Tri-Cities & Maple Ridge Real Estate Blog

Riverbend is the townhome complex at 3000 Riverbend Drive in Coquitlam East, backing onto greenbelt near the Coquitlam River trails. I have sold two homes here, 106 and, in February 2026, 420, so I know the complex from both the older and the newer end of it. If you have been searching the address, this is what you are looking at.

The numbers

• Built: in phases, roughly 2003 to 2008
• Type: two- and three-level townhomes on their own lots, several as end units against greenbelt
• Unit 420 as sold: 5 bedrooms, 3 bathrooms, 2,300 square feet on two levels, end unit, 3,724 square foot lot, built 2008
• Unit 106 as sold: 3 bedrooms plus den, 3 bathrooms, 1,748 square feet on three levels, end unit, built 2003
• Parking: double garages on the later phase, with driveway parking in front
• Close to: Coquitlam Centre, the Evergreen Line, West Coast Express, and the river trails

Two different homes under one address

The earlier homes at Riverbend are three-level plans: a den or rec room on the entry level, living on the middle floor, bedrooms up. 106 was one of these, an end unit with a 400 square foot deck and a fenced yard against the greenbelt. The later phase went wider and lower: 420 is two levels, with three bedrooms and the ensuite upstairs and a walkout basement carrying two more bedrooms, a second kitchen and its own entrance. Same complex, two very different ways to live in it, and a price gap to match.

Why the end units matter

Riverbend's edge is the greenbelt. The interior units are good townhomes; the end units against the trees are the reason people search the address. 420 had greenbelt on one side and nothing across the street, and sat on one of the largest lots in the complex. When one of those comes up it does not behave like the rest of the complex, and it should not be priced like it.

What to check

These homes sit on their own lots, so ask early whether the strata is bare-land and exactly what the fee covers; the answer changes what you are responsible for. On the 2003 phase, look at the age of the roof and the hot water tank. On the 2008 phase with a suite, confirm what the city and the strata say about the second kitchen before you count it as income. Central air was added to 420 by the owners; do not assume it is standard.

If you own here

I have listed and sold at both ends of this complex, and the buyer for a three-level 2003 home is not the buyer for a two-level 2008 end unit with a suite. Knowing which one you have, and who is looking for it this season, is most of the pricing conversation.

Want to walk it?

If a home is listed at Riverbend I can show it the same week. If you own one and want a straight answer on value, call or text 778.928.7653.

Jody Squires, REALTOR® — Red Viking Real Estate, RE/MAX Sabre Realty Group

Details are taken from the MLS® listings for 420-3000 Riverbend Drive (MLS® R3087974, sold February 2026) and 106-3000 Riverbend Drive (MLS® V695916) and should be verified independently. Strata and city positions change; confirm the current position for any specific home.

This is not intended to solicit properties already listed for sale or buyers already under contract. Each RE/MAX office is independently owned and operated.

Balmoral Place is a 1979 townhouse complex on the North Shore side of Port Moody, a few minutes on foot from Newport Village, Suterbrook Village and Rocky Point Park. People search the name every month, usually because a unit has come up and they want to know what they are looking at. I sold 249 Balmoral Place in February 2022, so here is the complex as I found it, and what I would check before buying or listing there.

The numbers

• Built: 1979
• Type: multi-level townhouses with carports, most with a private yard
• Unit 249 as sold: 3 bedrooms, 2 bathrooms, 1,309 square feet
• Heating: natural gas, forced air
• Envelope: new windows and siding were completed on the complex before 2022
• Walk to: Newport Village, Suterbrook Village, Rocky Point Park, Inlet Centre SkyTrain

What the complex is

This is a 1970s wood-frame townhouse strata, and it should be read as one. The layouts are split across levels rather than stacked, the parking is a carport rather than a garage, and the yards on the outer units are unusually large for Port Moody. 249 had one of the biggest in the complex. Nobody buys here for the finishes; they buy for the location and the space, and then they renovate.

What has been done, and what to check

The strata replaced the windows and the siding in the years before 2022, which is the single most expensive item on a building of this age and the first thing a lender's appraiser will ask about. What I would still read closely: the depreciation report for the roofs and the plumbing, the contingency fund balance against the age of the buildings, and the minutes for anything about drainage. A 1979 complex with a recently done envelope and a healthy fund is a different purchase from one without either.

