Belcarra Houses for Sale

On this page (13 sections)

The Village of Belcarra, which MLS® reports group under Port Moody: 11 houses listed at the end of October 2026 and 0 sold in the month. By listings that is number 7 of 11 Port Moody communities for houses.

Email me new listings for this search

Get new homes by email as they come on the market. Jared sets up the alert for you.

Sent by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, #201, 15272 Croydon Drive, Surrey, BC V3Z 0Z5, 604-928-1361, jaredgibbons@royallepage.ca. Every email has an unsubscribe link. Privacy Policy

Belcarra houses listed and sold, June to October 2026

Belcarra houses by month, with share of Port Moody
MonthListedSoldSales ratioShare of Port Moody listingsShare of Port Moody sales
June 20261218%9.4%11.1%
July 2026130—10.2%0.0%
August 20261218%9.0%8.3%
September 2026130—9.6%0.0%
October 2026110—8.0%0.0%

Source: MLS® data from the Greater Vancouver REALTORS® and the Fraser Valley Real Estate Board, compiled by SnapStats®. How these figures are defined and sourced

Belcarra went from 12 houses listed in June to 11 in October (−8.3%), with 2 sales over the 5 months. That was 8.0% of the 138 houses listed in Port Moody in October.

Jared's take on Belcarra

Belcarra is its own small village municipality next to Port Moody, and it feels like one. Buyers want waterfront on Belcarra Bay or a view over Bedwell Bay, and they accept the drive out Bedwell Bay Road.

Belcarra home prices: what sold, November 2025 to October 2026

Belcarra: what sold, by home type
Home typeSoldMedian priceMedian days to sellSold vs listMedian per sq ft
Houses6$2,593,00019 days92.8%$610

Source: Paragon, the MLS® system used by Jared’s office, closed sales from November 1, 2025 to October 22, 2026. How these figures are defined and sourced

Belcarra houses: your questions answered

How many houses are for sale in Belcarra?

11, in the Greater Vancouver REALTORS® month-end figures for October 2026. Listings change every day; Jared can tell you what is available now.

Is Belcarra a buyers’ or sellers’ market for houses?

In October 2026, houses in Belcarra had no published sales ratio for the month. On the reports’ scale under 12% favours buyers, 12% to 20% is balanced and over 20% favours sellers.

How many houses sold in Belcarra from June to October 2026?

2 houses sold in Belcarra over those 5 months, out of 64 in all of Port Moody.

Where do my children go to school?

43 (SD43) schools outside the village, confirmed by address with SD43.

What did houses in Belcarra sell for?

6 houses sold in Belcarra from November 1, 2025 to October 22, 2026, at a median price of $2,593,000.

How long do houses take to sell in Belcarra?

Half sold in 19 days or less, at a median 92.8% of the last list price; 0% went over asking (sales from November 1, 2025 to October 22, 2026).

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

  • 5 out of 5 stars

    “We have bought 3 houses with Jared! Very knowledgeable, always willing to go the extra mile!”

    N.S. Google review

  • 5 out of 5 stars

    “Great dealing with this agent. He was informative, helpful and knowledgeable about all the aspects of buying a home. I would recommend him to anyone who is interested in buying a home.”

    R. Google review

  • 5 out of 5 stars

    “Jared was fantastic to work with—friendly, down to earth, and always on top of communication. He really listened to what we needed and set up viewings that fit us perfectly. Highly recommend!”

    J.N. Google review

More Port Moody houses

Belcarra Houses: rules that affect buyers

  • Belcarra runs its own bylaws: the 2024 Official Community Plan (Bylaw No. 621, 2024) and Zoning Bylaw No. 510, 2018 govern permits and lots, not Port Moody's bylaws, even though the postal and real-estate area name is Port Moody.
  • Servicing is the binding constraint: houses here rely on on-site septic, and the Village ties any wider permissions to septic and water capacity, while the municipal water system serves the majority of properties in Belcarra Bay and Bedwell Bay.

Belcarra Houses: local details a buyer would not know

  • təmtəmíxʷtən/Belcarra Regional Park, run by Metro Vancouver, holds White Pine Beach on Sasamat Lake and the Belcarra picnic area on the inlet, with a 3.2-kilometre Sasamat Lake Loop Trail, and park traffic uses the same Bedwell Bay Road residents use.
  • Fire protection is volunteer: the Sasamat Volunteer Fire Department is the village's fire service named in the Official Community Plan.
  • The Village Hall stands at 4084 Bedwell Bay Road on the single spine road, so every civic service is on the one road in and out.

Belcarra Houses: costs and taxes

  • Belcarra sets its own property taxes as a separate municipality, and the Village budgets its Waste and Recycling Depot as its own operating fund with its own rate increases, separate from water.
  • The speculation and vacancy tax applies in Belcarra, so owners declare annually.

Belcarra Houses: getting around

  • Bedwell Bay Road is the only road in and out: it enters from Port Moody and runs past the Village Hall at 4084 Bedwell Bay Road to both the Belcarra Bay and Bedwell Bay street systems.
  • A TransLink community shuttle serves the village, per the Official Community Plan's facilities map — there is no conventional bus route or rail station in Belcarra.

Belcarra Houses: risks and due diligence

  • Test the septic system and confirm its capacity before adding any accessory unit, because the Village ties added units to septic and water capacity and there is no municipal sewer.
  • Confirm whether the specific property is connected to the municipal water system, since the Official Community Plan says the system serves the majority of properties in Belcarra Bay and Bedwell Bay, without a lot list.
  • Confirm the SD43 catchment schools for the exact address, since no school building stands in the village.

How Belcarra Houses compares

Belcarra Houses compared
FactBelcarraAnmorePort Moody
MunicipalityVillage of BelcarraVillage of AnmoreCity of Port Moody
Sewer serviceOn-site septic; no municipal sewer stated in Village sources——
School districtSD43 — no school building in the villageSD43SD43
Speculation and vacancy tax areaYesYesYes

Sources for Belcarra Houses

Areas near Belcarra

The 8 closest neighbourhoods we cover, nearest first. Distances are straight-line between centre points, so the drive is longer.

Centre points: OpenStreetMap contributors and Wikipedia.

Build my search

Where are you starting?

Answer four quick questions and tell me where to send it. I will reply with homes to look at and the next steps.

Ready to get started?

Call 604-928-1361 or Email me today and let's discuss your next home sale or purchase.