Clients, Neighbours and Friends,
 
Real Estate sales activity in Surrey, South Surrey and White Rock have continued to level off as we move further into a typical seasonal slowdown.
 
This makes conditions ideal for home buyers in these areas but the persistent gap between buyers’ and sellers’ price expectations, higher borrowing rates and tariff uncertainty continue to suppress home sales overall.
 
“The housing market, like other sectors, continues to process the effects of the ongoing tariff threats,” said Baldev Gill, CEO of the Fraser Valley Real Estate Board,  “The slowdown in home sales this spring and summer has largely been driven by uncertainty and fear. Buyers and sellers are taking measures to offset the anticipated impacts, knowing that the economic effects of tariffs will likely take some time to be fully realized throughout the system.”
 
July’s stats release from the Fraser Valley Real Estate Board logged sales levels approximately 23 per cent below the 10-year average. Conversely, home supply is now nearly 50 per cent above the 10-year seasonal average. This same stats release shows the sales-to-active listings ratio now firmly planted in buyers market territory at 11 per cent. (buyers markets are below 12 per cent, sellers markets are above 20 per cent) …
 
… this comes as no surprise to anyone trying to sell their home in recent months.
 
Sellers have been working harder than they did a year or two ago.  In a market where buyers are cautious and have ample choice, successful sellers are going the extra mile to meet buyers where they’re at—staging their home, handling repairs up front, and most importantly, pricing their homes realistically for current market conditions.
 
From a pricing perspective, we are still seeing sale prices soften across home types but particularly detached homes in Surrey, South Surrey and White Rock.  If we use the MLS Home Price Index to assess this, pricing has been on a slow, steady decline for the last 3 years. 

If historical trends hold true, we could potentially remain in buyers market territory into 2027 as real estate markets typically fluctuate in 5-year cycles on average.
 
Buyers market notwithstanding,  the future is still bright for sellers!  Consider, when compared to 5 years ago, homeowners across property types have realized approximately 30 to 40 per cent equity growth! 
 
We can all get paralyzed by the noise around us and its no doubt we live in an age of global uncertainty however, this is not the first time we have faced these challenges, and it won’t be the last. 
 
Real Estate markets have peaks and valleys - and - there has never been a future peak lower than the past one.
 
So if you want to chat about your Real Estate goals, give us a call.  It’s what we do.

Jenn & Colin

We have just listed this 2 bed and bath top floor, corner unit at The Patterson, a classic White Rock apartment building.

Unit includes fresh air, sunshine and ocean breezes all within walking distance to White Rock beach and pier, local parks and schools, shops, dining, transportation, recreation and amenities.

Bright open spaces with large windows and a 12 x 5 private balcony.

2 generous size beds and baths with in-suite laundry and lots of storage space.

Updates include paint, lighting, countertops and carpets with plush underlay.

1 parking stall and storage locker. Pets okay. Maintenance fee $525.43

303 1280 Merklin St is asking $555,000 and showing by appt only.

View images, video floor plan and specs HERE

We have just listed this like new, well cared for 3 bed/bath townhome with over 1,600sqft that feels more like a house than a townhome.

Bright south facing unit with oversized windows throughout floods the home with natural light from top to bottom.

Modern, open-concept plan you will fall in love with the gourmet kitchen, 9' kitchen island, 5-burner gas stove cooktop, b/i microwave, wall oven, S/S appliances, white shaker cabinets and quartz countertops.

3 bedrooms upstairs incld huge primary suite, stunning ensuite bath and generous size wi closet!

Spacious flex room on ground level, 2 car side by side garage with brand new epoxy floor.

Family friendly community close to Cloverdale Athletic Park, walking trails, AJ McLellan Elementary, Northview Golf Club & Cloverdale shops and dining.

Low maintenance fees $305.02, well run strata.

Come check it out!

204 16488 64th Ave is asking $829,900 and is open this Sunday July 27 from 2-4pm

View images, video, floor plan and specs HERE

We have just listed this Immaculate end unit in Ravina!

