Happy New Year Clients, Friends and Neighbours!

As we enter 2026 the local real estate market continues to evolve. We thought it timely to write a post recapping recent data helping to inform those looking to sell this year.  
 
If you had a home listed in 2025 it’s likely you know it was one of the slowest years in decades for real estate sales  in the Fraser Valley.  Down 16 percent when compared to 2024.
 
Prices have softened, but not dramatically, Depending on where your live in  the valley, average sale prices are down 6 to 14 per cent.  Zoom out however and we see home prices down 24 per cent overall since March of 2022. 
 
Inventory levels climbed to their highest point in over 40 years. This meant sellers had to focus on their listings price and presentation more than ever before!
 
But that’s all in the past.  Let’s look to the future! (with an optimistic eye)

If you or someone you know has been thinking of selling in 2026 here are 3 tips to help navigate this market with confidence:

1. The stars are overrated. Don’t reach for the pricing peak. Get competitive. Better yet, start competitive. With pricing on a steady down curve realistic, attractive pricing is your best friend. Overpricing can cost weeks of wasted time or worse, cause your listing to become last years news. 

2. Make a great first impression. Don’t wait for buyer feedback. Upgrade your home with features a buyer can really sink their teeth into like a mortgage helper in the basement or a new kitchen or bathroom. If cash is tight get your homes presentation better than it has ever been before. And, do all this before launching your listing. 

3. Good vibes only. Unlike the rapid sales and multiple offers of years past. Homes take longer to sell. Offers are low and most buyers are stretching financially to make it happen. Bring your most patient, flexible, and sturdy self to the table. 

An optimistic lens helps us see we are in a time of transition not collapse and there are opportunities for both sides. Prices aren’t escalating and the 2026 buyers know it, but with the right mindset and strategy happy sellers are still a thing!
 
So get yourself (or your neighbour) connected with an area expert. One who can interpret hyper local trends and guide you through these quiet conditions.

If you are in Surrey, South Surrey, White Rock or the communities that border us, we can help.  
 
Read our past client reviews HERE and book your home evaluation HERE  

Jenn & Colin

Photo by Oliver Roos on Unsplash

After lofty expectations heading into this year, the Surrey / White Rock housing market has disappointed with activity falling steadily throughout the year making 2025 the third consecutive year of below average sales.

Surrey remains firmly entrenched in a buyer’s market but unfortunately easing prices and abundant inventory have not been enough to help buyers overcome challenges around affordability, economic pressures and tightened lending conditions. 

However, after three years of less than cheerful conditions its likely Santa will deliver a 2026 Real Estate Recovery. The elves are hard at work sprinkling sleighfuls of tinsel and cheer, lining up the market forces that will be needed to make a strong, steady, housing market recovery.

And Its not just the elves that are optimistic. 

Analysts are expecting sales to increase due to pent-up demand, improving buyer sentiment, and infrastructure-led growth.  Home prices are expected to make a moderate increase — not a runaway boom, but a healthy, sustainable rise.  Investment opportunities in condos and rental properties will continue.  Lastly, improved affordability and increasing supply is expected to spur on first time home buyers who have been waiting for softer pricing, more options and better leverage.

Let’s take a closer look …

1. Market Fundamentals: Stabilization & Recovery

According to the BCREA, 2026 is projected to bring a rebound in home sales across British Columbia, with MLS residential sales rising significantly.  As inventories stabilize (they have been elevated in 2025, especially in the Fraser Valley / Surrey region)  , the market could shift from a buyer’s market toward a more balanced territory, reducing downward pricing pressure.

2. Moderate Price Growth

With rising buyer confidence and improving macroeconomic conditions, average home prices in BC are forecast to increase 4 per cent in 2026 according to BCREA projections.  For Surrey specifically, this could translate into modest “catch-up” growth, particularly in segments like condos and townhomes, which have seen more inventory but also strong long-term demand.

