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Norgate – “Rancher Heaven”  located in the newly named district of Lions Gate.

The most notable thing about Norgate is that it mainly consists of small ranchers and the area is completely flat which is great for walking and casual cycling. The street calmed neighborhood is made of a series of no through roads which helps make the area quiet to traffic. The main residential neighborhood began forming in the early 1950’s making most homes near 70 years old now.

What first comes to mind when you are in Norgate is that the smaller homes are great for young families starting out but there are many people who came…. and stayed. Many residents take pride in ownership which shows through the beautiful gardens, neatly trimmed hedges and flower beds. You will definitely find a diamond-in-the-rough or little treasure-time-capsule here in Norgate. 

The average size of ranchers in Norgate are 1,580 square feet and typically range from (1,100sqft to 1,680sqft), but you can find some larger two-level homes. Average lot size will be around 6,000 sqft (4,000sqft to 8,500sqft). You can expect property taxes to be an astounding $4,400 – $6,600 with most yearly property taxes in the $5,000+ range.

The neighborhood is part of the District of North Vancouver and lies south of Marine Drive and east of the Squamish First Nation’s lands (Capilano 5) at the Lions Gate Bridge and runs east to McKay Road. The Spirit Trail runs through Norgate along the southern region acting as a separation from the industrial area which runs to Vancouver Harbor. It’s an excellent starting point if you want to cycle or walk and you can get to Lower Lonsdale, Stanley Park or Ambleside Beach relatively quickly. Alternatively you can hop a bus on Marine Drive and be downtown in a flash.

The neighborhood includes a large grass park set up for baseball games, and small tennis court hidden away and Norgate Elementary Community School – Xwemélch’stn. With Marine Drive so close there is no end to various small shops. If you want a major shopping experience then Park Royal Shopping Centre with its new 11 screen theater should keep the family busy for hours. It’s about a 2 minute drive on Welch Street.

The neighborhood does include some apartments and townhomes mostly along Marine Drive. Brand new construction is Chelsea Mews and The Tatlow, The Drive, Ivy, X-61, and The Ave. My favorite strata homes are the Illahee townhomes on Bowser Avenue where a recent sale (April 2019) just under $800,000 bought a 2 bed, 3 bath, 2 level over 1250sqft townhouse with patio space. These townhomes are now 27 years old but well kept and beautifully landscaped.

In the world of real estate home sales the neighborhood is known to be affordable when comparing to the average cost of a single family detached home in North Vancouver. As of April 2019, currently the average median (2019 year-to-date) benchmark house price in North Vancouver is $1,547,500, (this of course is just three months of data for 2019). Where in Norgate a typical rancher home would cost less.

In 2018, ten homes sold between $950,000 – $1,750,000 making the average for the neighborhood 2018 $1,249,200. I caution anyone on using this data as a gauge current market value. The market has changed in 2019 and if you want a current market evaluation specific to your home please contact me. Average days to sell a home in Norgate in 2018 was 38 days. There are a few homes that sell over the average because they are new construction or much larger than the typical small rancher found in Norgate.

The “Year-to-Date” Average Benchmark Price for all of North Vancouver:

2019: $1,547,500 (3 months only)

2018:  $1,675,000 (full year)

2017:  $1,723,000 (full year)

2016:  $1,636,500 (full year)

2015:  $1,331,000 (full year)

2014:  $1,088,000 (full year)

Source: Real Estate Board Of Greater Vancouver.

If you are thinking of selling your home and would like a market evaluation please contact me.