BC Assessment Watch — Attached Properties | Coquitlam, Port Moody & Port Coquitlam
43% of Tri-Cities Condos and Townhomes Are Listed Below BC Assessment — What That Means for Buyers in 2026
Of the 851 attached condos and townhomes with a usable BC Assessment on file across the Tri-Cities, 367 — roughly 43% — are listed more than 5% below their assessed value. The average list-to-assessed ratio sits at 97.2%, meaning sellers are, on average, asking slightly less than what the provincial government assessed their property to be worth on January 1, 2026. That gap is small but meaningful, and it creates real opportunities for buyers who know how to use this data. Browse current Tri-Cities listings →
BC Assessment values are a snapshot frozen in time — they reflect market conditions as of January 1 each year. When list prices fall below that number, it typically signals one of two things: the market has softened since the assessment was set, or sellers are pricing strategically to generate faster offers. In the current Tri-Cities attached market, the 97.2% average ratio suggests prices have drifted modestly below where they stood at the start of 2026.
The breakdown tells a more nuanced story. Of the 851 listings with a usable assessment, 466 are priced within the 95–115% band — considered near assessed value — and only 18 are listed more than 15% above assessment, suggesting very few sellers are reaching aggressively beyond what the data supports. The concentration of listings at or just below assessment is a signal that this market is not running hot.
For buyers, a list price below BC Assessment is not a guarantee of a deal — but it is a meaningful data point worth flagging in any offer strategy. If a condo is listed at 91% of its assessed value, that context deserves a conversation about condition, days on market, and comparable sales before you decide how to bid.
For sellers of attached properties in Coquitlam, Port Moody, or Port Coquitlam, pricing at or slightly below assessed value appears to reflect where the market currently sits. Overpricing above the 115% threshold — where only 18 listings currently trade — carries meaningful risk of extended days on market in this environment.
BC Assessment vs list price · Attached homes · Tri-Cities
How do list prices compare to BC Assessment?
All cities — Attached
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Key takeaways
Across the 851 Tri-Cities condo and townhome listings with a usable assessment, the average list-to-assessed ratio is 97.2%. This means sellers are asking, on average, about 2.8% less than their January 1, 2026 BC Assessment. It’s a modest but clear signal that the market for attached properties has not appreciated since assessments were set — and may have softened slightly.
More than two in five attached listings are priced more than 5% below its assessed value. For buyers, these are the properties worth examining most carefully. A below-assessment price doesn’t automatically mean a bargain — condition and strata health matter — but it does indicate a seller who has adjusted their expectations to current market reality.
About 2% of tracked listings are priced more than 15% above their assessed value. This tells buyers that aggressive seller pricing is rare in today’s Tri-Cities attached market. It also tells sellers: the data does not support dramatic premiums over assessment right now, and listings priced that way face a much smaller pool of willing buyers.
The largest single group — 466 listings — is priced within 95–115% of assessed value. This is the pricing sweet spot where most activity is concentrated. If you’re a seller trying to determine where to list, this band represents where the market has found equilibrium. If you’re a buyer, offers in this range are unlikely to see dramatic negotiation unless days on market are elevated.
Frequently asked questions
Common questions answered
What is BC Assessment and how is it calculated?
BC Assessment is a provincial crown corporation that estimates the market value of every property in British Columbia as of January 1 each year. The assessed value is based on recent comparable sales, property characteristics, and neighborhood data collected before that date. In 2026, BC Assessment values for Tri-Cities condos and townhomes reflect what those properties were worth on January 1, 2026 — not today’s market conditions.
How does BC Assessment affect home prices in Coquitlam, Port Moody, and Port Coquitlam?
BC Assessment does not set home prices — buyers and sellers do. However, assessed value is widely used as a reference point for pricing decisions. In the current 2026 Tri-Cities market for condos and townhomes, the average list price is 97.2% of BC Assessment, meaning sellers are pricing slightly below the assessed benchmark. This suggests the market has softened modestly since assessments were calculated, and sellers are adjusting accordingly.
Should I offer below BC Assessment value on a condo or townhome in 2026?
Not automatically — but it is a reasonable starting point for your analysis. If a Tri-Cities condo is already listed below 95% of its BC Assessment value, the seller has already discounted relative to the provincial benchmark. Whether to offer further below depends on comparable sales, days on market, strata financials, and property condition. In the current market, where 43% of attached listings are priced more than 5% below assessment, there is negotiating room in many situations — but each property needs to be evaluated individually.
Is BC Assessment an accurate reflection of market value in Coquitlam in 2026?
BC Assessment provides a useful estimate, but it is not a substitute for a current market analysis. The 2026 assessed values were set on January 1, 2026, and the Tri-Cities market has shifted since then. The fact that the average list-to-assessed ratio for condos and townhomes is currently 97.2% suggests that prices in this segment have declined slightly from where they were at the start of the year. For an accurate current market value, you need a comparative market analysis based on recent sold data — not just the assessed value.
How should I use BC Assessment data when buying a condo or townhome in the Tri-Cities?
Use BC Assessment as one data point among several — not as the final word. Start by comparing the list price to the assessed value to understand where the seller is anchoring their price. In the current 2026 Tri-Cities market, 97.2% is the average ratio for attached properties, so a listing at 105% of assessment is above the norm, while one at 88% of assessment has already been significantly discounted. Then layer in recent comparable sales, days on market, and strata documents before forming your offer strategy. A REALTOR® can help you interpret all of these signals together.
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 · 28-September · For educational purposes only. Not intended as financial or legal advice.
Sebastian Czarkowski, REALTOR® | Royal LePage Elite West | sebastianrealestate.ca