3. Stronger Demand Driven by Transit & Development

The expansion of the Surrey–Langley SkyTrain is a powerful catalyst. As transit infrastructure grows, areas along the transit corridor will likely become more desirable, driving demand for high-density housing such as condos and mid/high-rise developments.  Mixed-use and transit-oriented developments are already in the pipeline, giving Surrey a long runway for population growth, densification, and increasing property values in the right nodes.

4. More Choices for Buyers & First-Time Homeowners

The surge in listings in 2025 (especially in Surrey) has given buyers more options.  For first-time buyers in particular, 2026 could be a sweet spot: with more inventory, reasonable negotiation power, and potentially stabilizing or slightly improving mortgage rates (depending on broader economic conditions), they might find favourable entry points in townhomes or condos. Some local forecasts specifically suggest 4–6% appreciation for mid-range condos/townhomes in Surrey, driven by transit and development momentum.  

5. Rental Market Strength & Purpose-Built Rentals

Surrey’s 2025 Housing Needs Report shows ongoing growth in purpose-built rental stock.  As new rental units come online—especially near transit corridors—the rental market could remain tight, supporting valuation in investor-owned multifamily units. For investors, the combination of rising rents, growing demand from renters, and long-term capital appreciation makes Surrey an appealing play.

6. Balanced Risk, But a Strong Upside Tilt

While there are risks (e.g., higher-than-expected interest rates, macroeconomic shocks), in this optimistic scenario those risks don’t derail recovery. Instead, Surrey benefits from a “soft landing”: not a speculative boom, but a sustainable, steady rebound. Sellers who price strategically (especially in development areas) may see good interest. Buyers who act in 2026 may lock in good value before potential further growth in the latter half of the decade.

If you are curious how the above affects your real estate goals in the new year.  Moving up, down or sideways, we can help you craft a realistic Christmas wish list.
Book your free, no obligation home evaluation now.
 
Jenn & Colin

We have just listed this well cared for 3 level home in Sullivan Ridge.  Walk to local schools, parks, YMCA and Sullivan / Panorama shops and amenities.

6 bedrooms and 4 bathrooms, over 3,100sq ft of living space including partial above ground daylight basement with self contained suite.

Airy open spaces throughout with home office/flex room at front, large great room w/kitchen at back opens onto a west facing 14x16 sundeck and fully fenced yard.

Generous size upper level rooms include primary suite/ensuite bath with his/her sinks, soaker tub and walk in closet plus 3 additional bedrooms perfect for a family with young kids.

Daylight basement suite is fully finished with separate entry, private laundry and 9x12 patio area, can be configured as 1 or 2 bed unit.

Double car garage with deep pad for multiple cars and/or rec vehicles.

6093 145a St is asking $1,449,900 and showing by appt only.

View full image gallery, video, floor plan and specs HERE

We have just relisted this end unit in Ravina at a new price!

In the heart of the Panorama area, only steps to Sullivan Heights Secondary School and shopping this immaculate end unit offers a side by side double car garage with 3rd car pad, a powder bathroom on the main level plus a 4th bedroom and ensuite bath on the lower level.

Features include bright spacious rooms, picture windows and warm laminate flooring. Warm tone kitchen with s/s appliances, large island and granite countertops opens onto a west facing private patio and fenced yard.

Generous size bedrooms on the upper level including primary suite, walk in closet and ensuite bath.

4th bedroom with ensuite bath on the lower level can flex for multiple uses. Highly functional floor plan that can suit any family's needs. Small complex. Unit well kept and cared for by the original owner.

17 14462 6a Ave is now asking $879,900 and showing by appt only.

View image gallery, specs and video HERE

Optimistic as we have been, the fall real estate market has been nothing to write home about.

Despite improved borrowing rates a slight uptick in September / October Real Estate sales in Surrey and the Fraser Valley remain sluggish, firmly entrenched in a buyer’s market.   As we move further into fall/winter homes sales have continued to underperform, leaving buyers, sellers, and investors wondering why.

It is unreasonable to single out any one factor or policy driving today’s market dynamics (as there are many) so lets look at a few …

Economic Uncertainty:  Inflation, interest rate volatility, political volatility, currency fluctuations, supply chain disruptions, migration, demand and affordability pressures are all at play.  Yikes.  This uncertainty weighs heavily on buyer confidence and has ripple effects that touch every corner of our local real estate market.  According to the Fraser Valley Real Estate Board, “… recent economic uncertainty seems to have weighed more heavily here … ”.

