Selling to Move Up
Quick answer

How do I sell my home in Metro Vancouver for the best result? Selling a home anywhere in Metro Vancouver for the strongest outcome means pricing from live competition rather than wishful thinking, preparing the home before it lists, launching with a plan that creates demand pressure in the first 10 days, and sequencing the sale alongside your next purchase so equity is protected through the transition.

Sell your home in Metro Vancouver — with a plan that protects your equity and sequences your next move.

Whether you're selling on the West Side, in Burnaby, Coquitlam, North Van, or Surrey, the same principles decide the outcome: price from real data, prepare the home before it lists, and engineer the first ten days so buyers compete instead of wait. Location changes the comps — the playbook is the same.

Most sellers are also buyers. Too early and you're a homeless buyer; too late and you're a desperate seller. I run both sides in parallel — pricing, prep, marketing on the sell side; targets, timing, offer structure on the buy side — so you move on your terms, not the market's.

Parallel Motion — list and shop the same week
Bridge Strategy — planned in Step 1, not in week 2
Soft Landing — we stay through move day + 30
Licensed REALTOR® V99960 · The Macnabs · Top 2% Nationwide Team.
5.0 stars on Google — every review from a real Metro Vancouver client.
Pricing, prep, marketing, negotiation — one operator running the whole file, not a hand-off.

Selling specifically in Coquitlam, Port Moody, Port Coquitlam, Burke Mountain, Westwood Plateau, or Heritage Mountain? That's my home court — see the Coquitlam sellers guide for neighbourhood-specific data and case studies.

1%
Ranked Top 1% Team
2%
Nationwide Top 2% Nationwide Team
44
Local Lived in the Tri-Cities 44+ years
Recognized Top Tier Agent
Also read Home evaluation How to price your home Selling in Coquitlam Book a Strategy Call with Craig
Pricing matters more than ever The wrong price weakens urgency fast. The right price attracts attention, showings, and leverage.
Launch momentum is your edge Your first days on market should feel coordinated, polished, and intentional, not improvised.
Marketing has to create competition Professional visuals, floor plans, social exposure, and strong buyer positioning should work together.
Your next move matters too The sale is only half the strategy. The real goal is protecting your equity and improving your next step.
Who this page is for

This page is for sellers who want a plan, not just a sign in the yard.

You are in the right place if you are trying to sell well, not just list. That usually means one or more of these is true:

Move-up sellers
Downsizers
Relocating families
Timing-sensitive sellers
  • You need to know what your home is really worth before making a move.
  • You want to avoid sitting on the market while buyers keep scrolling.
  • You are upsizing, downsizing, or relocating and need the sale to support the next purchase.
  • You want pricing advice grounded in real comparables, current competition, and actual buyer behaviour.
  • You care about presentation, negotiation, timing, and the details that protect your equity.
Craig Johnston with Metro Vancouver sellers
Live Numbers

Metro Vancouver market snapshot — Q2 2026

Metro Vancouver prices corrected 5–8% year-over-year through early 2026 with wide variation by submarket. Here's what the GVR MLS® HPI shows at the regional level.

Benchmark — all property
$1.18M
Metro Van HPI, Apr 2026
Detached benchmark
$2.02M
Varies widely by submarket
Median DOM
24 days
On homes that actually sold
Active listings
~14,600
Metro Van, buyer-leaning balance
Townhome benchmark
$1.11M
GVR HPI, -4.2% YoY
Condo benchmark
$751K
GVR HPI, -3.1% YoY
Source: Greater Vancouver REALTORS® monthly MLS® HPI, April 2026. Submarket-specific pricing varies — ask for the read on your exact neighbourhood.
Recent Results

Representative sell-side outcomes — Metro Vancouver

Addresses withheld at clients' request. Three recent listings across different Metro Vancouver submarkets — same playbook, different comps.