Why the location carries it

From Balmoral Place you can walk to the shops at Newport and Suterbrook, the waterfront at Rocky Point, the brewery row on Murray Street and the Evergreen Line. Port Moody has built a lot of new condo stock around Inlet Centre in the last decade, and none of it comes with a yard. That is the trade: an older building, and outdoor space at a price the new towers cannot offer.

If you own here

Units in this complex sell on the yard, the level of renovation and the state of the strata's paperwork, in that order. When I listed 249 the story was the backyard and the location, with the upgrades inside as support. If you are thinking about selling, that is the order I would tell it again, and I would want the current depreciation report in hand before the photos are taken.

Want to walk it?

If a unit is listed at Balmoral Place I can usually show it the same week. If you own one and want to know what it would sell for today, call or text 778.928.7653.

Jody Squires, REALTOR® — Red Viking Real Estate, RE/MAX Sabre Realty Group

Details are taken from the MLS® listing for 249 Balmoral Place (MLS® R2652304, sold February 2022) and should be verified independently; strata condition and documents change, so confirm the current position for any specific unit.

This is not intended to solicit properties already listed for sale or buyers already under contract. Each RE/MAX office is independently owned and operated.

There are about forty active listings in Hemlock Valley right now, and they split into four very different products. Most people who search for Hemlock cabins have one of the four in mind without knowing the other three exist. Here is what the asking prices look like on 11 September 2026, taken from the MLS® feed on the Hemlock Valley page and grouped by what you actually get for the money.

The numbers

• Active listings in Hemlock Valley: about 40
• Building lots: roughly 15, asking $199,800 to $399,000
• Ski-in condos at 21000 Enzian Way: 5, asking $230,000 to $350,000
• Strata chalets at 20649 Edelweiss Drive: 3, asking $279,900 to $520,000
• Detached cabins and chalets: about 17, asking $499,000 to $1,495,000, with most between $600,000 and $1,000,000
• Every figure above is an asking price, not a sale

A condo at Enzian Way: $230,000 to $350,000

The building at 21000 Enzian Way is the cheapest way to own at the hill. Four of the five units listed are one-bedroom suites of roughly 440 to 565 square feet, asking $230,000 to $280,000. The fifth is a 1,045 square foot one-bedroom with two bathrooms at $350,000. Think of these as a ski locker with a bed, not a family cabin. The questions to ask before the view are the strata fee, the age of the building, and the state of the roof and envelope.

A lot: $200,000 to $400,000

Around fifteen building lots are for sale, from $199,800 on Edelweiss Drive to $399,000 on Sakwi Creek Road. The Snowflake and Snowmist lots sit closest to the lifts. The lot price is only the start: mountain construction, septic or sewer, and winter access all cost more than they do in town, and some lots have been on the market a long time for exactly that reason. Ask why a lot is cheap before asking whether it is.

A strata chalet: $280,000 to $520,000

Three units at 20649 Edelweiss Drive are listed between $279,900 and $520,000, from a three-bedroom, one-bathroom unit of 1,054 square feet to a two-bedroom of 1,442. This is the middle option: a real cabin that sleeps six, with a strata looking after the exterior. Read the depreciation report and the minutes first. A small mountain strata with a large roof repair coming changes the math quickly.

A detached cabin or chalet: $500,000 to $1,500,000

Seventeen detached homes are listed, from a 600 square foot two-bedroom on Laurel Place at $519,000 to a five-bedroom, seven-bathroom chalet of 3,513 square feet on Snowflake Crescent at $1,495,000. The middle of that list, on Sakwi Creek Road, Mt Downing Road and Snowmist Drive, is three or four bedrooms between $650,000 and $850,000. That band is where most families looking for a real cabin end up.

The short-term rental question

Hemlock Valley is outside the principal-residence requirement in BC's short-term rental rules, which is a large part of why buyers look here rather than closer to the city. The rules change and the exemptions are drawn on a map, so confirm the position for the specific property, and the strata bylaws where there is a strata, before you count on any rental income.

Want to walk it?

Most of these can be shown on a weekend. Call or text 778.928.7653 and say which of the four you mean.

Jody Squires, REALTOR® — Red Viking Real Estate, RE/MAX Sabre Realty Group

Prices are asking prices from active MLS® listings on 11 September 2026 and will change. Measurements, lot sizes and unit counts are taken from the listings and should be verified independently.