Ongoing Price Declines:  Locally, benchmark home prices have been dropping for six consecutive months now.  Compared to this time last year,  Surrey, Sullivan/Panorama and Cloverdale detached homes are down -5 per cent, townhomes down -6 per cent, apartments down almost -8 per cent.  South surrey / White Rock looks similar.  Detached homes down – 8 per cent, townhomes down – 6 per cent, apartments down – 8 per cent.  While falling prices might seem like a boon for buyers, they signal uncertainty, causing both buyers and sellers to hesitate.

Rising Inventory:  The Fraser Valley is experiencing decade-high inventory.  As of September, the sales-to-active listings ratio sits at just 9 per cent, well below the 12–20 per cent range considered balanced.  This trend cools any sense of urgency a buyer might have otherwise, making buyer cautious, analytical and strategic.

October 29th the Bank of Canada reduced its target for the overnight rate by 25 basis points to 2.25% but according to the BOC “ … the Canadian economy is facing a difficult transition. The structural damage caused by the trade conflict reduces the capacity of the economy and adds costs. This limits the role that monetary policy can play to boost demand while maintaining low inflation. The Bank is focused on ensuring that Canadians continue to have confidence in price stability through this period of global upheaval. “

 So where does that leave those looking to enter the market in the coming months?

Buyers:  Be optimistic but strategic, lock down your financing terms and watch global trends to time your purchase locally.

Sellers:  Stay informed and most important, adaptable.  Watch interest rate and consumer trends to time your listings launch or adjust your asking price when needed.

Investors:  Continue to diversify.  Have all your finances is order so you can act quickly.  Work with a real estate professional who understands how to find opportunity amongst the factors noted above.

In summary, until economic confidence improves and supply better aligns with demand, local real estate markets are likely to remain subdued.  If your curious how you might best navigate these conditions, reach out.  

We can help you draft a smart and strategic plan that aligns with your goals.

We have just listed this 3 level home in Summerfield.  Minutes to HWY 99, the US Border, Grandview Rec Center and the Shops at Morgan Crossing.

Just over 3,200sqft of open concept living space including 4 bedrooms on the upper level plus a self contained 1 bedroom in-law suite in basement.

Bright, open and airy great room plan walks out to landscaped yard, covered dura-deck with bbq area, outdoor fireplace, hot tub and slate stone patio.

Family friendly plan on the upper level boasts 4 generous size bedrooms including primary suite with vaulted ceiling, walk in closet and ensuite bath.

Flex room in the basement can be used as part of the main level plan or as an additional bedroom for the basement occupants.

Features include 10ft ceilings, hardwood flooring, California shutters, granite tops, functional cupboards plus pantry storage.

Double car garage plus additional driveway and street parking.

16943 0A Ave is asking $1,599,900 and showing by appt only.

View full image gallery, video, floor plan and specs HERE

We have just listed this well cared for 4 bed and bath, 2 story, cul-de-sac home in Ocean Parks Amble Greene neighbourhood. 

Almost 3,000sqft of immaculate living space on a 13,547sqft lot. The main level offers formal living/dining space, an open plan at back with bright solarium and family room overlooking the landscaped back yard, perfect for family hang outs and entertaining.

Bonus flex room and 4th bedroom also on the main level. Upper rooms include primary suite, ensuite bath and tons of closet space plus 2 more generous size bedrooms.

Huge patio area at back plus a smaller patio off kitchen perfect for outdoor kitchen and bbq. Full size double car garage with deep parking pad.

Perfectly situated in a private, parklike setting but only minutes to the amenities of Ocean Park Village, local library, local schools, easy access parks and beaches.

View images, video, specs and floor plan HERE

We have just listed this rancher style end unit townhome, across from Sunnyside Park pool, playground, tennis and tennis courts.

Walking distance to Peninsula Village, movie theatre, parks and transportation and only minutes to Grandview shops and rec center.