Coquitlam · Move-up family home
Westwood Plateau 4-bed — priced to the data
List: $1.85M
Sold: $1.82M
DOM: 24 days
Ratio: 98.4%
Specs: 4 bed · 4 bath · 2,900 sqft
Priced against recent solds — not the neighbour's aspirational list.
Port Moody · Downsizer townhome
Newport Village — staged and launched clean
List: $1.12M
Sold: $1.09M
DOM: 19 days
Ratio: 97.3%
Specs: 3 bed · 3 bath · 2,200 sqft
Light staging + clean photography closed at strong ratio.
Burnaby · Transit-adjacent condo
Brentwood SkyTrain 2-bed, investor channel
List: $745k
Sold: $732k
DOM: 14 days
Ratio: 98.3%
Specs: 2 bed · 2 bath · 890 sqft
Pre-marketed to investor network, closed fast.
Why sellers hire Craig

I position homes to win, not just to appear online.

My seller strategy is built around four priorities: strategic pricing that supports stronger results, marketing that creates competition, communication that reduces stress, and negotiation that protects your equity.

Strategic pricing

Based on real comparables, active competition, buyer psychology, and the timing of your move.

Strong launch

Professional visuals, polished listing copy, floor plan clarity, buyer-ready presentation, and broad exposure.

Calm execution

Clear advice before showings, fast feedback after activity, and confident offer handling when it counts.

Pricing strategy

Your price is not just a number. It is your entire market position.

The seller guide makes the point clearly: market conditions change, but pricing is always the decision that controls exposure, urgency, and negotiating strength. In stronger markets, properly priced homes can move quickly. In balanced or buyer-leaning markets, price discipline becomes even more important. The guide also highlights the three controllable factors in a sale: listing price, seller motivation, and marketing plan.

Seller's market

Position the price properly

When inventory is low, buyers move faster. That does not mean you can ignore price. It means the right price can compress timelines and create stronger terms.

Balanced market

Earn the buyer's confidence

When neither side has a major advantage, the homes that win are the ones that feel best priced, best presented, and easiest to understand.

Buyer's market

Do not chase the market down

More competing inventory means your home must present better and be positioned more precisely. Waiting too long often costs more than launching with the right strategy from the start.

What I look at before recommending price

  • Recent comparable sales that buyers and agents will actually respect
  • Current competing listings and where your home needs to beat them
  • Condition, layout, updates, lot value, and the story your home tells online
  • Your timing, urgency, and whether the next purchase depends on this sale

My recommendation

I do not believe in pricing loosely or aspirationally. I believe in positioning a home where it is competitive, credible, and well-supported by the data so buyers take it seriously and sellers protect their value.

Craig Johnston working on a seller strategy at a laptop
How I help you

The seller guide gets this right: you need a Realtor who can guide every step and protect your interests.

The guide outlines the job clearly: assess condition, help determine price, recommend improvements and staging ideas, market the property effectively, handle inquiries and showings, negotiate offers, and communicate honestly throughout the transaction.

That is exactly how I approach seller representation across Metro Vancouver. You should expect a plan that is structured, a process that is explained, and advice that is honest even when it is not the easy answer.

  • Your needs, interests, and objectives stay the priority.
  • You get reliable information so decisions feel informed, not rushed.
  • You know what is happening, what matters, and what the next step is.
  • You are supported from marketing plan to negotiation to final completion.
The selling process

My selling process is built to create confidence before the listing ever goes live.

Your seller guide lays out a practical process: initial meeting, house prep, marketing production, sign installation, MLS launch, and live review. Here is the stronger, web-ready version of that process for today’s seller:

Prep before launch
Fast early feedback
Data-backed adjustments
Offer leverage

Strategy meeting at the property

We walk the home, talk timing, review your goals, identify likely buyer profile, and outline the prep list that will make the biggest difference.

Preparation plan

I help you decide what to paint, repair, remove, stage, improve, or leave alone so you do not waste money on the wrong upgrades.

Pricing analysis

I prepare a comparative market analysis, evaluate live competition, and decide how to position your home for the strongest first impression and best negotiating leverage.

Marketing production

Once the home is ready, we capture professional photography, video, floor plans, and all listing assets needed for a polished launch.

Launch planning

We finalize the listing story, schedule activation, coordinate signage, confirm all details, and make sure your first week on market is treated like the opportunity it is.

Buyer activity and feedback

Showings, inquiries, online response, and agent feedback all get tracked so we know whether the market is confirming the strategy or telling us to adjust.

Offer strategy and negotiation

I help you evaluate not just price, but dates, conditions, deposits, buyer strength, and which offer best protects your outcome.

Subject removal and completion support

From accepted offer through completion and possession, I stay involved so details do not slip and the transaction stays calm.

