Dylan Whitnack : Blog : Latest Blog Posts

Fraser Valley Real Estate Market Update – March 2026

Wed, 04 Mar 2026 21:15:11 GMT

What Buyers and Sellers Need to Know This Spring

Compared to February last year, prices are down roughly 7% to 9% across most property types.

The Fraser Valley real estate market showed early signs of activity in February as sales increased compared to January. However, overall activity remains below typical seasonal levels, creating a market environment that continues to favour buyers.

According to the latest statistics released by the Fraser Valley Real Estate Board, February saw a noticeable increase in sales month-over-month, but sales are still well below the historical average for this time of year. FebruaryStatsPackageFVREB

For buyers, this means more inventory, more negotiating power, and more time to make decisions.

For sellers, it means strategic pricing and proper marketing remain critical to attracting the right buyer.

Fraser Valley Market Snapshot – March 2026

Here are the key numbers shaping the market right now:

Total Sales: 843 homes sold
New Listings: 2,796 homes listed
Active Listings: 8,344 homes available
Sales-to-Active Listings Ratio: 10% (Buyer’s Market)
Composite Benchmark Price: $895,100

A balanced market typically sits between a 12% and 20% sales-to-active listings ratio, so current conditions still favour buyers.

Homes are also taking longer to sell compared to previous years:

Detached homes: 47 days on average
Townhomes: 39 days
Condos: 45 days

This slower pace gives buyers more time to evaluate properties.

Fraser Valley Home Prices

While prices have stabilized month-to-month, they remain lower than last year.

Benchmark prices in February were:

Detached Homes: $1,370,900
Townhomes: $770,700
Condos: $488,300

This price correction has helped restore affordability for many buyers who were previously priced out of the market.

Neighbourhood Market Snapshots

Below is a quick overview of how different Fraser Valley communities performed in February.

Langley Real Estate Market

Langley continues to be one of the most active markets in the Fraser Valley.

Benchmark Prices:

Detached homes: $1,516,100
Townhomes: $810,300
Condos: $553,000

Sales increased compared to January, showing signs of spring momentum beginning to build.

Inventory levels remain healthy, which continues to give buyers negotiating power.

Surrey Real Estate Market

Surrey remains one of the largest and most diverse housing markets in the region.

Benchmark Prices:

Detached homes: $1,372,700
Townhomes: $767,000
Condos: $494,100

Prices are down year-over-year but have remained relatively stable month-to-month.

Areas such as Cloverdale and North Surrey are seeing moderate activity as affordability continues to draw buyers east of Vancouver.

South Surrey & White Rock

South Surrey and White Rock remain some of the most desirable coastal markets in the Fraser Valley.

Benchmark Prices:

Detached homes: $1,722,800
Townhomes: $863,300
Condos: $559,500

Although prices have declined compared to last year, the area continues to command premium values due to lifestyle, schools, and proximity to the ocean.

Abbotsford Real Estate Market

Abbotsford continues to attract buyers looking for larger homes and better value compared to Metro Vancouver.

Benchmark Prices:

Detached homes: $1,163,000
Townhomes: $626,100
Condos: $400,800

Condos remain the most active segment as first-time buyers enter the market.

Mission Real Estate Market

Mission continues to offer some of the most affordable detached housing in the Fraser Valley.

Benchmark Prices:

Detached homes: $948,700
Townhomes: $652,800
Condos: $430,300

Sales activity increased in February compared to January, suggesting buyers are continuing to explore value opportunities outside the core urban centres.

What This Means for Buyers

With inventory levels elevated and prices lower than last year, buyers currently have:

More choice
More negotiating power
Less competition compared to previous years

For many buyers who were waiting for better conditions, this market may offer one of the strongest opportunities seen in several years.

What This Means for Sellers

While the market currently favours buyers, homes are still selling.

The key factors that separate successful listings from stale ones are:

Accurate pricing
Strategic marketing
Professional presentation

Sellers who position their homes correctly are still achieving strong results.

Looking Ahead to the Spring Market

The Fraser Valley market is showing early signs of increased activity as we move toward spring.

Historically, the March through June period represents the busiest real estate season, and many sellers who delayed listing earlier in the year may enter the market soon.

Similar to 2025, Listings may outpace buyer demand this Spring resulting in continued price declines throughout the spring market.

Understanding The Musqueam Agreement, Simplified

Wed, 04 Mar 2026 20:46:25 GMT

I spent about 4 and a half hours deep diving into this Musqueam deal that happened under the nose of homeowners, and apparently the NDP as well. The short and sweet is that this agreement is not a homeowner risk, but was handled terribly by everyone from top to bottom in both its optics and delivery.

I think most people understand it does not affect their property rights or title directly but the bigger question homeowners are asking is “Does this introduce risk into appraisals, financing, or resale due diligence?” – The simple answer is no.

The Musqueam had constitutionally protected rights under Section 35 of the Constitution Act, 1982, but those rights were undefined. Meaning simply the government was required to consult with Musquem, but often didn’t, so the Musquem would challenge projects in court but they had no initial role in decision making. Everything was reactive, and litigated gumming up the courts with unnecessary paperwork and lawsuits.

This agreement simply defines the Musqueam role in decision making in regards to marine infrastructure, shipping activity, environmental protection, fisheries management and habitat restoration. This is a role they already had, but was purely reactive. WIth this agreement it is proactive.

Many are comparing it to the Cowichan Richmond dispute but these are fundamentally two different issues. One is a political framework of acknowledgement, another is a legal dispute that could affect private title (and already is to some degree). Some experts are saying that early acknowledgments like this Musquem agreement could actually prevent title concerns and lengthy court cases over disputed lands.

Where this leads, and what precedent it sets, is another discussion entirely. The Cowichan legal battle is definitely the more concerning one to watch when it comes to the strength of private title. That case is currently in appeals court. The weight of that decision will have far more bearing on future precedent than this Musqueam agreement, as far as I can tell.

Open House. Open House on Sunday, March 8, 2026 1:00PM - 3:00PM

Wed, 04 Mar 2026 09:48:05 GMT

Please visit our Open House at 3669 Bulkley Street in Abbotsford. See details here

Open House on Sunday, March 8, 2026 1:00PM - 3:00PM

GREENBELT, VIEW, UPDATES THROUGHOUT. This charming, turn key home sits on a quiet cul-de-sac backing on to a greenbelt walking path with fantastic views. Low maintenance yard with 2 garden sheds. Tons of potential and oversized deck/balcony for entertaining, with Extra Parking for all your guests or toys. Incredible location walking distance to all levels of schools. 5 Bedrooms or 4 Bedrooms and Rec room, this meticulously maintained property has privacy, comfort and convenience only 5 minutes to highway 1.

Open House. Open House on Saturday, February 28, 2026 1:00PM - 3:00PM

Thu, 26 Feb 2026 09:33:42 GMT

Please visit our Open House at 3669 Bulkley Street in Abbotsford. See details here

Open House on Saturday, February 28, 2026 1:00PM - 3:00PM

Market Tailwinds Heading Into 2027

Mon, 23 Feb 2026 21:49:34 GMT

We have never seen anything remotely close to the price declines witnessed over the past 4 years. However, still, 9/10 people I ask say that they believe Vancouver real estate prices will increase in the next 5 years. The main drivers still exist, a globally renowned city hemmed in by mountains, ocean and a border, all lending to a lack of supply that doesn’t keep up with population growth. So I am going to highlight the reasons that a turn around (at least in market sentiment) could happen in 2027.

Monthly Costs for Homeowners Decreasing

For the first time since 2021, homeowners may be renewing their mortgages at lower interest rates, reducing their monthly costs. This can often spur on upsizers, or investors.

Geopolitical Ease

USA Mid-terms in November 2026 could reduce international exposure to a ham-fisted Republican administration. Often uncertainty of short term stability outweighs real time economic markets. Put simply, the stock market and employment metrics can perform well while American leadership is making threats – Real estate will respond to the threats.

Supply shortages beginning to hit headlines

If current trends persist throughout 2026 we are going to be in an extreme housing supply shortage come 2029 and beyond. Vancouver and Toronto are simply not building homes. If the population grows by any meaningful measure over the next 5 years, watch home prices absolutely skyrocket. I believe that by 2027 this irreversible eventuality could be making its way onto the larger news platforms driving investors out of the woodwork looking to capitalize.

Interest Rates could come down further

Interest rates are currently sitting at a neutral rate ie. Neither stimulating nor restricting the economy. The Bank of Canada has been vocal that they are holding rates due to geopolitical uncertainty, and if that uncertainty subsides they have room to decrease rates in an effort to stimulate a stagnant economy.

