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

We have just re-listed this Foxridge bult home on of the largest lots in Panorama Hills - almost 6,700sqft - for $1,639,900

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 now asking $1,639,900 and is open this Sunday September 14 from 2-4pm, come check it out!

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