Custom marketing touch

We do not just market listings. We deploy a full presentation system built to make your home feel harder to ignore.

The seller guide already points to this advantage: photography, video, social media distribution, feature sheets, 3D floor plans, and drone footage all work together when the launch is built properly. This is where your listing stops feeling ordinary and starts feeling intentional.

Featured drone marketing example

See how high-impact video makes a listing feel stronger before buyers ever step inside.

Drone footage adds context, scale, approach, streetscape, and neighbourhood feel. Used properly, it does more than look good. It supports perceived value, strengthens your first impression, and helps your launch feel more premium from day one.

YouTube video

Our team does not approach marketing like a basic checklist. We approach it like a launch system: use the right tools, capture the right angles, control the first impression, and make buyers feel the difference before they ever book a showing.

Drone footage is one of the clearest examples. It helps buyers understand positioning, lot context, approach, surrounding streetscape, outdoor spaces, and neighbourhood feel. That added perspective can make a home feel more premium, more complete, and more memorable.

Drone video

Shows scale, setting, approach, and location context in a way still photos cannot.

Cinematic visuals

Creates emotion and perceived value before the buyer steps through the door.

Digital reach

Gives the launch a stronger start across web, social, and listing exposure channels.

Sharper positioning

Helps your home look like a better opportunity than competing inventory.

My view: strong marketing should not just show your home. It should strengthen your price, support urgency, and help serious buyers feel more confident acting quickly.
Showings and photo prep

Presentation is not cosmetic. It is part of what buyers think your home is worth.

The seller guide is very practical here. It recommends turning on all lights, opening blinds where the view helps, replacing burned-out bulbs, removing family photos, hiding pet items, clearing countertops, removing mats and clutter, and making sure kitchens, bathrooms, and exterior spaces feel clean and simple.

Exterior

  • Move vehicles out of the driveway
  • Hide bins, hoses, toys, and pet items
  • Straighten furniture and freshen curb appeal

Inside the home

  • Turn on lights and open up the brightest rooms
  • Remove distractions like cords, remotes, rugs, and visible clutter
  • Depersonalize so buyers can picture their life there

Kitchens and bathrooms

  • Clear counters and sinks almost completely
  • Remove personal items, mats, trash cans, and cleaning tools
  • Keep towels tidy and every surface feeling calm

My recommendation

Do not think of this as “cleaning up.” Think of it as removing friction. Every item you remove makes the home feel larger, cleaner, calmer, and easier for buyers to say yes to.

Craig Johnston providing smart home selling advice in Coquitlam
Smart guidance matters

Strong sellers usually win before the first showing starts.

The best launches feel organized because the strategy is organized. That means cleaner presentation, sharper positioning, better media, and a plan that makes buyers feel confidence quickly.

  • Reduce distractions so buyers focus on the home, not the clutter
  • Support your list price with presentation that feels premium from the first click
  • Create a showing experience that feels calm, clean, and easy to say yes to
Why working with a pro matters

The key to your success is not luck. It is representation.

The seller guide says it directly: selling a property involves specialized knowledge, legal paperwork, pricing, staging, negotiation, and enforceable contracts. It also notes that selling on your own makes it far easier to miss something important or make a costly mistake.

That matters even more when the home you are selling is tied to your family timeline, your next purchase, or one of the biggest financial decisions you will make.

My job is to help you sell with confidence.

  • Protect you from weak pricing decisions
  • Strengthen your presentation before launch
  • Filter signal from noise once buyers react
  • Negotiate calmly when emotions rise
  • Turn a stressful process into a more structured one
What clients say

Sellers remember the plan, the communication, and the result.

“He had a clear plan on how to market and sell.”

One client in the guide said their townhouse sold in a week with no subjects at the price they were aiming for, and highlighted Craig’s communication and support during negotiations.

“We would recommend Craig 100x over.”

Another review focused on preparation, professionalism, calm under pressure, and the way Craig listened, educated, and never pushed.

“Craig’s marketing tools are amazing.”

A seller in a declining market described strong staging, excellent photo and video work, and a sale in 14 days.

Seller advantage

The strongest sellers usually decide earlier, prepare better, and launch with more intention.

