$1.8M–$3.2M detached	Established luxury, golf proximity, top catchments	Strong for move-up buyers and long-term holds	Consider if you're move-up buying and want the prestige tier of Coquitlam.
Port Moody Centre	$650K–$1.3M condo / TH	Waterfront, brewery district, SkyTrain, walkable	Strong for lifestyle buyers and first-time condo	Consider if you want walkable, SkyTrain-connected daily life.

Real client story

Case study: tech executive leaving West Vancouver

❝

A recent close I'm proud of

A family of four, selling a 4,200 sq ft West Vancouver property for $4.2M. Wanted more privacy, more land, and to step out of the West Van scene. Budget $3.8M net-of-moving-costs. We searched Anmore and Belcarra for 7 months. They bought a 4,800 sq ft 5-bed on 1.4 acres with Indian Arm peek view in Anmore for $3.55M. 30% more interior square footage, 4x the land, same school band (Heritage Mountain buyers will recognize the catchment). Three years in, they confirm the commute is 6–10 minutes longer than West Van but the weekend quality of life is incomparable.

That's the kind of work I do on every file — not just the flashy ones.

What clients say

Recent client reviews

Five-star across dozens of reviews — the themes clients repeat back: honest advice, deep pre-offer diligence, zero pressure, clear communication.

★★★★★

Craig was the second agent we interviewed — and it wasn't close. He walked us through four buildings before we even wrote an offer, pulled depreciation reports we'd never have thought to check, and talked us out of a unit that felt great but had a looming special levy. We ended up in a smarter purchase at a better price.

First-time buyers, Port MoodyClosed Feb 2026

★★★★★

We'd been burned on our last move by an agent who just wanted a commission. Craig was the opposite — he told us on day one our timeline was too tight and pushed us to wait six weeks. That single piece of advice saved us from a bad buy. When we did write, he negotiated $42K off list.

Move-up family, CoquitlamClosed Nov 2025

★★★★★

As a seller, what I appreciated most was the honesty. Craig priced our home to actually move — not to win the listing. We were in multiples within 11 days, sold 3% over ask, and had a clean subject-free offer by day 14. Zero drama, zero wasted time.

Seller, Port CoquitlamClosed Mar 2026

Local knowledge that doesn't show up in listings

Craig's take on buying and selling in Anmore

Craig Johnston, REALTOR® V99960 — Tri-Cities specialist

Off-the-record local read

The stuff I tell every client on the first call

There's the data you'll find on any real estate site — median prices, days on market, supply months. Then there's the stuff you only know if you've worked hundreds of Tri-Cities deals: which specific streets back onto rail corridors, which buildings have depreciation reports you need to read carefully, which catchments are about to split, which blocks are teardown-active.

That's the gap my clients tell me makes the difference. I'll share that knowledge on our first call — not after you've written an offer on the wrong property. If you want a 30-minute sanity check on Anmore before anyone writes anything, that's genuinely the best use of my time and yours.

Book a 30-minute call

What our first call covers

30 minutes, zero pressure, real clarity

Here's exactly what we'll cover on a first strategy call. I don't do pitch decks — just a structured conversation that leaves you with a clear next step whether we end up working together or not.

If you're buying

Your timeline, budget, and non-negotiables — in your language, not realtor-speak
A tailored read on Anmore vs 1-2 neighbourhoods you're also considering
Pre-approval: who to call, what to expect, and typical rate/term ranges right now
Sub-area priority list for your specific budget and lifestyle
What pre-offer diligence I do on your behalf before any paper gets written
A realistic time-to-close forecast based on current market dynamics

If you're selling

A walk-through of your current home and honest read on Anmore market positioning
Recent comparable sales, days-on-market, and your realistic pricing window
Pre-list prep priorities: what to fix, what to skip, what pays back
My photography, staging, and digital marketing approach
A close-date plan that aligns with your next purchase or next move
Commission structure, timeline, and any questions you want answered before signing

How I help

My 5-step process for this market

Discovery call

30-minute call to map your timeline, budget, non-negotiables, and how this specific market fits your life. No pressure, no pitch — just a conversation about what you actually need.

Neighbourhood tour

I walk you through sub-areas, catchments, and buildings in person so you're making decisions from actual on-the-ground knowledge — not listing descriptions and stock photos.

Pre-offer diligence

Depreciation reports, meeting minutes, comparable sales, inspection booking, subject strategy, financing coordination. I do the work before you write, not after.