That being said, I think the biggest take away of this article shows we are just scratching the surface as to how many moving parts make up the trajectory of a real estate market. Short term predictions are absolutely impossible to make.

I have sold a property at A615 20834 80 Avenue in Langley

Fri, 06 Feb 2026 09:27:04 GMT

I have sold a property at A615 20834 80 Avenue in Langley on Jan 22, 2026. See details here

13' CEILINGS TOP FLOOR unit with beautiful views in Willoughby Town Centre—where everything you need is just steps away! This community is designed for walkability and convenience, giving you that village-style atmosphere right in the heart of Langley. Enjoy restaurants, cafés, groceries, shops, and everyday essentials at your doorstep. Residents also have access to a fully equipped fitness centre, creating the perfect blend of lifestyle, comfort, and practicality. Just minutes to Highway 1, this is one of the most accessible locations in the Fraser Valley. This unit offers modern finishes, amazing natural light, a private balcony, and a functional layout that’s ideal for entertaining or relaxing. Whether you're a first-time buyer, downsizing, or investing—this home checks every box.

Fraser Valley Real Estate Market Update – January 2026

Thu, 05 Feb 2026 19:06:23 GMT

The Fraser Valley real estate market opened 2026 with continued downward pressure on prices, high inventory levels, and very cautious buyer activity. January marked the tenth consecutive month of price declines, pushing benchmark prices back to pandemic-era levels across much of the region.

If you’re buying, selling, or simply watching the market, here’s a clear breakdown of what’s happening right now — plus a quick snapshot of each major Fraser Valley community.

January 2026 Market Snapshot (Fraser Valley)

Benchmark price: $897,200
Month-over-month: -1.0%
Year-over-year: -6.9%
Total sales: 619
Active listings: 7,711
Sales-to-active ratio: 8% (Buyer’s Market)
Average days on market:
- Detached: 55 days
- Townhomes: 50 days
- Condos: 53 days

Inventory remains 54% above the 10-year seasonal average, while sales continue to lag well below historical norms. Under normal conditions, this would be an ideal environment for buyers — but affordability pressures and economic uncertainty are keeping many on the sidelines. statspackagejan2026

Fraser Valley Prices by Property Type

Detached homes:
Benchmark price: $1,373,100
↓ 7.4% year-over-year
Townhomes:
Benchmark price: $773,100
↓ 6.5% year-over-year
Apartments / Condos:
Benchmark price: $488,600
↓ 8.2% year-over-year

All property types declined again in January, with condos seeing the largest annual drop. statspackagejan2026

Neighborhood-by-Neighborhood Snapshot

Langley

Benchmark price: $962,900
Detached: $1,505,900 (↓ 7.0% YoY)
Townhomes: $814,500 (↓ 5.9% YoY)
Condos: $553,000 (↓ 7.9% YoY)
Inventory continues to rise, keeping buyers firmly in control.

Abbotsford

Benchmark price: $744,300
Detached: $1,171,700 (↓ 5.3% YoY)
Townhomes: $632,600 (↓ 4.3% YoY)
Condos: $397,500 (↓ 9.5% YoY)
One of the more affordable regions, but demand remains muted.

Mission

Benchmark price: $844,100
Detached: $948,500 (↓ 6.0% YoY)
Townhomes: $655,400 (↓ 3.6% YoY)
Condos: $437,100 (↓ 4.7% YoY)
Prices continue to soften after strong multi-year gains.

Surrey (All Areas Combined)

Benchmark price: $951,800
Detached: $1,393,800 (↓ 7.9% YoY)
Townhomes: $767,300 (↓ 7.1% YoY)
Condos: $499,700 (↓ 9.1% YoY)
Surrey remains one of the most active markets, but inventory is well ahead of demand.

South Surrey & White Rock

Benchmark price: $1,046,200
Detached: $1,728,000 (↓ 6.3% YoY)
Townhomes: $861,000 (↓ 8.1% YoY)
Condos: $565,300 (↓ 5.5% YoY)
Higher-end markets are feeling the slowdown more acutely.

North Delta

Benchmark price: $1,094,500
Detached: $1,269,100 (↓ 10.5% YoY)
Townhomes: $901,700 (↓ 2.1% YoY)
Condos: $517,700 (↓ 8.3% YoY)
Detached homes saw some of the sharpest annual declines in the region.

What This Means for Buyers and Sellers

Buyers:
This is one of the strongest buyer-leaning markets the Fraser Valley has seen since 2008. Selection is high, competition is limited, and pricing power has shifted away from sellers.

Sellers:
Pricing correctly matters more than ever. Homes that are aspirationally priced are sitting, while well-priced properties are still moving — just more slowly.

Final Thoughts

January 2026 confirmed what many have already felt: the Fraser Valley is firmly in a buyer’s market. Until affordability improves or confidence returns, expect prices to remain under pressure and activity to stay subdued.

If you want a hyper-local breakdown of your neighborhood or property type, or help interpreting how these numbers affect your situation, that’s where working with a local expert really matters.

New property listed in Willoughby Heights, Langley

Fri, 23 Jan 2026 09:49:36 GMT

I have listed a new property at A615 20834 80 Avenue in Langley. See details here

Open House. Open House on Saturday, January 24, 2026 3:00PM - 5:00PM

Fri, 23 Jan 2026 09:49:36 GMT

Please visit our Open House at A615 20834 80 Avenue in Langley. See details here

Open House on Saturday, January 24, 2026 3:00PM - 5:00PM

Open House. Open House on Saturday, January 24, 2026 12:00PM - 2:00PM

Thu, 22 Jan 2026 09:51:33 GMT

Please visit our Open House at 3669 Bulkley Street in Abbotsford. See details here

Open House on Saturday, January 24, 2026 12:00PM - 2:00PM

GREENBELT, VIEW, UPDATES THROUGHOUT. This charming, turn key home sits on a quiet cul-de-sac backing on to a greenbelt walking path with fantastic views. Oversized deck/balcony for entertaining, with Extra Parking for all your guests or toys. Incredible location walking distance to all levels of schools. 5 Bedrooms or 4 Bedrooms and Rec room, this meticulously maintained property has privacy, comfort and convenience only 5 minutes to highway 1.

Inside Edge 244 - What It Takes To Sell A Home in 2026

Mon, 19 Jan 2026 20:23:14 GMT

Inside Edge 244 - What It Takes To Sell A Home in 2026

It’s genuinely challenging to bring buyers and sellers together right now, and that’s not because there’s a lack of interest — it’s because of a disconnect in expectations.

One of the most important distinctions in today’s market is the difference between a motivated seller and a seller who is still feeling out their options. Both are completely reasonable positions to be in, but they lead to very different outcomes.

For buyers, this matters because time and energy are best spent focusing on homes where the seller is prepared to work within today’s market realities. Some listings are priced with flexibility and intent, while others are positioned closer to early-2025 expectations. Understanding that difference early helps buyers avoid frustration and focus on opportunities that can actually come together.

For sellers, motivation doesn’t mean urgency or pressure — it simply means clarity. In this market, the homes that are selling are the ones priced based on the most recent comparable sales, not past highs. That clarity allows buyers to engage confidently and negotiations to move forward productively.

A large portion of current inventory consists of homes where sellers are waiting to see if the right buyer appears at a higher price. There’s nothing wrong with that approach, but it does mean fewer showings, longer timelines, and limited negotiating momentum. In contrast, sellers who price realistically from the outset tend to see more activity and better-quality conversations, even if final sale prices are modestly below initial expectations.

Another challenge right now is price discovery. In some pockets, there have been very few recent sales over the past three to six months, which makes setting accurate expectations more difficult for everyone involved. This is where careful analysis, local knowledge, and patience become especially important.

For buyers, the goal is protection — avoiding overpaying and focusing on homes where a deal is achievable. For sellers, the goal is guidance — understanding how today’s market works so decisions can be made with confidence rather than guesswork.

There are absolutely opportunities in this market, but they require realism, good information, and a strategy aligned with current conditions. As always, I’m here as a resource to help make sense of what you’re seeing and to provide clarity whenever questions come up.