This is not intended to solicit properties already listed for sale or buyers already under contract. Each RE/MAX office is independently owned and operated.

3415 – 2180 Kelly Avenue is a three-bedroom corner unit at Montrose Square in central Port Coquitlam, asking $615,000. At that number there is very little else in the Tri-Cities with three bedrooms in it.

The numbers

• Asking: $615,000

• Per sq ft: $690

• Bed / bath: 3 / 2

• Floor area: 891 sq ft

• Parking: 2

• Built: 2021

• Strata: $541

• Taxes: $2,546 (2025)

• Complex: Montrose Square

Three bedrooms is the whole point

Most of what trades under $620,000 in Port Coquitlam is a one-bedroom, or a two-bedroom in a building from the nineties. This is a three-bedroom, and it is four years old.

It is also 891 square feet, and that number does not stretch. The primary is 11’1” by 9’6” and takes a queen with side tables. The second bedroom is 11’1” by 7’8”. The third, at 8’9” by 7’11”, is an office, a nursery, or a room for one small child — it is not a room for a teenager and their furniture.

What it is not is a two-bedroom-and-den with a half wall and a sliding panel. All three are real rooms with real doors, and there are two full bathrooms to go with them.

A corner unit with no one above

The MLS record lists this as a corner unit with no one overhead, which removes the single most common complaint about apartment living. It faces southeast over the courtyard rather than out onto Kelly Avenue, so the light arrives in the morning and the noise stays on the other side of the building.

The balcony is covered and opens off the living room, which is the difference between a deck you use four months a year and one you use most of them. Air conditioning handles the other direction in August.

What comes with it

Two underground parking stalls — #456 and #457 — and a self-contained storage room on the same floor as the unit, not a wire cage three levels down in the parkade. Laundry is in the unit. Quartz counters, laminate flooring and stainless appliances came with the 2021 build.

The building runs a clubhouse, an exercise centre, a bike room and a garden, and the $540.70 strata fee covers hot water, grounds, snow removal and management.

Cats and dogs are permitted with restrictions and a two-pet limit, rentals are allowed, and there is no age restriction — a combination that is not a given in newer Port Coquitlam buildings.

Central Port Coquitlam

The Port Coquitlam Community Centre is steps away. West Coast Express and transit are close, the Traboulay PoCo Trail is nearby, and the shops and restaurants along Shaughnessy are walkable. For most of the week the car can stay in the parkade.

Want to walk it?

Private viewings are open this week. Send a message or call and I will open the door.

Call or text 778.928.7653

Jody Squires, REALTOR® — Red Viking Real Estate, RE/MAX Sabre Realty Group

MLS® R3129715 — 3415-2180 Kelly Avenue, Port Coquitlam

Measurements, floor area, strata fees and taxes are taken from the MLS® listing and should be verified independently by the buyer. Room dimensions are approximate.

This is not intended to solicit properties already listed for sale or buyers already under contract. Each RE/MAX office is independently owned and operated.

12-24108 104 Avenue is a three-storey townhome in Ridgemont, Albion — the same complex where four-bedroom units are asking well past $850K. This one is smaller, priced under $725,000, and it is the only one on the market that has been fully redone.

The numbers

• Asking: $723,888

• Per sq ft: $560

• Bed / bath: 3 / 3

• Floor area: 1,293 sq ft

• Parking: 3

• Built: 2018

• Strata: $290

• Complex: Ridgemont

Not a refresh. A rebuild.

Most Ridgemont resales are still wearing what the builder put in back in 2018. This one is not. New paint through the whole home, new laminate flooring, new carpet upstairs, and a kitchen that has been pulled out and replaced — stainless appliances, a gas range, and quartz counters running the full length of the island.

It is listed as extensively renovated to a 2026 spec, and it shows in the details a quick flip usually skips: the backsplash runs full height to the upper cabinets, the hardware matches through the whole main floor, and nothing was left half-finished to save a trip back.

Three storeys, laid out to actually use

The main floor is open from the kitchen through to the living area, on new wide-plank flooring that carries the light from the front windows across the whole room. It is a freehold strata title, not leasehold, which in this stretch of Maple Ridge is worth checking for before you fall for a floor plan.