They start with clarity

They find out what their home is worth, what their likely net looks like, and what their smartest timing window is before pressure shows up.

They remove friction

They fix the obvious issues, simplify the presentation, and make the home easier for buyers to understand online and in person.

They protect negotiation strength

They do not burn the first two weeks with weak positioning. They give the launch a real chance to work.

Why Most Listings Underperform

Most Homes Don’t Sell For Less Because of the Market — They Sell For Less Because of the Strategy

What Most Listings Do

  • Photos that blend in with everything else
  • No clear layout or floor plan
  • Weak launch with no real momentum
  • Reactive pricing adjustments
  • Buyers feel no urgency

How We Position Your Home

  • High-impact visuals that immediately stand out
  • 2D + 3D floor plans to build buyer confidence
  • Drone + video to create emotional connection
  • Strategic launch to generate early momentum
  • Positioning that creates urgency and competition

When your home is positioned properly, everything changes.

More attention. Better showings. Stronger offers. That’s not luck — that’s strategy.

Seller FAQ

Questions sellers usually ask before they are ready to raise their hand.

Should I renovate before I sell?

Usually only selectively. The right answer is not “do more.” The right answer is “do what improves perceived value and removes objections.” I help you decide what actually pays off.

How do I know what my home is worth?

You need more than an estimate. You need real comparable sales, a read on current competition, and a pricing strategy built around how buyers behave in your segment.

Should I sell first or buy first?

That depends on your equity, tolerance for risk, financing, and the type of home you want next. Start with your home value, then build the move plan around facts. See the buying guide if you are planning both sides of the move.

What if my home does not get strong activity right away?

Then we read the market honestly. Showings, buyer feedback, competing inventory, and online response all tell a story. The wrong move is denial. The right move is adjustment from a place of data.

Seller resources

Give sellers something useful before they ever pick up the phone.

This page should not only persuade. It should equip. That is why your seller guide belongs here as a downloadable resource, alongside your social channels where sellers can see your marketing style in the real world.

Download the Move-Up Tax Trap guide

Fourteen pages on the $40,000+ most BC move-up sellers leave on the table — capital gains, principal residence exemption, and PTT timing. The same material I walk my own move-up clients through before we list.

  • How the Principal Residence Exemption can unexpectedly cap out on a move-up sale
  • The BC PTT window that saves move-up families five figures if sequenced correctly
  • The capital-gains math most accountants miss on a rental conversion

See the brand in motion

For many sellers, confidence builds when they can see how you show up publicly: how you market, how you explain the process, and how consistently you reinforce your local expertise.

Craig Johnston on Burke Mountain in Coquitlam among detached homes
Next step

Start with your home value. Then build the move plan properly.

You do not need pressure. You need clarity. If you are thinking about selling anywhere in Metro Vancouver — from the West Side through Burnaby, the Tri-Cities, North Shore, or Surrey — the smartest first move is understanding your value, your timing, and the strategy that gives you the best chance to win.

Questions We Get Most

Questions Metro Vancouver sellers ask first

The practical sell-side questions that come up on every consultation — regardless of submarket.

What commission should I expect to pay in BC? +

Standard BC commission structure is tiered:

  • 4–7% on the first $100,000 of sale price
  • 1.5–3.5% on the balance
  • Total is typically split 50/50 between listing agent and buyer's agent

On a $1.5M home, total commission typically runs $35,000–$58,000. Exact structure is negotiable based on service tier (premium stack vs basic MLS entry), property specifics, and market conditions.

Commission is paid out of sale proceeds — nothing out-of-pocket.

How long will my home take to sell in Metro Vancouver? +

Across Metro Vancouver, median DOM on sold homes is ~24 days. Active-listing DOM — homes still sitting — runs 50–80+ days in most submarkets. That gap is the real story: priced-right homes sell, overpriced homes stall.

Realistic expectation if we price right: 2–4 weeks to firm offer, plus 30–60 days to completion. Longer if we're priced above market — but the fix is pricing, not patience.

Should I list before or after I buy my next home? +

Three options:

  1. Sell first — lower risk, you know your budget exactly. Logistics: interim rental or extended closing.
  2. Buy first — smoother emotionally but carries bridge-loan cost and "two homes at once" risk if your sale slows.
  3. Simultaneous — coordinated closings, same day or same week. Possible but requires tight negotiation on both ends.