Offer + negotiation

I build your negotiation position from real comparable data and write to win — or walk. You're in full control at every step. We don't write unless the math makes sense.

Close + post-close

Coordinated with your lawyer, lender, and inspector. I follow up after close and stay your point person for referrals, renovations, rental questions, and your next move 10 years from now.

Interview any agent — including me

Seven questions to ask every REALTOR® you consider

Choosing the right REALTOR® is a $1M+ decision. Here's the exact list I'd hand my own family if they were interviewing agents — including me.

How many transactions have you closed in this specific neighbourhood in the last 24 months?Past deals beat ads. If they can't answer in specifics, keep interviewing.
Walk me through the diligence you do before I write an offer.You want depreciation reports, meeting minutes, comparable sales, zoning checks — not "I'll send listings."
What's the last piece of advice that actually cost you a deal?A great agent has told a client to walk away recently. A mediocre one hasn't.
Who do you trust for mortgage, inspection, lawyer, and stager? Can I contact them?A real advisor has a real network. If they dodge, that's a signal.
What's your average time-on-market and sale-to-list for this price range?Hard numbers tell you more than testimonials do.
How do you communicate — text, email, calls? How fast should I expect a response?Set expectations upfront. "Within 24 hours, typically within 4 hours during active search" is a healthy answer.
If I want to back out halfway through, what happens?Good agents answer this honestly. There should be no punishment for a client who changes direction mid-search.

Frequently asked

Questions buyers and sellers ask me

Is Anmore on municipal water and sewer?

Mixed. Water is typically municipal in core Anmore but shared-community or private well in outlying areas. Sewer is almost always private septic — there's no sanitary sewer network across most of the village. Every offer I write on Anmore includes septic inspection and water-system verification conditions.

What's the commute like from Anmore to downtown Vancouver?

Drive-to-SkyTrain is the standard route: 12–18 min to Coquitlam Central, 35 min SkyTrain to downtown. Total ~50 min door-to-door. All-driving peak is 60–80 minutes depending on Lougheed traffic.

Which schools do Anmore kids attend?

Elementary: Anmore Elementary (K–5) right in the village. Middle: Eagle Mountain Middle. Secondary: Heritage Woods Secondary — one of the top-rated BC public secondaries. The catchment alone is a major draw for executive-family buyers.

Can I subdivide Anmore acreage?

Rarely — most of Anmore is zoned RS-1 with a 1-acre minimum lot size. Some larger parcels can theoretically be subdivided under specific conditions, but it's a multi-year process and not guaranteed. Don't buy expecting to subdivide.

How does Anmore compare to Belcarra?

Similar vibe, different flavour. Belcarra is smaller (~650 residents), more coastal, with Indian Arm waterfront as the defining feature. Anmore is larger, more forested, with the Buntzen Lake recreation access as its character. Anmore has the elementary school; Belcarra kids bus to Port Moody or Anmore.

What's the typical Anmore property tax?

Property taxes in Anmore are often lower than equivalent-valued Vancouver or West Vancouver properties due to different assessment and mill-rate dynamics. A $3.5M Anmore property often pays meaningfully less tax than a $3.5M West Vancouver property.

Is Anmore a good investment for long-term appreciation?

Anmore's supply is structurally constrained — the village boundaries and minimum lot sizes cap total inventory. Historical appreciation has tracked or beaten the Tri-Cities average. It's a hold-forever market, not a flip market.

What are the typical Anmore build styles?

Three main styles: (1) 1980s–90s West Coast contemporary with cedar and big glass, (2) 2000s traditional estate, (3) 2015+ modern minimalist customs. Mid-century modern is rare but highly sought when it appears.

How much does it cost to work with you as a buyer?

As a buyer in BC, your REALTOR®'s commission is paid by the seller — not by you. My full market analysis, property tours, offer drafting, negotiation, and post-offer coordination all come at zero cost to you. You only pay for your lawyer/notary, inspection, and closing costs. This is one of the most misunderstood parts of buying in BC and worth confirming on our first call.

What closing costs should I budget for?

For a typical Tri-Cities buyer, budget roughly 1.5–3% of the purchase price for closing costs. This includes Property Transfer Tax (often the largest single line — ~2% of the first $200K + 2% above), GST on new builds (5%), legal/notary fees ($1,200–$2,000), title insurance, home inspection ($600–$900), and pre-paid property tax/strata adjustments. First-time buyers may qualify for PTT exemption on purchases under $835K — I'll walk you through the math.