Open House. Open House on Saturday, January 17, 2026 12:00PM - 2:00PM

Thu, 15 Jan 2026 09:23:24 GMT

Please visit our Open House at 3669 Bulkley Street in Abbotsford. See details here

Open House on Saturday, January 17, 2026 12:00PM - 2:00PM

New property listed in Abbotsford East, Abbotsford

Thu, 15 Jan 2026 09:23:23 GMT

I have listed a new property at 3669 Bulkley Street in Abbotsford. See details here

Fraser Valley Real Estate Market Update – What the Latest Stats Mean for Buyers & Sellers

Tue, 06 Jan 2026 18:23:15 GMT

The Fraser Valley real estate market has shifted meaningfully over the past year. With higher inventory levels, softer prices, and slower sales activity, buyers and sellers are operating in a very different environment than they were just a few years ago.

Below is a simple, easy-to-read breakdown of what’s happening across the Fraser Valley, followed by quick snapshots of each major neighbourhood so you can understand how your local market is performing.

Big Picture: Fraser Valley Market Snapshot

Sales are historically low: 2025 recorded one of the slowest sales years in over two decades.
Inventory is elevated: Buyers now have more choice than at almost any point in the last 40 years.
Prices are down from peak: The Fraser Valley benchmark price is roughly 24% below the March 2022 peak.
Market balance: The sales-to-active-listings ratio sits around 13%, which puts the market in balanced territory — leaning slightly in favour of buyers.

In short, conditions currently favour buyers who are patient and selective, while sellers need to be realistic on price and presentation.

Benchmark Prices Across the Fraser Valley

Detached homes: ~$1.39M
Townhomes: ~$781K
Apartments/condos: ~$492K

All three housing types have seen year-over-year price declines, with condos experiencing the largest percentage drops Package202512.

Neighbourhood-by-Neighbourhood Breakdown

Langley

Benchmark price: ~$969K overall
Detached homes: ~$1.51M
Market trend: Prices are down year-over-year, while inventory remains elevated.
What this means: Buyers have leverage, especially in townhomes and condos. Well-priced homes still sell, but overpriced listings sit.

Surrey (All Areas Combined)

Benchmark price: ~$959K
Detached homes: ~$1.40M
Condos: ~$501K
Market trend: Sales are down significantly compared to recent years, but demand varies by sub-area.
What this means: North Surrey and Central Surrey offer more affordability, while South Surrey remains more resilient but slower.

Abbotsford

Benchmark price: ~$757K
Detached homes: ~$1.20M
Condos: ~$404K
Market trend: Abbotsford remains one of the most affordable Fraser Valley markets.
What this means: Strong value for first-time buyers and investors, especially in apartments and townhomes.

Mission

Benchmark price: ~$861K
Detached homes: ~$974K
Market trend: Prices have softened, but Mission continues to attract buyers priced out of other areas.
What this means: Detached homes under $1M are still possible, but days on market are longer.

White Rock & South Surrey

Benchmark price: ~$1.06M overall
Detached homes: ~$1.73M
Market trend: Higher-end market with noticeable price corrections since peak.
What this means: Buyers are more cautious, and sellers must be strategic on pricing and timing.

North Delta

Benchmark price: ~$1.09M
Detached homes: ~$1.27M
Market trend: Inventory is up sharply compared to previous years.
What this means: Buyers have more choice, particularly for detached homes.

What This Means If You’re Buying or Selling

For Buyers

More selection
Less competition
Stronger negotiating power than we’ve seen in years

For Sellers

Pricing correctly is critical
Presentation and marketing matter more than ever
The market rewards realistic expectations, not optimism

Final Thoughts

The Fraser Valley market has clearly moved away from the frenzy of 2021–2022. Today’s environment rewards patience, data-driven decisions, and local expertise. Whether you’re buying, selling, or just watching the market, understanding these trends at a neighbourhood level makes all the difference.

If you want a hyper-local breakdown of your specific neighbourhood or building, or a realistic home value in today’s market, I’m always happy to help.

Fraser Valley Real Estate Market Update – November 2025

Wed, 03 Dec 2025 18:57:12 GMT

A simple, clear snapshot of what’s happening in your neighbourhood.

The Fraser Valley market continued to cool in November as sales slowed and inventory remained higher than usual for this time of year. Despite more homes to choose from and softer pricing, many buyers remained cautious due to affordability concerns and tighter lending conditions.

The region is firmly in a buyer’s market, with a 10% sales-to-active listings ratio (a balanced market is typically 12–20%). Homes are taking longer to sell, and buyers have more negotiating room compared to the fast-paced markets of recent years.

Here’s a breakdown of what happened in November across the Fraser Valley.

Fraser Valley at a Glance

Sales: 943 (↓16% from October, ↓17% year-over-year)
New Listings: 2,210 (↓26% from October, ↓7% year-over-year)
Active Listings: 9,201 (↓9% from October, but still 47% above 10-year seasonal average)
Composite Benchmark Price: $912,400 (↓0.7% from October)

Days on Market:

Detached: 52 days
Townhomes: 37 days
Condos: 41 days

Home Prices by Property Type (Fraser Valley)

Detached: $1,405,500 (↓0.6% MoM, ↓5.4% YoY)
Townhomes: $778,700 (↓0.8% MoM, ↓6.8% YoY)
Condos: $496,500 (↓1.0% MoM, ↓6.9% YoY)

Neighbourhood Snapshots

A simple overview of how each major area performed.

Abbotsford

Detached: $1,215,400 (↓3.1% MoM)
Townhomes: $638,100 (↓1.0% MoM)
Condos: $406,600 (↓1.1% MoM)
Market Feel: Softer pricing, moderate inventory, slower sales. Good selection for buyers looking for affordability.

Mission

Detached: $981,700 (↓3.4% MoM)
Townhomes: $646,700 (flat)
Condos: $428,400 (↓0.7% MoM)
Market Feel: Detached homes saw notable price declines. Attached homes remain steadier.

White Rock / South Surrey

Detached: $1,746,100 (↑1.8% MoM — one of the few areas with an increase)
Townhomes: $876,500 (↓0.6% MoM)
Condos: $574,900 (↓0.7% MoM)
Market Feel: Luxury detached remains resilient; attached homes continue a slow downward trend.

Langley

Detached: $1,543,400 (↓0.3% MoM)
Townhomes: $827,500 (↓0.5% MoM)
Condos: $564,200 (↓1.1% MoM)
Market Feel: Stable but trending slightly downward. Inventory is healthy, offering buyers more options.

North Delta

Detached: $1,252,200 (↓2.5% MoM)
Townhomes: $916,200 (↑4.1% MoM — strongest townhouse gain in the region)
Condos: $529,900 (↓1.0% MoM)
Market Feel: Townhomes buck the downward trend; detached sees notable correction.

Surrey – Combined (North, Central & Cloverdale – excluding South Surrey)

Detached: $1,502,000 (↑0.4% MoM)
Townhomes: $791,900 (↓1.2% MoM)
Condos: $485,600 (↓1.1% MoM)
Market Feel: Detached prices holding relatively steady; condos and townhomes continue softening.

Surrey Breakdown:

Central Surrey

Detached: $1,413,300
Townhomes: $767,700
Condos: $509,000
Notes: Prices down across the board YoY; steady month-over-month performance.

Cloverdale

Detached: $1,406,500
Townhomes: $778,900
Condos: $546,900
Notes: Slight monthly decline; values remain consistent with fall trends.

North Surrey

Detached: $1,391,600
Townhomes: $690,800
Condos: $433,100
Notes: Condos and townhomes show some of the region’s steepest YoY declines.

What This Means for Buyers & Sellers

For Buyers

More inventory = more choice and negotiating power.
Prices are trending downward in most areas.
Longer days on market mean sellers are more flexible.

For Sellers

Pricing sharply and strategically is essential.
Homes are taking longer to sell, so strong marketing and presentation matter.
Detached homes in South Surrey and parts of Surrey remain resilient compared to attached properties.

Bottom Line

The Fraser Valley is firmly in a buyer’s market heading into the winter months. Prices are softening, sales have slowed, and inventory remains relatively high. For buyers, this is a window of opportunity. For sellers, preparation, pricing, and professional marketing are more important than ever.

If you want a neighbourhood-specific breakdown for your home—or want to explore buying opportunities—I can prepare a tailored report anytime.

Open House. Open House on Saturday, December 6, 2025 1:00PM - 3:00PM

Tue, 02 Dec 2025 09:21:28 GMT

Please visit our Open House at 3669 Bulkley Street in Abbotsford. See details here

Open House on Saturday, December 6, 2025 1:00PM - 3:00PM

PRICED TO SELL! UPDATED, GREENBELT AND VIEW. This charming home sits on a quiet cul-de-sac backing on to a greenbelt walking path with fantastic views. Oversized deck for entertaining, with Extra Parking for all your guests or toys. Incredible location walking distance to all levels of schools. 5 Bedrooms or 4 Bedrooms and Rec room, this meticulously maintained property has privacy, comfort and convenience only 5 minutes to highway 1.