Upstairs holds the bedrooms, including a primary with a vaulted ceiling. Nothing here is oversized for the sake of it — at 1,293 square feet the home is built for a couple or a small family who do not want to carry the maintenance load of the 1,850-square-foot units two doors down.

A tandem garage most three-beds this size do not get

Below the main floor is a tandem garage — two vehicles, nose to tail — with bonus space for storage, plus a 20'6" driveway out front. That is three parking spots, two of them covered, on a home this size. In a complex built around visitor parking and street spillover, that is not a small thing.

A renovation this complete usually shows up in the price. Here it shows up in the finishes instead — the number is still built for a buyer who would otherwise be looking at an untouched unit.

A private deck, off the main floor

The deck sits off the back, screened from the neighbouring unit by a cedar privacy panel — enough space for a table and chairs without feeling like you are on top of the complex's shared walkway.

Albion, Maple Ridge

Ridgemont sits directly across from a new elementary school and the Albion Community Amenities Centre. Samuel Robertson Technical Secondary, shopping, Albion Fields and Planet Ice are all a short drive, and the nature trails along the Fraser are minutes away in the other direction.

Want to walk it?

Private viewings are open this week. Send a message or call and I will open the door.

Call or text 778.928.7653

Jody Squires, REALTOR® — Red Viking Real Estate, RE/MAX Sabre Realty Group

MLS® R3140554 — 12-24108 104 Avenue, Maple Ridge

Measurements, floor area, strata fees and taxes are taken from the MLS® listing and should be verified independently by the buyer. Room dimensions are approximate.

This is not intended to solicit properties already listed for sale or buyers already under contract. Each RE/MAX office is independently owned and operated.

76-8438 207A Street is a two-bedroom end unit in York by Mosaic, Willoughby Heights. What makes it unusual is not the square footage — it is what comes with it.

The numbers

Asking: $729,000

Per sq ft: $613

Bed / bath: 2 / 2

Floor area: 1,190 sq ft

Parking: 3

Built: 2015

Strata: $355

Complex: York by Mosaic

An extra wall of windows

End units in York get a second set of large windows along the side elevation, and the difference is obvious the moment you walk in. The main floor is open from the front door through to the deck, so the light carries the full depth of the home rather than stopping at a hallway.

At 1,190 square feet across three levels, the Cypress plan is laid out with the living and dining on the main, both bedrooms up, and a flex room below.

A full island, not a peninsula

The kitchen runs along one side of the main floor with a proper island and seating for three, stainless appliances, a gas range under a chimney hood, and stone counters. The dining area sits in the bay at the front of the home, wrapped on two sides by windows.

Two bedrooms that both take a real bed

The primary is 14’4 by 14’2 — large enough for a king with side tables and still walk around it — and has its own ensuite. The second bedroom is 14’2 by 11’, which is unusual: in most two-bedroom townhomes at this price the second room is a box that fits a double at best. Laundry is stacked upstairs, where the clothes are.

The part that is hard to find

Below the main floor there is a double tandem garage and a separate flex room. The current owners use the flex space as a home gym; it works equally well as an office, a media room, or a third sleeping space for guests.

Add the parking spot out front and that is three vehicles, two of them covered — on a two-bedroom home.

At $613 a foot in Willoughby, most two-bedroom townhomes do not give you covered parking for two cars and a bonus room on top. That combination is what separates this from a comparable condo or an older resale unit in the same range.

A deck the full width of the house

The deck runs the entire back elevation and faces south, so it holds sun through the afternoon and into the evening. Being an end unit, it also comes with a side yard — a strip of green most interior units in the complex do not have.

Willoughby Heights

York sits in the middle of Willoughby, which means schools, groceries and everyday amenities are inside a short drive, transit is close, and Highway 1 is quick to reach when you are heading east or into Surrey. Nature trails are minutes away in the other direction.

Want to walk it?

Private viewings are open this week. Send a message or call and I will open the door.

Call or text 778.928.7653

Jody Squires, REALTOR® — Red Viking Real Estate, RE/MAX Sabre Realty Group

MLS® R3157361 — 76-8438 207A Street, Langley

Measurements, floor area, strata fees and taxes are taken from the MLS® listing and should be verified independently by the buyer. Room dimensions are approximate.

This is not intended to solicit properties already listed for sale or buyers already under contract. Each RE/MAX office is independently owned and operated.