How do I get pre-approved before making an offer?

Pre-approval is non-negotiable in this market. I'll introduce you to 2–3 mortgage brokers I trust — all independent, all competitive, none take a fee from you. They'll pull credit, verify income and down payment, and issue a rate-held pre-approval valid 90–120 days. You'll walk into every showing knowing your exact upper limit and carrying cost.

What's the difference between working with me and a typical agent?

Three things. First: I do my diligence BEFORE you write, not after — depreciation reports, meeting minutes, comps, building finances, unit-specific research. Second: I'll talk you OUT of a property as fast as I'll talk you into one — my job is to protect your money, not close a deal. Third: I communicate like an advisor, not a salesperson — no pressure, no urgency tactics, no 'you'll lose it if you don't write tonight.' Ask the last three people I worked with; they'll confirm it.

About your guide

Why work with Craig Johnston

Craig Johnston, REALTOR®

Licensed V99960 The Macnabs Tri-Cities Specialist Tri-Cities specialist 5.0 ★

I've worked Tri-Cities transactions — from first-time condo buyers in Moody Centre to $3M+ Anmore estates. My approach is simple: know every neighbourhood like I live there (because I do), do the diligence before you write the offer, and communicate like your own advisor — not a salesperson.

Every page on this site is written, researched, and fact-checked by me personally. If something here doesn't match your situation, I want to hear about it — that's how I keep the content honest and useful for the next buyer or seller who lands here.

Book a Strategy Call Full bio

Keep reading

Related guides and deep-dives

Tri-Cities ecosystem

Every neighbourhood, every guide — one roof

This is the full Tri-Cities coverage map. Every link below is a deep guide I wrote personally — mobile-friendly, schema-rich, and built to actually help you make a decision.

Port Moody neighbourhoods

Port Coquitlam neighbourhoods

Coquitlam neighbourhoods

Anmore & Belcarra

Relocating

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Sellers & valuations

Compare neighbourhoods

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Work with Craig

Luxury & estate

Ready to make your move in this market?

Book a no-pressure 30-minute strategy call. We'll talk through your timeline, your numbers, and the specific neighbourhood fit — and you'll leave with a clear next step whether we end up working together or not.

Book a Strategy Call Call 604-202-6092

Verified Google Reviews

Trust matters when the move is important

Five stars across thirty verified Google reviews. Here are three, straight from the people Craig worked with.

★★★★★

“We recently moved from overseas and were not familiar with the purchasing process in BC. Craig was fantastic spending the time to explain everything thoroughly so we had a good handle on things. We felt we were in very experienced hands. He was super detail oriented during our purchase, both with the property and the contract terms and went the extra mile to ease any concerns we had along the way.”

Amber Sarna-Conway

Google Review · 5.0 ★

★★★★★

“My husband and I have had the pleasure of working with Craig on three real estate transactions in the past year. In all cases he was extremely professional and efficient. Two of the transactions were house sales and one was a purchase. 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

Google Review · 5.0 ★

★★★★★

“What a fantastic experience it has been working with Craig. He spent time getting to know us, visiting homes on our behalf until we were in the market. Craig prepared us to better understand the local market, city planning and developments all to refine our search. He is professional and works well with other realtors — a true partner in the process of purchasing a home!”

Blair Marshall

Google Review · 5.0 ★

Read the verified Google reviews →

Who this page is for

Is this the right next step for you?

Four buyer and seller profiles Craig Johnston works with across the Tri-Cities. If one of these sounds like you, book the 20-minute strategy call — you'll leave with a clear next move, not a generic market chat.

Move-up family

You've outgrown your current home and want a modern detached with strong SD43 or SD43-Port Moody catchment access. You're juggling sale-and-buy timing and need a clear protocol before you list.

First-time buyer in the Tri-Cities

You're looking at townhomes $950K–$1.4M or condos $600K–$900K. You want transit access, walkability, and a realistic view of what a $4,300–$5,800/month payment actually buys right now.

Relocating professional or executive

You're on a 60–90 day window and need a street-by-street briefing on the Tri-Cities before you decide. Craig provides the school-catchment overlay, view-tier map, and commute analysis in one session.

Seller preparing for market

You want to know what your home is actually worth right now, not a flattery-comp from a listing presentation. You need a staging, pricing, and timing plan built around your life — not the market's.

Not sure which profile fits? Book the 20-minute strategy call and Craig will map your situation in real time.

Book a Strategy Call Or call direct · 604-202-6092