In the balanced-to-buyer Metro Vancouver market of 2026, sell-first is often the safer move for most sellers. I walk every client through the specific math before we decide.

What repairs or updates actually move the needle? +

High-ROI pre-listing moves:

  • Paint — universal positive ROI, 3–10x on interior neutrals
  • Kitchen minor updates — cabinet refresh, hardware, pulls, lighting ($3–8k, strong return)
  • Bathroom freshen — new caulk, fixtures, lighting, mirror ($1–3k)
  • Landscape tidy — curb appeal is disproportionately impactful
  • Declutter + pre-stage — makes photos work, makes showings feel larger

Low-ROI moves to usually avoid: major kitchen rebuild, bathroom gut renovation, room additions — these rarely recoup 100% of cost unless strategically targeted.

Is now a good time to sell in Metro Vancouver? +

Depends entirely on what you're doing next:

  • Moving up (to a higher price point): the gap has narrowed in your favour — both sides have corrected, but the absolute dollar gap is smaller. Often advantageous.
  • Moving sideways: neutral in most cases.
  • Downsizing to cash out: you're accepting a lower number than 2023–24 peaks. Whether that's acceptable depends on your alternative use of the equity.
  • Relocating out of BC: depends heavily on destination market dynamics.

The worst reason to sell is "because I heard the market is bad." Sell because your life calls for it — then price it right.

What happens if my home doesn't sell? +

Unsold inventory in BC traces to one of three diagnoses:

  1. Price too high — most common by far
  2. Presentation poor — weak photography, no staging, cluttered home, bad copy
  3. Wrong channel — should have been quiet-marketed, or vice versa

Fix the actual diagnosis and re-launch. Don't grind a tired listing with small price drops every 30 days — buyers interpret each drop as a signal that more are coming.

Sometimes the right move is to withdraw, invest 30–60 days in real repairs and staging, and re-list fresh with a clean DOM counter.

The Difference

Why work with Craig on your Metro Vancouver sale

1
I price against sold data, not wishful thinking
Most sellers overprice by 5–15% because they anchor to the neighbour's list price, not the sold data. I bring recent comps into the pricing conversation — and I'll tell you honestly if a price point isn't going to move.
2
I run the presentation stack as one project
Staging, photography, video, copy, launch strategy — these get outsourced piecemeal by most agents. I coordinate all of them against your timeline and your home's specific strengths.
3
I'm honest about what's wrong with your home
Not every home is ready to list. Some need paint, some need a roof line fix, some need a serious kitchen update before a listing is worth the effort. I'll tell you the truth — even if that means delaying the listing.
About Craig
Craig Johnston, Metro Vancouver REALTOR

Craig Johnston

Licensed REALTOR® · Metro Vancouver · The Macnabs

I have spent the last 5+ years helping move-up buyers and sellers across Metro Vancouver 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 live on Burke Mountain in Coquitlam and work the Tri-Cities, Burnaby, Port Moody, Vancouver, and surrounding submarkets every week.

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
CoverageMetro Vancouver — Tri-Cities base
Experience5+ years serving BC families
Book a Strategy Call with Craig →
Metro Vancouver Market Snapshot April 2026

A selective, stabilizing market — priced right still moves.

Benchmark Price
~$1,000,700
MLS® HPI · all property types
Year-over-Year
Down ~8%
Flat month-over-month
Median Days on Market
~22 days
Based on homes that sold
Active Listings
~783
~485 new in the last 28 days
Segment breakdown
Detached ~$1.62M
Townhomes ~$1.00M
Condos ~$668K
What the numbers mean
A 22–24 day sold-DOM doesn't mean a fast market. Well-priced homes sell in two to three weeks. Everything else sits — active-listing DOM is closer to 50–80+ days in many segments across Metro Vancouver.
Positioning read
Elevated active inventory across Metro Vancouver gives buyers choice and widens the gap between homes that sell and homes that linger. The region-wide benchmark stabilizing signals cooling, not collapse.
Source: Greater Vancouver REALTORS® MLS® HPI, March–April 2026 data. Numbers refresh monthly. Talk to Craig for submarket-level detail on your street or neighbourhood.

Selling at the top of the market?

Luxury sellers get a different playbook.

