109 Cranberry Court

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$2,450,000

109 Cranberry Court

Port Moody · MLS® R3176982

544

4,004 sq ft · 8,170 sq ft lot · House · Single Family · built 2008 · 6 days on market

listed by Krista Lapp, Royal LePage Elite West

realtor's description

Tucked away on a quiet cul-de-sac in Heritage Woods, this immaculate 5-bedroom + office home offers over 4,000 square ft on an 8,210 square ft lot! Soaring vaulted ceilings and expansive windows enhance the living room, while the kitchen features a large island, rich wood cabinetry and granite counters. Relax by the family room´s stone fireplace, or entertain year-round on the covered deck with BBQ gas line and a private backyard. The primary suite has a private balcony with views, vaulted ceilings, WIC and a spa-inspired ensuite with a soaker tub. Two bedrooms share a Jack & Jill bath, while a flex space offers built-ins and patio access. The suite has its own patio and laundry. A/C, laminate floors, fresh paint, mature landscaping, irrigation, central vac and hot water on demand.

property details

type: House, Single Family
bedrooms: 5
bathrooms: 4
living area: 4,004 sq ft
lot: 8,170 sq ft
parking: 4
year built: 2008
property tax: $11,114 / yr
days on market: 6
MLS®: R3176982

features

Central location
Private setting
All
Central Vacuum

floor plans

found among the listing photos.

monthly cost

$11,601/mo

Mortgage $10,674 · Tax $926

20% down at 4.34% fixed (Ratehub.ca), 25 years; tax from the listing.

estimated payment

$10,674/ monthly

loan $1,960,000

25-year amortization

down payment20% · $490,00020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 27, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $1,242,325
property transfer tax: $51,500; BC general rate
cash to close: $541,500; down + PTT
total paid: $3,202,325

first-time buyernewly builtforeign national

Estimates only. Rates change daily and lenders qualify at the stress-test rate. Talk to a mortgage broker before you offer. Transfer tax: 1% to $200k, 2% to $2M, 3% to $3M, 5% above. First-time buyers pay nothing on the first $500k for homes up to $835k (phasing out by $860k); newly built homes are exempt up to $1.1M (phasing out by $1.15M). Both need Canadian citizenship or permanent residence and other conditions; the 20% foreign buyer tax applies in Metro Vancouver, the Fraser Valley, the Capital Region, Central Okanagan and Nanaimo.

if you rented it out

suite rent: $1,960/mo
your cost after the suite: $9,972/mo; vs $11,776 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $10,674 · tax $926 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 1-bedroom in Port Moody: CMHC's average there ($1,708) raised by what new tenants pay against everyone in the Vancouver area, then down 1.5% with Vancouver's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

BC rules for landlords

Short-term rentals are limited to the host's principal residence in most communities. gov.bc.ca
Rent increases are capped once a year at the province's set amount. gov.bc.ca
The speculation and vacancy tax applies in many areas to homes not lived in or rented out. gov.bc.ca
Selling within two years of buying can trigger the BC home flipping tax. gov.bc.ca