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

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

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 now asking $887,900 and showing by appt only.

View image gallery, specs and video HERE

 The Fraser valley Real Estate board recently released its statistics package for April. 

Similar to our last blog post it declares; increased housing supply and downward facing prices have not been enough to drive housing sales.

Buyers are now able to enjoy a selection of homes we have not seen in more than a decade. The growing inventory of more than 2,000 active listings in Surrey, South Surrey and White Rock area means that buyers can now view many homes, take the time to carefully consider which one is the right fit and then negotiate a sale price with some leverage.

According to Tore Jacobsen, Chair of the Fraser Valley Real Estate Board, “…there’s definitely a surge of activity in the market, buyers are out viewing homes and attending open houses …” however this activity is not translating into actual sales. 

Instead, we’re seeing a disconnect as sellers remain hesitant to lower their prices beyond a certain threshold, while buyers, facing tighter financing conditions, are either unable or unwilling to meet it. The resulting inertia is keeping sales low.  Further, Tariffs and economic uncertainty continue to weigh heavily on the minds of home buyers in the Fraser Valley.

On the upside … with the federal election now behind us and a new administration in place, there’s cautious optimism that a fresh approach to strengthening the economy could be on the way. 

As noted in our last blog post … we have been hearing whispers from those in the mortgage biz that the Bank of Canada may in fact lower rates a couple more times to help offset any potential downturn in the economy, which would be welcome news for sellers and those of us who work in the real estate sector.

In the meantime, Benchmark pricing stats for April were as follows:

Detached homes in South Surrey / White Rock $1,910 down -2.6 per cent from the same time last year.  Townhomes $954k down -2.8 per cent.  Apartments $619k down -2.9 per cent.

Detached homes in Sullivan / Panorama $1,527 up slightly +0.4 per cent. Townhomes $845k down -4.5 per cent.  Apartments $586k down -4.3 per cent.

If you have been thinking of a sale this year we can help you navigate this transitional market by helping you time your sale in such a way it allows you to achieve your real estate goals and possibly more!

 All things real estate.  It’s what we do.

 Jenn

Saturday May 10, 2025 , 9:00 am – 1:00 pm, rain or shine!

This years sale is the 15th time Colin and I have hosted this community event!  We have almost 20 homes participating this year.

All sales are located in the Sullivan Panorama area between 64th Ave / 56th Ave and 156th St / 144th St.

2025 SALE MAP.pdf

All promotions, posts and advertising this week will be managed by us. Early the morning of the event we will install hundreds of directional arrows and signs to help generate more traffic and lead buyers to the sales.

If you are participating this year please have your sale ready to go before 9:00am. Please note we will be visiting your sale the day of the event to collect food items for the Surrey Food Bank Society. We hope you can contribute this year. If so, follow this link to view a list of the most needed food items … 

https://surreyfoodbank.org/get-involved/food-donations/

Last year we had many people request a list of addresses as an alternate to the map, here you go!

2025 ADDRESS LIST.pdf

See you out there Sullivan!

COMMUNITY, it’s what we do.

We have just re-listed this 2 bed and bath condo in Headwaters Club at a hot new price!

Phase 2 built in 2020 is located next greenspace and walking trails, within walking distance to shops at Morgan Crossing, Thrifty Foods, coffee, dining parks and schools plus only minutes to Surrey and White Rock beaches , Morgan Creek Golf Course and HWY 99 access.

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, large 9 x 9 patio, 1 secured underground parking stall and a storage locker.

Amenities incl gym/catering/party/spa/media spaces.

210 15436 31 Ave is now asking $649,900 offering the best price per sq foot in the area!

View image gallery or book a showing  HERE

Saturday May 10, 2025 (rain or shine)
9:00 am – 1:00 pm.

This years sale is the 15th time Colin and I have hosted this community event!

Typically we have have 30-60 families in the community participate by registering their sale. If you live in Surreys Sullivan Panorama area between 64th Ave / 56th Ave and 156th St / 144th St your home qualifies to register.

All promotions, posts and advertising will be managed by us leading up to the sale.  In addition, hundreds of directional arrows and signs leading buyers to your sale will be installed by us early in the morning the day of the event. 

All that is required from you is to have your sale ready to go before 9:00am on Saturday May 10th!

Please visit our garage sale page for all you need to know to shop the sales or to register your home … 

GARAGE SALE PAGE 

Please note,

REGISTRATION CLOSES SUNDAY MAY 4th and you must fill in the registration form to have your home included on our maps and in our promotions.

See you out there Sullivan!

COMMUNITY, it’s what we do.