Immaculate end unit, side by side double car garage, powder bath on the main plus 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. Minutes to local schools, parks, transportation rec and culture.

17 14462 6a Ave is asking $909,900 and showing by appt only.

View image gallery, specs and video HERE

As we move through the second half of 2025, the Surrey housing market continues to lean in favour of buyers — particularly in urban centers like the Fraser Valley.  Increased inventory, high interest rates, sluggish sales and cautious economic outlooks are all working together to put downward pressure on pricing, giving buyers more negotiating power than they’ve had in years.

According to the BC Real Estate Association (BCREA) and recent MLS® data from boards across the province:

• Home prices are projected to decline 2%–4% by year-end, with steeper drops in areas like the Fraser Valley. Smaller markets (like the Okanagan, Nanaimo, and Kamloops) are showing more stability.

• Sales continue to remain below the 10-year average as many buyers continue to wait on interest rate cuts or have simply been priced out of the market due to mortgage stress tests.

• Inventory is projected to keep rising as many sellers have been on the sidelines longer than they wanted or needed to be.  This trend will continue to offer more options to buyers and intensify competition among sellers.

• Interest rates may come down further as The Bank of Canada has hinted at rate cuts by late 2025, however affordability challenges and economic uncertainty are expected to linger into 2026.

 All the above has translated to less showings, longer days on the market and lower offers for sellers.  Moving forward, buyers will continue to demand and expect more from sellers regarding pricing, terms, conditions and overall flexibility.

 If you’re thinking about selling your home in this environment, it’s natural to feel uncertain, we get it. But with the right strategy, preparation, and mindset, you can still make a successful sale.  Here are some things to consider …

• Price Strategically:  Overpricing is one of the biggest mistakes Fraser Valley sellers are making in 2025.  Overpriced homes are receiving little to no activity, sitting longer on the market and facing eventual price drops to get the job done. Your Realtor should complete a detailed market analysis using recent local sales — not current local asking prices — to price your home competitively from day one.

• Prep Like a Pro:  Surrey and White Rock buyers aren’t desperate — they’re selective. Your home needs to stand out in photos, videos, and in-person.   A thorough cleaning, decluttering and small updates like new paint, updated lighting and appliances etc. can make a big impact.

• Be Flexible :  Limiting viewing times, offering rigid move-out dates and/or price negotiation can deter buyers. If you’re competing with dozens of listings, flexibility is key.

   

• Offer Incentives:  With demand so limited, motivated Surrey sellers are getting creative.  Things like offering credits for closing costs or repairs, including bonus appliances like AC units or EV chargers, offering pre-inspection reports to ease buyer concerns and accepting conditional offers (a return of the “subject to sale” clause) is being seen across the Fraser Valley.

   

• Hire Local:  Now more than ever, you need a hyper-local-Realtor who understands your areas trends and activity. Local realtors have a grip on what buyers want or need in your area and understand how to position your home above the local competition.

 For sellers who are not pressured to sell in todays conditions here are some important things to keep in mind …

• If you’re buying in the same market:  Lower purchase prices may help to offset the softer sale price of your current home.

   

• Waiting comes with risk:  More homes could hit the market, rates may not drop as fast as expected, or local economic changes could further impact pricing. 

 In summary,

A buyer’s market does not mean homes aren’t selling - there are sales happening all through your sub area every day. But it does mean only the best-prepared, best-priced, and best-marketed homes can get the job done.  So whether you’re selling a detached home in South Surrey, a condo in White Rock, or a townhome in Surrey/Panorama/Cloverdale, a smart strategy will make all the difference.

When the time it right, reach out to book a complimentary market evaluation, we can help.  Its what we do.

Jenn & Colin

We have just listed this Foxridge bult home on of the largest lots in Panorama Hills, almost 6,700sqft!