Open concept main floor with 3 generous size bedrooms walks out to private, south facing fenced back yard and patio.

Bonus rec / flex room above the garage perfect for media, hobbies, home office, 4th bedroom or guest suite.

Updates include bright kitchen with shaker cabinets, quartz countertops, stainless appliances and laminate flooring, updated bathrooms, 8 year roof, 3 year windows, 2 year cedar fencing.

3 car parking includes single garage 10 x 19, single car pad and parking stall # 8 at front door.

Pets okay. $508.22/month in maintenance fees.

Rarely available rancher plan, come check it out!

View specs, video and full image gallery HERE

Dear Clients, Neighbours and Friends,

Despite our patience and optimism for a brisk fall market the uptick in buyer demand has yet to materialize.  There are many factors at play, pointing to a market that is neither overheating nor collapsing but continues to be highly sensitive to external pressures.

Canadian Economy:  The focus of global financial markets has shifted to concerns about growth prospects in Canadian and American economies.  Tariffs drove sharp declines in Canadian exports along with business investment.  Stabilizing (but lower) trade and ongoing growth in household spending may help the economy rebound but as rising unemployment and ongoing tariff clarity loom, we expect economic growth to be hampered.

Interest Rates:  The Bank of Canada has made a tangible shift in policy rates with their most recent lowering of interest rates on September 17th.  Fixed rates have been drifting higher thru the summer however recent economic data should cause this trend to reverse course.  The BCREA expects the uninsured five – year fixed rates to come down to around 4.45 per cent by year end.  Variable rates have moved in close alignment with fixed for most of the year, but the impacts of rapidly evolving trade policy will likely pull variable rates closer to 4 per cent by year end.  We are optimistic this downward trend in lending rates will stimulate stronger sales activity by the new year.  The next rate announcement is October 29th. 

Housing Supply:  Resale homes / active listings are on the rise however current supply trends are highly variable.  Contributing to this variability is the flow of new construction units for sale. Projects that were underway in recent years are now on sale, saturating their local market.  Other areas have projects that developers have tabled due to weak demand, some even shifting their concepts from condos to purpose built rental housing.  Despite the variability, we expect supply across housing types and markets to steadily tick upward as we move into 2026.

Buyer Confidence:  Despite the favorable rates and increase in supply buyers continue to be cautious around the idea of making a move.  With pricing slowly (but surely) trending downward, the thinking for most is to wait for pricing to soften further before jumping in.  In this scenario, we see sellers of well positioned homes in good locations attracting the few who must make a move but improving financing and supply conditions continue to give buyers all the leverage and bargaining power.

Reflecting on the factors noted above, we anticipate a modest rebound in sales activity at some point between now and the new year.  All the broader trends point to it, but more patience will be required.  Sellers in these conditions need to reevaluate their ask prices to lead the downward trend in pricing, as opposed to follow.  Asking at or below recent sale prices should do the trick but depending on local conditions, ask prices may need to be 10-15 per cent below recent sales. 

For sellers looking to downsize or move sideways, there are many opportunities to take advantage of. 

If your curious what we mean, give us a call to chat about it.  We can help draft a course of action that is in line with your short- and long-term real estate goals.

Jenn

Just listed in Ocean Park Place!

A 55+ adult oriented building and one of the very few options buyers have for apartment living in Ocean Park.  Located in the heart of OP village with Safeway, Chans, coffee shops and boutiques plus OP library right at your doorstep and only minutes to local parks, greenspaces and beaches.

Quiet, sunny and spacious top floor 2 bedroom south facing unit with 28ft sundeck overlooking pond and courtyard.

Upgrades include kitchen and bathroom re-do, white shaker cabinets, backsplash, quartz countertops, scraped smooth ceilings, lighting and paint.

Large ensuite bathroom with adapted shower perfect for walk or wheel in access. In suite laundry closet plus bonus storage room in unit.

1 parking stall, 1 storage locker, no pets allowed, private access gate to Ocean Park Village.

304 12890 17th Ave is asking $549,900 and showing by appt only.

View full image gallery and property specs HERE