I don't understand all those terms, but that helps surface questions I should understand and have some semblance of an answer. Much appreciated.

WRT SFH or Triplex, I'm currently thinking of a SFH w/ a basement suite, ideally no laneway house. Not married to any idea in particular, but the whole motivation for this is that I don't see myself living out my days in my current house (built in 1960), and looking at open houses has generally deterred me from just buying newer.

One concern with the R-1 zoning is that if I build a SFH today, and 10 yrs down the road I'm surrounded by mega quadplexes, if that'll sour the neighborhood for me and make me want to leave. Any pockets of Coquitlam that you've seen take advantage of this new zone that I might be able to drive around?

Backlighting should be banned for RE photos.

You see this nicely lit place, then you show up, and its just depressing inside.

Kind of like going on a date with a cakeface, and not knowing what she actually looks like.

Or those scummy realtors that post "OCEAN VIEWS" and its the edge of the ocean, standing on the balcony, 5x zoom, past 90% tree coverage. Revoke licence.

Coquitlam already had it's RT-1 Infill Residential zone in 2019 and it's essentially like the R-1, which allowed for up to a fourplex on one lot. Most of the homes though are either duplex or triplex and they are typically located in the southwest Coquitlam neighbourhoods.

You are probably overthinking it a little. The way the bylaws work it's not really profitable to build a 4plex. The FSR simply isn't there for it to work. Until they decide to make 4plex 1FSR it's not gonna happen en masse. You need a minimum of 7000sqft to build a 4plex. An average plot in Coquitlam is what? 7000-8000sqft? Let's take 8000, at 0.75 FSR it gives you 6000sqft to share amongst 4 units.

A decent plot in Coquitlam at 8000sqft is probably going to run you around 2m, a quadplex is going to cost you more to build than a SFH, and let's say really cheap at $350/sqft, that's >$2m build cost, probably more if you want garage. Build in some margins and you are looking at 1.4m for a ~1500sqft quadplex with a single garage in Coquitlam of all places.

A single garage unit in SFH areas in Coquitlam really isn't going to fly. $1m right now will buy you an equivalent townhouse in Coquitlam. So is the extra 300k really worth it?

Am I saying they won't bump it up to 1FSR in the future? No, but not without a ton of pushback I think. Coquitlam just isn't ripe for that kind of development, it's just too far.

They just built one of these 4 plexes near our community gardens

https://www.realtor.ca/real-estate/2...anich-glanford

https://cdn.realtor.ca/listing/TS638.../1020178_1.jpg

$1.05mil per unit, 1600sqft.

It sticks out like a sore fucking thumb in the neighbourhood, there are no other 3 storey houses anywhere near it.

The day one of these makes its way onto my street, I'm looking at houses in rural Cowichan.

^wow, are people actually going to buy these unit off chatGPT renderings?

I thought you were joking

https://cdn.realtor.ca/listing/TS638.../1020178_6.jpg

:facepalm:

This is a new low for RE

https://cdn.realtor.ca/listing/TS638.../1020178_8.jpg

This looks like a screen cap from The Sims... 15 years ago

Check out this driveway in Costa Rica. https://www.conciergeauctions.com/au...ste-costa-rica

https://images.ctfassets.net/1307m41...lla_Nayara.jpg

Also the house is virtually staged

My M3 will high center with that kind of break over.

Do you find Zealty the same as Realtor.ca? I've been using realtor and it seems like there are lots of properties that are not listed. Is the one better than others for listings? Or will there always be some private one that only realtors can access?

edit, registered with Zealty, what a hot mess of a website to navigate!! Did a high schooler design the layout? Actually, a high schooler could prob do better, prob a boomer.

Not if you Duke's of Hazzard over.

I think there is more transition than you think, look at the bottom of the stairs, not the light line across the driveway

would be fun to drive my truck to the master bed room level :lol

Another shot of the driveway.

https://images.ctfassets.net/1307m41...lla_Nayara.jpg

I asked google ai about it.

It's a free site with no ads that gives you info like past sales data that no other site does. What are you expecting?

you guys don't use rew.ca ?

I started an account at REW to give it a whirl ... a bit better search function and layout than Zealty. My question is, Do all 3 sites (REW, Realtor, Zealty) have the same listings? I like Realtor layout the best but I'm 99% sure there are listings that are not on there. Are there 'exclusive' ones that only real estate agents have access to?

I use REW for browsing live listings but I use Zealty for sold data and for anything where I need to do a lot of filtering (neighbourhoods, building type etc). REW is way more attractive to use but Zealty has more options.

I hate Realtor.ca - worst site of the 3.

Realtor.ca is the official site/system that MLS uses though, isn't it? I would have expected that all listings would be placed there if a licensed agent were to take it on?

Really I really like realtor. Ca

One really cool thing I accidentally discovered about zealty is that you can email the guy who made it (it’s just 1 guy by himself) he’s super responsive, I used the contact us to ask if there was a similar development for Alberta and he wrote back like an hour later telling me he’s working on Ontario but not Alberta yet and then suggested a couple sites that have similar types of info but not quite as in depth.

Great dude.

Yeah, Zealty is super responsive. It's not a big company/team behind it and seems very much bootstrapped. The interface is not pretty but honestly it's very functional and sort of refreshing in the way that Craigslist is.

It does seem like they're working on a redesign, the listings pages have a new appearance that's more 2025 than 1995.

Are you guys looking to buy out Zealty?

This AI staging is like a cancer that's spreading... they've literally changed hard structural features of the home (see: front facade), foliage, etc. How is there not liability there, if the contract of purchase refers to the MLS listing?

https://www.zealty.ca/property/BC/Va...T-mls_R3070513

Actual front facade:
https://dvvjkgh94f2v6.cloudfront.net.../f3b61b38.jpeg

AI slop:
https://dvvjkgh94f2v6.cloudfront.net.../6dd28e9b.jpeg
https://dvvjkgh94f2v6.cloudfront.net.../1ad5be0d.jpeg
https://dvvjkgh94f2v6.cloudfront.net.../83dcefb7.jpeg