Bright, open and airy, well cared for 5 bedroom, 4 bathroom home with full basement and over 3,500sqft of living space.

Open concept plan on main floor with bedroom at the front, great room space including kitchen, living, eating area at back opens onto huge south facing sundeck and pergola with private south facing fully fenced yard.

Upper level offers huge primary suite, ensuite bath, his/hers sinks, vaulted ceiling and WI closet. Generous size kids rooms share an ensuite bathroom.

Basement with high ceilings and separate entry can flex as a rec/media/teen/guest/home office or upgrade to a in-law suite. Roughed in for plumbing and electrical.

Full size double garage, large parking pad for RV/rec vehicle.

Walk to the parks, schools, rec and shops of Panorama.

14526 58th Ave is asking $1,679,900 and is open Sunday July 13th from 2-4pm.

View interior images, video, floor plan and specs on our blog page HERE

We have just listed this 3 bed and bath end unit townhome with over 1,500sqft of living space in a gated community backing onto Cougar Creek park.

Located only minutes to shopping, dining, rec, watershed park, local schools and hwy 91/99.

Wrap around windows, bright, airy rooms throughout. Open kitchen, living/dining/flex family room, powder room, patio and sundeck all on the main level.

Three generous size bedrooms on the upper level including primary suite and ensuite bath.

Full size double car garage, small complex, low maintenance fees!

19 6950 120th St is asking $799,900 and showing by appt only.

View images, video and property specs HERE

Real Estate Opportunity in 2025. A Positive Outlook.

The Fraser Valley real estate market is poised for a strong performance in the upcoming quarter, buoyed by growing buyer confidence, continued population growth, and a resilient regional economy. With interest rates showing signs of stabilization and inventory levels gradually rising, Q3 2025 is expected to offer a more balanced environment for both buyers and sellers.

With cautious optimism we are looking to early indicators that point to a rebound in sales activity. As interest rates, inflation and the tariff situation stabilize, buyer confidence should increase. When that happens, we should see demand flow back into the market, especially among first-time buyers and investors.

Inventory

For now, active listings continue to increase. Although sales are slow overall, competitive, well-priced homes are selling briskly. This upward trend in supply is helping to ease pressure on buyers, while supporting healthy price stability for sellers.

Price Stability

Although there has been some downward pressure on home pricing in recent months, home prices across the Fraser Valley including Surrey, South Surrey and White Rock are projected to remain stable. Year-over-year comparisons suggest a solid foundation for long-term growth, particularly in family-friendly suburban areas that continue to benefit from interprovincial migration and infrastructure improvements.

Opportunity

Improving market conditions and a more optimistic economic outlook are expected to combine to create a season of opportunity for the 3rd and 4th quarter of 2025. As always, real estate remains a long-term investment, and the City of Surrey continues to offer strong fundamentals, lifestyle appeal, and sustained value growth for those looking to make their next move. 

If you have been considering a move this year, lets chat. 

We can help in your decision-making process by sharing price, timing and cost considerations, with no obligation.

Jenn & Colin

We have just re-listed this unit Headwaters Club at a hot new price!

2 beds and 2 baths with over 1,000 sqft of living space.

Built in 2020, located next greenspace and walking trails, only minutes to the shops at Morgan Crossing, Thrifty Foods, Grandview rec center, restaurants, coffee, local parks and schools, Surrey and White Rock beaches and Morgan Creek Golf Course.

Open concept unit with 9ft ceilings and recessed lighting. Sleek kitchen with quartz countertops, gas range and oven, undermount lighting, huge island and SS appliances. Flexible floor plan in the living area with laminate flooring, marble tile feature wall and electric fireplace.

Two generous size bedrooms including primary suite, ensuite bath with his/hers sinks and heated floors plus a WI closet.

New washer and dryer and large 9 x 9 patio off the living room.

BEST VALUE per SQFT in the AREA, quick possession possible!

210 15436 31st Ave is now asking $624,900 

View image gallery and specs HERE