New property listed in Willoughby Heights, Langley

Fri, 28 Nov 2025 09:22:11 GMT

I have listed a new property at A615 20834 80 Avenue in Langley. See details here

TOP-FLOOR unit with beautiful views and 13' Ceilings in Willoughby Town Centre—where everything you need is just steps away! This community is designed for walkability and convenience, giving you that village-style atmosphere right in the heart of Langley. Enjoy restaurants, cafés, groceries, shops, and everyday essentials at your doorstep. Residents also have access to a fully equipped fitness centre, creating the perfect blend of lifestyle, comfort, and practicality. Just minutes to Highway 1, this is one of the most accessible locations in the Fraser Valley. This unit offers modern finishes, amazing natural light, a private balcony, and a functional layout that’s ideal for entertaining or relaxing. Whether you're a first-time buyer, downsizing, or investing—this home checks every box.

Open House. Open House on Saturday, November 29, 2025 1:00PM - 3:00PM

Fri, 28 Nov 2025 09:22:11 GMT

Please visit our Open House at A615 20834 80 Avenue in Langley. See details here

Open House on Saturday, November 29, 2025 1:00PM - 3:00PM

New property listed in Abbotsford East, Abbotsford

Wed, 19 Nov 2025 09:09:06 GMT

I have listed a new property at 3669 Bulkley Street in Abbotsford. See details here

Open House. Open House on Saturday, November 22, 2025 2:00PM - 4:00PM

Wed, 19 Nov 2025 09:09:06 GMT

Please visit our Open House at 3669 Bulkley Street in Abbotsford. See details here

Open House on Saturday, November 22, 2025 2:00PM - 4:00PM

Fraser Valley Real Estate Market Update – October 2025

Tue, 04 Nov 2025 19:21:01 GMT

The Fraser Valley real estate market is continuing to shift in favour of buyers. Home sales increased again in October, but overall activity remains below normal seasonal levels. Sellers are responding by adjusting their prices, creating new opportunities for motivated buyers.

If you’re planning to buy or sell in Langley, Surrey, Abbotsford or anywhere in the Fraser Valley — here’s a quick look at what’s happening right now.

Quick Market Overview – October 2025

Metric	Result	Trend
Sales	1,123	↑ Up 17% vs last month
New Listings	2,967	↓ Down 14% vs last month
Active Listings	10,121	↑ Inventory still high
Market Type	Buyer’s Market	11% sales-to-active ratio
Composite Benchmark Price	$919,900	↓ 0.7% month-over-month

Detached, townhomes, and condos are all seeing price softening:

Detached: $1,411,900 (↓ 0.6% MoM / ↓ 5.1% YoY)
Townhomes: $786,000 (↓ 1.2% MoM / ↓ 5.6% YoY)
Condos: $506,400 (↓ 0.8% MoM / ↓ 6.8% YoY)

This is giving buyers more negotiating power and more time to find the right home.

Neighbourhood Snapshots

Here’s a quick breakdown by major Fraser Valley communities and property types:

Langley

Detached: $1,551,600 (↓ 1.6% MoM)
Townhomes: $833,000 (↓ 0.8% MoM)
Condos: $578,000 (↓ 0.3% MoM)
Prices are edging down while inventory remains strong — a good window for buyers in Willoughby and Walnut Grove. Package202510

Surrey (Combined – Central, Cloverdale & North Surrey)

Detached: $1,512,800 (↓ 0.6% MoM)
Townhomes: $804,200 (↓ 1.4% MoM)
Condos: $494,900 (↓ 0.6% MoM)
Surrey remains one of the most active markets with lots of choice for buyers. Package202510

Abbotsford

Detached: $1,170,100 (↑ 1.5% MoM )
Townhomes: $634,800 (↓ 0.9% MoM)
Condos: $415,200 (↓ 0.2% MoM)
Detached homes saw a small bump, showing stronger demand in this more affordable city. Package202510

Mission

Detached: $1,015,400 (flat MoM)
Townhomes: $646,000 (↓ 1.0% MoM)
Condos: $437,300 (flat MoM)
Mission is holding steady — less volatility than surrounding markets. Package202510

White Rock / South Surrey

Detached: $1,754,000 (↓ 1.3% MoM)
Townhomes: $879,100 (↓ 3.1% MoM)
Condos: $581,300 (↓ 2.0% MoM)
Higher-end properties have more downward pressure due to decreased luxury demand. Package202510

North Delta

Detached: $1,300,800 (↓ 1.3% MoM)
Townhomes: $891,600 (↓ 1.1% MoM)
Condos: $548,300 (↑ 0.9% MoM )
Condos are one of the few bright spots with small price improvement. Package202510

🏡 What This Means for Buyers

More listings to choose from
Less competition
Improved negotiating leverage
Prices easing month-to-month

If you were priced out a year ago — today looks much better.

🏠 What This Means for Sellers

Pricing strategy is critical
Homes must stand out (staging + marketing)
Expect longer days on market (avg. 37–42 days) Package202510

Well-presented homes are still selling — but buyers are pickier and watching prices closely.

📌 Final Thoughts

The Fraser Valley continues firmly in a buyer’s market heading into the winter season.
Prices are softening, inventory remains high, and motivated shoppers are looking for deals.

Whether you're thinking of selling or looking for the right opportunity to buy — I’m here to help guide your next move with confidence.

Fraser Valley Real Estate Market Update – September 2025

Mon, 06 Oct 2025 18:26:12 GMT

The Fraser Valley real estate market continues to show a balanced mix of opportunities and challenges heading into summer. Home prices have softened slightly across most communities, but steady inventory and modest buyer activity suggest the market is finding its footing after a cooler spring.

Let’s break down what’s happening in each major area.

🏡 Fraser Valley Snapshot

Benchmark Price (all property types): $926,300
Change Month-over-Month: ↓ 1%
Change Year-over-Year: ↓ 5.4%
Total Sales: 962 (+3% vs May 2025)
Active Listings: 10,583 ( +17% year-over-year )
Market Type: Buyer’s Market ( 9% sales-to-active listings ratio )

Prices have now declined for six consecutive months. However, the softer pricing appears to be pulling some buyers back into the market, particularly those waiting for better value.
Homes are taking about 37–39 days to sell, depending on the property type.

📍 Langley

Langley continues to hold strong with stable sales activity despite softer prices.

Detached: $1,576,300 ( ↓ 3.5% YoY )
Townhomes: $839,600 ( ↓ 3.8% YoY )
Condos: $579,700 ( ↓ 4.4% YoY )
Active Listings: ~1,450 combined
Sales: 193 across all property types

Langley remains a favourite for families seeking space without giving up proximity to city amenities. The gradual easing in prices is creating more entry points for move-up buyers.

📍 Surrey (Central, North & Cloverdale)

Surrey remains one of the most active markets in the Fraser Valley, with steady sales and moderate price adjustments.

Detached: $1,434,400 ( ↓ 5% YoY )
Townhomes: $781,900 ( ↓ 5.6% YoY )
Condos: $532,200 ( ↓ 7.4% YoY )

Cloverdale in particular saw strong sales momentum in June, while North Surrey and Central Surrey experienced slower condo absorption. Overall, Surrey continues to lead the region in total transactions.

📍 White Rock / South Surrey

Luxury coastal areas continue to adjust the most after the rapid gains of 2021-2023.

Detached: $1,777,900 ( ↓ 8.1% YoY )
Townhomes: $906,800 ( ↓ 6% YoY )
Condos: $593,100 ( ↓ 8.2% YoY )

Inventory is at multi-year highs here, meaning buyers have options and negotiating power, especially on detached homes.

📍 Abbotsford

Abbotsford remains one of the more affordable markets in the Fraser Valley and continues to attract first-time and downsizing buyers.

Detached: $1,152,500 ( ↓ 4% YoY )
Townhomes: $640,500 ( ↓ 2.6% YoY )
Condos: $415,900 ( ↓ 4.1% YoY )

Inventory is up more than 30% year-over-year, giving buyers more breathing room.

📍 Mission

Mission is seeing small gains in detached prices while attached homes continue to soften slightly.

Detached: $1,015,400 ( ↑ 1.2% YoY )
Townhomes: $652,500 ( ↓ 2.9% YoY )
Condos: $436,800 ( ↓ 5.6% YoY )

With detached homes still hovering near the $1 million mark, Mission remains a popular alternative for buyers priced out of neighbouring cities.

