Belcarra Homes for Sale

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The Village of Belcarra, which MLS® reports group under Port Moody: 11 houses and 0 condos and townhomes listed at the end of October, with 0 and 0 sold in the month. It is one of 11 communities the Greater Vancouver REALTORS® figures break out for Port Moody.

Picnic lawn at Belcarra Regional Park looking across the inlet
Photo: Aiwize, CC BY-SA 4.0, via Wikimedia Commons. Resized and compressed.

Where Belcarra sits

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Belcarra homes listed and sold, June to October 2026

Belcarra, October 2026. Detached houses: 11 listed at month end and 0 sold in October. No condos and townhomes were listed or sold in Belcarra between June and October.

Belcarra listings, sales and sales ratio by month
MonthHouses listedHouses soldHouses ratio
June 20261218%
July 2026130—
August 20261218%
September 2026130—
October 2026110—

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

Looking across the period, Detached houses: 2 sold over 5 months against an average of 12.2 listed, about 30.5 months of listings at that pace; the busiest month was June with 1 sold.

How Belcarra compares with the rest of its city

Belcarra against its whole city, October 2026: share of listings and sales, sales ratio and rank.

Belcarra against the whole city, October 2026
Home typeShare of city listingsShare of city salesCommunity sales ratio against cityRank on sales ratio
Detached houses8.0%0.0%— against 9%Under 10 listed

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

Between June 2026 and October 2026, detached houses: listings fell from 12 in June to 11 in October (−8.3%), and it took 3.1% of the city’s 64 sales over the period.

The monthly write-ups singled out Belcarra for detached houses in June (a buyers’ best bet).

Belcarra share of Port Moody listings and sales by month

In Belcarra, its share of the houses listed in Port Moody went from 9.4% in June to 8.0% in October. A share that holds steady while the city moves means the community is following the city; a share that drifts means it is moving differently.

Belcarra as a share of Port Moody, by month
MonthShare of city houses listedShare of city houses sold
June 20269.4%11.1%
July 202610.2%0.0%
August 20269.0%8.3%
September 20269.6%0.0%
October 20268.0%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 home prices: what sold, November 2025 to October 2026

6 houses sold in Belcarra with a median price of $2,593,000, taking a median of 19 days to sell at 92.8% of the last list price; 0% sold above list. They had a median $610 per square foot, a median year built of 1975 and a median lot of 17,696 square feet.

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 real estate: your questions answered

How many homes are for sale in Belcarra?

At the end of October 2026 the Greater Vancouver REALTORS® figures showed 11 houses listed in Belcarra. Those are month-end counts and they move daily, so ask Jared for a current list.

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

2 houses and 0 condos and townhomes sold in Belcarra over those 5 months; detached houses peaked in June with 1 sold.

How big is Belcarra compared with the rest of Port Moody?

In October 2026, Belcarra held 8.0% of the 138 detached houses listed in Port Moody.

Are there more or fewer homes for sale in Belcarra than in June?

Listings of detached houses fell from 12 in June to 11 in October 2026 (−8.3%).

Is Belcarra part of Port Moody for taxes and permits?

No. The Village of Belcarra is a separate municipality with its own council, its own 2024 Official Community Plan (Bylaw No. 621, 2024) and its own Zoning Bylaw No. 510, 2018, so building permits, tax rates and servicing rules are the Village's, even though the postal and real-estate area name is Port Moody.

Can I add a suite or coach house on Bedwell Bay Road?

Yes, one accessory unit. The RS-1 zone permits up to one principal single-family house and one accessory unit, either a secondary suite or a coach house, per lot — but the added unit still has to work on the lot's septic system, and the Village ties any wider permissions to septic and water capacity.

Where do my children go to school?

There is no school building in the Village. The OCP community facilities map lists fire protection (Sasamat Volunteer Fire Department), the Waste and Recycling Depot, the Village Hall, a multi-sport court and the TransLink community shuttle — no school — so Belcarra addresses are served by School District No. 43 (SD43) schools outside the village, and the exact school must be confirmed by address with SD43.

What happens to garbage and recycling?

Belcarra runs a central drop-off, not curbside collection. The OCP facilities map names solid waste management as a central drop-off Waste and Recycling Depot (the WARD), and the Village budgets the depot as its own operating fund with its own rate increases, separate from water.

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?

The median was 19 days from listing to sale, and homes sold at a median 92.8% of the last list price (0% sold above list), for sales November 1, 2025 to October 22, 2026.

Photos from the area

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

    “stellar service and quality execution. will reco him to anyone i know who needs a realtor.”