Private marketing, qualified-buyer networks, tax-informed pricing, concierge presentation. If your home is in the $2.5M+ range anywhere in Metro Vancouver, the process is not the same as a standard MLS® listing.

Read The Luxury Playbook →
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.
Frequently asked

Selling in Metro Vancouver — 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 Metro Vancouver? Start where it hurts least.

Most people lose money because they read generic advice and act on it. The pages below are the opposite — opinionated, built from real transactions, and anchored in named sources. 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 anywhere in BC — every one of these has an authority behind it. Cross-reference before you list.

Municipal & Transit
Real Estate Authorities

External links open in a new tab. The Macnabs is not affiliated with these organizations — they are cited as independent authorities. Any time a number on this page differs from the authority, the authority wins.

Top 1% Team Medallion Team Member President’s Club Team Member 44+ Years in the Tri-Cities
Free 14-page guide

The BC Move-Up Tax Trap

The $40,000+ most BC move-up families leave on the table — capital gains, principal residence exemption, and PTT timing. No sales pitch. Just the math, the dates, and the traps I see Monday-to-Friday.

Get the PDF Free Equity Map
Meet Craig — 90 seconds

Hear it in Craig’s own words.

Before you book a call, spend ninety seconds with Craig. You’ll know in the first thirty whether he’s the right realtor for your move.

Craig Johnston introduction video thumbnail

Opens on YouTube. No autoplay. Craig@theMACNABS.com · 604-202-6092

What Metro Vancouver 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 →
Talk to Craig directly
604-202-6092
Craig@theMACNABS.com · Coquitlam, BC
Start with a free Equity Map Book a Strategy Call

More on selling your home

Keep Digging

Craig writes the Metro Vancouver 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.

Expanded FAQ · 12 questions

Common questions from Metro Vancouver sellers

The questions I hear in almost every first meeting with a seller. Longer explanations in the sections above.

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

Total commission across Metro Vancouver commonly ranges 3.5–5% of sale price, split between listing and buyer's agent and subject to GST. On a $1.5M sale that's roughly $52,500–$75,000 + GST. The percentage is negotiable; what you're buying is marketing, negotiation and protocol, not just MLS® entry.

How long does it take to sell a home in Metro Vancouver in 2026?

The 2026 average DOM across Metro Vancouver is 28–42 days depending on tier, submarket, and season. Well-prepared, correctly-priced detached homes in strong catchments often sell inside 21 days; overpriced or poorly-prepped listings sit 60+ days before a price reduction. The first 14 days determine 80% of the outcome.

Should I renovate before selling?

Almost never a full renovation — the ROI rarely clears 100%. Surgical prep (paint, floors, lighting, declutter, staging) typically returns 200–400%. A $15,000 prep budget on a $1.5M home often adds $40,000–$75,000 to final price. Never over-invest in a home you're selling.

What's the best time of year to list in Metro Vancouver?

Across Metro Vancouver, late February through early May is the peak window — buyer activity, competition, and prices all trend highest. Late August through mid-October is the strong second window. December and mid-summer are traditionally slower but can work well for distinctive homes where the smaller buyer pool is offset by less competing inventory.

Should I price high to leave negotiating room?

In 2026 Metro Vancouver, no — priced-high listings sit, age, and end up selling below what a correctly-priced listing would have. Well-priced homes attract multiple buyers; multiple-buyer dynamics push prices up. Overpriced homes attract one cautious buyer who negotiates down. The playbook depends on tier and inventory.

How do I prep my home for photos and showings?

Declutter first (rent a storage unit if needed), then deep-clean, then paint anything dated, then stage selectively. Professional photography and a floor plan are non-negotiable. Premium listings in 2026 also include video and drone. Buyers make a first decision online before they even schedule a showing.

What disclosures am I legally required to make as a BC seller?

Material latent defects must be disclosed in writing — issues that can't be seen on inspection (leaks, past grow-op, structural issues, stigmatized events). The Property Disclosure Statement (PDS) is optional but almost always signed; lying on the PDS is actionable post-closing. Your realtor will walk through this.

Do I pay capital gains tax when I sell my home?

Not if it was your primary residence for every year you owned it — the Principal Residence Exemption shelters the full gain. If part of the home was rented out, or you're selling a secondary property, partial or full capital gains tax applies. Always verify with an accountant before closing.