📍 North Delta

Detached: $1,318,400 ( ↓ 10.2% YoY )
Townhomes: $901,200 ( ↓ 3.1% YoY )
Condos: $543,400 ( ↓ 6.5% YoY )

North Delta saw one of the sharpest price corrections this year, with detached homes now averaging about $1.32 million. That said, sales are up 60% month-over-month, suggesting renewed interest from buyers taking advantage of price drops.

💡 What This Means for Buyers & Sellers

Buyers: You now have the strongest negotiating power we’ve seen in years. High inventory and longer days on market mean there’s room to negotiate.
Sellers: Pricing strategically is key. Homes that show well and are priced right from day one are still selling within 30-40 days.

The Fraser Valley remains one of BC’s most diverse real-estate regions—offering everything from starter condos to acreages—and this market correction is bringing some much-needed balance after years of rapid growth.

📈 Key Takeaway

While prices have softened, the market is showing signs of stabilization. With interest rates expected to remain steady into late 2025, we may see more buyers returning through the fall.

Data source: Fraser Valley Real Estate Board – June 2025 Statistics Package.
For personalized insights on your community or home’s current market value, contact Dylan Whitnack – RE/MAX Treeland Realty.

Insider Edge 227 - BoC Cuts 0.25% - What this means for Fall, Spring markets

Sat, 20 Sep 2025 18:15:21 GMT

Insider Edge 227 - Rate Cuts and Spring Market Outlook

Benchmark Price Since Jan 1 2025

-3%

Percentage of Sale Price

Compared to Original Price

96%

Average Days

Before Sold

The BoC announced an interest rate cut of 25 basis points, and I can tell you the next announcement on October 17th will be a 25 basis point cut as well barring any extreme economic shifts in the meantime. The reason for this is there is never just 1 interest rate cut, it’s a cycle. Looking back on the history of interest rate cuts or increases, it's never just one. Which means there is more than likely going to be a third one as well in December. This would bring the key rate to 2 - 2.25 which is still well within an optimal and sustainable operating interest rate for the central bank.

For the fall market, this is going to do nothing. Interest rates need 4-6 months to filter their effects into the economy even for a shift in sentiment at this point. There is also too much inventory to have any short term market shift.

I’ve said this a few times before, but inventory decreases over Christmas and the new year. Even without sales a lot of potential sellers take their homes off the market. Diminished inventory combined with improved market sentiment and an economic boost from interest rate cuts has the potential to yield a strong spring market.

Not a spring market that I believe to see a noteworthy surge in prices but definitely stiffer competition amongst buyers and a better environment for an easy sale.

The Bottom Line:

I’d say if you’re looking to upsize and feel confident with the numbers in their current format now is a good time. If you are looking to downsize it could be fruitful to see what the Spring market yields.

Insider Edge 226 - 3 Possible Rate Cuts in 2025

Sat, 13 Sep 2025 17:56:52 GMT

Markets are signaling towards the potential for 3 rate cuts from now until Spring of 2026. There are meetings September 17, October 29 and December 10th to round out the year.

It’s also looking like another flat real estate market as we head into the fall. Usually as families get back into the routine of the school year you begin to see market activity increase as the last flurry of buyers and sellers look to make their move before Christmas. But so far in the first week of September we are trending less sales than both August and September of last year. Although its a bit too early to tell if the fall market will pick up it is safe to say we won’t be seeing any immediate rebound to buyer activity.

With the trade war rhetoric subsiding and potential for 3 interest rate cuts we could see the jolt in the market a lot of prospective sellers are itching for, but how soon remains in question. 3 cuts of 25 basis points would see hundreds of dollars per month in savings for the average mortgage offering real relief in affordability. That combined with some economic blue skies on the horizon could bring sales back to 10 year averages or slightly above, but with years of lagging prices and investors continuing to run for the hills I don’t imagine much, if any, elevation in prices even if we dip our toes into a sellers market.

Here's how the economists predictions are currently shaking out:

BMO is calling for 75bp in rate cuts before Spring 2026
RBC view: More cautious—recent reports suggests limited additional easing and even the possibility of holding at 2.75% through 2026
TD Economics sees two more 25 bp cuts in 2025, lowering the policy rate from 2.75% to ~2.25%.
Scotiabank is more cautious; in some forecasts they expect cuts, but delayed or smaller than others expect. They warn that uncertainty (tariffs, global conditions) could continue to push back cuts

Fraser Valley Real Estate Market Update – August 2025

Thu, 04 Sep 2025 23:31:48 GMT

The Fraser Valley real estate market continued to cool in August 2025, with sales slowing and prices softening across most communities. Buyers are firmly in the driver’s seat right now, with more inventory, more time to make decisions, and opportunities to negotiate. Here’s a quick breakdown of what’s happening across our local neighborhoods.

Fraser Valley Overall

Sales: 931 (down 22% from July, and 13% lower than August 2024)
Active Listings: 10,445 (up 21% year-over-year)
Sales-to-Active Ratio: 9% → a strong buyer’s market
Benchmark Prices:
- Detached: $1,436,800 (↓ 5.7% year-over-year)
- Townhomes: $807,800 (↓ 4.5%)
- Condos: $514,100 (↓ 5.9%)

Abbotsford

Detached: $1,171,900 (↓ 4.1% year-over-year)
Townhomes: $645,700 (↓ 2.8%)
Condos: $421,800 (↓ 4.8%)
Sales activity was mixed, with townhomes showing stronger demand than detached or condos. Inventory is up nearly 50% for condos, giving buyers plenty of choice.

Mission

Detached: $1,025,400 (↓ 2.0%)
Townhomes: $656,500 (↓ 4.1%)
Condos: $434,700 (↓ 5.9%)
Detached home sales were up 52% year-over-year, but prices still slipped. Condo and townhouse sales remain relatively quiet.

White Rock / South Surrey

Detached: $1,795,500 (↓ 8.7%)
Townhomes: $921,200 (↓ 5.0%)
Condos: $588,600 (↓ 5.7%)
Detached sales dropped 40% compared to last year. Prices across all property types continue to adjust, especially in the higher-end detached market.

Langley

Detached: $1,590,800 (↓ 3.4%)
Townhomes: $848,100 (↓ 4.1%)
Condos: $589,500 (↓ 3.6%)
Condo sales fell sharply (down 44% year-over-year), while townhomes held steadier. Detached prices remain above $1.5M but are trending downward.

North Delta

Detached: $1,321,300 (↓ 10.3%)
Townhomes: $933,000 (↓ 2.5%)
Condos: $540,300 (↓ 6.1%)
Detached homes saw one of the largest price drops in the Fraser Valley. Inventory is up nearly 60%, offering more leverage to buyers.

Surrey (Overall)

Detached: $1,541,800 (↓ 6.4%)
Townhomes: $830,700 (↓ 4.8%)
Condos: $500,800 (↓ 7.6%)
Activity slowed across all property types. Detached sales fell 22%, while condo prices recorded the sharpest decline.

Surrey by area:

Central Surrey: Detached $1,451,500 (↓ 5.8%)
Cloverdale: Detached $1,440,800 (↓ 4.6%)
North Surrey: Detached $1,423,100 (↓ 5.8%), condos ↓ 10.1% year-over-year

What This Means for Buyers & Sellers

The Fraser Valley remains a buyer’s market. Homes are taking longer to sell (averages: 38 days for detached, 32 days for townhomes, 41 days for condos), and price trends are softening across the board.

For buyers: This is a good opportunity to negotiate and take time before making decisions.
For sellers: Pricing competitively is key, as buyers have more choices and leverage.

Final Thoughts

With sales at 36% below the 10-year average and benchmark prices down across all communities, the Fraser Valley housing market is adjusting. For anyone considering buying or selling, staying informed on local neighborhood stats is crucial.

If you’d like tailored advice about buying or selling in Langley, Surrey, or surrounding Fraser Valley communities, feel free to reach out—I’d be happy to help.

Insider Edge 222 - Vancouver's Population Shrinking. The Real Data

Tue, 19 Aug 2025 23:07:50 GMT

How this will affect real estate values in Langley and surrounding areas

Fraser Valley Real Estate Update – July 2025

Wed, 06 Aug 2025 17:45:41 GMT

The Fraser Valley real estate market is continuing its seasonal cooldown, offering great opportunities for buyers — but it’s clear that pricing is the key to successful sales right now.