    L.M. Google review

  • 5 out of 5 stars

    “Jared is a dream realtor. He spent lots of time helping me find my first home (a beautiful condo) in 2021 and in 2025 helped me sell the condo in a matter of days as my husband and I purchased our first home together (an incredible row home)…”

    A.B. Google review

  • 5 out of 5 stars

    “As first time home buyers, Jared made the process seamless and was always readily available to answer any questions we had throughout. Jared was patient, genuine and supportive with any questions we had along the way…”

    L.P. Google review

More Port Moody real estate

Belcarra by home type

Belcarra: streets and boundaries

  • Belcarra is its own municipality, the Village of Belcarra, not part of the City of Port Moody: it sits on a narrow peninsula at the mouth of Indian Arm, northwest of Port Moody and Anmore, with a land area of about 5.50 square kilometres and a population of 687 in the 2021 Census.
  • One road runs the village: Bedwell Bay Road enters from Port Moody, becomes the spine past the Village Hall at 4084 Bedwell Bay Road, and the residential streets split into the Belcarra Bay side (Belcarra Bay Road, Salish Road, Whiskey Cove Lane) and the Bedwell Bay side (Kelly Avenue, Senkler Road, Turtlehead Road).
  • The village was incorporated on August 22, 1979, and its Indigenous name is təmtəmíxʷtən (Tum-Tumay-Whueton), an ancestral village of the Tsleil-Waututh Nation.

Belcarra: the housing stock

  • The stock is almost entirely detached houses: the Village's tax base is almost all residential, and the zoning that covers most lots is One-Family Residential (RS-1) under Zoning Bylaw No. 510, 2018.
  • Named sub-areas in the Official Community Plan (OCP) are Belcarra Bay and Bedwell Bay; Farrer Cove, at the north end, is covered by its own zone, RM-2 (Farrer Cove South), in the zoning bylaw's district list.
  • Waterfront lots on Bedwell Bay and Belcarra Bay carry marine zoning (W-1, W-2, W-3) for the water side of the property, separate from the house zone.

Belcarra: rules that affect buyers

  • An RS-1 lot allows one principal single-family house plus one accessory unit — a secondary suite or a coach house — or one duplex; anything denser needs a site-specific Comprehensive Development (CD) rezoning.
  • There is no municipal sewer: sewage is handled on site by septic systems, and the Village's own regional context statement says it will only widen suite, coach house and low-density multi-unit permissions where septic and water provisions are available.
  • Drinking water is municipal but imported: the Village has had a water services agreement with the District of North Vancouver since 2008, and that district has been the primary source of potable water since 2011, serving most properties in the Belcarra Bay and Bedwell Bay areas.
  • The current plan is the 2024 OCP, Bylaw No. 621, 2024; zoning is Zoning Bylaw No. 510, 2018 — both are Belcarra's own bylaws, not Port Moody's.

Belcarra: local details a buyer would not know

  • Fire protection is the Sasamat Volunteer Fire Department, shared with Anmore — the Village Hall and fire service are not Port Moody Fire Rescue.
  • Water bills carry a long tail: a water parcel tax pays the debt on the potable water system built under Bylaw No. 413, 2008, started with the first debt payment in 2013 and runs for the 25-year term of that debt unless prepaid.
  • Dogs are not allowed at White Pine Beach, on the swimming decks of the Sasamat Lake floating walkway, or at most pocket beaches on Sasamat Lake, and must be leashed elsewhere in the regional park.
  • The park's name changed on October 8, 2021 to təmtəmíxʷtən/Belcarra Regional Park under a 2020 co-operation agreement between Metro Vancouver and Tsleil-Waututh Nation — signage and older documents use both names.
  • Street lighting in the village is limited to areas next to bus shelters, per the OCP community facilities map.

Belcarra: development and new projects

  • 3641 Kelly Avenue rezoning, Village of Belcarra: Zoning Bylaw No. 510, 2018 Amendment Bylaw No. 643, 2026 would rezone two parcels from RS-1 to a site-specific CD-1 zone for three duplexes, six units total; status — Council gave the bylaw three readings on July 27, 2026 and approved development permit guidelines and conditions, including consolidating the two lots into one before adoption (as of November 3, 2026).
  • Bedwell Bay Road Upgrade Project, Village of Belcarra: Council approved awarding the construction contract to GPM Civil Contracting for $1,735,000; status — contract awarded, reported in the Village's September 2026 newsletter (as of November 3, 2026).

Belcarra: costs and taxes

  • Belcarra sets its own tax rates: the 2025 rates were set by Village of Belcarra 2025 Tax Rates Bylaw No. 634, 2025, and the Province's compiled 2025 total combined residential rate for Belcarra was 3.38873 per $1,000 of assessed value.
  • Water and the Waste and Recycling Depot (WARD) are charged as separate Village funds: the draft 2026 financial plan recommended a 4 percent water rate increase and a 5 percent WARD increase for 2026.
  • The Village of Belcarra is listed by the Province as a Speculation and Vacancy Tax taxable area, so every residential owner must declare.

Belcarra: getting around

  • One bus serves the village: TransLink route 182, Moody Centre Station/Belcarra, a community shuttle that runs Bedwell Bay Road to Belcarra Bay Road at Whiskey Cove Lane.
  • Bedwell Bay Road is the only road in and out, continuing as Sunnyside Road through Anmore; the OCP shows transit as the TransLink Community Shuttle Bus only.

Belcarra: risks and due diligence

  • Septic condition is the first check: with no municipal sewer, a buyer should confirm the on-site system's age, capacity and any Village or health-authority records for the specific lot; the Village pages do not report an individual system's state.
  • Wildfire interface is a named planning item: the OCP is informed by a Wildfire Protection Plan and the earlier OCP carried wildland fire hazard protection policies for the forested peninsula.

How Belcarra compares

Belcarra 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

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