BC Assessment Watch — Attached Properties | Week of May 25, 2026
Tri-Cities Condos and Townhomes Are Listing Below BC Assessment in 2026 — What That Means for Buyers and Sellers
In the Tri-Cities condo and townhome market right now, list prices are running at an average of 90.8% of BC Assessment value. That single number tells buyers and sellers a great deal about where the market stands. Across 1,235 matched properties in Coquitlam, Port Moody, and Port Coquitlam, the majority are priced near or below what BC Assessment recorded on January 1, 2026 — a clear signal that attached home values have softened since that assessment date. If you are buying or selling a condo or townhome in the Tri-Cities this spring, understanding this gap is one of the most practical tools you have. Browse current Tri-Cities listings →
Of the 1,235 attached condos and townhomes analyzed this week, 809 properties — roughly 65% — are listed within 90 to 110% of their BC Assessment value. That is the healthy band where assessed value and market price broadly agree. However, 290 properties, or about 23%, are listed below assessed value, meaning sellers have had to price under what BC Assessment recorded in January to attract buyers. Only 34 properties — less than 3% — are listed above assessed value, which would indicate a property where demand outpaced the January 1 snapshot. The average list-to-assessed ratio of 90.8% confirms a consistent, market-wide pattern: attached homes in Coquitlam, Port Moody, and Port Coquitlam are generally selling for less than BC Assessment suggests they are worth on paper. For buyers, this creates real negotiating context. For sellers, it means pricing at or above assessed value without strong justification is likely to result in a property sitting unsold. BC Assessment values are a lagging indicator — they capture the market as it was, not as it is — and right now the market has moved below that January benchmark.
BC Assessment vs list price · Attached homes · Tri-Cities
How do list prices compare to BC Assessment?
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Key takeaways
The average list-to-assessed ratio of 90.8% across 1,235 attached properties means sellers are, on average, pricing their condos and townhomes about 9% below what BC Assessment recorded on January 1, 2026. This is not a minor rounding difference — it reflects a genuine downward shift in buyer demand since the assessment date. Sellers who price at 100% of assessed value are currently above where the market is transacting.
With 290 properties listed below their BC Assessment value, buyers should not assume that a below-assessed listing is automatically a deal. In the current Tri-Cities market, listing below assessment is the norm for roughly one in four condos and townhomes. What matters is how far below assessed value the list price sits and how long the property has been on market. These are the conversations worth having with your REALTOR® before writing an offer.
Just 34 of 1,235 attached properties — under 3% — are listed above BC Assessment value in the Tri-Cities right now. In a rising market, this number would be much higher, as sellers capture appreciation that occurred after January 1. The fact that so few properties are priced above assessment reinforces that demand has not accelerated since the assessment date. Those 34 listings represent either highly desirable units or sellers who have not yet adjusted expectations to current conditions.
If you are selling a condo or townhome in Coquitlam, Port Moody, or Port Coquitlam in 2026, the data is direct: pricing at your full BC Assessment value puts you above where 97% of comparable listings are positioned. A well-priced listing in today’s market will likely land between 88% and 100% of assessed value depending on the building, condition, and specific location. Working with your REALTOR® to analyze the list-to-assessed ratios of recent sales in your building or complex gives you a defensible, data-backed list price.
Frequently asked questions
Common questions answered
What is BC Assessment and how does it work in 2026?
BC Assessment is a provincial Crown corporation that assigns an estimated market value to every property in British Columbia as of January 1 each year. In 2026, BC Assessment values for condos and townhomes in Coquitlam, Port Moody, and Port Coquitlam were set on January 1, 2026, based on comparable sales data from the months leading up to that date. These values are used to calculate property taxes but are not appraisals and do not automatically reflect what a property will sell for months later.
How does BC Assessment affect home prices in Coquitlam in 2026?
BC Assessment does not set home prices, but it provides a widely referenced benchmark that buyers and sellers use to gauge value. In Coquitlam in 2026, the average attached condo or townhome is listing at about 90.8% of its BC Assessment value, meaning the active market is running below what assessment recorded in January. BC Assessment influences buyer expectations and negotiation starting points, but actual sale prices are determined by current supply, demand, and comparable sales.
Should I offer below BC assessed value when buying a condo in the Tri-Cities?
In the current Tri-Cities market, offering below BC assessed value is not automatically aggressive — it may actually align with where the market is transacting. With an average list-to-assessed ratio of 90.8% across 1,235 attached properties in May 2026, many accepted offers are likely landing at or below assessed value. The right offer price depends on the specific property’s list-to-assessed ratio, days on market, and recent comparable sales in the building, not on assessed value alone.
Is BC Assessment accurate for buying or selling a condo in Coquitlam?
BC Assessment is a useful reference point but is not an accurate real-time valuation for buying or selling a condo in Coquitlam in 2026. Assessment values are set on January 1 and reflect market conditions from several months prior. In a softening market like the current Tri-Cities attached segment — where list prices average 90.8% of assessed value — relying on BC Assessment as a price target will likely result in overpricing. For accurate pricing, you need recent comparable sales data and a current market analysis from a local REALTOR®.
How do I use BC Assessment when buying a home in Port Moody or Port Coquitlam?
When buying an attached condo or townhome in Port Moody or Port Coquitlam in 2026, use BC Assessment as one data point among several. Start by calculating the list-to-assessed ratio of the property you are considering — divide the list price by the assessed value. If the ratio is above 100%, the seller is pricing above where most of the market sits. If it is below 90%, ask why. Then compare the property’s ratio to the market average of 90.8% and to recent sales in the same building or complex. This gives you a factual basis for your offer rather than an emotional one.
Sebastian Czarkowski
REALTOR® · Royal LePage Elite West · Coquitlam, BC
Questions about buying or selling in the Tri-Cities? Reach out directly.
Data sourced from Paragon MLS® system · 25-May · For educational purposes only. Not intended as financial or legal advice.
Sebastian Czarkowski, REALTOR® | Royal LePage Elite West | sebastianrealestate.ca