Market Overview

📉 Sales: 1,190 homes sold in July, down slightly from June and 3.3% lower than July 2024
🏡 Active Listings: 10,650 properties — nearly 50% above the 10-year average
💰 Benchmark Prices:

Detached: $1,451,100 (-5.1% YoY)
Townhomes: $814,900 (-4.0% YoY)
Condos: $519,300 (-5.8% YoY)

👉 The sales-to-active listings ratio is just 11%, keeping us firmly in a buyer’s market. Sellers need to price realistically, stage homes well, and be prepared for longer selling timelines — average time on market is 38 days.

Quick Market Snapshots by Community

🏡 Langley

Detached: $1,598,600 (-2.2% YoY)
Townhouse: $852,300 (-3.0% YoY)
Apartment: $590,900 (-4.4% YoY)
📊 Detached homes held steady, while condo prices saw the largest drop.

🏘️ Surrey (All Areas Combined)

Detached: $1,561,700 (-6.1% YoY)
Townhouse: $838,700 (-4.4% YoY)
Apartment: $511,600 (-6.0% YoY)
📉 Prices across all housing types have softened. Still a lot of inventory for buyers to choose from.

🌊 White Rock / South Surrey

Detached: $1,837,300 (-7.2% YoY)
Townhouse: $928,200 (-4.3% YoY)
Apartment: $584,400 (-8.0% YoY)
🏖️ Luxury market is adjusting — strong price declines here offer buying opportunities.

🛠️ Abbotsford

Detached: $1,180,200 (-4.4% YoY)
Townhouse: $653,400 (-2.0% YoY)
Apartment: $424,400 (-5.3% YoY)
📈 Detached homes are holding value better than condos. Still relatively affordable across the board.

🌲 Mission

Detached: $1,033,100 (-1.5% YoY)
Townhouse: $663,000 (-3.3% YoY)
Apartment: $441,500 (-5.4% YoY)
📍 One of the more stable markets in the Valley right now.

🌆 North Delta

Detached: $1,333,600 (-9.5% YoY)
Townhouse: $932,900 (-5.5% YoY)
Apartment: $555,800 (-4.8% YoY)
📉 North Delta saw the largest YoY drop in detached home prices in the Fraser Valley.

What This Means for Buyers & Sellers

🔑 Buyers: You have the upper hand. More selection, lower prices, and sellers motivated to negotiate.

📉 Sellers: It’s time to be strategic. Price accurately, present your home well, and be patient — properties are taking longer to sell.

📞 Thinking of buying or selling in Langley or the Fraser Valley? I’d love to help you navigate today’s market with confidence. Reach out anytime for expert, no-pressure advice.

Fraser Valley real estate update July 2025, Langley housing market July 2025, Surrey real estate prices July 2025, White Rock property values July 2025, Abbotsford home prices, buyer’s market Fraser Valley 2025

Insider Edge 219 - Why Older Condos Are Far Better Value Today

Fri, 25 Jul 2025 15:57:34 GMT

Based on the construction trends I see around Surrey and Langley primarily, but other areas of Greater Vancouver as well. It was somewhere 2012 - 2015 where they really changed how condos are built. I think they changed the building codes, which increased construction costs resulting in reduced individual unit size. The average 1 bedroom condo size in BC in 2005 was 700sqft. In 2025 its 560sqft.

Everything got tighter, smaller with a similar aesthetic and perhaps more importantly all the A1 locations are already taken. So anything being built now is in a B location at best, unless you want to wait 15 years for all the infrastructure and amenities to be built around it which by then it will be an older condo anyways and thus proving my point further.

Buy older and Renovate

The more experience I gain in my real estate career the less intimated I am by older buildings. I think after years of viewings, strata documents, listings and offers I can stand outside of a building about 10 feet away and tell you if its a lemon or not.

There are tons of great quality older buildings anywhere from the 80s-early 2000's that offer phenomenal stratas, long term value increase and far superior floorplans and views than anything being built today.

I lived in a newer building for a few years before moving to White Rock and I absolutely loved it there. So this is not to say there is particularly anything wrong with a newer condo, it all depends on your particular desires, lifestyle and needs.

What I am saying is that if you are shying away from older condos because you have concerns of long term value increase, maintenance costs or strata issues - don’t. Find an agent that knows how to weed out the lower quality stratas (not just me, honestly there are lots of us) and go shopping for an older condo where you can buy 1200sqft do a full custom renovation to perfectly suite you and still come in far less expensive than buying something new at a smaller square footage.

I do have a few tips for buying an older condo that can quite easily help you weed out any lemons and they are as follows:

#1 Strata Documents

You get 2 years of strata documents for any prospective purchase - read them - all of them. Every page. You will know if its something to avoid.

#2 Sound deadening

Admittedly all of the new building codes that made newer construction more expensive to build - thus smaller floorplans to save money, did have a substantial effect on sound deadening between walls and floors. That being said, a lot of older buildings were built with great sound deadening and insulations between units with that very notion in mind. So walk down the hallways around 6-7pm and check for sound deadening. In the builds that have poor sound insulation you will be able to hear people during those hours that everyone is home.

#3 Location is and always will be the biggest driving factor of value

Most people are concerned about the value increase of an older property (or lack thereof) and I think that is an issue for more rural areas or places like Edmonton where the market doesn’t really appreciate.

In places like Vancouver or Toronto, because we see so much value in the increase of our land that anything built on it is worth renovating, updating, maintaining and holding value. I don’t see any meaningful increase in newer properties above that of the increase of older properties. A rising tide lifts all boats.

Fraser Valley Real Estate Market Update – June 2025

Tue, 22 Jul 2025 17:48:40 GMT

Thinking of buying or selling real estate in the Fraser Valley? June's numbers from the Fraser Valley Real Estate Board are in — and they tell a clear story: we’re in a buyer’s market.

Despite lower prices and more inventory, many buyers remain cautious due to ongoing economic uncertainty. For those who are ready, this could be a rare window of opportunity.

Let’s break it down:

Fraser Valley at a Glance

Sales: 1,195 homes sold in June, up 1% from May but down 9% compared to June 2024
New Listings: 3,618 (down 10% from May)
Active Listings: Almost 11,000 (up 30% from last year)
Sales-to-Active Listings Ratio: 11% — indicating a buyer’s market
Benchmark Prices (month-over-month changes):
- Detached: ↓ 1.6% to $1,458,600
- Townhouses: ↓ 1.0% to $824,400
- Condos: ↓ 1.2% to $526,500

What This Means for Buyers & Sellers

With more homes on the market and prices gradually softening, buyers have negotiating power. If you're a first-time buyer or upsizing, this could be your chance to find a great deal.

Sellers should price strategically and work with a professional to maximize exposure and stand out in a competitive landscape.

Neighborhood Snapshot – June 2025

Here’s how key areas across the Fraser Valley are performing:

Langley Real Estate

Detached: $1,600,800 ↓ 1.9%
Townhomes: $859,700 ↓ 0.5%
Condos: $599,800 ↓ 0.9%
Langley remains a hot spot with strong inventory growth and moderate price softening. Detached sales rose 25% from May — a sign that motivated buyers are stepping in.

Surrey Real Estate (All Areas Combined)

Detached: $1,573,300 ↓ 2.0%
Townhomes: $852,100 ↓ 1.0%
Condos: $513,800 ↓ 1.2%
Surrey continues to offer a wide variety of housing options with steady activity and price dips across all segments.

Abbotsford Real Estate

Detached: $1,190,600 ↓ 1.0%
Townhomes: $655,300 ↓ 0.8%
Condos: $441,600 ↑ 1.5%
Condo prices in Abbotsford bucked the trend and rose month-over-month, showing signs of renewed demand in the entry-level segment.

Mission Real Estate

Detached: $1,026,700 ↑ 0.7%
Townhomes: $659,600 ↓ 2.4%
Condos: $453,200 ↑ 0.1%
Detached homes in Mission saw a small price increase, with overall inventory still relatively low compared to larger centres.

White Rock / South Surrey

Detached: $1,846,800 ↓ 2.3%
Townhomes: $935,000 ↓ 2.2%
Condos: $589,300 ↓ 2.9%
Luxury markets like White Rock saw more significant price declines. Higher-end buyers may find excellent value here this summer.

North Delta

Detached: $1,323,600 ↓ 0.9%
Townhomes: $921,900 ↓ 5.1%
Condos: $558,000 ↓ 1.3%
Townhomes in North Delta had one of the largest drops this month, opening a possible window for budget-conscious families.

Final Thoughts

With inventory building and prices gradually easing, June 2025 is shaping up to be a buyer-friendly market across the Fraser Valley. Whether you're looking to make a move or just curious about your neighborhood's value, staying informed is key.