Can I sell without a realtor in BC?

Legally yes; practically, FSBO sellers in Metro Vancouver net 8–12% less on average than agented sellers even after saving the commission. You lose MLS® exposure, buyer-agent access, negotiation leverage, and liability cover on the PDS. For lower-tier or niche properties it can work; for $1M+ detached it rarely does.

What's the difference between anchor-high and meet-market pricing?

Anchor-high lists 3–5% above comps, targets the top of market, and waits; meet-market lists at the comp median, targets the 30-day window; set-the-floor lists 2–4% below comps, targets multiple offers. The right posture depends on inventory, tier, urgency, and whether the comps support upside.

How important is staging?

For homes under $1.5M, light staging (rented furniture in 2–3 rooms) usually pays for itself. For luxury homes above $2M, full professional staging is expected and typically returns 5–10× its cost. Empty homes consistently appraise lower in buyer psychology; showing a lived-in-beautifully home beats showing a pristine empty one.

What happens if my home doesn't sell?

After 30 days without an offer, revisit pricing first, marketing second, prep third. A 3% reduction often restarts buyer interest faster than any other lever. If the home has been on market 60+ days at the same price, take a 2-week break, relist fresh, and adjust. Never chase the market down with 1% cuts.

Want these answered for your specific situation? Book a Strategy Call with Craig. Last reviewed 2026-04-22.

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.

Metro Vancouver 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 Metro Vancouver 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 selling a $750K condo in Burnaby or a $4.2M detached on the North Shore, 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 region-wide 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 Metro Vancouver?

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

How do you price a Metro Vancouver home correctly?

Three comps from the last 60 days, three comps from the last 120 days — within 1.5 km and same property type. Adjust for square footage, lot, finish level, orientation. Then adjust again for current buyer sentiment and submarket absorption. 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 seller playbook.

Read next · 2-min form
Start with your home evaluation →
Read next · 12-min read
Selling in Coquitlam — the deep-dive →
Read next · 1-min form
Book the seller strategy call →
Craig Johnston, licensed REALTOR® with The Macnabs — Coquitlam, Port Moody, Port Coquitlam specialist
Work with Craig

Every Metro Vancouver 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 a Strategy Call Home Eval
More Tri-Cities guides

Explore the neighbourhoods connected to this page

Data, Sources & Methodology

How this guide is built — and where the numbers come from

Every benchmark price, sales ratio, and market signal on this page is drawn from named, publicly-verifiable sources refreshed monthly. I write from a licensed B.C. REALTOR®'s vantage point (license V99960, The Macnabs · Royal LePage Elite West) and tie claims to the reports real Metro Vancouver buyers, sellers, and appraisers actually rely on.

Pricing & sales data

Greater Vancouver REALTORS® (GVR) — Monthly MLS® HPI benchmark prices, sales volume, days on market, and list-to-sale ratios for every Metro Vancouver submarket.

Demographics & households

Statistics Canada 2021 Census plus BC Stats projections — population, household composition, median household income, and tenure splits across Metro Vancouver neighbourhoods.

Taxes, thresholds & grants

BC Ministry of Finance and Canada Revenue Agency — current Property Transfer Tax exemption thresholds, GST/HST rules on new homes, BC Home Owner Grant amounts, and first-time home buyer programs.

Mortgage & financing

Canada Mortgage and Housing Corporation (CMHC) and Bank of Canada — stress-test qualifying rate, posted mortgage rates, insured vs uninsured lending rules, and rental market data for the Vancouver CMA.

Schools & catchments

SD43 Coquitlam catchment maps plus Fraser Institute annual school report card rankings — used for every school-linked neighbourhood claim.

Property records & assessment

BC Assessment and BC Land Title & Survey Authority — assessed values, property-type classifications, title registry data, and historical ownership records.

Methodology & refresh cadence

This page is reviewed monthly. Benchmark pricing reflects the most recent GVR HPI release. Census figures are the 2021 Statistics Canada release with BC Stats growth projections. Tax thresholds are current as of the 2026 BC Budget and federal rules in effect at time of publication.

Last reviewed: April 23, 2026 · Written and signed by Craig Johnston, licensed REALTOR® V99960, The Macnabs · Royal LePage Elite West.