Thinking about buying or selling? Contact me today for a personalized market evaluation and expert advice tailored to your goals.

Insider Edge 217 - How Real Estate is Fundamentally Changed For Years To Come.

Wed, 09 Jul 2025 20:35:41 GMT

An Ontario college just announced a 10,000 job lay off in what they called a monumental decline in student enrolment.

This is the symptom of a massive shift in our immigration policy, starting with student visas at the Federal level. I noted it in a previous blog but the puppy mill style colleges taking advantage of our loose PR policies are coming to an ungracious and well deserved end. But the rental and real estate markets will continue to stagnate along side, for quite some time.

This is not a wait for the market to ‘turn around’ next year situation, this is a fundamental policy shift that will stagnate our real estate and rental markets for years to come.

Immigration Reductions Are Just Getting Started

Immigration targets are going to continue to decline into 2026 and 2027. And the result will likely be a continuous net migration out of major markets like Vancouver and Toronto over the next few years.

On the Federal level, new Temporary resident targets in 2026 are going to be 25% less than they are in 2025.

Permanent resident targets are going to be reduced by 5% annually from current targets as well, which is down over 20% from 2023 levels.

All things considered, this is just a return to a normal and rather healthy intake of immigration over the next several years. Consider it a bit of a hangover to what was frankly a completely idiotic approach to immigration policy post-covid. Something I ranted about numerous times.

The result still tracks my future predictions. It’s going to be a stagnant-at-best real estate market until about 2029 when a fundamental supply shortage due to a cost-to-deliver housing crisis that is playing out currently.

Aggressive policy shifts could change the trajectory, such as reintroducing foreign buyers or restarting aggressive immigration targets. We may even see healthier markets where homes sell a bit faster and easier than they do now, but as for any noteworthy price increases, I can’t see it happening anytime soon.

Insider Edge 216 - Why Record High Inventory Is Not What It Seems

Fri, 04 Jul 2025 17:17:43 GMT

Unrealistically priced homes make up 90% of the current inventory

We are currently trending at all time highs for inventory in the Fraser Valley. I am currently working with 3 buyers right now and can confirm that although some sellers are finally beginning to come to their senses, 90% of what is available on the market is stuck at yesterdays price.

If you are considering selling your home in the next little while the advice I can give you is simple. You are not competing against last years sale on your street. You are competing with this weeks price drop. With a rather substantial drop in HPI benchmark prices in a few key areas, it’s evident the market is not going to turn around into a sellers market anytime soon.

Surrey Leads The Way In Price Drops

An interesting phenomenon as well is that Surrey is seeing the most substantial price declines, while Vancouver, Abbotsford and most surrounding areas are virtually stagnant rather than seeing any real noteworthy decline in price.

Clayton Heights and West Newton lead the pack with 6-7% HPI Benchmark price declines. A drop we haven’t seen since the skyrocketing interest rates of 2022.

The Fraser Valley in general saw a 1% decline in benchmark pricing month over month.

With the lowest year to date sales since stats began recording in 2005, and inventory continuing to stack up on the market I predict the rest of the year will be more of the same. If geopolitical headwinds persist we will continue to see very slow price declines that one or two interest rate cuts won’t solve.

Insider Edge 215 - Lowest First Half Year Sales In History

Fri, 27 Jun 2025 19:23:02 GMT

The June numbers will be released in the first few days of July and thats when the headlines will hit. Although I can’t speak for other real estate boards across Canada, I can confirm that in the first half of 2025 we will have the lowest property sales since recording started in 2005 in the Fraser Valley.

That’s lower than Covid lockdowns, or the great financial crisis (2009), or even 2013 ...I still don’t know what the heck happened in 2013 but wow it was a slow year in real estate.

2025 Sales January-June: ~5850

2020 Sales January-June: 6459

2009 Sales January-June: 6209

Nothing to do with interest rates

I don’t believe this has anything to do with interest rates. Not to say that lowering the interest rates wouldn’t spur things on a little bit but you can currently get fixed rates under 4% or very close to. Historically speaking thats a pretty good interest rate.

In 2023 we had quite a boom during the spring season, I recall getting 10+ offers on a few of my listings. Interest rates at that time were around 5% (if you were lucky). And with price declines over the past 2 years, homes are actually substantially more affordable then during this period.

I think at this point it’s driven completely by sentiment. Everybody thinks the market sucks (it does) and it’s just a snowball affect.

It makes me think of the coiled spring effect. Having the lowest first half sales in history with the explosive population growth we have had since 2009 or 2013, sets the stage for an aggressive rebound.

When that is, is anybody’s guess.

I have sold a property at 19625 68a Avenue in Langley

Tue, 24 Jun 2025 09:10:02 GMT

I have sold a property at 19625 68a Avenue in Langley on Jun 9, 2025. See details here

RENOVATED and PRIME LOCATION, Absolutely stunning Willoughby Heights dream home. With an expansive renovation to create an entertainers dream space. This home is situated on a quiet cul-de-sac backing on to a greenbelt and offers tons of space for a large family! The main level has been completely renovated with no expense spared! Granite Counters, Thermador Appliances and Amazing Theatre System includes 120" 4K TV Screen & Incredible Sound System w/ Bowerz Wilk. Outside, a very private yard with artificial turf, stamped concrete deck, wood fire pizza oven and BBQ Station. Large master bedroom features vaulted ceilings and cozy gas fireplace. Large 3 bedroom basement is big enough for an entire family itself! Too many features to list, come take a look at this Willoughby dream home!

Insider Edge 214 - Immigration Declines Dramatically in 2025

Fri, 20 Jun 2025 17:15:29 GMT

A lot of people were calling the continuation of the Liberal party under Mark Carney “Trudeau 2.0” but there appears to be at least one glaring contrast between the two Liberal leaders and that is immigration policy.

Although most of the effects had already started taking place prior to Mark Carneys premiership, it’s clear he has every intention to continue the scaling back of immigration through all channels whether that’s work permits, student visas or permanent resident applications.

The policy change has already had noticeable effects with a 3.3% decrease in rents year over year across Canada. And a further restrictive immigration policy could have lasting effects on the real estate market as well.

Population Growth Virtually Stagnant in Q1

Canada added just 20,107 people in the first quarter, essentially no percentage change to quarterly population growth, compared with an average of 0.3 per cent over the past decade, Statistics Canada data showed Wednesday. Excluding the pandemic, it’s the slowest quarterly rate since comparable records began in 1946.

The largest decrease in non-permanent residents came from foreign students, with most of the decline occurring in Ontario and British Columbia. The two provinces recorded the largest quarterly losses in population since data collection began in 1951.

Carney’s government has introduced a bill with tougher rules on asylum claims, in addition to limits already in place on foreign students and workers. Lawmakers are set to debate the legislation on Wednesday. It’s an apparent move to deter international students from abusing the system and brace for a possible surge of refugees fleeing US President Donald Trump’s crackdown.

In summary, the population growth gravy train has come to an end. Now realizing it’s detriments after 10 years of explosive immigration - any rational leadership would be quick to scale back. This will continue for quite some time and I believe Toronto and Vancouver are going to be the most affected areas... But at least soon I won’t have to wait 8 days for a doctors appointment... (hopefully)

I have sold a property at 208 1533 Best Street in White Rock

Wed, 04 Jun 2025 09:09:48 GMT

I have sold a property at 208 1533 Best Street in White Rock on May 20, 2025. See details here

LOCATION is excellent at Tivoli, steps to Peace Arch Hospital or Uptown White Rock with all its Walkability and Amenities! This tastefully updated 2 bedroom unit is the Most Desired Layout with two bedrooms on each side, both with their own Bathroom. Modern Hardwood Floors, Beautiful Gas Fireplace! Great in-suite storage plus extra storage locker. Large rec room, exercise room and workshop available for your use. Pets Allowed 1 dog or 1 cat, no age restrictions. One parking with extra street parking for residents only (passes included). A short walk to schools, shopping, doctors, banks, restaurants and the beach!

New property listed in Willoughby Heights, Langley

Wed, 28 May 2025 09:09:50 GMT

I have listed a new property at 19625 68a Avenue in Langley. See details here

I have sold a property at S7 71840 Sumallo Road in Hope

Fri, 23 May 2025 09:11:56 GMT

I have sold a property at S7 71840 Sumallo Road in Hope on Feb 9, 2025. See details here

WATERFRONT HOME, Amazing Vacation Cottage! No Pad Fee, No Lease Payments. 50' of Riverfront along Sumallo River in the sought after Sunshine Valley! This location is amazing, only 10 minutes from Hope and 40 minutes to Manning Park Resort this location offers all the amenities! Including a pool, hot tub, recreation center and community events along with all kinds of outdoor activities! Hiking, ATV'ing, snowmobiling, X-country & downhill skiing in neighbouring Manning Park & more. AirBnB Eligible, sold fully furnished and equipped so you can earn income when your not using your vacation home!

New property listed in White Rock, South Surrey White Rock

Thu, 08 May 2025 09:09:12 GMT

I have listed a new property at 208 1533 Best Street in White Rock. See details here

New property listed in Willoughby Heights, Langley

Sat, 03 May 2025 09:10:00 GMT

I have listed a new property at 19625 68a Avenue in Langley. See details here

Open House. Open House on Sunday, March 30, 2025 12:00PM - 2:00PM

Thu, 27 Mar 2025 09:09:34 GMT

Please visit our Open House at 406 1350 VIDAL ST in White Rock. See details here

Open House on Sunday, March 30, 2025 12:00PM - 2:00PM

STUNNING OCEAN VIEWS AND FULLY RENOVATED! Welcome to SeaPark in White Rock. Just a quick walk to the oceanfront and everything White Rock has to offer. Nestled at the end of a dead end road and overlooking greenspace and the ocean, this location manages to be tranquil and very convenient at the same time! The unit itself is completely renovated top to bottom with wide plank high quality laminate and tile, fully renovated and very large kitchen and new appliances. Enjoy resort style living with plenty of amenities including including exercise center, sauna/steam room, & games room! A friendly and welcoming community for any age!

I have sold a property at 17223 61B AVE in Surrey

Fri, 21 Mar 2025 09:55:14 GMT

I have sold a property at 17223 61B AVE in Surrey on Feb 4, 2022. See details here

Here it is! Beautiful West Cloverdale split entry on a big 8,363 sq ft lot in a quiet cul-de-sac! 1,747 sq ft with 3 bedrooms + bathroom up, 1 bedroom, bathroom, laundry + rec room down. Newer roof, windows, AC, kitchen patio, laminate hardwood floors, paint, and more! HUGE private fenced backyard with big patio off upstairs kitchen. Great Cloverdale location only a short pathway walk to elementary school and close to athletic park, transit, and shopping! Don't wait!

I have sold a property at 2731 164 ST in Surrey

Fri, 21 Mar 2025 09:55:14 GMT

I have sold a property at 2731 164 ST in Surrey on Feb 2, 2022. See details here

The Morgan Heights home you've been waiting for! Gorgeous 4,255 sq ft 2 storey w/finished basement on a BIG 6,032 sq ft lot with suite! Hardwood, quartz counters, heat pump A/C, security cameras, and more! Open layout main floor with adjoining great room/eating area/kitchen with huge island & large spice kitchen + separate living room. 3 bedrooms up with spa like ensuite, large laundry room, & open area for desk. Finished basement w/2 bdrm unauthorized suite + separate bedroom, sauna + theatre room and bar for upstairs use! Sunny west facing backyard w/huge covered deck, outdoor fireplace, & lots of grass for the kids to play. Great location close to Southridge, Grandview & Pacific Heights Schools, transit, parks, shopping & restaurants! This is the one!

I have sold a property at 6 6050 166 ST in Surrey

Fri, 21 Mar 2025 09:55:14 GMT

I have sold a property at 6 6050 166 ST in Surrey on Jan 10, 2022. See details here

Westfield! Super sought after complex in West Cloverdale! This 1893 sq ft 'Arsenal' plan offers 3 bedrooms & 3 full bathrooms! One of the best locations in the complex, with private yard backing onto single family homes. On the main you will find laminate h/w flooring, open plan kitchen/eating area w/stainless appliances, eating bar & walk out to your large private fenced yard. Separate living & dining area with gas fireplace & a balcony. 3 spacious bedrooms up w/laundry. Rec room or 4th bedroom + storage room down w/full bathroom! Double side x side garage. Walking distance to Elementary School! Don't wait

I have sold a property at 6213 E GREENSIDE DR in Surrey

Fri, 21 Mar 2025 09:55:14 GMT

I have sold a property at 6213 E GREENSIDE DR in Surrey on Dec 16, 2021. See details here

Greenside Estates! Fabulous 2 level unit located across from the pond! 2 bedrooms + full bathroom upstairs. Open main floor with vaulted family room ceiling with adjoining dining area, kitchen & laundry room. South facing backyard with private patio and storage shed. Located in cluster #33. 2 parking stalls. Currently rented to a great month to month tenant that would love to stay if possible. Don't wait on this one!

I have sold a property at 17022 62 AVE in Surrey

Fri, 21 Mar 2025 09:55:14 GMT

I have sold a property at 17022 62 AVE in Surrey on Dec 13, 2021. See details here

WOW! HUGE 2,770 basement entry home w/suite on a big 12,321 sq ft lot with subdivision potential into 2 RF lots! Upstairs offers 3 bedrooms, 2 bathrooms, kitchen, dining, living room + huge covered patio overlooking Cloverdale Athletic Park & the North Shore mountains! Downstairs has an unauthorized bachelor suite with extra bedroom & utility room, and double garage. BONUS 2 shops in the back - approximately 24x30 and 15x20. PRIME corner lot across from park that city has said could likely be subdivided into 2 lots - check with city for more information. Great place to call home now and possibly subdivide/build in the future! Don't miss this rare West Cloverdale opportunity!

I have sold a property at 202 15111 RUSSELL AVE in White Rock

Fri, 21 Mar 2025 09:55:13 GMT

I have sold a property at 202 15111 RUSSELL AVE in White Rock on Jul 8, 2023. See details here

Immaculate and Fully Renovated Massive 1 bedroom unit with a huge 270 sq ft outdoor private patio in the heart of White Rock! Walking distance to downtown White Rock with all the shops and entertainment it has to offer! Also only a 12 minute walk to the pier! The kitchen is stunning, with white shaker cabinets and quartz countertops plus stainless steel appliances. Beautiful walk-in shower in the ensuite bath - plus powder room for guests! Pacific Terrace features a heated indoor pool, sauna, hot tub, gym, recreation and exercise centre, pool table, library lounge, roof deck, bike storage, workshop, caretaker, guest suite, and back up generator. Don't miss this one! Public Open House Saturday, July 8th, 2:00 - 4:00 PM.

I have sold a property at 20832 43 AVE in Langley

Fri, 21 Mar 2025 09:55:13 GMT

I have sold a property at 20832 43 AVE in Langley on May 29, 2023. See details here

Welcome to Cedar Ridge! A hidden Brookswood Gem! This beautifully updated two story is situated on a corner lot in a quiet cul de sac that has no neighbor on one side & backs south on to an acreage, giving great privacy! The front entrance opens up to a curved staircase & formal dining room combined w/new flooring throughout. An open kitchen & living space is accentuated by granite countertops, gas range, stainless steel appliances, AC, new furnace & recent Hot Water Tank & Roof still under warranty, large windows & two gas fireplaces. Lots of entertaining space & modern touches in this meticulously maintained home!

I have sold a property at 6891 196A ST in Langley

Fri, 21 Mar 2025 09:55:13 GMT

I have sold a property at 6891 196A ST in Langley on May 23, 2023. See details here

Lovely, quality built family home in desirable Willoughby Heights! This beautiful open layout boasts 3,559 sqft of living space and a large, private back yard! The mostly finished basement has its own entrance and is VERY easily suitable. Upstairs boasts a spacious 3 bedrooms with a primary including walk-in closet and ensuite. Situated in a quiet and family-oriented neighbourhood, a short distance from abundant amenities including Willowbrook Mall, Costco, Walmart, restaurants/services and more!

I have sold a property at 41 18839 69 AVE in Surrey

Fri, 21 Mar 2025 09:55:13 GMT

I have sold a property at 41 18839 69 AVE in Surrey on May 1, 2023. See details here

Highly Sought After STARPOINT 2 in Clayton Heights. This home is a 10/10 with Custom millwork throughout, New Quartz countertops & Updated floors, new carpets & HWT and cabinets accentuating an open layout main floor with 9' ceilings, a gas fireplace and tons of natural light. Above is 3 large bedrooms with an ensuite and walk-in closet off the primary. Below features a bright and open entryway with a Den/Office space! This home is steps to schools, walking distance to shops and restaurants, all in a family friendly and quiet neighborhood! Don't miss this one!